The URL can be used to link to this page

09 24 2003 COW Agenda TOWNSHIP OF ORO-MEDONTE COMMITTEE OF THE WHOLE MEETING AGENDA DATE: WEDNESDAY, SEPTEMBER 24,2003 TIME: 9:00 a.m. .. .~ ROBINSON ROOM ************************************************************************************************ . . 1. NOTICE OF ADDITIONS TO AGENDA 2. ADOPTION OF THE AGENDA 3. DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF: - "IN ACCORDANCE WITH THE ACT" 4. RECEIPT OF ACCOUNTS: None. 5. DEPUTATIONS: a) 9:10 a.m. Mr. Rick Jones, Principal, The Jones Consulting Group Ltd., re: UCCI Consolidated Companies Inc. Application, P-115/01. 6. CORRESPONDENCE: a) . .)., b) " f c) Orillia Public Library, correspondence dated September 11, 2003 re: Proclamation Request, Ontario Public Library Week, October 20-26, 2003. The Family of Marilyn Birch, correspondence dated September 10, 2003 re: letter of appreciation. Karen Penrose, correspondence dated September 16, 2003 re: Playground Request for Harbourwood Estates Subdivision. d) Etti Mountain, Ice Convenor, Oro Minor Hockey, correspondence dated September 11, 2003 re: Ice Time. 7. FINANCE, ADMINISTRATION AND FIRE: a) Councillor Hughes, Discussion re: Oro-Medonte Community Arena Ice Time (Council Meeting, September 17,2003). b) Oro-Medonte Recreation Advisory Committee, minutes of September 11, 2003 meeting. " " 8. PUBLIC WORKS: " None. 9. ENGINEERING & ENVIRONMENTAL SERVICES: None. 10. BUILDING, PLANNING AND DEVELOPMENT: a) Report No. PO 2003-016, Andy Karaiskakis, Junior Planner, re: Committee of Adjustment Decisions from September 11, 2003. b) Report to Oro-Medonte Council dated September 16, 2003, Nick McDonald, Meridian Planning Consultants Inc., re: UCCI Application - P115/01. c) Report to Oro-Medonte Council dated September 17,2003, Nick McDonald, Meridian Planning Consultants Inc., re: OPA #15, Oro Centre Secondary Plan. 11.IN-CAMERA: None. 12.ADJOURNMENT: J-." .!t" ~ .. 2 ADDENDUM COMMITTEE OF THE WHOLE MEETING Wednesday, September 24, 2003 7. FINANCE, ADMINISTRATION AND FIRE: c) Report No. ADM 2003-040, Marilyn Pennycook, Clerk, re: Remuneration and Rates for Personnel and Facility Rental, 2003 Election. 8. PUBLIC WORKS: a) Report No. PW 2003-11, Jerry Ball, Public Works Superintendent, re: Tender Contracts for a Replacement Grader. b) Report No. PW 2003-12, Jerry Ball, Public Works Superintendent, re: Washout of O'Brien Street - Shanty Bay. c) Report No. PW 2003-13, Jerry Ball, Public Works Superintendent, re: "Spooky Seneca" - Request for Road Closure and Road-Side Parking for Event on October 31,2003. ORILLIA PUBLIC LIBRARY 36 Mississaga Street West, Orillia, Ontario L3V 3A6 . September 11, 2003 Telephone (705) 325-2338 ) -~. "~lJ. ..>. .. ;SfP 1 8 ' · Ob _. I "Q-lan,.".._ - , '~I · Fax (705) 327-1744 Mayor Neil Craig and Members of Council Township of Oro-Medonte PO Box 100 Oro, Ontario LOL 2XO Your Worship and Members of Council: Ontario Public Library Week is traditionally celebrated in October. The OriIlia Public Library would respectfully request that October 20 - 26, 2003 be proclaimed by Council as Ontario Public Library Week in the Township ofOro-Medonte. Attached is a sample proclamation. If you and the City ofOrillia, the Township of Severn, and the Mnjikaning First Nation consent to this proclamation, it would be our intention to arrange to have the enclosed proclamation published in the OriIlia Today on behalf of the City, the Townships and the Band. We would furthermore cordially invite you and all members of Council to attend a flag raising ceremony at the Opera House flagpole on Monday October 20th at 11 :00 a.m. We would appreciate being infonned of Council's decision on the proclamation as soon as possible so that the proclamation advertisement can appear no later than October 10. Please do not hesitate to contact the Library if you require any further information. YO} truly, Michael V. Saddy Chief Executive Officer MVS/jt Encl. 29 Howard Drive Oro Station, ON LOL 2EO September 16, 2003 Gc Oro Medonte Council Members 148 Line 7 South Oro, ON LOL 2XO , -::-:---....;:.:...- ~'"" ) REC. F:i<1 'E::--"'- ~4ii::'Vi D / SEP 1 II 20m ( ORO-AfEDO~ ~ Dear Council Members: I have been a resident of the Harbourwood Estates subdivision for seven years. Since moving to this subdivision the demographics have changed. Today there are many more families with young children. I myself have two young children and enjoy raising them in the country environment of Oro Station. We are outdoor enthusiasts, and enjoy the outdoor qualities that Oro Medonte has to offer. However, presently our community does not provide a playground for children to play in. At this time I am writing this letter to request that a playground be built in our neighbourhood. There are no playgrounds within walking distance of our subdivision. It is approximately 3.5 Km to the Oro Beach Park and that is too far. There are a few suitable locations for this playground to be built. Thank you for you time and consideration with regards to this request and I look forward to a reply in writing outlining the planning process for this endeavour. Sincer~ly, / ~w.-g4~ Karen Pemose ce. Chris Carter Sef' 11 .1J3 11Y1 a p. 1 .. Oro Thunder Minor Hockey, C/o Etti Mountain, Ice Convenor, R.R.1, Shanty Bay, Ontario LOL 2LO 487-0496 LYd - \ September 11, 2003 Township of Oro-Medonte, Attention: Mayor and Council Members, Dear Mayor and Council Members, I am writing on behalf of Oro Minor Hockey in regards to a situation that I feel requires your inteIjection. I realize our President and Secretary have been in touch with you previously regarding our ice time situation, howeveJ this particular instance is one that involves another user group and the allocation of a particular ice time. I have been ice convenor for Oro Minor Hockey for the past 9 years and have always had a good working relationship with the township staff, from the Parks and Rec co-ordinator to the arena staff. All have been most co- operative. For the past year, Chris Carter has been most excellent in his communication and understanding of our problems. He has always been a; co-operative as he can possibly be. In this situation, I have been instructed LO come to you as this involves a directive from council. ~. The situation is this... A user group has turned back their ice time on Frid;.y nights from 10 - 11 pm. Chris Carter automatically offered it to Oro Min(Jr Hockey, knowing that we're always looking for additional time. Currently on Friday nights, we have the 6-7:30 pm slots, 7:30 - 9 pm is Public skate and 9-] 0 pm is rented to the Firefighter's group. I requested that the Firefighter's (being an adult men recreational group) take the 10 -11 pm time and that Oro Minor Hockey be aBotted the 9-10 pm. Chris Carter ha~ contacted the Firefighter's group on our behalf and apparently they pollee their players and approximately half of them did not want to switch their time. Therefore I am coming to you to intervene on our behaJf. My reasoning is quite simple. First and foremost I feel that having an adult men's group on at 9-10 and then children on from 10-11 pm is ludicrous';) S e p 11 !J 3 1 ~l a .. p.2 ... lod- :l say the least. (We already have children on until 10:30 pm on Thursday nights (a school night), which we feel is not in their best interest.) As well, in obtaining the 9-10 pm time I can use it for a playable game time for 3 Pee Wee local league teams. The one hour slot is not sufficient to use for our older Bantam and Midget teams. (they require 1 Y2 hours.) As well, OMHA and our governing Georgian Bay league does not allow us to start games for minor hockey after 9: 15 pm. (Please remember we have visiting teams coming from anywhere from Elmvale, Penetang to as far as Owen Sound. ) . Therefore, being able to allocate the time for either games for 3 teams or practice time for one of 11 teams, it certainly makes sense to allot that particular time to Minor Hockey. Please understand, that it is not our intention to manipulate or pry ice time from other users. I realize the situation is difficult and Chris Carter has beer as supportive as he can be with what he has to work with. However, even without all the other reasons, it just doesn't make sense to have adults on before children. Thank you for your time and attention to this matter. If it's at all possible, an expedient decision would be helpful, as I have to submit my schedules fc r our 22 teams by September 21. Knowing that I have the Friday night slot would allow me allocate game times, arrange referees, etc. ~.y.. O. Uf.. ~..lY,.../// ,,' f/ //., , (v '--~;! - (~\ I Cl' /f ! / -~C~/(;' . 'l;tti MoUntain, , <../~ '- Ice Convenor,'--.........._.. Ora Minor Hockey. C' /J ' /i I ' ."1 *=" ,-. ,I '" r \ '-- , /'^...., \ - "'---, \ ~ -'" '--. Ci-J _. .\):; r t ("" ~~ ,0.0 L. 1!--... ~ ~\-. ~\..;. ~ . /1 i Cc- 0 r 6L \ r-..t0l( r .'"- '" ORO-MEDONTE RECREATION ADVISORY COMMITTEE MINUTES Thursday, September 11, 2003 - @ 7:00 p.m. Oro-Medonte Administration Centre Chair: Councillor Ruth Fountain called the meeting to order at 7:00 p.m. Present: Deputy Mayor Walter Dickie, Councillor Ruth Fountain, Councillor Harry Hughes, Dave Knox, Ian Hunter, Catherine Riffer-Wessel Regrets: Mayor J. Neil Craig Staff Present: Chris Carter (Recreation Co-ordinator) 1. Adoption of Agenda for Thursday, September 11,2003: Motion No.1 Moved by Ms.Riffer-Wessel, Seconded by Mr. Hunter It is recommended that the Agenda for the Thursday, September 11, 2003 Recreation Advisory Committee meeting be adopted as printed and circulated, Carried. 2. Disclosure of Pecuniary Interest: None. 3. Adoption of the Monday, June 16, 2003 Minutes: "t,., Motion No.2 Moved by Mr. Hunter, seconded by Mr. Knox It is recommended that the minutes of the Monday, June 16, 2003 Recreation Advisory Committee Meeting be adopted as printed and circulated. Carried. 1 4. Deputations: None. ~ 5. Unfinished Business: .. (a) Discussion and recommendations with respect to Advertisement along the Oro- Medonte Lake Country Railtrail. Motion No.3 Moved by Mr. Knox, Seconded by Mr. Hunter It is recommended that the information provided in the discussion re: Advertisement along the Oro-Medonte Lake Country Railtrail be received and refer to staff for further investigation. Carried. 6. Correspondence: Nil. 7. Co-ordinator's Monthly Report: (a) Verbal Update re: Skate Boarding Event. (b) Verbal Update re: 2003 Summer Day Camp Programs. (c) Verbal Update re: Alcohol Risk Management Policy. (d) Verbal Update re: Washroom Facilities- Memorial Park. (e) Verbal Update re: Oro-Medonte Minor Soccer Season and Finale. 8. Other/New Business (Information or request for future information): " & Nil. 9. Questions: 2 Ni1. "'- 10. Adjournment: Motion No.4 Moved by Mr. Knox, Seconded by Mr. Hunter It is recommended that the Thursday, September 11, 2003 meeting of the Oro- Medonte Recreation Advisory Committee does now adjourn at 8:20 p.m. Carried. Next Meeting: Thursday, October 9th, 2003 @ 7:00pm '\ \0 3 ~~3 September 11 th, 2003 "~.~':--I~'''':r : ~::.1Ot~ .... i: , ORO-MEDONTE ;i ." ~I~ T5?WNSHIP I ~1nQ! !\IN !j"-,=_ ,1_ Dear Marilyn, i0 , Nj~Fnl\'r:' '''''OUN'''l' ~ ........ I' .~.'-'..A....... . j "'-" J,..~ ("Q.r::: ll!li ~ "'- . '>P/. I.-J .""",,~":~""'.o>._:_____,,~~ ....< The organizers of the event named "Spooky Seneca" wish to advise you of our . ...."~ . intentions to have historical re-enactors participating in our Halloween experience. The role of the re-enactors will be to hunt a werewolf on the street of Seneca Lane, in the Sugarbush. All the residents will be advised of their participation as well as the occasional round of musket fire. A mail out will describe the story line as well as give detail to the presence of the historical re-enactors. Karen J. McLeod Event Coordinator Spooky Seneca 18 Seneca Lane, RR#4 Coldwater, Ontario LOK I EO .........f... 1 '7 ....!'!! . ;'.' i- i" . ",j;! n'4 ~~. ,'Lv~v Marilyn Penneycook A.M.C.T. Clerk Township ofOro-Medonte 148 - Line 7 South Oro-Medonte, Ontario LOL 2XO A sequence of shots will be dramatized, aiming at the werewolf character, and choreographed. The area to be used for rounds of musket fire will be within the properties pennitted by the participants of Spooky Seneca and into the woods that do not back onto other homes. The use of flintlock, long barrel musket with only a powder charge provides a safe yet effective demonstration. The sound would be comparable to a small firecracker. There will be approximately 5 to lOre-enactors who are all insured with the group that they belong/perfonn with. All safety measures will be afforded including fire extinguishers, hoses, and ample lighting. Pennission is being solicited from the O.P.P. - contingent upon your decision. Two mail-outs will be delivered to each home in the Sugarbush, advising ofthe event and the presence of Historical Re-enactors from the Royal Georges as well as the Fighting 25th. We hope that you will find this an acceptable notice. We are requesting that the following exemption for he use offireanns or noise by-law, as well as permission for road closure be placed on the agenda for the following council meeting of Wednesday, September17th,2003. I) Pennission is requested to be except from any by-law that may be in place forbidding the discharge of fireanns in the Sugarbush area on October 31 st, 2003. All fireanns being used fire only blanks and no projectiles whatsoever will ever be discharged from any weapon. This request includes the exception from the noise by-law, for the sound ofthe musket fire. 2) Weare requesting a road closure, from vehicles (except for residents), on Seneca Lane from 6pm to lOpm for the duration of the event of Spooky Seneca - Halloween night of 2003. 3) Pennission is requested allowing vehicles to park on the roadsides on Huron Woods, and the 6th Line North (in the Sugarbush). 4) We would also like to request the assistance from public works/roads department with barriers to clQse off the road needed for the event. If you have any questions or concerns feel free to contact me anytime at (705) 835-6190. Regards, Karen J. McLeod Event Coordinator ~ <6c-\f \ UQ _ \ TOWNSHIP OF ORO-MEDONTE REPORT Dept. Report No. To: Prepared By: PD 2003-16 Committee of the Whole Andy Karaiskakis Subject: Department: Council Planning C.ofW. Committee of Adjustment Decisions from September 11, 2003 Date: September 17,2003 Motion # R.M. File No. Date: C1112450 IANAL YSIS: Attached are the Planning Reports and Committee of Adjustment Decisions for the Consent and Minor Variance applications that had decisions at the Committee of Adjustment meeting held on September 11, 2003. The last date for receiving an appeal to the above noted decisions is Wednesday October 1, 2003. The Committee, as noted below, deferred five applications whilst one application was defeated. Consent Applications :: B-17/03(Rev) Andrew Tapp Cone. 5, Lot 21, Plan 709 (Oro) 10 Parkview Ave. B-29/03 Terrence Patterson Cone. 14, East Part Lot 1 (Medonte) 1942 Horseshoe Valley Road it B-28/03 Michael & Kimberly Kearns Conc. 9, South West Vt Lot 15 (Medonte) 5429 Line 8 N. DEFERRED B-30/03 Donna Walters Cone. 12, 51R-14154 Part 2, South Part Lot 6 (Medonte) 1336 Warminster Sideroad DEFERRED Minor Variance Applications , u ~ -d A-24103 Ellen Cohen Cone. 2, West Part Lot 4 (Orillia) 1199 Line 15 N. A-30/03 Bruce MacNico1 Cone. 2, Part Lot 2, RP 51R- 28938 Parts 3,4,6 (Oro) 3003 Ridge Road W. DEFERRED . A-25/03 Gregory & Annette Stewart West Part Lot 2, Plan 920 (Orillia) 11 Moon Point Drive DEFEATED A-7/03(Rev) Maria Christina Jannetta Cone. 9, Plan 882, Lot 5 (Oro) 1047 Lakeshore Rd. E. DEFERRED A-31/03 Gregory Philip Price Plan 728, Lot 26 (Oro) 2327 Lakeshore Rd. E. A-29/03 Norman & Helen Johnston Cone. 2, Part BR Lot 19 (Orillia) 803 Woodland Drive A-32/03 Stanley Borkowski Plan 589, Lot 31 (Oro) 972 Line 8 S. DEFERRED TION (5): 1. THAT this report and the Committee of Adjustment Decisions for September 11, 2003 be received. Rezp ctfully submitted, A 'tly' ~:kiS' Hans. B.A. Junior Planner 'C.A.O. Comments: Date: C.A.O. Dept. Head \D C\ - Township of Oro-Medonte Committee of Adjustment Planning Report for September 11, 2003 Andrew Tapp B-17/03(Rev) 10 Parkview A venue, Lot 21, Plan 709 THE PROPOSAL The applicant has applied for consent to merge three lots, each with an area of about 603.9 m2 (6,500 fe) and create two new lots each with an area of about 907.8 m2 (9,750 ft2) and a frontage of 22.86 metres (75 feet). MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS Official Plan Designation - Shoreline Zoning By-law 97-95 - Residential One (R1) Zone Previous Applications - This applicant was previously heard by Committee on June 12, then again on July 11, 2003. The current application is a modified proposal brought forward by the applicant to re-subdivide residential lots in Plan 709. AGENCY COMMENTS (space is provided for the Committee to make notes) Simcoe County Public Works Building Department Fire Department PLANNING DEPARTMENT On June 12, 2003, Committee heard from the applicant's solicitor, Mr. Douglas Hill, who explained that the application to re-subdivide the subject lot was initiated as a result of a registration error which caused Lot 21 to merge in title with Lots 19 and 20. In outlining the background to this application, Mr. Hill provided copies of the original deeds and tax bills which prove that Lot 21 was at one time a conveyable lot. OFFICIAL PLAN Section 010.3.7 of the Oro-Medonte Official Plan sets out the following policies for the creation of new lots: The creation of new lots for a residential use by consent is permitted, provided a Plan of Subdivision is not required in accordance with Section D10.3.5 and provided the proposed lot and the retained lot: ."" a) Fronts onto an existing public road that is maintained year round by the Township or County; b) Will not cause a traffic hazard as a result of its location on a curve or a hill; and, \uo - c) Can be serviced with an appropriate water supply and means of sewage disposal. ZONING BY-LAW 97-95 If the proposed lots are approved, they would be deficient in area by 1,092.2 m2 (11,756 ft2) and in frontage by 8 metres. As well, it is unknown if the existing structures on the lots would comply with the setbacks and yard requirements under Zoning By-law 97-95 ANAL YSIS In reviewing the criteria for lot creation set out in Section 010.3.7, the primary issue for Committee to resolve is whether the proposed lot can provide an appropriate water supply and means of sewage disposal. To assist with this issue, the applicant has submitted a conceptual servicing plan which was prepared by John Lackie P.Eng. This plan demonstrates that both lots could be developed using the Eco-Flow septic system technology. In order to ensure this information is appropriate it was provided to the Township's consulting engineer for review. At the time this report was prepared the Township had not been provided with comments from the Township's engineer. If Committee supports this application it will be recommended that a minor variance be required as a condition of consent to address the non-compliant frontage and lot area of the new lots. As well, should other relief be required once a survey has been prepared, this could also be incorporated into the same variance application. CONCLUSION 1. The application generally conforms with the lot creation policies of the Official Plan. 2. The proposed lots would be deficient in lot area and frontage. RECOMMENDATION Subject to the receipt of positive comments from the Township's Consulting Engineer, it is recommended that Committee grant consent application B-17/03(Rev) subject to the following conditions: 1. That the north half of former Lot 20 of Plan 709 be merged in title with Lot 21 and that the provisions of Subsection 3 or 5 of Section 50 of The Planning Act apply to any subsequent conveyance or transaction involving the north half of Lot 20 and all of Lot 21 ; 2. ", 3. 4. That three copies of a Reference Plan of the new lots showing all existing structures be prepared by an Ontario Land Surveyor and submitted to the Secretary-Treasurer; That the applicant prepare and submit 3 original copies of the deeds for the parcel(s) severed, one copy to be retained by the Municipality; That the owner of the land subject to this application obtain a minor variance to grant relief from the minimum frontage and area requirements of the By-law 97-95 and any other relief that may be necessary as indicated on the survey required in Condition 2; and, 5. That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of this notice as noted below. \ DC\ All of which is respectfully submitted, A~ felL Chris D. Jones MCIP, RPP Senior Planner Meridian Planning Consultants .fI>'- PAGE # 2 APPLICATION B-17/03(Rev) COMMITTEE OF ADJUSTMENT DECISION \ BE IT RESOLVED that: Moved by Joe Charles, seconded by Allan Johnson "That the Committee hereby Grant consent appHcation B-17/03(Rev) subject to the receipt of positive comments from the Township's Consulting Engineer and subject to the following conditions: 1. That the north half of former Lot 20 of Plan 709 be merged in title with Lot 21 and that the provisions of Subsection 3 or 5 of Section 50 of The Planning Act apply to any subsequent conveyance or transaction involving the north half of Lot 20 and all of Lot 21; 2. That three copies of a Reference Plan in addition with two digital copies of the same showing all existing structures on the new lots unless such buildings will be demoHshed be prepared by an Ontario Land Surveyor be submitted to the Secretary-Treasurer; 3. That the appHcant prepare and submit 3 original copies of the deeds for the parcel(s) severed, one copy to be retained by the Municipality; 4. That the owner of the land subject to this application obtain a minor variance to grant relief from the minimum frontage and area requirements ofthe By-law 97-95 and any other relief that may be necessary as indicated on the survey required in Condition 2; and, 5. That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of this notice as noted below. ... ..Carried." ". Additional information regarding this Application is available for public inspection at the Township of Oro-Medonte Administration Centre, 148 County Road 27 South in Oro Station, Ontario, Monday to Friday, between the hours of 8:30 a.m. and 4:30 p.m. t ~ ':. /;. ' /5 :fi 19a, " ".;' <: ., :;'t~~ ':.~~' '. ... :~i ~ " ... " '.! .... L.' ~. ., ~.\\. '\ .~ , \Oq<l- i ~ .~ ':; .., 7 ., . ~ l ?;~j /S.N ;: ~ .~ '( .. .. ... ", ' 't:- .,. ., ~. J) .~ '.. . 4. ' .. ~ .,:", :.~': . :r1':;.'~ . ~~1r-?:;: ';,= "":;~~6A -r~~'1v . ,. "7'~~'~~' ~., :~ ~'i. ;:!';.: .;. ...: '. pc". . i~t' . :L ~q.'" - .'. ;.)6 " -. - i \ 4 i( ~ .. C-'lJ.'ffPr:~Hr~~"i . - ..,,-.~-~.~_.-.='" G Rc>lIN a Ii' ~~~}~~~r . '. . .' .' . '. . . :~~ii 1,7 ...'!" . ,.., b '.l');;-!"d . ':(~~1~?t ._.~,,,..,,.,,.,.,.~/6.,.,,, ::fEt;~;:~~~li~~~.;,:;~~~~~~}. ,., :~',<(~}f:,.-'; i;;;....~: ;:',:::~-':,:'~., ~,,:[P,~' .'~ 'h , /2.7' ~::~:." ,,' " :J; ~ .. .~ 79 . .~ -. t7 . . ":It 7.' ). -' :;. ~' . ". .- .... '~.;;i;. . ,j:~~.:: .. 7"'. .~ '1:8 .. .~ .... 1-;'") \ Ij ':21 , -!~. . ::. 'n,:-' '. , :-.. .. 'I , L-- bJ N ~ ~ ~ '!..,~. '~._ ~....l. - ~ . p ~ ~ : -/jl1 . ~ ~". 81 T~i'-; .,-~ - ' .,; " '" .... : ~ ' :'1 :~ "12 .. "7' =".~ .. .~. ~. to. .~ ,. , .." '. ......:- ~~\r;1 ':;f.~~~~~; :. .-J j ilA71 .{ ~ ~ .t, )\ ;z. 7.. ~ -.: -7~7; .~ :.<::.. 'Ii .. . 7.1 ), "i ~ t t 1 ~ 23 ...;:0' '~80 --. .. ,'. ~ .71; .~~ 24 ~~' ... ~ .J h7'd~ ~j ) ()Q Township of Oro-Medonte Committee of Adjustment Planning Report for September 11, 2003 Terrence Patterson 8-29/03 1942 Horseshoe Valley Road, East Part of Lot 1, Concession 14 (Medonte) THE PROPOSAL The applicant has applied for consent for a technical severance to create a new lot. The lands proposed to be severed would have a frontage of 62.80 metres (206.03 ft), a lot depth of 47.18 metres (154.80 ft) and a lot area of approximately 0.35 hectares (0.86 acres). The lands to be retained would have a lot frontage of 49.05 metres (160.94 ft), a lot depth of 106.68 metres (350 ft) and a lot area of approximately 0.65 hectares (1.6 acres). MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS Official Plan Designation - Rural Settlement Area Zoning By-law 97-95 - Retained lot- Residential One (R1) Severed lot-General Commercial (GC) Previous Applications - AGENCY COMMENTS (space is provided for the Committee to make notes) Simcoe County Public Works Building Department- The Township Building Dept. has reviewed this application and note the proposal appears to meet the minimum standards. They also note that verification of the septic locations is required for setbacks. Fire Department PLANNING DEPARTMENT Background The purpose of this application is a technical severance as it is understood the two abutting parcels were inadvertently registered under the owner's name. It is the intent of the applicant to sever the lot with the service station and gas pumps to eventually sell off and to retain the residential lot. OFFICIAL PLAN .. The Rural Settlement Area Designation in the Official Plan is silent with respect to re-creation of parcels which have merged on title. However, Committee should be aware of the Settlement Area Strategy for Price's Corners as well as the objectives for the Rural Settlement Area designation which are provided below: B1.2.8 No additional development will occur, other than on existing lots of record, on Forest Home and Prices Corners. These settlement areas are located in close proximity to the City of Orillia urban area. Development in these areas would conflict with the intent of this Plan to protect the rural character of the Township and to ensure that the expansion of the Orillia urban service area in the future is cost-effective and efficient. \04 -~ 04.1 Objectives . To maintain and create attractive communities with suitable amenities. . To ensure that settlement areas are developed in a logical and cost:effective manner. With respect to lot creation, Section 04.3.2 of the Rural Settlement Area policies sets out the following policy: The creation of new lots for any permitted use by consent to sever is permitted, provided a Plan of Subdivision is not required in accordance with Section D4.3. 1 and provided the proposed lot: e) Is not located on lands designated Rural Settlement Area in the Forest Home or Prices Corners Settlement Areas. ZONING BY -LAW 97-95 If Committee approves the application, the severed lot would not comply with the minimum lot area for a lot in the General Commercial Zone being 0.91 acres. The retained lot would comply with the minimum area and frontage requirements of Zoning By-law 97-95. ANAL YSIS It is evident that the Official Plan takes a very dim view of new lot creation in the settlement of Prices Corners. However, it is understood that the intent of the application is to sever lands that were once separate and were inadvertently merged in title. Although the Official Plan does not specificatly permit this circumstance to be used as the basis for a consent, it would be prudent for Committee to clearly understand the facts relating to the merging of the subject lands. Until this information is provided, Committee may choose to defer making a decision on the subject application. RECOMMENDATION It is recommended that Committee defer making a decision with respect to consent application B-29/03 until the applicant demonstrates how the subject lands merged in title. All of which is respectfully submitted, k~ .:- Andy Karaiskakis, Junior Planner Reviewed by, Chris O. Jones MCIP, RPP Senior Planner Meridian Planning Consultants PAGE #2 APPLICA TION B-29/03 COMMITTEE OF ADJUSTMENT DECISION \(jq -\(j BE IT RESOLVED that: Moved by Dave Edwards, seconded by Joe Charles "That the Committee hereby Grant Consent Application B-29/03 and be subject to the foJJowing list of conditions: 1. That three copies of a Reference Plan in addition with two digital copies of the same for the subject lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary-Treasurer; 2. That the survey prepared by an Ontario Land Surveyor submitted by the applicant indicate the location and setbacks for alI structures on the severed and retained lands; 3. That the applicant obtain a Minor Variance for the subject property if required; 4. That aU municipal taxes be paid to the Township of Oro-Medonte; and, 5. That the conditions of consent imposed by the Committee be fuJfined within one year from the date of the giving of this notice as noted below. .. ...Carried." Additional information regarding this Application is available for public inspection at the Township of Oro-Medonte Administration Centre, 148 County Road 27 South in Oro Station, Ontario, Monday to Friday, between the hours of 8:30 a.m. and 4:30 p.m. \, " -. '-b -, ~ ...c:.. ~'"V\ 1::> ..r ~' 4- 4- _c ""' V\ \II :t:. o ?t) \,/'} \)\ V> --. -- c ""\\"\ c:::: 2:b " ~ '"1"""h --<.. ~ ~ ~ i.:::::> - ~ ~ ~ 4:. ,~' '10 "'m c. ~ ""' - ~ ~, Q C. \", ~. ~ ~ '-1' J-'1~' ----- -:!:. 7"=> T"":\ V"1 0> G \r. \i\ ,-----. ~ c ~ ~ \i\ ~ (""', ~ \'~ r- ~..t;> 2- \ - T.) ~, ~ ~c:: ~ ~ /'? oJ'> ',.; ~~ :.:>/ ~ -. <U ...r:. ~c ~ ..;,. :- v " 0'" J -"\ . '1"- '"' -0 . ~~ ~ ~'-11. '18' (). "" .. 03 f tf ( & (I ()./ flY IIJ'.2). I o -rT; '(. --4 <- ~ \' 'E ~ \",", " r ----- ~'oJ" .i....... ~ ~ ~\ r " (;J- '3\ -+ <::fi \\', ~ \ \OCA- '\ _ 00 5 I ( D, \ '^ ~ m -\ ('\,. ~ \" ~ 0- ""':::.. T- \("\ ~ ""\:>,"", ~--- ;:." ~ ~~ ~\1 -\C:> /bo - 'J o ~~ '"( v--, r, 'i"tr ~ -. --. -C. ~ ~'" (:) \ ~' "" ~ ~ ~ \'"1 -" "'" ;J', -4- ~ t C t<::> S. ..~ ~ f' > ~, -.- C) (). ~~ .--.. <,J..J ..;:. -.J ~ 1)\ -....s-, ~' o ~ ~ -........... . ~ ~? ~~ ~ \" ~ ---,J 1..1\ ~ "'"1r\ 'C -\ ~ \' ."--.../ ~ ~ (iJr \~' ~ \--:. ~, ~ .... - r .."% ~ 1""' " Township of Oro-Medonte Committee of Adjustment Planning Report for September 11, 2003 Ellen Cohen A-24!03 1199 Line 15 North (Orillia) THE PROPOSAL The applicant has applied to request the following relief: Required Proposed Minimum interior side yard setback NNJ corner of existing house N/E corner of existing house N/E corner of the proposed addition 1.5 metres 1.5 metres 1 .5 metres 0.70 metres 0.73 metres 0.73 metres Minimum interior side yard setback for an Accessory structure SNJ Corner of existing garage 2.0 metres S/E Corner of existing garage 2.0 metres 0.45 metres 0.55 metres MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS Official Plan Designation - Shoreline Zoning By-law 97-95 - Shoreline Residential Exception Two (SR*2) Previous Applications - AGENCY COMMENTS (space is provided for the Committee to make notes) Simcoe County Municipal Works and Roads- No comments Building Department-The Township Building Dept. has reviewed this application and note that the sewage system change of use is required for the addition to the house. The system may have to be upgraded. Fire Department PLANNING FRAMEWORK Background The applicant is proposing to add 30 m2 (320 ft2) of additional living space on the rear of the existing dwelling, which has an area of approximately 74.32 m2 (800 sq2). The addition will include a bedroom and will replace the existing bathroom with a new bath. As well, the applicant's lot has a total a frontage of 11.5 metres (38 feet) and an area of 564 m2 (6,080 tt2). The applicant requires this relief from the minimum interior setback requirement given that the existing dwelling encroaches into the interior side yard and the proposed addition is proposed to maintain the same setback. It is understood that the existing garage is proposed to be restored by the applicant and not further expanded. On August 27, 2003, the applicant has applied for a Change of Use Permit Application to relocate the existing septic tank only and not require upgrading the existing sewage system. The Four Tests of the Minor Variance Does the variance conform with the general intent of the Official Plan? The property is designated Shoreline. The primary function of the Shoreline designation is to identify and permit residential uses which are compatible and in keeping with the character of the existing residential community. Based on a site inspection it appears that the applicant's addition and requested relief are reasonable relative to the lot and are in keeping with the character of the Shoreline designation. Does the variance conform with the general intent of the Zoning By-law? One of the purposes of maintaining interior side yards in the Shoreline Residential (SR) Zone is to maintain suitable setbacks between residential dwellings in the interest of privacy and to protect the character of the shoreline residential community. Based on a site inspection, the requested relief is considered to be a reasonable in the context of the surrounding neighbourhood. On this basis the variance to the side yards is deemed to conform with the general intent of the Zoning By-law. Is the variance appropriate for the desirable development of the lot? The nature of the development proposed appears modest but it is noted that if the variance is approved, the lot coverage would increase from 18% to 23% thereby further reducing the area available to septic treatment and attenuation. On this basis, Committee should be satisfied that the proposed addition can be adequately serviced by either the existing or an upgraded septic system prior to determining the appropriateness of this test. Is the variance minor? The proposed variances would generally recognize the existing location of structures which have existed for a substantial numbers of years on the subject lot. Generally, the nature of relief does not appear inconsistent with the character of the surrounding community however, given the small lot size, Committee should be satisfied that the expansion proposal can be adequately serviced by a private septic system. CONCLUSIONS 1. The proposed variance generally satisfies the 4 tests of a minor variance. RECOMMENDATION If Committee is satisfied that the application is appropriate, it is recommended that Committee approve application A-24/03, subject to the following conditions: \Uq ~ \4 , 1. That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the footing and 2) verifying in writing prior to pouring of the foundation by way of survey/real property report prepared by an Ontario Land Surveyor; 2. That an inspection by the Township's Building Department is required prior to covering tank; 3. That a final inspection by the Township's Building Department is required after grading has been complete; 4. That the setbacks be in conformity with the dimensions as set out in the application, as submitted; and, 5. That the appropriate building permit be obtained from the Township's Chief Building Official only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. All of which is respectfully submitted, ~~~ Andy Karaiskakis Junior Planner Reviewed by, Chris D. Jones MCIP, RPP Senior Planner Meridian Planning Consultants . PAGE # 2 APPLICA TION A-24/03(Rev) COMMITTEE OF ADJUSTMENT DECISION BE IT RESOLVED that: Moved by Allan Johnson, seconded by Joe Charles "That the Committee hereby Grant Minor Variance Application A-24/03(Rev) subject to the fol1owing list of conditions: 1. That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the footing and 2) verifying in writing prior to pouring of the foundation by way of survey/real property report prepared by an Ontario Land Surveyor; 2. That an inspection by the Township's BuiJding Department is required prior to covering tank; 3. That a final inspection by the Township's Building Department is required after grading has been complete; 4. That the setbacks be in conformity with the dimensions as set out in the application, as submitted; and, 5. That the appropriate buiJding permit be obtained from the Township's Chief Building Official only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. .. ...Carried." . Additional information regarding this Application is available for public inspection at the Township of Oro-Medonte Administration Centre, 148 County Road 27 South in Oro Station, Ontario, Monday to Friday, between the hours of 8:30 a.m. and 4:30 p.m. \ ...- (I) t..') u.l <...) <- C) '-.) % ~.1 U.l $. t- U.1 Q.) U.1 <...') < ~ $. ,.... -...J -.1 ~.1 ~ o ~. . .. !. ~~ _ S .. . "" ,t "". ,C ,,71 :'.1' " C.",,, · Sf",,, ,>d. C.,.... dO)". .oot.. . \ .0, ''''. .,,c" ^ d ..0 .. ;'. . V :.~a.~. -- ..-' ---------- - ~: \; .." ----- ~ 1"..'---------.------ \ \ ';;0- ~ \.0 ~) \' .. ~) cO ~' c~ ~ 0.20.!) ~, I I I' I . s\are~ 1\.11II1\iOilll1\ clad O..e\\lf"\ 1.1110,00. I 199. ~ 00 .- "..... .4 ~ r- . :x: x:: N <I> o .... ;;; r--:J "-,1 z N~9049'Zo"E '" C.j \ 19 00 10. 1\81 Z,O \\~) --0 ("- 'WO<> \~'.1 !...- I..~.~"-;e ;;01\:'t~..;r." N6I031'5d'E 66.\0' _ _ _ __q- _ _ _ _ _ -;;;60 .,...;1'" 'ii'" -- <;1' C) ~ -- (I) t..") ~.1 ,-) % a ,-) lie 0.1\ __ I ,- 0: ';0 '" II) <I> l 'D 'D 1" ,- .", .. .. e- ll) -.1 ~ >i o:;-r ',p (11 .... ....<J) <. 0 -- ~ \ (.... J.., \J 'J ,e t69,,1 :?- oJ Q. Z - .J Repod 0 , Real properW \ 1.1.. ZOO . $lIr~e~or" $ doled $8P . I>Y C, i. $HoOQIfIOO ~f~~E;-22.42.) _ OQ33\P-) 5351../ 160,OO'(Deed) 16Z,az'tt.l) 46'92' P\0: 1 II' fooool 19 11.~81 11590' P (\.... I') 809 4\'2.NLIL '() ,.... v I '- . r r C\ I n \ ~ ~ ~,""7"""1. - IJ 00 ./ \ ,.... I ,)...)...J i oJ 2,n_T(f~\ I I '2-..? '. \ N I. I ~ I l!ol o (f) \ \..~ . I .~ _ _ J----- '/- ,.J-/. -- r, F'n.C' \60,00' \.\f\~ C\\a\t\ ... ~ ... \) .... .-o~-?"""1. \.)11\' ':)0::)1...) I ,I. (... r .I) plaO 0.1 $lIr.e~ . ~) " ,. .,..". C , S. .".. SOO' ". "" l'lJ \,) , ~ ... (joC)Q\\~) () Q) (1) .... - (j) 18 \.L'1 \0.&5\ \~ ';>"- 0 :E:.. ';I.. .:::~ g r; "!% <1>. ...."" ~a ~ ;j 3' -", \ \ v " " . ... . j 10 . . .. ; o l"- N Z , If) o f~"CI po,1 0-6' EO" 19 t69~) -0 . " '0 f . ... OVq \. \ o a' z 0::{ ;j c.. c: 3'0 o c: ';I.. c~ uj \t.. lu \-~ I.il ;~ l? \J) 0-:. 69'" 'PP-OP06 ,,0 ~JLDIII' 69.5' ... N590!>0' ZO"E tt.l) N58()25'E(PiJ Township of Oro-Medonte Committee of Adjustment Planning Report for September 11, 2003 \6c-ll Norman & Helen Johnstone A-29/03 803 Woodland Drive (Orillia) THE PROPOSAL The applicants have applied to request the following relief: Required Proposed Expand a legal non-conforming use (house) From 74.32 sq. m 90.57 sq. m. Setback from Water Course that is not in Environmental Protection Zone (EP) 30 metres 14.93 metres MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS Official Plan Designation - Shoreline Zoning By-law 97-95 - Shoreline Residential Exception Two (SR*2) Previous Applications - Consent Application B-16/02 for a lot addition to an adjacent parcel of land which was Granted. AGENCY COMMENTS (space is provided for the Committee to make notes) Simcoe County Municipal Works and Roads Building Department-The Township Building Dept. has reviewed this application and note that the setbacks to septic must be maintained. Fire Department Lake Simcoe Region Conservation Authority-No objections. Site Clearance OMS.2003.001 was issued on August 8, 2003 for construction of 25 ft x 7 ft deck. PLANNING FRAMEWORK Background The subject property is a wateriront lot and has a lot area of about 2174.72 m2 (23,400 ft2). The lot is presently occupied by a dwelling with a ground floor area of about 74.32 m2 (800 fe). It is the applicant's intent to build a porch to the front of the house with a floor area of 16.25 m2 (175 ft2). Because of the adjacent water course that runs parallel with the lot and discharges into the lake, relief is required for the dwelling and the proposed addition to be located closer than 30 metres to the watercourse, which is the minimum setback required by the Zoning By-law. Because of this encroachment, relief is also required to expand a legal non-conforming use, being the house, from 74.32 m2 (800 fe) to 90.57 m2 (975 ft\ \ () ~ - \~ The Four Tests of the Minor Variance Does the variance conform with the general intent of the Official Plan? The property is designated Shoreline. The primary function of the Shoreline designation is to protect the character and natural features of the shoreline area and the immediate shoreline. It is suggested that the applicant's proposed porch is generally in keeping with the character of the Shoreline designation and therefore the requested variance is deemed to conform with the Official Plan. Does the variance conform with the general intent of the Zoning By-law? Based on a site inspection, the requested setback of 14.93 metres is considered to be a reasonable setback viewed in the context of the surrounding area. As well, the proposed porch addition will increase the size of the house by 16.25 m2, bringing the total area of the house to 90.57 m2, complying with the minimum first story floor area. On this basis the variance from the water course and to expand a legal non-conforming use is deemed to conform with the general intent of the Zoning By-law. Is the variance appropriate for the desirable development of the lot? The proposed porch will not result in the over-development of the subject lot, and may complement the existing dwelling in a positive manner. On this basis the proposal is considered appropriate for the desirable development of the subject lot. Is the variance minor? The proposed variances can be characterized as minor reductions to the water course requirement and to the expansion of a non-conforming use as they will not compromise the character of the existing shoreline community nor will they cause the existing setback between the dwelling and the watercourse to be further reduced. CONCLUSIONS 1 . The proposed variances are deemed to meet the four tests of a minor variance. RECOMMENDATION It is recommended that Committee grant minor variance A-29/03, subject to the following conditions: 1. That prior to issuance of a building permit, an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the footing and 2) verifying in writing prior to pouring of the foundation by way of survey/real property report prepared by an Ontario Land Surveyor; 2. That the setbacks be in conformity with the dimensions as set out in the application, as submitted; 3. That the appropriate building permit be obtained from the Township's Chief Building Official only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13; and, \UG 4. That all municipal taxes be paid to the Township of Oro-Medonte. All of which is respectfully submitted, 1~~~ Andy Karaiskakis Junior Planner Reviewed by, Chris D. Jones MCIP, RPP Senior Planner Meridian Planning Consultants ~ - PAGE #2 APPLICATION A-29/03 COMMITTEE OF ADJUSTMENT DECISION BE IT RESOLVED that: Moved by AI1an Johnson, seconded by Dave Edwards "That the Committee hereby Grant Minor Variance Application A-29/03 subject to the foHowing list of conditions: 1. That prior to issuance of a building pennit, an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the footing and 2) verifying in writing prior to pouring of the foundation by way of survey/real property report prepared by an Ontario Land Surveyor; 2. That the setbacks be in confonnity with the dimensions as set out in the appJication, as submitted; 3. That the appropriate building permit be obtained from the Township's Chief Building Official only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13; and, 4. That an municipal taxes be paid to the Township of Oro-Medonte. .. ...Carried." Additional information regarding this Application is available for public inspection at the Township of Oro-Medonte Administration Centre, 148 County Road 27 South in Oro Station, Ontario, Monday to Friday, between the hours of 8:30 a.m. and 4:30 p.m. JA) - /0 ""<I '-J ~-l' ","r {/)..... I I I / / I 'i /" ()c -1 ~ / / ::;r I' cJ ~-~.~ \ \ , \ ~\ ~..~r- ~\ - \\ ~' . ',.<. \J\ . \ .~ \ ~ , ~. ~ <It' ~. \ -? " ) " A ~' , .: ~ .J ~ .. ~ ,) -." '" ~ ~, N -.,;: ~ > 0" -. <>:> ~ -- ~ <;:;;; <i2 <::.)c , \j ~\ <... <:::J ~ ~ '-J ~ ~ \L .c:t \ \(0(\ ~ i rf) <:r ~, - q- -;~ ~..~ ~.C) r4\ . :;[ " ... , , ~"\ J \ :,. ~ \ I \ \~ \ \ , i D, ~ '1. ,.. ,~ .~~ w<;;;i.. :J ~~-' ~ .~ !;} ...... ~ o ('f e.o .. en ~ rJ a ~ a r" ~""'~ J- _.L-) , o 1\ ~ \"~ -,.. ~ 1t- ~ o. tJ\. -- 'j: ,~'" t". ~ ....~.. <r- <0 ..... ..... ::1'.' .......a..J. ..~ \,. ...:J., '-? ~. i~ " ..~....{) () ~~t 11. ... .). If', .. \1. .~...."'. g ~ ,.. ~.\"'L -; t. l .~~.~,j .~. 19fJ.- ..() ........ ~ u. li.. ...~ (J, -- ..' ~i1~'1 \J V) ~3),~'" # ~~ ~\,... ~ ..., ~ ~~t~<>::: i. 1~~i or r: t~~~~ ~ ~~/ ~,,-./< # '+ 'lI'. .. J... \ o '^^ t'1, .......... :i. r- - '...,.., ~~ _r0 ~ y, o ~ '4-.. <;;;.... q;. \ . ...----- \ /- ..~ .'"<~~ 1:",13 7J~~?4,tOO f'Y\ ~., ~-_.. -,-' . .------ Township of Oro-Medonte Committee of Adjustment Planning Report for September 11, 2003 \b -J d Gregory Philip Price A-31/03 2327 Lakeshore Road, Lot 26, Plan 728 (Oro) THE PROPOSAL The applicant has applied to request the following relief from Section 5.31 of By-law 97-95 (Setback from The Average High Water Mark of lake Simcoe). Required Proposed Minimum Setback from Average High Water Mark of lake Simcoe 20 metres 15 metres Minimum Interior Side Yard (Dwelling - Both Sides) 3.0 metres 1 .8 metres MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS Official Plan Designation - Shoreline Zoning By-law 97-95 - Shoreline Residential (SR) Previous Applications - AGENCY COMMENTS (space is provided for the Committee to make notes) Simcoe County Municipal Works and Roads Building Department Fire Department PLANNING FRAMEWORK Background The applicant's vacant lot has an area of 1,384.7 m2 (14,906 ft2) with a shoreline frontage of about 15.2 metres (50 feet). The applicant proposes to build a dwelling with a total ground floor area of about 113 m2 (1,216 ft2). The Four Tests of the Minor Variance Does the variance conform with the general intent of the Official Plan? Section D10.1 of the Township's Official Plan sets out the following objectives for the shoreline designation. a) To maintain the existing character of this predominantly residential area; \ UC\ ->J b) To protect the natural features of the shoreline area and the immediate shoreline; and, c) To ensure that existing development is appropriately serviced with water and sewer services. The applicant's proposal does not appear to offend these principles given that the variance will accommodate development in a manner that is generally consistent with adjacent shoreline development. On this basis the proposal is considered to conform with the intent of the Official Plan. Does the variance conform with the general intent of the Zoning By-law? The intent of a 20 metre setback from the average high water mark of Lake Simcoe is to protect existing natural features and the character of the shoreline. Given that the area of the lot proposed to be developed is relatively open and free of vegetation, the proposed variance should not adversely impact the character of the shoreline. In addition, the proposed reductions to the side yards, should provide for a reasonable building envelope on a relatively narrow lot. On this basis the proposal is considered to conform with the general intent of the Zoning By-law. Is the variance appropriate for the desirable development of the lot? The proposed variances should provide for a form of development that is consistent with the surrounding area and should maintain the vegetated area near the roadside. On this basis the proposed variance should provide for the appropriate development of the lot. Is the variance minor? On the basis that the proposal is reasonable and should not adversely affect the character of the shoreline area, the proposed variance is considered to be minor. CONCLUSIONS 1. The proposed variance generally satisfies the 4 tests of a minor variance. RECOMMENDATION If Committee is satisfied that the application is appropriate, it is recommended that Committee approve application A31/03, subject to the following conditions: 1. That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the footing and 2) verifying in writing prior to pouring of the foundation by way of survey/real property report prepared by an Ontario Land Surveyor. 2. That the setbacks be in conformity with the dimensions as set out in the application, as submitted; and, 3. That the appropriate building permit be obtained from the Township's Chief Building Official only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. \6~, ~ 111 All of which is respectfully submitted, A~ ~hris D. Jones MCIP, RPP Senior Planner Meridian Planning Consultants \()~ -:)5 PAGE#2 APPLICA TION A-31103 COMl\lITTEE OF ADJUSTMENT DECISION BE IT RESOLVED that: Moved by Dave Edwards, seconded by A11an Johnson "That the Committee hereby Grant Minor Variance Application A-3l/03 subject to the fo11owing list of conditions: 1. That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the footing and 2) verifying in writing prior to pouring of the foundation by way of survey/real property report prepared by an Ontario Land Surveyor; 2. That the applicant contact Lake Simcoe Region Conservation Authority and obtain a permit prior to commencement of any development or construction on the lands if required; 3. That the setbacks be in conformity with the dimensions as set out in the application, as submitted; and, 4. That the appropriate building permit be obtained from the Township's Chief Building Official only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. ... ..Carried." Additional information regarding this Application is available for public inspection at the Township of Oro-Medonte Administration Centre, ]48 County Road 27 South in Oro Station, Ontario, Monday to Friday, between the hours of 8:30 a.m. and 4:30 p.m. ? l"" N -.'"\Q.., I "'- 'J Q ~ ?::_~ ~'" ;L j~ A ^ ", ~ r, I ,h ~,\~. '" !.- i i I ! 6- 'J/' If '....1 Stt_~,~ C\...)~ L <:::: (; -\ '1 ., '\ "- .' --.A-;. \." /1" v', ). I , j , I I lQf Li... r I..:::> 1L.<::..c, 0 ~ .., \ ,--., ! ___ 'J r rJ ~( ~.. ~ y \ . r"' . .J t -z I cg", L ~,~{ \(. t" "" i, (? t" \::,., 23 '1.1 I ! I i t ! , I , " f \(I (j 0 $f~0_\!~~( ; /.~~~\ ' /h/ ~T ' (6;. 9 p/J't V/ ~ I"') ~{j T ~-.:;'~;~\' \ \:;,-t' .' l' I ! ,r.; \ i I I .J[i I- J- c/ ---1' (~ f,,'\l. \~. '.J <.c ,0..0 ,J'L..;J r,-. ~..... rot v~~_~ r\ i l ..J... /""; /' fC(jJ i C'Jc')f _ j q ~I" ,-, -'. .,., ,'" ~ <:,..,,-'> '\11' . I'" ,? '4/'01'''';'(_,'\'" l<!,l ,', ""D ~,t..)\ c,p fop ;::t I..pX (j \. 'i!,i,j:j i" \' 1\ : 1/ ! .i<' : 'Y' ,c, f'... v ! f"kC !i I I -_~.__.__.=:\ _ u.') ~. -~ v~t~l.r i..~ke.....- iV"l.- +or"'_1 · J L,c" k... s ! G Q.. \'~J Cc), L L.~ t, d. 'f k \ <;..,...,<:,1')\;:> ,. I:.! '\ "\ l". 1 L~ Of;,'f). "/ 2. ~ LCI \u ~ -J'o -~ tt. ~/ s",' I .... G-:' / ).~ ~ f--- i;~ .,~. ~~ o c,..~; / ~ , 't-- 'i-: 1'1- , ~ >-"' """ 'l--ts.ll....'~ ..) I 17'0 ,,,,,I ""1J'D"-> A L It6 c']-f{>"t1L .;,'.. <t/ ". t. .. !y ~L.2:; 'H, Y'l'!:~a~ €/" C-; - ... d ; ";.- IV" j ,.,-\. ~ (',:;\()'" C.J \,\,j :- V "'" K x ,;;..<) ,-",---" '~ MERIDIAN PLANNING CONSULTANTS INC, Page 1 of To: From: Oro-Medonte Council Nick McDonald Date: September 16, 2003 Subject: UCCI Application - P115/01 Job Number: 2390 RECOMMENDATION It is recommended that Council: · Receive this report; and, · Receive the attached draft Official Plan Amendment for information purposes. BACKGROUND On August 21, 2003 Council adopted the recommendations contained in a Meridian Planning Report dated August 8, 2003 regarding the UCCI application for Official Plan Amendment. In that report, I indicated that the application to establish the principle of development could be approved, subject to the fulfillment of a number of criteria. Since August 21, 2003, some concerns have been expressed about the lack of appropriate technical information to support the passage of the OPA. On this basis, it is my opinion that, if the OPA is passed, it be considered a 'conditional' approval. This means that no additional approvals be granted unless all identified conditions have been met to Council's satisfaction and within a timely manner. Page 1 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (70S) 737-4512 Fax: (70S) 737-5078 DETAILS OF THE OPA On the basis of the above, a draft OPA has been prepared for Council's consideration. The draft .oPA is attached and it: 1. places the lands in a site-specific Recreational designation; 2. identifies the permitted uses on the lands; 3. identifies the criteria to be satisfied before additional approvals are given; 4. identifies the conditions of approval; and, 5. identifies the nature of some of the zoning provisions that will be applied. RECOMMENDATION On the basis of the scale of the project and the issues that have been raised, the attached OPA has been prepared for information purposes only at this time. Following a review of the attached by Council, a revised version of the OPA would then be prepared and provided to Council for their consideration at a future meeting. On the basis of the above, it is recommended that Council: · Receive this report; · Receive the attached draft Official Plan Amendment for information purposes. Yours truly, Nick McDonald, MCIP, RPP Partner NM/jrw Page 2 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 Off,CUt.1- p,-,"N A.NlENONlEN'f NO. 18 lUCC' A.PPUCA. 'f,ON) 'fO~NS"'P Of ORO_NlEOON'fE ToWnsh\P ~pp"cat\on # P115J01 {draft) ?re?ared bY ~})>>~~ se?\ember ""\ 6. 2003 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT 3 PART I: THE INTRODUCTION 4 1.0 BACKGROUND 4 2.0 LOCATION 4 3.0 BASIS FOR THE AMENDMENT 3.1 Description of Proposal 3.2 Official Plan Context 3.3 Planning Issues 3.4 Conclusion 4 5 8 PART II THE AMENDMENT 6 PART III THE APPENDICES Appendix A: Meridian Planning Report dated August 8, 2003. Appendix B: Appendix C: $)\rJ-5 BY -LAW The Corporation of the Township of Oro-Medonte Being a By-law to Adopt Amendment No. 18 to the Official Plan WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with Section 17 and 21 of the Planning Act, R.S.O. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE it is resolved that: 1. Amendment number 18 to the Official Plan, attached hereto, is hereby adopted and; 2. This by-law shall come into force and take effect as specified in the Planning Act R.S.O. 1990, c.P. 13 Read a first and second time on the _day of September 2003 Read a third time and finally passed this _ day of September 2003 Mayor Clerk Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN 'l.AJ"",,(Iio.ID.~~jNC.. Page 1 September 16, 2003 \ O$ - W CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the general policy update. Part I: The Introduction does not constitute an operative part of Amendment No. 18 to the Official Plan. Part II: The Amendment, provides the details of the Official Plan Amendment. Part II: The Amendment, including Schedule A constitute the operative part of Amendment No. 18 to the Official Plan. Part III: The Appendices, provide more specific information regarding the Amendment and the background work that led to the preparation of the Amendment. Part III: The Appendices do not constitute an operative part of Amendment No. 18 to the Official Plan. ~ Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN U~JI.KJ~L~-n.ItC.. Page 2 September 16, 2003 PART I: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No. 18) 1.0 BACKGROUND The intent of this Amendment is to place certain lands Part of Lots 26 to 28, Concession 5 (Oro) in a site specific Recreational designation to permit the establishment of an adult lifestyle community and associated recreational uses. 2.0 LOCATION This Amendment affects 110 hectares (ha) of land Part of Lots 26 to 28, in Concession 5 (Oro). 3.0 BASIS A comprehensive Planning Report on the application to amend the Official Plan is contained within Appendix 1 to this Amendment. 3.1 Description of Proposal The applicant wishes to develop an integrated recreational and residential community on the lands. This community is to include: . A semi-private 18-hole golf course with a driving range and a practice and putting green facility; . A nature trail system with parking facilities, a picnic area, and a nature education centre; . Tennis courts; . Adult lifestyle housing; and . A full-service community centre/club house with amenities such as an indoor swimming pool, a health club, a pub-style restaurant, an auditorium, craft rooms, computer literacy rooms, a billiard room and meeting rooms. Housing units will consist of condominium-style detached and semi-detached bungalows, and a retirement home. Of the 110 ha, 38.5 ha are proposed to be utilized for residential use. Table 1.0 displays the composition of the residential units. Its target market includes adults that are: looking for maintenance free move-down housing; 50+ empty nesters and the retired and semi-retired. TABLE 1.0- HOUSING COMPOSITION Housinq Tenure Number of Units Detached 183 Semi-Detached 116 Retirement Complex 40 TOTAL 339 The golf course will be a modern bent grass fairway design facility with four tee blocks per hole and a total yardage that plays in the 6,000 to 6,820 range. The development will be privately serviced through the development of a communal water supply and distribution system, and a Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN ~ttm ~u;aHn.jNe. Page 3 September 16, 2003 communal sanitary collection and treatment system. Responsibility Agreements will be required to be entered into between the owner and Township. 3.2 Official Plan Context The Township Official Plan designates the subject lands as Rural with an Environmental Protection Two overlay and Shoreline. The applicant wishes to redesignate these lands in accordance with the adult lifestyle policies in Section H4 of the Official Plan to the Adult Lifestyle Community designation. A review of the applicable policies is contained within Appendix 1 to this Amendment. 3.3 Planning Issues 3.3.1 Official Plan Criteria Section H4 of the Township approved Official Plan establishes the principle of developing an Adult Lifestyle Community in the Rural designation subject to fulfilling a number of criteria and obtaining the approval of an Official Plan Amendment. This policy was written at a time when a number of landowners throughout Simcoe County were considering the development of such communities to meet anticipated demand. In order to provide the appropriate policy context for the consideration of these types of developments, Section H4 was included within the Official Plan. The intent of Section H4 of the Official Plan is to "recognize the need to consider the development of self-contained communities that are designed for an aging population." The policy further indicates that an Adult Lifestyle Community is "a self-contained community that serves the special needs of healthy, active and older people and which is designed to provide a safe secure and low maintenance environment to those people who have generally retired from active working life." Section H4.4 of the Official Plan sets out the criteria under which such communities are to be considered in the Township of Oro-Medonte. A brief review of these criteria and the Township's assessment of whether they have been met or not is below. a) The development will have little or no impact on nearby agricultural operations. The development will have little impact on nearby operations, primarily because the proposal is located on lands to the south of Ridge Road where agricultural uses are limited. A fuller assessment is contained within Appendix 1 to this Amendment. b) The site is to be accessed by municipal roads that can accommodate the increased traffic generated by the Adult Lifestyle Community. The site will be accessed by both the 4th and 5th Lines. While both roads can accommodate the increased traffic, improvements to both will be required as a result of the development. The nature and timing of these improvements can be determined at the condominium/site plan/ zoning stage of the approval process. However, it should be Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by Page 4 September 16, 2003 noted that improvements will be required at the 5th Line/County Road 20 intersection. In a letter dated March 3, 2003 from the County, it is indicated the staff is in general agreement with the findings of the traffic analysis carried out by the applicant. However, a 60 metre long right-turn land for eastbound traffic on Ridge Road at the 5th Line will be required. c) The increased traffic generated by the community has little or no impact on adjacent or developed areas Almost all of the traffic accessing the proposed development will use either the 4th or Sth Lines to a new road which will extend across the property between the two concession roads. The clubhouse for the proposed golf course will also be located on this new east- west road. This means that traffic accessing the development site will not need to travel through existing residential development areas along the shoreline. However, there will be an increase in traffic on the Sth Line and particularly at the intersection of 5th Line and County Road 20, where a number of existing residences are currently located. It is anticipated that improvements to the County Road 20/Sth Line intersection will be required as noted above. d) The development can be designed and sited to blend in with the rural surroundings The Official Plan contains a number of policies that are intended to protect and enhance the rural character of the Township. The proposed development has two major components - housing and recreational. The housing component will occupy approximately 36% of the property, while the recreational and other open space components will occupy the remaining area. The gross residential density on the property is estimated to be 3.1 units per hectare. The open space nature of the golf course component will assist in ensuring that the development can be blended into the rural surroundings. In addition, as most of the development is separated from existing residential development to the south by the proposed golf course, the area immediately located adjacent to existing developed areas will continue to maintain an open space character. Notwithstanding the above, there are two locations on the property where housing will be located relatively close to the 4th and Sth Lines. In these areas, it is recommended that the residential development be buffered from both the 4th and Sth Lines by a naturalized setback area of no less than 20 metres, which would be left in a natural state or enhanced as appropriate. In addition, it is also recommended that the height of the dwellings be capped to provide for the development of 1 to 1.S storey buildings. This cap would be included within the implementing zoning by-law. Ensuring that the height is limited will further ensure that the open space and low-density character of the area is maintained. Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN I\A~I'ID ~lw.rni~ Page S September 16, 2003 \(JD~\t) e) The development will not have a negative impact on the natural heritage system. Gartner Lee Limited was retained by the applicant to support the application. Their May 2003 report describes the ecological and physical characteristics of the property, as well as their functions and significance. Included in this document are recommendations on mitigating the impacts created by construction and operation of the development. Faunal and floral investigations were also conducted. Most of the site was likely cultivated or grazed by livestock resulting in considerable amounts of early successional thicket, while considerable pockets of mature forest also exist. Many overgrown vehicle tracks cross the site. Field investigations found 254 plant species (roughly 25% non- native), including one Regionally Significant Species, the Pale-Spiked Lobelia. Sixty-five bird species were noted, of which over 50 exhibited behaviour typical of those found at breeding sites, and 6 species of amphibians and several breeding sites are found on site. Incidental observations of mammals and butterflies were recorded, but trapping would be required to accurately determine the number of species. Gartner Lee reports that wetlands on the site are not large enough to warrant Provincial evaluation of significance, but would add to the wildlife diversity of the site. The County of Simcoe Greenlands designation covers most of the site and encompasses a 5 kilometre belt of woodland habitat and mature mixed forest stands in the area. The site is not a deer concentration area, despite their presence in some thicket communities. The Environmental Protection 2 (EP2) Designation of the Township Official Plan covers two- thirds of the site. Two areas of significant vegetation cover exist at the northwest and southwestern edges of the property. The intermittent water flow and steep gradients of the upstream portion of the unnamed tributary severely limit fish habitat potential, as witnessed through several dead fish found in refuge pools near Lake Simcoe. The shoreline of the stream is consistent across the property in terms of its gentle slope and sand bottom with established vegetation, except for the cobble bottom near the 5th Line. No significant or unique physical or habitat features were observed on the property. Gartner Lee is of the view that this proposal is ecologically and hydrologically sound and made a number of recommendations on the design of the development. At the time of the adoption of this Amendment, the County required some additional information to complete their assessment of environmental impact. f) The scale of the community, if located adjacent to or close proximity to existing residential uses, is consistent with the scale and character of the existing residential area This criteria was included within the Official Plan in anticipation of the development of a large scale Adult Lifestyle Community adjacent to existing residential areas. The intent of the criteria was to ensure that the Adult Lifestyle Community was designed in a manner that would reduce the impact of the proposed use on existing and long established residential uses. Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN ~tt.$~~,I~ Page 6 September 16, 2003 , \ "t , In this case, the proposed development has been designed in such a manner so as to buffer much of the existing residential area by open space uses and by concentrating residential uses through the centre and northern portions of the subject property. In addition, traffic from the proposed development will head north and not through existing neighbourhoods along the shoreline. 3.3.2 Relationship between County and Township Official Plans The policies in the Township of Oro-Medonte Official Plan respecting the development of Adult Lifestyle Communities were approved prior to the approval of the County of Simcoe Official Plan. These Adult Lifestyle policies were originally approved by the Ministry of Municipal Affairs and Housing. Section 3.5.4 of the County Official Plan clearly indicates that development is to be directed to settlements, unless specifically provided for in the policies of the County Official Plan. There is currently no policy in the County Plan regarding the development of Adult Lifestyle communities outside of settlements. The County Plan also states that all local planning decisions shall conform with the County of Simcoe Official Plan. This means that any Township decision on the application is required to conform to the upper tier plan. Given that the very policy that provides the basis for considering an Adult Lifestyle community in Oro-Medonte does not conform with the County Official Plan, the approval of an Adult Lifestyle community in accordance with those same Township policies would also not conform. Notwithstanding the above, the County of Simcoe chose not to amend the Township of Oro- Medonte Official Plan following the approval of the County Plan to ensure that both Plans were consistent with each other. In addition, the applicant has submitted an application to amend the County of Simcoe Official Plan to ensure that the proposed development can proceed. Given that such an Amendment application has been submitted, issues relating to the suitability and appropriateness of permitting development outside of settlement areas will have to be addressed, both at the local and County levels. 3.3.3 Expansion of Shoreline Area Section 010 of the current Oro-Medonte Official Plan indicates that inland expansions of the Shoreline designation shall not be considered unless a detailed review of the entire Shoreline area designation is carried out as part of an Official Plan Review. This policy was included within the Official Plan in 1995 to prohibit further inland expansions of the Shoreline development area, as a result of concerns about environmental impacts, servicing and public access. The only form of development that is currently permitted in the shoreline area is by Plan of Subdivision (only if the lots front directly on the water) and through the process of infilling. Although the applicant has not applied to designate the subject lands Shoreline, it is the opinion of Council that the application does constitute an expansion of the Shoreline development area. It is recognized that the residential development area is set a considerable distance away from existing shoreline development and is separated from such development by recreational uses in the form of a golf course and other related facilities. To some extent, this mitigates any impacts Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN fU,l'(;N~~l~,jMC.. Page 7 September 16, 2003 on the existing community, however, the development continues to constitute an expansion to the developed area. The proponent has indicated that there are no other suitable locations along the entire shoreline of Lake Simcoe in the Township of Oro-Medonte for the proposed use. Factors cited by the applicant include the large size of the parcel needed for the use, the nature of the topographical and other features on the site and its proximity to the City of Barrie, which is one of the proponents' target markets. In addition, the proponent indicates that the policies of the Adult Lifestyle Community designation provides for the consideration of these types of communities anywhere within the Rural designation, even if the designation is located adjacent to the Shoreline designation. On the basis of a review of the entire shoreline area, it is apparent that there are potentially a number of other sites that could accommodate the type of development envisioned by the proponent. Some of these sites may require property consolidations to ensure that enough land was available for the use. A comparison of the relative suitability of the subject site and other potential sites in the shoreline area has not been carried out. The proponent continues to maintain that the subject site is the most appropriate and is supported by the appropriate technical justification. It is Council's opinion that if the proposed development was comprised of a typical residential plan of subdivision that was marketed to all age groups, and was of the scale proposed, there would be no justification for siting such a development on this property or in any other location adjacent to the existing Shoreline designation. However, the policies in the Official Plan that provide for the development of Adult Lifestyle communities to provide for the consideration of such communities any where in the Rural designation, including lands adjacent to the Shoreline designation. 3.3.4 Assessment of Need Section H4.5 of the Township Official Plan indicates that any application to amend the Official Plan to permit the development of an Adult Lifestyle Community shall be supported by: . An assessment of the number of units approved but not yet occupied in similar developments in the County of Simcoe and the Greater Toronto Area; and, . An assessment of the market for the proposed development given the existing supply of similar units in the County of Simcoe and the Greater Toronto Area. Such an assessment was carried out by Clayton Research Associates who were retained by UCCI Consolidated Companies Inc. to prepare a report, which was received by the Township on May 3, 2002. The intent of the report was to assess the market opportunity for the development. According to Clayton, the Greater Toronto Area is the largest source of buyers of adult lifestyle community homes. Increased choice within the GT A is attracting buyers who may not have considered moving into such communities, signified by 3,400 new such units being created between 1996 and 2001. This rate was double the rate experienced during the recession years between 1991 and 1996. Simcoe County accounted for the highest demand for new housing for Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN M.~t4Q ~lw.Jf:liNC.. Page 8 September 16, 2003 \ OYJ- \3 couples over 55 without children by anyone region within the GTA during the 1991 to 1996 period. With current demographic trends indicating an older population demanding a variety of housing options, it is projected by Clayton that roughly 600 new, ground-oriented homes in adult lifestyle communities in southern Ontario will be needed annually by 2011. The report highlights many of the positive attributes the site offers toward adult lifestyle community living, such as its proximity to urban amenities, recreational opportunities and its natural setting in a less urban location. The inclusion of the golf course provides a marketing advantage as few adult lifestyle communities have neither fully integrated golf courses nor golf course views. It is expected that the major competition for the community will come from Briar Hill (New Tecumseth), Ballantrae Golf and Country Club (Whitchurch-Stouffville) and Newport in Collingwood. It is predicted that, as a result of site attributes and known and potential future competition, 5.0 to 7.5 percent of the market would be captured by the proposed development on the subject lands. This is a lower target than what has been achieved so far in Briar Hill and Ballantrae, and many current communities are expected to be at full occupancy during this time frame. Demand is expected to increase, even under the most conservative estimates, by 25 to 50 units each year until 2011 in a market that continues to evolve. In a follow-up letter dated May 20, 2003 it was indicated that as a result of the known demand from GT A buyers and a number of other factors that are specific to the County of Simcoe, there is sufficient demand to support several new communities over the next few years. With regard to long-term occupancy, Clayton Research indicates is that adult lifestyle communities continue to attract older couples without children. A few communities have become more conventional as a result of a conscious decision by the developer to shift marketing and design practices. Despite a sizable percentage of unit resales, very few, if any, children are moving into these communities. The initial Clayton Report and the May 20, 2003 letter was peer reviewed by Hemson Consulting on behalf of the Township of Oro-Medonte. Their letter is dated August 6, 2003 and it indicates that: "We would agree that market opportunity likely exists for the subject community. We have a major concern, however, with using this conclusion to imply that there is a need to approve this type of development in the Township of Oro-Medonte. In our view, the Clayton Report does not address the question of need. It serves the single, and in our view quite narrow, purpose of attempting to establish that market opportunity likely exists. " Hemson further indicates that there are opportunities in the current market for virtually any type of ground related, residential development in southern Simcoe County, particularly so close to the rapidly growing City of Barrie. In essence, Hemson is indicating that it is an easy case to make that a market exists. Hemson further notes that the identification of a potential market should not drive the approval process. Instead, other planning related factors such as location, impacts and compatibility should be considered. Hemson also indicates that they have some concerns about the long-term Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN ~NO ~l'f.*Nnj~ Page 9 September 16, 2003 \ occupancy pattern in such a development and comments that the possibility exists for the community to be occupied by families with children in the long term. In addition, Hemson also notes that there is a current supply of about 3,460 dwelling units in the Township, which translates into 28 years of supply, based on the development of an average of 120 new units per year. This information was provided to Hemson by Meridian Planning Consultants, who carried out an up to date analysis of the existing supply situation in the Township of Oro-Medonte. Lastly, Hemson notes that it is their opinion that an Adult Lifestyle development should be considered and reviewed much like any other typical residential development in the municipality. It is their view that if the review of the proposal was carried out in this manner, there would be little justification for developing the use in the location proposed. It is indicated by Hemson that "in our opinion, applications like this - and others across Simcoe County proposing development outside designated settlement areas - may in fact be an attempt to circumvent the normal approval process using the Township's Official Plan policies regarding Adult Lifestyle communities." It is on this basis that they recommend that the Adult Lifestyle policies be deleted from the new Official Plan. The Township concurs with this latter recommendation and has deleted this policy through the adoption of OPA #17 on August 21, 2003. The policies in the current Official Plan both anticipate and provide for the development of Adult Lifestyle communities in the Rural designation. These policies were added to the Plan to provide Council with the criteria required to assess such applications, because they were anticipated during the planning period. The other option at the time would have been to be silent on the issue and then deal with such applications on a case by case basis. It is my opinion that if the Official Plan was silent on the development of Adult Lifestyle communities, an application to develop the subject site would probably not have been submitted and if one was submitted, it could not be recommended for approval given the other policies in the Official Plan that attempt to direct development to existing settlement areas. Section H4.5 of the current Official Plan outlines the information that is required to be submitted in support of an application for the development of an Adult Lifestyle community. The information required includes an assessment of the number units approved but not yet occupied and an assessment of the market for the proposed development. The policies do not indicate that Council shall be satisfied that the market exists or that there is not an over supply of such units within the municipality and other jurisdictions. Rather, the policies require that information on these two issues be provided to Council for their consideration. On the basis of a review of all of the Clayton/Hemson materials, it is clear that there is a market for the proposed development in the Greater Toronto Area/Simcoe County. However, there appears to be some debate on how many units are available in other developments and development proposals, and which may compete in theory with the proposed development on the subject lands. Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN f\A~NJ;. ~Ui*Wft.IMC Page 10 September 16, 2003 Clayton is of the view, in a general sense, that the market will determine which community is successful and which ones are less successful. To a certain extent, Council agrees with this contention and is of the view that some communities may not proceed because of the lack of an amenity or the inability of a developer to properly markeUdevelop such a product. Some of the communities proposed within the County of Simcoe may fall into this category over the long term. On this basis, it is difficult to carry out a relative assessment of all of the other approved and in process communities to determine whether the community proposed on the subject lands will be successful or not. On the basis of the above, it is Council's opinion that the information requirements set out in Section H4.5 have been satisfied. In addition, it is Council's opinion that the locational criteria set out in Section H4.4 are the criteria that need to be considered by Council to determine whether the project is suitable or not. Notwithstanding the above, there is a need to include conditions of approval within the OPA to ensure that the units are occupied by those aged 50+. These conditions include: · Restricting the height of the dwelling units to 1 to 1.5 storeys; · Requiring a demographic analysis of the occupants following the occupancy of the first 100 dwelling units; · Requiring that the golf course component and certain other recreational amenities are developed early in the development program; and, · Setting aside land on the property that would be dedicated to the municipality as parkland. With respect to the latter condition, acquiring parkland will ensure that lands are available for public use in the area in the future if the occupancy of the development evolves over time. In addition, it also provides the Township with an opportunity to further enhance and develop the rail trail which runs along the northern boundary of a portion of the subject lands. On this basis, this OPA requires that parkland be located at the north-east corner of the property, where the 5th Line crosses the rail trail. 3.3.5 Servicing Issues The Jones Consulting Group was retained by UCCI Consolidated Companies, Inc. to support the servicing aspects of the development. The May 2003 report outlines the servicing recommendations for the golf course and residential development. These recommendations include communal private services for sewage, water, stormwater management and roads. Development will be phased proportionally to their target recreational market. Wastewater is proposed to be treated at a central facility within the community and transported there through gravity sewers. The system will be designed to handle a peak flow (MDF) of just over 1353 cubic metres. Sewers will include manhole structures and hook-ups in accordance with Township standards, however the minimum sewer depth of 1.5 metres is proposed. The treatment system preferred is marketed by Zenor and called ZenoGem@. This technology uses a process that reduces the volume of sludge produced. Tanks on site will hold the sludge, Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN 1U\1'IIN~ ~~,"jt<;.. Page 11 September 16, 2003 or arrangements will be made for hauling to landfill or for land application. The system can be monitored from off-site and only routine maintenance, cleaning and alarm response is needed on- site. Spray irrigation in conjunction with the golf course is recommended for effluent disposal. Direct discharge to Lake Simcoe is discouraged and subsurface discharge is undesirable due to compact soils and the scale of the project. Storage ponds are incorporated into the proposal to hold effluent produced in the winter months. To meet average and peak daily demands, water needs to be provided at the rate of 11.038 litres per second. Fire flow is conservatively estimated to be 38 litres per second for two hours. Storage needs on site are predicted to be 640 cubic metres. The detailed design stage shall yield the necessary size and location of water mains. Upon location of an adequate supply, it is recommended that two to three separate wells be constructed, with three wells being able to meet the maximum daily demand with one well remaining largely out of service. Treatment and quality requirements would be established during the final well testing program. A test well was drilled just west of the 5th Line, south of the former CNR line. It yielded 5.3 litres per second with indications of more water being available to a maximum of 11.03 litres per second. It is reported that there is enough water from a supply perspective without affecting neighbouring water supplies. At the time of the adoption of this OPA, this had not been proven. As a result, one of the major conditions of approval will be the carrying out of the work required to satisfy Council in this regard. Stormwater management to be addressed by the drainage plan include quantity control, quality control, slope stability protection and environmental protection. A 15 metre top of valley wall buffer shall be used between streams and development and a future EIS will identify land use development restrictions to preserve natural environmental and drainage features. Conservation of existing site features, such as woodlots and topography, shall intercept precipitation and runoff. Drainage infrastructure shall conform to the dual drainage principle. The minor systems shall consist of roadside swales that can contain a five year storm, plus a major system using the road network to divert overflow from the minor system to outlets consistent with site topography. These systems shall eventually flow into one of three Stormwater Management Facilities proposed on site, where water can be stored, sediment can be trapped and nutrients absorbed to Ministry of the Environment Level 1 Protection. It should be noted that the Township will be required to enter into responsibility agreements with the proponent for both the communal sewage and communal water systems. This means that the Township will be responsible for these systems, in the event the owner of these system cannot maintain them in accordance with Ministry of the Environment regulations/guidelines or if the owner is not able or unwilling to continue providing the services. Such a responsibility agreement typically requires the depositing of funds with the Township to ensure the Township is able, if required, to repair/upgrade these systems in the future. In addition, the Condominium Corporation would also be required to establish a reserve fund which would inevitably have enough money to replace the system. The details of the responsibility agreement will need to be worked out in advance of any of the final approvals being given. Official Plan Amendment 18 .(draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN JU.~JiIW ~LWnI.i~ Page 12 September 16, 2003 Db -- 3.4 Conclusions It is Council's opinion that the applicants have supplied enough supporting information on water supply, sewage disposal, traffic impacts, design and environmental impacts to allow for a fairly complete assessment of whether establishing the principle of development is appropriate. On the basis of a review of these reports, it appears as if there is a strong likelihood that the: · lands can be supplied with an adequate amount of potable water; · lands can be serviced by a sewage treatment system that is designed to current standards; · traffic impacts will be minimal; and, · design of the development will generally be compatible with the rural area and surrounding development. It is recognized that much additional technical work needs to be done, particularly with water and sewage servicing. It is on this basis that this Amendment conditionally establishes the principle of development by setting out a number of criteria that need to be fulfilled before any additional planning approvals are obtained. Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN ~1iID ~lw.rn.jtC. Page 13 September 16, 2003 PART II: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 18) ITEM # 1 Section D6 of the Official Plan is amended by adding the following new section: "D6.1 EXCEPTIONS D6.1.1 Part of Lots 26 to 28, Concession 5 (Oro) In addition to all other applicable policies of this Plan, the following policies apply to those lands shown on the schedules to this Plan as being subject to this Section. D6.1.1.1 Permitted Uses A fully integrated recreational and residential community is permitted. The residential component of the community shall be designed to serve the special needs of healthy and active older people who have generally retired from working life and wish to live in an environment that is designed to be safe, secure and low maintenance. Permitted residential building forms are limited to single- storey single detached and semi-detached dwelling units. No more than 300 such units are permitted. The recreational component of the community is an integral part of the planned function of the community and on this basis, open air recreational uses such as a golf course and walking trails and other recreational and community facilities are permitted. In addition to the above, small-scale retail and personal service uses that are designed to serve the community and a low-rise retirement home offering care to retired people is permitted. D6.1.1.1 Criteria to be satisfied before additional approvals ~iven Following the approval of this Section of the Plan, no further approvals under the Planning Act, as amended, shall be granted until Council is satisfied that: a) an adequate supply of potable water is available to service the community; Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN ~I'\IiNJIiLH:J.~l..t*Nn-i~ Page 14 September 16, 2003 b) any proposed water taking will not have an impact on the down-gradient users of groundwater; c) the application of fertilizers, herbicides and fungicides on the lands will not have an impact on down-gradient water users of groundwater; d) the proposed means of sewage disposal is appropriate for the type and location of the development and is approved, in principle, by the appropriate agencies; e) an appropriate groundwater monitoring program has been established that will: establish water quality and quantity base line conditions in a representative sample of both down gradient drilled and dug wells; identify how these wells will be monitored, both during construction and after construction; identify how the data collected will be reported; and, identify remediation measures to deal with any issues that may arise in these wells during the monitoring period. f) the development will not have a negative impact on the natural heritage features and related ecological functions on the site and in the immediate area and will not have a negative impact on the overall function of the Greenlands system south of Ridge Road; g) the location of the landing areas associated with the golf course is located an acceptable distance from uses on adjacent lots; and, h) an appropriate environmental management and enhancement plan has been prepared that identifies what measures will be taken to maintain approximately 25% of the site in a natural condition and which shows how existing natural features and proposed natural areas are to be protected and enhanced on the site over time. Notwithstanding any other policy in this Plan, Council is under no obligation to consider further planning approvals if the conditions set out above have not been satisfied. Furthermore, it is a policy of this Plan that if it is determined that the development will have an unacceptable impact on adjacent land uses as a result of further study, no further planning approvals are to be given and Council will consider the un-designation of the lands. D6.1.1.3 Conditions of approval All further development approvals shall include conditions that: Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN ~1I4U ~L:t*HN.tt<:. Page 15 September 16, 2003 a) require the appropriate implementation of all of the studies and approvals in principle obtained as per Section 06.1.1.2 of this Plan; b) require the posting of appropriate financial guarantees in accordance with any approved study or plan; c) prohibit the occupancy of more than 100 dwelling units in the community until such time as a full 18-hole golf course has been constructed and is operational; d) prohibit the occupancy of more than 150 dwelling units in the community until a community centre with an indoor pool and associated facilities is constructed for the benefit of the residents of the community; e) set out the phasing of any required improvements to Township and County Roads; f) require the dedication of an appropriate amount of parkland to the Township at the intersection of the 5th Line and the former CNR line at the northeast corner of the site; and, g) require the submission of demographic information at appropriate development intervals indicating the ages of those moving to the community and their origin. D6.1.1.4 Zonina The implementing Zoning By-law shall contain provisions that: a) prohibit the construction of two storey single and semi-detached dwellings; b) prohibit the establishment of more than two bedrooms in any single or semi-detached dwelling; and, c) require the maintenance of a 20 metre wide natural area or landscaping area adjacent to both the 4th and 5th Lines. Council may also utilize a Holding provision to ensure that all identified servicing, design, environmental and financial conditions are satisfied before development occurs. ITEM #2 Schedule is amended by re-designating the lands shown on Schedule A-1 attached from the Shoreline, Rural and Environmental Protection Two designations to the Recreational designation with the note "subject to Section 06.1.1" Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN U.~NJ~l~iNC Page 16 September 16, 2003 PART III: THE APPENDICES Appendix 1 Planning Report prepared by Meridian dated August 2003 Official Plan Amendment 18 (draft) (UCCI Application) Township of Oro-Medonte Prepared by MERIDIAN ~1I'ij1~~n.jN:;. \ Page 17 September 16, 2003 - , MERIDIAN PLANNING CONSULTANTS INC. Page 1 of 1 Date: Oro-Medonte Council Nick McDonald September 17, 2003 To: From: Subject: Oro Centre Secondary Plan Job Number: 1476 BACKGROUND As Council may recall, the Oro Centre Secondary Plan has been under development over the last few years. OPA #15 (the Oro Centre Secondary Plan) was adopted by Council by By-law 2002- 139 on December 18, 2002. The County of Simcoe has reviewed the Secondary Plan and has made a number of very minor suggestions on how the Secondary Plan can be changed to respond to agency comments on the document. The County of Simcoe letter is attached to this report. ANALYSIS On the basis of the comments made by the County of Simcoe, all of the proposed changes are considered to be acceptable since they do not affect the general intent of the Secondary Plan. A version of the Council adopted OPA showing the minor changes is attached to this report. RECOMMENDATION It is recommended that: . This report be received; . The suggested modifications to OPA #15 be supported; and, . The County of Simcoe be asked to approve the Oro Centre Secondary Plan (OPA 15) as soon as possible. Nick McDonald, MCIP, RPP Partner NM/jrw Page 1 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 SEP-19-2003 FRI 09:36 AM MERIDIAN PLAN SC PLANNING/FORESTRY 705 727 4276 FAX NQ 17057375078 03/12 '03 13:02 NO.553 01/02 P. 02 - -- ...-' ,. ~ 'The CtJ/'porafJon afthe County of Simcoe (105) 726-9300 Fax: (705) 727-J27~ Beeton Area: 729-22!14 \6c -1 PLANN1NO DEPARTMENT r~lQph()1'I6 J.i.rtension 155 A dmil1i:ltrat/of7 CUltre Midhursf, Ontario LOL IXQ e.mall: pl(ffTlflf1gf/j.oaunty.sfmcoe.o....co March 11, 2003 Mr. Gary Smith Planner Township ofOro-Medonte 148 Line 7 South P.O. Box 100 Oro Station, Ontario LOL 2XO Dear Mr. Smith, RE: OP A 15 Oro Centre Secondary Plan Proposed Modifications Further to a meeting with Andria Leigh and Nick: McDonald ofFehruary 10, 2003, 1 am c;rcuJating to you the modifications the County proposes to OP A 15, which has been submitted to the County for approval. These modifj.cati.ons ~nsu.re conformity to the County Official Plarl and respond to requeSts fOT modification made by other government agencies. Once a. resolution of support for the proposed modifica.tions has been received from Township Council, the OP A win proceed to Corporate Services Committee for approval. If you have any questions or require additional information,. please do not ncsjtaJ:e to caJJ. 1 look forward to your reply. ." Copy: Nick McDonald, Meridian Planning Consultants (" SEP-19-2003 FRI 09:36 AM MERIDIAN PLAN ", SC PLANNING/fORESTRY 705 727 4276 FAX NO. 1 (Ub (j (bU (/j 03/12 '03 13:03 NO.553 02/02 1". U3 '- -- \ -3 Fflltll-Mll1'ch 11. 2003 Stt:!l/(m Word/nl! MndifK:ati()H. SUflR~9ted Chrmllo to Jntrodudorv Su:ti')n!f; p. S, 0< . , . > $inc.e none of the ramps will be Delete tb.e word. "noDe" and rq1lac;~ with the word para 2, located in this area.. " ....otIc... lust scmtalce p.9, "The installation of traffic signals at D~]etc point 8 and renumber a.c:cording]y. point #8 the flyover intersections would not ! impact on the function of'Higbway I 11." MQdJfi.c:Dtio", to Official Plrl/l A.mt!/I~t: P.13 <<<AU roferenc:es to the Oro-Contrc Delete all referenccs tQ "Ora Centre Secondary Item 2 Industrial CQnunercial designati011 Plan" on allsohoduJes and add the appropriate on the scheduJes to this Plan an; designations t~ Sohedule A9. deleted. .. P. 13 "Section Cl. 1.3 is deleted..... Mo"Vc Soction C 1,13 to S~tiOD, C2 and renumber Item 3 accordinsrJv. p. 13 uA new Section, Section E4... r. Delete "E4" and replace it with "E5". Item 4 P. 14 LL ... according to the poHcics of tbc Dclctr: ''the Oro~Modonte OfficiaJ" and msert "tbis," S. Oro-Medonte Offic:iaJ Plan." E4.1.3.Land Use (b) p. 13 S. "Environmental Proreaion" Insc:1t the nun1ber - J," after ''protection'' E4.2.1(vii) p. 18 S. "1t is tho intent of this Secondary Ddtte tbe word "may" and replace;t wjtb "sbaIL" EA.2.4(a) PJm to designate al'C3$ that may not be smia;d with municipal or communal w:n.erlsewaac: services" p. 18 S. 2dl! line:; "".and similar uses." WBert the w01d "industriBl" after the word "similar." E4.2.4(b) p.19S. "development of new buildings, After the word permjtted insert the following: E4.2.S(c) strUct1IJ'eS. ., is not permitted. " "except following the removal of the Hotd symbol within the 20110 once it bas been demonstrated that the proposed structural a1te:r.!tion to me property wiil not Dcga1iv<lly impact the future development of the arm." : p. 19 S. "the propost.'<f s4.'fVicing system wiIJ Insert tht word "prop~..r1y" in ftont of"aba1.1l1oncd". E4.3(iii) e:;itha ~ abando~d", n p. 21 S. 'The pUYpOSC of such a. repon is to Insen "and/ol' scwase disposal to the ground" after E4.3(g) investigate tb,e impacts of 3.ny tho word ''taking'' proposed water taking on water wen "su~ and ground a'i'Ur the word "011." quality and quantity... .. "for section JOBen "and dlsd'tu'fe" f{/tt!f the word "U) how to minimiu or climinatl:: "rt!cha1"t!.. " the effect ofthc: proposed use on the groundwater recharge I function:" \() ORO CENTRE SECONDARY PLAN OFFICIAL PLAN AMENDMENT NO.iS TOWNSHIP OF ORO-MEDONTE Prepared by Meridian Planning Consultants December, 2002 Updated on September 16. 2003 File #1476 \() ~5 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT 1 PART I - THE INTRODUCTION 2 1.0 BACKGROUND 2 2.0 BASIS FOR THIS SECONDARY PLAN 2 3.0 OPPORTUNITIES AND CONSTRAINTS 4 4.0 LAND USE CONCEPT 11 PART II - THE AMENDMENT 13 E4 ORO CENTRE SECONDARY PLAN 13 E4.1 GENERAL 13 E4.1.1 Location 13 E4.1.2 Purpose 13 E4.1.3 Goals 14 E4.2 DEVELOPMENT PLAN 15 E4.2.1 Policies that apply to all designations 15 E4.2.2 Oro Centre Commercial designation 15 E4.2.3 Oro Centre Office/Industrial designation 17 E4.2.4 Oro Centre Limited Service Industrial 18 E4.2.5 Highway 11 Special Policy Area 18 E4.2.6 Environmental Protection One Designation 19 E4.2.7 Agricultural Designation 19 E4.2.8 Commercial Designation 19 E4.3 SEWER AND WATER SERVICES 19 E4.4 THE TRANSPORTATION NETWORK 22 E4.5 STORMWATER MANAGEMENT 23 E4.6 IMPLEMENT A TION 23 E4.6.1 General 23 E4.6.2 Requirements for Development Applications 24 E4.6.3 Zoning By-law 25 E4.6.4 Site Plan Control 26 E4.6.5 Subdivision Control 26 E4.6.6 Development Agreements 26 E4.7 INTERPRET A TION 27 E4.7.1 General 27 E4.7.2 Existing Land Uses 28 PART III - THE APPENDICES 29 CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the Oro Centre Planning District and statements that provide the basis for the Official Plan Amendment. Part I: The Introduction does not constitute an operative part of Amendment No. 15 to the Official Plan. Part II: The Amendment, provides the details of the Official Plan Amendment. Part II: The Amendment, including Schedule A constitutes the Secondary Plan for the Oro Centre Planning District and is the operative part of Amendment No. 15 to the Official Plan. Part III: The Appendices, provide more specific information regarding the Amendment and the details of the planning and design of the Study Area. Part III: The Appendices do not constitute an operative part of Amendment No. 15 to the Official Plan. Official Plan Amendment No, ] 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16.2003 \0 I r" -\l) PART I: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No. 15) 1.0 BACKGROUND The Oro Centre Study Area has a total area of 111 hectares (275 acres). It is centred on the intersection of Highway 11 and the 7th Line. The Study Area is divided into 34 landholdings. It is currently the site of a number of commercial, residential and institutional uses. These uses are generally located on small lots located on and directly accessed by Highway 11. The Oro-Medonte municipal office is also located in this area. The Lake Simcoe Regional Airport is located directly to the north of the Study Area, Lands to the east of the Study Area, on the north side of Highway 11, are the site of a campground. Lands to the east and on the south side of Highway 11 are the site of the Burls Creek Family Event Park, where a number of recreational and entertainment events take place. lands to the south and west of the Study Area are used for agricultural purposes. 2.0 BASIS FOR THIS SECONDARY PLAN The Oro-Medonte Official Plan has recognized Oro Centre as an important location for a variety of employment generating land uses. Policies related to economic development and, more specifically, Oro Centre, are contained within the Official Plan and provide the basis for this Secondary Plan. Economic Development to be Encouraged - It was decided by Council as part of the Official Plan Review process that economic development should be encouraged in the municipality. Below is the component of the Official Plan vision that deals with this objective: "The vast majority of the Township's residents work and shop in neighbouring Barrie and Orillia. Many jobs and dollars leave the community. Additional economic development in the Township will be encouraged by the Official Plan to reduce these outflows, provided there are no negative impacts on the natural environment, natural resources or rural character of the community or on the quality of life now enjoyed by the Township's residents. A decreased reliance on neighbouring centres to provide employment and shopping opportunities will help foster a sense of community in the Township. Additional economic activity will be encouraged by designating lands in the vicinity of the Lake Simcoe Regional Airport for industrial and commercial purposes and by permitting home occupations and home industries in the rural area." Official Plan Amendment No, 15 Township ofOro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16, 2003 2 On the basis of the above vision, the following economic development goals are contained within the Official Plan: Development resulting in an increase in economic activity in the Township shall be encouraged, provided such development does not have a negative impact on the natural environment, natural resources and rural character of the community. The role of the Lake Simcoe Regional Airport in the regional economy is to be strengthened wherever possible to stimulate local economic activity. The concentration of economic activity along Highway 11 will be encouraged and one new area for commercial and industrial development and new forms of retailing activity will be located at or near the intersection of the 7th Line and Highway 11 to take advantage of the location of the airport. Lands Designated Oro Centre Industrial/Commercial - In order to implement the above economic development goals, it was decided to designate one central area in the municipality for employment uses. On the basis of a review of potential locations along Highway 11, it was decided that the most appropriate location for such an employment area would be in Oro Centre since it is: located adjacent to the Lake Simcoe Regional Airport, which has the potential to attract commercial and industrial uses to the area; centrally located between the City's of Barrie and Orillia and as a result, has the potential of attracting uses that serve both of those markets; and, located at an interchange with Highway 11. As a result, the Study Area was designated Oro Centre Industrial/Commercial in the new Official Plan. Permitted Uses - Permitted uses in the Oro Centre Industrial/Commercial designation include: manufacturing, assembly, processing and fabrication uses; warehousing uses; research establishments; business offices and accessory retail uses; restaurants; retail stores; personal service shops; financial service establishments; Official Plan Amendment No. ] 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16, 2003 3 \ C'- fruit and vegetable markets; motels; hotels; conference centres; institutional uses such as municipal offices, places of worship and schools; recreational establishments; bus terminals and bus transfer stations; animal hospitals; and, medical clinics. Requirement for a Secondary Plan - Section 013.3 of the Official Plan requires that an Official Plan Amendment, in the form of a detailed Secondary Plan, be prepared before the development of any permitted use, or an expansion to an existing use, occurs in the Oro Centre Industrial/Commercial designation. The following matters are to be dealt with by the Secondary Plan: the form of servicing; the financial implications of both constructing and operating the servicing systems; the form of access to all lands in the Secondary Plan area; the compatibility of proposed uses with adjacent land uses outside of this area; the relationship of parking, loading and outdoor display areas in relation to Highway 11 ; the mix, location and density of proposed land uses; the phasing of development; the impacts of development on the Highway 11/7th Line and Highway 11/8th Line interchanges; the impacts of development on the natural heritage system; and, the impacts of development on the sub-watershed in the area. 3.0 OPPORTUNITIES AND CONSTRAINTS Council authorized the preparation of a Secondary Plan for the Oro Centre area in February 1998. In addition to The Planning Partnership (now Meridian Planning Consultants), a number of consultants were retained to provide advice on various aspects of the Secondary Plan, as follows: TCI Convergence was retained to provide the Township with some.ideas on potential uses; Gartner Lee was retained to provide advice on environmental issues; McCormick Rankin was retained to provide advice on transportation issues; and, Official Plan Amendment No, 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 4 \ ( C.C. Tatham & Associates was retained to provide advice on servicing and stormwater management issues. Potential Uses - TCI Convergence Limited was retained to identify the types of uses most likely to be attracted to Oro Centre in the future. In order to reach their conclusions, a number of regional stakeholders were interviewed and other communities with airports were canvassed to determine what opportunities existed in similar locations. On the basis of their findings, below are the uses that are most likely to be attracted to the area. Aviation-related businesses - At the present time, the airport is underutilized. However, with aggressive promoting and planning, many similar airports have attracted a number of aviation-related uses such as flying schools and clubs, engine repair depots, cargo depots and related office/industrial development. It is felt that such uses could be attracted to the airport itself or to lands in the vicinity of the airport in Oro Centre. Auto-related industry - With the development of the Honda plant in Alliston, Simcoe County is increasingly becoming a destination for auto-related industry. Given the location of the airport and the highway and the 'just-in-time' philosophy many auto- makers and suppliers now adopt, opportunities exist to site such uses in Oro Centre. Trucking centres - Given the location of the airport and Highway 11, an opportunity exists to attract trans-shipment facilities to the area. These facilities would warehouse goods required by Simcoe County businesses until they were needed for production. The Mount Hope airport area near Hamilton has attracted similar businesses as a result of the congestion and high cost of using Pearson Airport. Lifestyle businesses - There has been a growing trend to site 'information technology' businesses in environments such as Oro-Medonte where the quality of life is high and the character of the area is decidedly rural in nature. Recreation Centre - Given the location of Oro Centre and the growing popularity of recreational sports such as baseball and soccer, an opportunity exists to site a baseball/soccer complex in Oro Centre. Such a facility could be associated with the Burls Creek Family Event Park. At the present time, there are about 12,000 adult recreational teams playing softball in Ontario. Many of these teams participate in tournaments across Ontario, and generate a number of economic spin-offs as a result. Retail uses - At the present time, almost all Oro-Medonte residents travel to Barrie or Oriffia for most food and household items. There may be an opportunity to site local convenience uses in Oro Centre to attract both Township residents and travelers. In addition, opportunities exist to site a discount mall or potentially larger facilities in the area to attract people from the wider region to Oro Centre. Official Plan Amendment No. J 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16,2003 5 It is the Township's opinion that Oro Centre should be the preferred site of a number of higher order uses, such as hotels/motels, prestige office, commercial and institutional uses and the other uses identified by TCI Convergence. These are the types of uses that could, if properly planned and serviced, transform the Oro Centre area into a major employment area. Such an employment area would have the effect of reducing the flow of jobs and capital out of the municipality to the Cities of Barrie and Orillia, which is the intent of the Official Plan. In order to attract the above mentioned higher order uses, the area should be comprehensively planned on the basis that communal services will be available to service at least a portion of the area. Full servicing is the key to attracting the types of uses that are considered desirable for Oro Centre. The types of uses not considered desirable for Oro Centre include gas stations, drive through restaurants and donut shops, unless they were perhaps accessory to a larger principal use. On the basis of a review of the Highway 11 corridor, there are already a number of other properties in more suitable locations for these types of uses. In order to attract these higher order uses, a comprehensive marketing plan for the airport and area should be prepared. The key to this area's development is the airport and its location between the Cities of Barrie and Orillia. In order for development to occur, there is a need for a catalyst - a use that will make it attractive for other users to develop. It would be the objective of the marketing plan to attract the catalyst. Partnerships between the Township, the Airport Commission and the County of Simcoe and other municipalities will be required to aggressively promote the airport and Oro Centre. Environmental Issues - In order to ensure that new development is located where it will have little or no impact on the environment, Gartner Lee Limited was retained. Their role was to assess the significance of the area's natural features. The result of this assessment was recommendations on where development which will not adversely impact on the significant natural features of the area can occur. Their main findings are below: There are two small creek systems in the study area. All flow to the south towards Lake Simcoe. Shelswell Creek drains the majority of the Study Area. All of the creeks, with the exception of Hawkestone Creek, are considered to be warmwater streams. The watercourses in the area are recognized in the Official Plan as important aquatic habitat. As a result, all development is required to be set back a minimum of 30 metres (100 feet) from these watercourses. Efforts should also be made to rehabilitate and restore areas immediately adjacent to watercourses that have been disturbed by agricultural uses. This can occur on a site-specific basis as a condition of development approval. There are two distinct wetland areas within or adjacent to the Study Area. Some of the wetland areas have recently been classified by the Ministry of Natural Resources and do not appear on the Official Plan schedules. Official Plan Amendment No, ] 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16. 2003 6 The largest wetland in the area is the Class 5 Shelswell Creek wetland which occupies a portion of the airport lands and borders on the west end of the Study Area. A wetland is also located between the Study Area and the airport. It is recommended that development not be permitted within these wetland areas and that all development within 120 metres of any wetland be supported by an Environmental Impact Study. Transportation Issues - In order to ensure that new development can be appropriately accessed by an efficient road system, McCormick Rankin was retained. Their role was to assess existing traffic conditions and to identify constraints and opportunities. Below are their main findings: An average of almost 32,000 vehicles travel along Highway 11 every day in the study area. It is expected that this number will increase to approximately 47,000 vehicles per day by the year 2013. Both Highway 11 and the 7th line are currently operating at acceptable levels of service and can accommodate additional traffic without the need for major improvements. Major improvements to Highway 11 may be required after 2013 as a result of the projected increase in traffic. The major constraint to new development in Oro Centre is the absence of service roads. New direct entrances from Highway 11 will not be permitted. Service roads will therefore be required in each quadrant. Following the initiation of the Secondary Plan process, the Ministry of Transportation (MTO) indicated that they were in process of carrying out an assessment of all of the Provincial Highways within the County of Simcoe. The MTO is of the opinion that the study will recommend that Highway 11 be widened and that the interchanges that currently exist on the Highway be replaced. In the long term, the Ministry of Transportation has envisioned that Highway 11 through the Township of Oro-Medonte be widened from four lanes to possible six or eight lanes. New interchanges will also be established at key locations with the widening and the highway would be brought up to a full freeway with the elimination of existing direct commercial and residential access points. As well, the Ministry of Transportation anticipates that property would be required. With respect to the Highway 11/ih Line interchange, the Ministry of Transportation plans to widen the highway in this location from four lanes to possibly six or eight lanes, include a new Parc!o A-4 interchange. The ih Line interchange ramps may require widening from two lanes to four lanes to accommodated the additional traffic growth within the study area. The ultimate right of way width for Highway 11 will be determined by the Ministry of Transportation while the Concession 7 right-of-way will be approximately 26 metres. Omcia1 P1an Amendment No. ] 5 Township ofOro-Medonte Oro Centre Secondary P1an Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 20D3 7 The Ministry of Transportation has requested that the lands that will be the site of the interchange be identified in the Secondary Plan as an area where new development will not be permitted. This will allow an interchange at this location to remain viable. The proposed location of the on/off ramps has an impact on the amount and location of the lands that could be designated for development within the Secondary Plan study area. Specifically, development in the north-east quadrant of the study area is no longer possible, since .,ene_ ~f _ _ _ - { Deleted: none the ramps will be located in this area. With respect to the north-west corner, access to this quadrant will be problematic since it will be difficult to site a service road in this quadrant. The northern part of the south-west quadrant is also affected primarily by the required road widening and the proposed location of the clover leaf. The only areas that remain highly suited for development in this regard are located in the southern half of the south-west quadrant and within the south-east quadrant. Given that the timing of the improvements to Highway 11 are unknown, McCormick Rankin was requested to determine how much development could occur in the area in advance of the proposed highway improvements. Some of the main conclusions are below: 1. Background traffic on the ih Line and the flyover is expected to grow by only 1 % per year. 2. It is anticipated, for the purposes of this report, that full build-out in Oro Centre will occur in about ten years. 3. If no development was to occur in Oro Centre, increases in background traffic on Highway 11 alone would necessitate additional capacity on the highway by the year 2013. 4 The development of Oro Centre could accelerate the need for additional capacity on Highway 11 by four to five years assuming that 75% of Oro Centre was built out at that time. 5. The existing road network in Oro Centre is forecast to experience poor levels of service at build out. 6. On the basis of a sensitivity analysis, 75% of the total developable area could be developed in Oro Centre without the need for any local road network improvements. 7. If more than 75% of the total developable area in Oro Centre was developed, traffic lights would be required at the two flyover intersections. Deleted: 8, . The installation of traffic signals at the flyover intersections would not impact on the function of Highway 11,1) L__ __ __ __________ ____ _ _ _ On the basis of the above, the Secondary Plan contains provisions that will require each developer to submit traffic impact studies to the Ministry of Transportation prior to development occurring. Once proposed development triggers the need for improvements, Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16, 2003 8 those improvements would need to be carried out before additional development occurs. It is anticipated that no more than 50 to 75% of the development anticipated within the Secondary Plan Area can proceed without triggering the need for improvements. Servicing Issues - C.C. Tatham & Associates were retained to review servicing options for development in the area. Given that the key constraint to development in Oro Centre at the present time is the lack of servicing, the development of a servicing strategy to attract new development to the area is essential. Their role was to assess each of the water supply and sewage treatment options that are currently available in the study area, given environmental, spatial and financial constraints. Below is a summary of their findings: On the basis of available background information on water supply in the area, there is little potential to develop a large scale municipal water system in Oro Centre, since a significant source of groundwater has not been identified. As a result, it is recommended that a series of small communal systems be developed instead. Some of the existing wells in the study area may be incorporated into a new communal system. On the basis of the servicing constraints in the area and the desire to attract higher order uses, C.C. Tatham & Associates recommends that uses within Oro Centre could generate a maximum of about 380 m3 of sewage per day. This amount of sewage could be dealt with by one central wastewater treatment system. The preferred system would be a lagoon/spray irrigation system, however, other types of systems may also be feasible. Given the land area required for such a system (26 hectares or 64 acres), the best location for the system would be at the south end of Lot 21 in Concession 8. It should be noted that the system could be easily phased in as development occurs. However, the development of one central wastewater treatment system to service Oro Centre may not be practical, because of the cost involved in developing the system. In addition, given that the system is to be located on one property, no other properties in Oro Centre can be developed until the one property owner indicates an interest in developing his lands. Official Plan Amendment No, ] 5 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian PJanning ConsuJtants December, 2002 Updated on September] 6, 2003 9 \ UC - ,?) On the basis of the above, it was suggested that the sewage generated by the proposed uses in Oro Centre could also be dealt with by a number of smaller stand- alone systems. These smaller systems can be planned to ultimately service only a quadrant, or planned to be eventually connected to a larger central system that services the entire area. The consideration of such a servicing scheme in a smaller area would ensure that as many options as possible are open for potential developers in the Oro Centre area. Flexibility is the key to attracting the required catalyst to the area. On this basis, applications to develop lands in Oro Centre, in the absence of there being a central wastewater treatment system in place, could be considered, provided the: use was considered appropriate; use conformed with the Oro Centre vision; and, servicing system will either be abandoned or form part of a larger communal system servicing in Oro Centre as development occurs. The MOE, in a letter dated August 10, 2001 supported this concept. The policies dealing with servicing are found in Section E4.3 of the Secondary Plan. Official Plan Amendment No. ] 5 Township ofOro-Medonte Om Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 10 4.0 LAND USE CONCEPT On the basis of the above supporting information, below are the main elements of the land use plan: Given that the Study Area is focused on an interchange. it is the intent of the Secondary Plan to direct the 'high profile' uses to the lands in the vicinity of the interchange. These 'high profile' uses include hotels, motels, convention centres, office uses and retail stores. These lands are expected to be serviced with communal water and sewer services and are designated either 'Commercial' or 'Office/Industrial'. Approximately 4.1 hectares (10.3 acres) is proposed to be designated 'Commercial' and 35 hectares (87.6 acres) are proposed to be designated 'Office/lndustrial' . The remainder of the lands available/suitable for development in the Study Area will be set aside for industrial uses which use little or no water and generate minimal amounts of effluent. These lands will be designated 'Limited Service Industrial'. The development of buildings and structures in this designation will be discouraged. Examples of industrial uses in this area would be outdoor storage uses, trucking terminals and other similar uses. Examples of open space uses include baseball and soccer fields. It is not expected that these lands would be serviced by communal water or sewer services. The lands that are to be the site of the Highway 111ih Line interchange have been set aside and placed in a special designation in the Secondary Plan. Over time, it is anticipated that existing uses within this designation will disappear. However, until such time as the Ministry of Transportation requires/acquires the affected properties, existing uses will be permitted to continue to exist. The total amount of land within the special policy area is 28.8 hectares (71.2 acres). Of the remaining lands, 3.5 hectares (8.8 acres) is proposed to be designated Agricultural to recognize their limited developability. An additional 1.1 hectares (2.8 acres) on the west side of Shelswell Creek is proposed to be designated Commercial, to recognize two existing commercial uses. Lastly, about 4.9 hectares (12.2 acres) is proposed to be placed in the Environmental Protection designation. Official Plan Amendment No, 15 Township ofOro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning ConsuJtants December, 2002 Updated on SePtember 16,2003 11 On the basis of the above, the land use distribution is as follows: Ore Centre Commercial Oro Centre Office/Industrial Oro Centre Limited Service Industrial Environmental Protection Highway 11 Special Policy Area Commercial Agricultural 4.1 ha (10.3 acres); 35.0 ha (87.6 acres); 34.2 ha (84.7 acres); 4.9 ha (12.2 acres); 28.8 ha (71.2 acres); 1.1 ha (2.8 acres); 3.5 ha (8.8 acres); TOTAL 111.0 ha (275 acres) Official Plan Amendment No. ] 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16,2003 12 PART II: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 15) ITEM 1: Section 013 of the Oro-Medonte Official Plan is deleted and Section D14 of the Oro-Medonte Official Plan is re-numbered as Section 013. ITEM 2: All references of the Oro-Centre Industrial Commercial designation on the schedules to this Plan are deleted and the desiqnations set out in Schedule A to this Amendment are added. ITEM 3: Section C1.13 is deleted and Section C1.14 is re-numbered as Section C1.13.aT1d 9 new _---{Deleted:, Section C2.3.4 is added as set out below: C2.4 Oro Centre Secondary Plan The Oro Centre Secondary Plan area applies to approximately 110 hectares of land at the intersection of the 7~h _ Linea.ncJ _ Hig~way _ 11. This a!ea is in!encJEJd to be the m9in _ _ - -{ Formatted employment/retail area in the Township. I ITEM 4: A new Section, Sectionli::: _O!Q .95'~t!~ ~EJc.9~cJ.a!~ E'I.?~ is_a_d.cJEJcJ. ~o_t~EJ Q~o::~EJcJo!l!e_ Qf!i~i,:!l_ _ _ - -{ Deleted: E4 Plan, as set out below: E5 ORO CENTRE SECONDARY PLAN _ - { Deleted: 4 ~----------------------------------------------------------------~- E~! _ _ _ ~..EN_E.RAL --- -- --- --- ------- ______ __---{Deleted:4 E~!._1_ Location _ ,_ _ _ _ -' { Deleted: 4 -- ---- ---- - -- --- -- - --- -------- ------- ---- The boundaries of the Oro Centre Secondary Plan Area are outlined on Schedule 'A'. I E~!..2_ !,~!~~~e_ _ _ ------- ------ -- --- --- - _ _ - { Deleted: 4 The purpose of this Plan is to establish a detailed development concept for infrastructure and land use in the Oro Centre Secondary Plan Area. More specifically, it is the intent of this Plan to: a) Establish the most appropriate mix of land uses that recognizes this unique location in the Township. b) Ensure that adequate and economical transportation networks are possible, and that the transportation network is adequately supported by the proposed development pattern . Official Plan Amendment No, ] 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16,2003 13 c) Ensure that adequate and economical service infrastructure networks are possible to serve the anticipated development and that they can be phased in a way that is affordable. d) Ensure that appropriate Secondary Plan policies (including phasing policies) are in place to clearly and effectively guide the future development within the Secondary Plan Area. I E~!.~_ _ Goals -------- -------- --- ______ __ ____----{Deleted:4 ------ Land Use a) To facilitate the development and redevelopment of Ora Centre in a comprehensive and progressive manner. b) To promote the evolution and growth of Oro Centre as a focal point of employment generating development and redevelopment according t04his E>1?!1._ _ _ _ _ _ _ _ _ _ - - - Deleted: the policies of the Oro- Medonte Official c) To ensure that the land uses developed within Oro Centre will complement and contribute to the vitality of the entire Township. Urban Design a) To encourage interesting and innovative urban design and built form, wherever feasible and appropriate. b) To ensure that neighbouring developments are physically compatible and respect existing conditions. c) To establish and confirm the details of new development and redevelopment through the preparation of implementing plans of subdivision or condominium, zoning by-laws, site plans and development agreements. d) To protect the ecological health and integrity of existing stream corridors and wetlands. Transportation a) To establish a road system that provides high levels of accessibility and mobility to all users including automobiles and trucks and which operates at satisfactory levels of safety, efficiency and reliability. b) To plan well in advance, in cooperation with the Province, for capital expenditures to ensure that infrastructure improvements are carried out at the appropriate time to promote the development of Oro Centre. Official Plan Amendment No, 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16,2003 14 ~~JO c) To reserve and protect future roadway rights-of-way and interchange locations. Water, Stormwater and Sewer Services a) To plan for the improvement and/or extension of water, storm water and sewer services to accommodate development as it occurs throughout Oro Centre. b) To ensure that the long-term objectives of the Township in establishing a communal servicing system within Oro Centre are maintained and protected, while allowing individual projects to proceed in a compatible and timely manner. c) To provide for a system of storm water management that will be designed to protect lands and receiving waters within and outside Oro Centre from the detrimental effects resulting from increased levels and rates of runoff. DEVELOPMENT PLAN ~ ~ / -{ Deleted: 4 E~~.1 ~~~i~~e_s_ th~! ~pp~~!~ ~II Desi~!,atio!,~ -- - - ---------- - ------ _ _ - --{ Deleted: 4 a) Oro Centre is intended to become a mixed-use area, focused on employment generating land uses. The policies of this Section of the Plan refer to Schedule 'A', which identifies the land use designations. b) This Secondary Plan includes the following land use designations: i) 'Oro Centre Commercial'; ii) 'Oro Centre Office/lndustrial'; iii) 'Oro Centre Limited Service Industrial'; iv) Highway 11 Special Policy Area; v) Agricultural; vi) Commercial; and, vii) 'Environmental Protectiol"\qn_~ - - - - - - - - - - - - - - -"::: = 1 ::::::: ' Lot sizes, building heights and density limits shall be established on a site specific basis and implemented in the zoning by-law, after consideration by the Township of: c) Official Plan Amendment No. ] 5 Township ofOro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 ]5 i) the long-term and interim servicing requirements of the proposed use or uses; ii) the parking requirements of the proposed use or uses; and, iii) development compatibility with any existing or proposed adjacent use or uses in terms of height, density and built form. d) Built form policies will be implemented through the implementing zoning by-laws and through site plan control. Built form policies include: i) All buildings should be designed to front on adjacent streets, including Highway 11. In instances where through lots are provided, buildings shall be designed so that all elevations facing a street present a 'front' elevation; ii) Loading areas are not appropriate in any yard facing a street or Highway 11, unless they can be adequately screened from view, to the satisfaction of the Township; and, iii) Parking lots should be carefully sited to avoid unattractive parking lot views from Highway 11 and the 7th Line. e) Oro Centre will be developed over a number of years. The review of all applications for development within Oro Centre shall ensure the most efficient and economical use of existing and proposed infrastructure. As such, all new development must contribute to, or can be appropriately integrated within the logical sequence of con- struction of all required sewer, water, storm water and transportation facilities. f) No use that is likely to cause air pollution, odour or excessive noise shall be permitted. g) Sewer and water infrastructure and storm water management facilities are permitted in any land use designation except the 'Environmental Protection' designation. ~~} \ E9,.2.2 _ ~-"~ ~_e_n..tr~ ~~!11_I11~~c~~I_I:)~~i~!,~!i~!, _ --------- _ _ _ - - i Deleted: 4 a) It is the intent of this Secondary Plan that a broad range of commercial retail and business office uses be permitted within the 'Oro Centre Commercial' designation, taking advantage of the high visibility and accessibility offered by Highway 11 and the ih Line. b) Development within the 'Oro Centre Commercial' designation shall be visually attractive frorn Highway 11 and will set the tone for the high quality image of Oro Centre. Official Plan Amendment No, 15 Township ofOre-Medonte Ore Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16.2003 16 ( "'.. c) Permitted uses in the 'Oro Centre Commercial' designation include: i) business offices and accessory retail uses; ii) retail stores; iii) personal service shops; iv) financial service establishments; v) fruit and vegetable markets; vi) motels; vii) hotels; viii) conference centres; ix) recreational establishments; x) bus terminals and bus transfer stations; xi) animal hospitals; and, xii) medical clinics. d) Restaurants and nightclubs are permitted as an accessory use to a hotel, motel, conference centre or recreational establishment. Stand-alone restaurants may also be permitted, provided they are a component of a comprehensively-planned development with a combination of permitted uses. e) No outdoor storage shall be permitted within the 'Oro Centre Commercial' designation. E~~.~ _ _ _ ~ro ~_e_n~,:~ ~ffi~~/h~d_u_st,:i~1 l)e~iJJ!,~!i~!, _ -- ---- --- - _ _ _ _ - --{ Deleted: 4 a) It is the intent of this Secondary Plan to establish a substantial inventory of land that can be used for a wide variety of office and industrial land uses that will generate employment opportunities within the Township, b) Development within the 'Oro Centre Officellndustrial' designation that is adjacent to Highway 11 or the th Line shall be visually attractive and will contribute to the high quality image of Oro Centre. c) Permitted uses in the 'Oro Centre Officellndustrial' designation include: Official Plan Amendment No. ] 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 ]7 i) manufacturing, assernbly, processing and fabrication uses; ii) warehousing uses; jji) research establishments; iv) business offices; v) institutional uses such as places of worship; and, vi) outdoor storage uses. d) Accessory retail uses shall also be permitted, provided the retail component of the use does not exceed 25% of the gross floor area. e) All outdoor storage areas shall be adequately screened from adjacent roadways. E!?,.~.4_ _ _ ~!O Ce_n~,:~ L~~i~~c.! ~~~i~~ _lnd~s~~a_l_ _ _ ------ _____ __-lDeleted:4 a) It is the intent of this Secondary Plan to designate areas that ~I")C)t _ b_e _ ~ervjc.e.9 _ _ _ - -{ Deleted: may with municipal or communal water/sewage services but that nonetheless can be used for industrial uses that will contribute to the economic health of the Township. b) Permitted uses in the 'Lirnited Service Industrial' designation are limited to outdoor storage uses, trucking terminals and similar industrial uses. It is intended that the lands in this designation be primarily used for land extensive uses. The development of buildings in this designation will be discouraged and the implementing zoning by- law shall contain restrictions controlling the amount of building that can be developed on a lot. c) All outdoor storage areas shall be adequately screened from adjacent roadways. d) Outdoor recreational uses such as baseball fields and soccer fields are also permitted. E!?,.~.5_ _ _ ~~Qhw;!l~.:'.:' ~~~c.i;!lI_~~Ii~)'. A!e~ - - _. - - - - -------- --- _ _ _ _ - - -{ Deleted: 4 a) It is the intent of this Secondary Plan to ensure that lands required by the Ministry of Transportation for their Highway network be identified and protected from future incompatible development. b) It is recognized that a number of existing uses were located in the Highway 11 Special Policy Area on the date that this Secondary Plan was approved. It is a policy of this Secondary Plan that these existing uses be recognized as legal non- Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 18 conforming uses by the Township. Such uses shall be subject to Section E4.7.2 (Existing Land Uses) of the Official Plan. c) The development of new buildings, structures or uses on lands within this designatio!,\_ _ - - -{ Deleted: is not penmitted may be permitted. provided an Amendment to this Plan confirminq the land use approved. subiect to the comments of the Ministrv of Transportation. Minor additions to existing buildings may be considered, subject to the approval of the Ministry of Transportatiol"\. without the ne3ed to amend this Plan, _ _ _ _ _ _ _ _ _ _ _ _ - - -{ Deleted: , ---- - -------- _ _ _ _ _ _ - --{ Deleted: 4 E~~..!:i _ _ ~nvi!~~,!,.!'!n~~1 ~r_o.te~~~n ~n_e_l:)!si!J!,!,!i~n a) It is the intent of this Secondary Plan that all lands designated 'Environmental Protection One' shall be subject to the permitted uses and policies of Section 01 of the Ora-Medonte Official Plan. --.--.------- - --{ Deleted: 4 -------- ------------ I E~~.! _ _ ~!J!icu!t.!_'!~I}~~si9~~!i~~ __ _ __ _ _ _ _ _ a) It is the intent of this Secondary Plan that all lands designated 'Agricultural' shall be subject to the permitted uses and policies of Section D2 (Agricultural) of the Ora- Medonte Official Plan. E~~.~_ _ _ ~o!'!.,!,er:.cia~ 1:)!~ijJ!,!,!i~n ----------- - -------- -------- _ - --{ Deleted: 4 a) It is the intent of this Secondary Plan that all lands designated 'Commercial' shall be subject to the permitted uses and policies of Section 08 (Commercial) of the Oro- Medonte Official Plan. E!.3 SEWER AND WATER SERVICES _ _-{ Deleted: 4 While it is the intent of the Township that most of the new development will be provided with communal water and sewage treatment facilities, it is recognized that to start the initial phases of development, smaller stand-alone systems may be appropriate and feasible. Therefore, in the absence of communal servicing, stand-alone systems may be considered to service uses in the 'Oro Centre Commercial' and 'Oro Centre Office/Industrial' designations provided that the Township is satisfied that: i) the use conforms to the designation provided in this Secondary Plan; ii) the proposed servicing system is economical to operate and has no adverse impact on the environment; and, Official Plan Amendment No. 15 Township ofOro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 19 iii) the proposed servicing system will either be properly abandoned or form part of a larger communal system servicing Oro Centre as development occurs. a) Under no circumstances will the Township approve development on the basis of a servicing strategy that precludes the establishment of a comprehensive communal servicing system in Oro Centre in the future. b) The development of any new use in the 'Oro Centre Commercial' and 'Oro Centre Officellndustrial' designations shall be contingent on the preparation and the approval of a servicing strategy for the quadrant in which the proposed use is located. It is recognized that, as a result of the plans of the Province of Ontario to widen and upgrade the Highway 11, three of the four quadrants are capable of being developed. The strategy will have to consider the maximum amount of sewage that could be generated in the quadrant and will have to recognize that the maximum amount of effluent that can be generated in the Secondary Plan Area is approximately 380m3 of sewage per day, given current knowledge. The boundaries between the 'Oro Centre Limited Service Industrial' and the 'Oro Centre Commercial' and 'Oro Centre Office/Industrial' designations is considered to be flexible for the purposes of the strategy. c) Any servicing strategy must take into account the previously approved strategies and aim for a master servicing arrangernent for Oro Centre. In addition, the servicing strategy must consider the impacts of development, from a servicing perspective, on the other areas set aside for development. The servicing strategy shall also consider the functional servicing relationships between quadrants to determine how services/facilities that may be connected later on can be designed to be as adaptable as possible. d) If a private sewage system is deemed to be desirable and feasible for the first use in a quadrant, the sewage treatment system must either be the first stage of a communal system that facilitates future expansion or a self sufficient private system that will be abandoned when a communal system is established in the future. If the system is intended to be abandoned in the future once a communal system is established elsewhere, the Township will require the proponent to contribute financially to the establishment of a larger system through agreement. e) In order to ensure that a number of 'interim' servicing schemes are not established, it shall be a policy of this Plan that when the second development proceeds, a communal facility must be established which is designed to accommodate all development in the quadrant. The first development must be incorporated into the communal facility at this time. It is recognized that the conversion of a stand-alone system into a system servicing more than one use may be subject to the requirements of the Environmental Assessment Act. In this case the proponent would be responsible to implement the necessary process under the Class EA. Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 20 \ r "", f) The servicing strategy must also recognize that a reasonable amount of servicing capacity should be assigned to each quadrant, with the amount of capacity being generally related to the land area in the quadrant. which is net of roads, other infrastructure and environmental protection areas. This will ensure that all of the servicing capacity is not taken up in one quadrant. g) The development of any new use in the Secondary Plan Area shall be supported by a water resource management report. The purpose of such a report is to investigate the impacts of any proposed water taking and means of sewaQe disposal on water quality and quantity and provide recommendations on: i) how to maintain or enhance the natural hydrological characteristics of the water resource; ii) how to minimize or eliminate the effect of the proposed use on the groundwater recharge and discharge function~; iii) how to minimize or eliminate the effect of the proposed use on the quality and quantity of drinking water in adjacent private and municipal wells; iv) how to maintain or enhance sensitive groundwater recharge/discharge areas, aquifers and headwater areas; v) whether it is required to monitor water budgets for groundwater aquifers and surface water features; and, vi) how to ensure that the quality of the watercourses affected by the development are maintained. h) It is the intent of this Secondary Plan that uses in 'Oro Centre Limited Service Industrial' designation generate a minimal amount of effluent. On this basis, any application for development in this area must be supported by a hydrogeological assessment which confirms that a minimal amount of water and effluent will be generated. The assessment must also identify the impacts of the proposed use on the ability of the uses within the 'Oro Centre Commercial' and 'Oro Centre Office/Commercial' designation to be serviced by full communal water and sewer services. Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16,2003 21 - ~l E5.4 THE TRANSPORTATION NETWORK / / { Deleted: 4 ~------------------------------------------------------------------ a) It is the intent of the Township to ensure that the road system operates safely, efficiently and reliably. b) The road system must be developed in a cost-effective manner. Infrastructure should be affordable and funded through municipal taxes, development charges and/or other appropriate means. c) Schedule 'A' identifies the existing and ultimate road network. The right-of-way widths for the various roads within Oro Centre are generally as follows: i) Highway 11 - To be determined by the Ministry of Transportation; ii) 7th Line - 26 metres; and, iii) Service Roads - 20 to 26 metres. d) The exact location and configuration of the proposed service roads will be determined during the development approval process. e) All new road allowances shall be dedicated to the municipality during the development approval process. f) The timing of the improvements to Highway 11 contemplated by the Ministry of Transportation were unknown at the time this Secondary Plan was approved. The Province will be responsible for the upgrading of Highway 11. The Province and the Township will share in the cost of the upgrade to the 7th Line interchange based on benefiting needs. At the time this Secondary Plan was approved, a cost sharing agreement between the Province and the Township had not been established. Such an agreement, which specified the responsibilities of the Province and the Township and stipulating the trigger for required improvement will be required before any development proceeds in Oro Centre and before any of the lands are zoned to permit development. With respect to access to abutting properties, there will be a need for agreements between the Province, the Township and developers respecting individual access by a service road to abutting properties. g) All new uses will be directly accessed by service roads. Interim entrances to the 7'h Line may be permitted in advance of service road construction, subject to the approval of the Ministry of Transportation. Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16,2003 22 \tJ c 1\ . c/ E5.5 STORMWATER MANAGEMENT ,,{ Deleted: 4 ~-----------------------------------------------------------------~ All commercial, industrial and institutional development proposals shall be supported by a Storm water Management (SWM) report, The content and depth of the SWM report shall be determined when the development is proposed. It will be one of the objectives to show how the runoff from development will be managed to maintain or improve the receiving watercourse and its ecological functions. The SWM Report shall be prepared by a qualified professional to the satisfaction of the Township and the appropriate agencies and be prepared in accordance with The Storm water Management Practices Planning and Design Manual (1994) or its successor and shall: a) provide recommendations on a storm water quantity system which ensures that post- development run-off rates will not be greater than the pre-development run-off rates for storms up to and including the 1 :100 year storm event; b) document the possible impacts of development on watershed flow regimes including their interconnection with groundwater resources; c) provide recommendations on how to maintain pre-development water quality and improve the quality of run-off where appropriate; d) determine and describe the necessary measures required to be undertaken during construction to mitigate the potential negative impact of development. All storm water management facilities in a Plan of Subdivision shall be placed in the Environmental Protection Zone in the implementing zoning by-law to reflect the potential for these lands to be flooded and to ensure that their intended use is recognized. Stormwater management facilities for condominium developments and other large single uses may be privately owned and maintained. Agreements with the municipality may be required as a condition of approval, to provide for their continued maintenance. IMPLEMENTATION E~~..1_ _ _ ~~!I~!~I - ---- - ------ ------ a) This Plan shall be implemented through, but not be limited to, the following measures pursuant to the appropriate sections of the Planning Act and the Development Charges Act: i) the processing of individual draft plans of subdivision/condominium, part lot control exemptions and consents; Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16. 2003 23 , _ ' { Deleted: 4 _ _ - { Deleted: 4 \ \ ii) the enactment of zoning by-laws; iii) the preparation and approval of site plans in accordance with the policies of this Plan, including the execution of site development agreements; iv) the use of holding zone provisions; v) the dedication of parkland or cash-in-lieuof parkland; and, vi) the enactment of an area-specific development charge by-law. E~~.~_ _ _ ~~9~~r!~_e_n~!> !~~ ~!velop!,!C\!.n_t _~~~I~ca_t~o_n_s_ _ _ _ _ _ _ - --{ Deleted: 4 ----- ----------- a) In evaluating development applications throughout Oro Centre, the Township shall consider: i) the adequacy of proposed parking areas and access points and the impact of the proposed use on the operation of Highway 11; ii) the traffic impacts on adjacent existing and/or approved land uses; iii) the availability of a water supply and appropriate interim or communal sewer services; iv) the suitability of the proposed storm water management facilities; and, v) the degree of compatibility with adjacent existing andlor approved land uses in proximity to the proposed use. b) Prior to the approval of any development application, the Township may require the preparation of any or all of the following studies: i) a traffic im pact study; ii) a storm water management plan; iii) a master servicing study; iv) a master development and phasing plan; v) a landscape master plan; vi) an archaeological survey of the lands; and/or, vii) a comprehensive site plan dealing with some or all of the following matters: Official Plan Amendment No, 15 Township ofOro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16.2003 24 the height and massing of buildings; the distribution of uses and densities; the vehicular circulation network; and, signage, streetscape amenity elements and lighting. E~t).~_ _ _ ~~~~n_g_ ~~-Ia~ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ __ _ _ _ _ _ __ _ - -{ Deleted: 4 a) Zoning for Oro Centre will be established in response to individual development applications. As such, and where required, all new development shall proceed by way of site specific zoning amendments. b) The Township may designate a holding zone with the prefix 'H' and specify the future uses of these lands that, at the present time, are considered premature or inappropriate for development for anyone or more of the following reasons: i) community services and facilities such as the proposed sewage treatment facilities, stormwater management facilities and water supply are insufficient to serve the proposed development or are inappropriate based on the policies of this Plan; ii) transportation facilities are inadequate or inappropriate based on anticipated traffic; iii) the number and/or location of access points to the site are inadequate and incapable of functioning safely and efficiently; iv) where development relies upon other matters occurring first, such as the consolidation of land ownership, to ensure the orderly development of the project and/or the securing of funding for infrastructure, services or outstanding application processing fees; v) supporting studies as required on matters related to traffic, soils, protection of any site features, environmental constraints or design features prior to development approval; and, vi) removal of the 'H' prefix will depend on meeting the specific conditions as identified by Council within the holding zone by-law. E~t).~_ _ _ !>!t~ Pla~ Co"-t!~I_ _ ------~~--- ------- - ------ Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 _ _ - -{ Deleted: 4 25 All lands within Oro Centre shall be subject to Site Plan Control. E~~..!i_ _ _ S~~~i-,,!~ion _~~n_tr~l_ -------- - -- -- ---- --- a) Subdivision Control encompasses draft plan of subdivisionlcondominium, consents and part lot control exemptions. b) Plans of subdivision/condominium shall only be recommended for approval which: i) conform with the policies and designations of this Plan; ii) can be provided with adequate services and facilities as required by the policies of this Plan; and, iii) are not premature and are in the best interest of the municipality. c) Subdivision of land shall generally take place by plan of subdivision/condominium. Consents shall only be permitted: i) for technical or legal purposes; or, ii) where the municipality is satisfied that the consent will not prejudice the ultimate subdivision of land or the principles set out in this Plan and the Township's land use policy. d) Part Lot Control exemptions shall generally be permitted for technical or legal purposes, such as the creation of easements and rights-of-way. Where used to create lots, Council shall be satisfied that all necessary agreements are in place to ensure that appropriate development occurs and that the municipal interest is protected. I E~~.~ _ _ pev~~op_~4!'!t)~9r_e_e_m4!'!ts _ _ _ _ _ ^'?J\ _ _ - -( Deleted: 4 -------- -- - _ _ _ _ _ - - i Deleted: 4 a) Development Agreements based on the policies of this Plan and the findings of any other studies deemed necessary by the Township, shall be entered into by the bene- fiting parties and approved by the Township as a condition of the approval of development applications. b) Such agreements shall ensure that the necessary approvals and the required contributions of funds, lands and commitments for services will be in place and opera- tive prior to, or coincident with occupancy and use of land. Items which may be addressed in the Development Agreements include: i) open space and environmental features; OfticiaJ Plan Amendment No. J 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September J 6, 2003 26 ii) water supply; iii) wastewater collection; iv) storm water management; v) road infrastructure improvements; vi) road right-of-way dedications; and, vii) other utilities. c) If difficulties or undue delays are encountered with respect to the preparation of the required Development Agreements among two or more proponents, the Township may be requested to attempt to resolve such difficulties or delays. Where resolution of such problems is not deemed feasible by the Township or is not possible even with the Township's intervention, the Township may approve alternative mechanisms to satisfy the intent of the applicable policy. ES.7 -..iI( _ _ _ INTERPRETATION - - - --- -- I E~?:.1 General --------- ------------------ -- ------- ---- ----- -- --- a) This Plan is a statement of policy. It is intended as a guide to the development of Oro Centre. Some flexibility in interpretation is permitted, provided the general intent of the goals and policies of this Plan are maintained. b) The various items identified on Schedules 'A' are intended to show general areas and the boundaries are flexible and may vary without Amendment to the Plan, except where designations are established by fixed boundaries such as river valleys and roads or where specifically stated to be fixed in the policies of this Plan. c) Where lists or examples of permitted uses are provided, they are intended to indicate the possible range and type of uses that are to be considered. Specific uses not listed, but considered by the Township to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use and recognized in the implementing zoning by-law. d) Minor variations from numerical requirements in the Plan may be permitted without an Amendment provided that the general intent of the Plan is maintained. Official Pian Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on SePtember 16.2003 27 / / -( Deleted: 4 _ _ - { Deleted: 4 I E~ 7.~ _ _ ~x!s_t!n_g_ ~~'!C! ~~!t~ _ _ _ _ _ _ _ _ - - ------ -- --------- - ---- - a) Existing land uses throughout Oro Centre are expected to continue to exist in the short to mid-term, and in some cases, in the long-term. Therefore, uses that existed prior to the approval of this Plan, and which do not conform with the land use policies of this Secondary Plan, shall be deemed to be legal non-conforming uses. b) Minor extensions or expansions of such uses shall be permitted without Amendment to this Plan, provided that the intent of this Plan is not compromised and the tests prescribed below are met. In consideration of such matters particular attention shall be given to ensuring that: i) the desire for communal water and sewage treatment facilities is not compromised or precluded in the long-term by the expansion or change; ii) the road pattern envisioned by this Plan is not compromised or precluded in the long-term by the expansion or change; iii) the expansion or change improves an existing and identified problem. iv) that the proposed expansion or enlargement of the existing use shall not unduly aggravate the situation created by the existence of the use, especially in regard to the requirements of the zoning by-law; v) that the characteristics of the existing use and the extension or enlargement shall be examined with regard to noise, vibration, fumes, smoke, dust, odour, lighting, parking and traffic generation; vi) that the neighbouring uses will be protected where necessary by the provisions for landscaping, buffering or screening, devices and measures to reduce nuisances and, where necessary, by regulations for alleviating adverse effects caused by outside storage, lighting or advertising signs; vii) provisions and regulations that may be applied to the proposed extension or enlargement are extended , where feasible, to the existing use in order to improve its compatibility with the surrounding area; and, vii) that in all cases where an existing use seriously affects the amenity of the surrounding area, consideration shall be given to the possibility of ameliorating such conditions, as a condition of approving an application for extension or enlargement of the existing use, especially where public health and welfare are directly affected. OfficiaJ Plan Amendment No. J 5 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September J 6. 2003 28 _ _ - { Deleted: 4 /"" PART III: THE APPENDICES (this is not an operative part of Official Plan Amendment No. 15) Official Plan Amendment No, 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 Updated on September 16, 2003 29 i __.....-_....-.........M'...................-.... ,.._......_...--...;...'j...,...-......~;"" ,...............--..................' TOWNSHIP OF ORO..MEDONTE ORO..CENTRE SECONDARY PLAN SCHEDULE oAt @ \~G)tl. l ;j" Scale 1:5000 /! (no! ~ 5111vey) r"""'"'"'"'"''"'"''''"''"] LEGEND Om Centre Commercial Oro Centre Office/Industrial Oro Centre Limited Service Industrial Environmental Protection Highway 11 Special Policy Area Commercial Agllcultural ':>;MElm.lIAW1 ':: ::: kN"''>>'t\C:(IH~.t.T...,r,T,I!~. 12I1:m1