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10 02 2019 2019-ZBA-18 Hang Gao & Xu HanNotice of Receipt of a Complete Application Notice of Particulars and Public Access T„„,h„ Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte 2019-ZBA-18 (Hang Gao & Xu Han) Take notice that the Township of Oro-Medonte deemed the following application to amend Zoning By-law 97-95, as amended, a "Complete" Application pursuant to the Planning Acton the 30th day of August, 2019. Take notice that the Development Services Committee of the Township of Oro- Medonte will hold a Public Meeting on October 2, 2019 at 5:30 p.m. in the Municipal Council Chambers. The purpose of the Public Meeting is to notify the public and to obtain public comments on a proposed Amendment to the Zoning By-law. The subject lands are described as located in the West Part of Lot 21, Concession 12 (Oro), in the Township of Oro-Medonte. A key map illustrating the location of the subject lands, and a copy of the applicants site plan including the lands to be rezoned are included with this notice. The purpose and effect of the proposed Zoning By-law Amendment is to permit a commercial development proposed to consist of: • Convenince store and coffee shop with drive-thru window; • Gas pumps, electric vehicle charging stations and canopy; • Pharmacy and retail stores; and • Dog park. Any person may attend the public meeting and/or make written or verbal representation either in support of, or in opposition to, the proposed Zoning By-law Amendment. Written comments by any person unable to attend the meeting should be mailed/faxed/e-mailed to the Director, Development Services, The Corporation of the Township of Oro- Medonte to be received no later than 12:00 p.m. noon on October 2, 2019. Please ensure that you include your name and address so that you may be contacted if necessary. If a person or public body does not make oral submissions at the public meeting or make written submissions to the Director, Development Services, The Corporation of the Township of Oro-Medonte before the proposed Zoning By-law Amendment is passed or refused, the person or public body is not entitled to appeal the decision of the Council of the Township of Oro-Medonte to the Local Planning Appeal Tribunal and may not be added as a party to the hearing of an appeal before the Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so. The application is part of the public record and is available to the public for viewing/inspection between 8:30 a.m. and 4:30 p.m. at the Township of Oro-Medonte Administration Building and available on the Township's website www.oro- medonte.ca. Any person wishing further information or clarification with regard to the application or to arrange to inspect the application should contact the Planning Division at 705-487-2171. Individuals who submit letters and other information to Council and its advisory bodies should be aware that all information, including contact information, contained within their communications may become part of the public record and may be made available through the agenda process which includes publication on the Township's website. If you wish to be notified of the decision of the Township of Oro-Medonte in respect to the proposed Zoning By-law Amendment, you must make a written request. Written submissions should be directed to Township of Oro-Medonte 148 Line 7 South Oro-Medonte, Ontario LOL 2E0 Attn: Andria Leigh, Director, Development Services E-mail: planning@oro-medonte.ca Phone: 705-487-2171 Fax: 705-487-0133 Dated at the Township of Oro-Medonte this 12t1 day of September, 2019. Location Map �/„ Subjed Lands Lands Proposed to@Re-_w Applicant's Site mn - §��- : 6 > 7!\ !� ! !¢ � .]\ ! JL— ( ,\. � �� ¢• ` $| ]� ,[ �|! , ^\ - -- — �.----= From: Gooding, Nicholas <ngoodinz@scdsb.on.ca> Sent: Friday, September 20, 2019 10:22 AM To: Witlib, Derek <dwitlib@oro-medonte.ca> Subject: RE: Notices Public Meeting/Hearing (Gao & Han) 2019-ZBA-18 & 2019-13-17 Thanks Derek. SCDSB has no comments regarding this application. Regards, Nick Nick Gooding, BES Planner, Planning & Enrolment Simcoe County District School Board 1170 Highway 26, Midhurst, Ontario, Canada L9X 1 N6 From: Iwona.Lipowski@HydroOne.com <Iwona.Lipowski@HydroOne.com> Sent: Tuesday, September 24, 2019 11:54 AM To: Falconi, Teresa <tfalconi@oro-medonte.ca> Subject: Oro-Medonte - 1667 Ridge Rd - 2019-13-17 Hello, We are in receipt of your Application for Consent, 2019-13-17 dated September, 2019. We have reviewed the documents concerning the noted Application and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's 'High Voltage Facilities and Corridor Lands' only. For proposals affecting 'Low Voltage Distribution Facilities' please consult your local area Distribution Supplier. To confirm if Hydro One is your local distributor please follow the following link: http://www.hydroone.com/StormCenter3/ Please select " Search" and locate address in question by entering the address or by zooming in and out of the map ?Q de MENU HELP SEARCH hydrgne Customers Affected: 0 >5000 0 501-5000 0 51-500 0 21.50 O <=20 0 Multiple ® Crew — service Area „ V Ottaw Montreal O 417 ® a AV i IW (its a 4 , © 0413 Kawanha v 4ee LaReS 0 ° Peter rough tY Kin Belleville e• ° `5 W Edwar�� t7aleroan • 40 O dram Toronto V7 ' 0 an"' • Kitcoe ssissauga� G . a lltOn v0 �¢ ° 0 Rochester y -hr ... _ .. W dau m9mo cone. If Hydro One is your local area Distribution Supplier, please contact Customer Service at 1-888-664-9376 or e-mail CustomerCommunications@HvdroOne.com to be connected to your Local Operations Centre Please let me know if you have any questions or concerns. Thank you, Dennis De Rango Specialized Services Team Lead, Real Estate Department Hydro One Networks Inc. Tel: (905)946-6237 Email: Dennis.DeRango@HydroOne.com Lake Simcoe Region conservation authority www. LSRCA. on.ca Sent by E-mail: akaraiskakis�7a oro-medonte.ca September 26, 2019 File No: 2019-B-7 IMS File No.: CO -301586-091619 Andy Karaiskakis Secretary -Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON LOL 2E0 Dear Mrs. Karaiskakis: Re: Consent Application 114 Line 11 South (Part of Lot 21, Concession 12) Township of Oro-Medonte Thank you for circulating the Lake Simcoe Region Conservation Authority (LSRCA) on the above noted Consent application. We understand that the purpose and effect of this application is to permit the construction of an accessory building being located in the front yard and exterior side yard. It is noted that a concurrent Zoning By- law Amendment is required to remove the holding provision from the subject lands and expand the zone boundaries of the General Commercial (GC) zone on the property to an extent where the proposed development can be appropriately accommodated. The LSRCA has reviewed the applications in context of the Provincial Policy Statement (PPS), the Growth Plan (2017), Lake Simcoe Protection Plan (LSPP), and Ontario Regulation 179/06 under the Conservation Authorities Act. Current environmental mapping shows that the subject property is partially within an area governed by Ontario Regulation 179/06 under the Conservation Authorities Act. This is representative of the associated flood hazard of the watercourse (Hawkestone Creek). The provided materials indicate the proposed location of the buildings will be located outside of the flood hazard area. A portion of the stormwater facility is being proposed within the flood hazard. Accordingly, any site alteration or development within the regulated area will be required to be designed in accordance with the LSRCA Watershed Development Guidelines and a permit from the LSRCA will be required prior to any municipal approvals. On this basis, any approval of this application should be subject to the following conditions: 1. The Owner shall provide payment of $500.00 to the LSRCA as per our approved Fee Schedule for review of this consent application. 2. That the concurrent Zoning Amendment Application (2019-ZBA-18) be approved. 120 Bayview Parkway T 905.895.1281 Newmarket, Ontario L3Y 3W3 F 905.853.5881 Member of Conservation Ontario TF 1.800.465.0437 Lake Simcoe Region conservation authority Page 2 of 3 Should you have any questions concerning these comments, please do not hesitate to contact the undersigned. Please advise our office of any decision made with regard to this matter. Sincerely, i� Shawn Filson Development Planner For further permitting questions please contact Taylor Stevenson: Taylor Stevenson Environmental Regulations Analyst t.stevenson @lsrca.on.ca 905-895-1281, ext. 483 October 2, 2019 Development Services Committee 5a) Additional Correspondence Received From: Helen Kim <haekyung@gmail.com> Sent: Sunday, September 29, 2019 8:33 AM To: Planning <Planning@oro-medonte.ca> Subject: RE: Opposition to the Application Requesting Consent to Sever a New Lot (Application # 2019- 6-17) and to the Proposed Amendment to the Zoning By -Law 97-95 (Application # 2019-ZBA-18) Attn: Andrea Leigh, Director, Development Services The Secretary -Treasurer Hi, My name is Helen Haekyung Kim, a resident at 49 Lakeshore Rd E(Ward 4), running Hawkestone General Store in Ward 5. There is a public meeting on Oct 2 at 5:30PM. The Purpose of this meeting is to notify and obtaining public comments on 1. Proposed Amendment to the Zoning By-law 2.Application requesting consent to Sever a lot I am contacting you prior to the meeting to deliver my opposition on the ground of 1. Is this Desirable and Genuine? Or is this for Quick Money? 2. Environmentally desirable? Do we need more Gas stations on Hwy 11? --Wet land runs east to west between the Ridge and Hwy 11 3. Impact on the existing business Attached are my submission letter in opposition to this application for the zoning amendment in conjunction with Consent to Sever. Sincerely Haekyung KIrr TO: Ms. Andria Leigh Director, Development Services Township of Oro-Medonte 148 Line 7 South Oro-Medonte, Ontario LOL 2EO FROM: Haekyung (Helen) Kim 49 Lakeshore Road E Oro Medonte, ON LOL 2EO DATE: September 29, 2019 RE: Opposition to the Application Requesting Consent to Sever a New Lot (Application # 2019-B-17) and to the Proposed Amendment to the Zoning By -Law 97-95 (Application # 2019-ZBA-18) Dear Ms. Andria Leigh, I am submitting this letter in opposition to the Application Requesting Consent to Sever a New Lot (Application # 2019-B-17) and to the Proposed Amendment to the Zoning By -Law 97-95 (Application # 2019-ZBA-18), subject lands in both applications described as being located in the West Part of Lot 21, Concession 12 (Oro), in the Township of Oro-Medonte. The Application Requesting Consent to Sever a New Lot (Application # 2019-B-17) shall hereafter be referred to as the "Severance Application" and the Proposed Amendment to the Zoning By -Law 97-95 (Application # 2019-ZBA-18) as the "Zoning By-law Amendment". The Severance Application and Zoning By-law Amendment is Not in the Public Interest Section D2.2.1 of the Township of Oro-Medonte's (the "Township") Official Plan states that every application to subdivide land shall conform to Section 51(24) of the Planning Act. Section 51(24) of the Planning Act outlines the criteria to be considered when reviewing a draft plan of subdivision. This includes the criteria of whether the plan of subdivision is in theun blic interest. The Severance Application and Zoning By-law Amendment is certainly not in the public interest. The applicants propose to construct, among other structures, a gas station, a convenience store, and other retail stores in the lot to be severed. Unfortunately, the Township already has a high number of gas stations, convenience stores, and retail stores than the population can support. The fact that many gas stations on Highway 11 have closed over the years and there is already a high number of vacant retail storefront along Highway 11 are clear evidence of that fact. Another gas Page 1 of 3 station, convenience store, and other retail outlets as proposed will increase competition in an already saturated market and pit businesses against each other in a `race to the bottom'. This will accelerate the number of business closures on Highway 11 and in the Township. The Severance Application and the Zoning By-law Amendment Do Not Conform to the Township's Subdivision of Land Policies Section D2.2.1 of the Township's Official Plan outlines the general criteria that is to be used by the Committee of Adjustment when considering an application to subdivide land in the Township. Among the enumerated criteria, the lot to be retained and the lot to be severed, (1) shall not have a negative impact on the features and functions of any ecological feature in the area; and (2) shall not have a negative impact on the quality and quantity of groundwater available for other uses in the area. The Severance Application and Zoning By-law Amendment will certainly have a negative impact on the ecological features and functions in the area as well as harm the quality of groundwater available for other uses in the area. The applicants propose to construct, among other structures, a gas station in the lot to be severed. It has been well documented that gas stations can pose significant health hazards to the people residing in the surrounding areas and environmental hazards to the nearby lands. As people fill up their gas tanks, gasoline may drip from the nozzle onto the ground, and vapors may leak from the open gas tank into the air. This can cause air, soil, and water pollution. What is highly concerning is that the land that is being proposed to be rezoned, abuts an Agricultural Rural Zone and is in close proximity to an Environmental Protection Zone and a body of water that is connected to Hawkestone Creek and Lake Simcoe. Wet lands also run between Ridge Rd. and Hwy 11. Any runoff the from the gas station will cause significant environmental damage. The Severance Application and the Zoning By-law Amendment Do Not Conform to the Township's Community Vision and Goals and Strategic Objectives In its Official Plan, the Township suggests that the excellent quality of life is what makes the Township a desirable place to live. The excellent quality of life is created, "in large part, by the rural character of the community... Rather than being dominated by man-made structures and landscaped yards, the Township has an open, relatively natural and rural character. These are the qualities that, taken together, contribute to the identity of the community that is of the greatest importance to the residents." The Official Plan goes on to explain the Township's `environment -first' philosophy: The Township has a number of significant environmental and topographical features that contribute to the 'sense of place' felt by many of the Township's residents...... The Page 2 of 3 protection of these attributes is a key underlying principle in this Official Plan and for this reason, this Official Plan establishes an `environment -first' philosophy in the Township. The environment first philosophy is a land use planning philosophy that is to be considered in making all planning decisions whereby the importance of maintaining, restoring and where possible, enhancing or improving natural features and ecological functions is recognized and promoted as a Township priority, to be considered with other interests in accordance with Provincial Policy and Legislation. I question whether the Severance Application and the Zoning By-law Amendment is aligned with the Township's community vision and strategic objectives. The Severance Application and Zoning By-law Amendment is Not in the "Provincial Interest" Per Section 51(24) of the Planning Act, adjudicators shall consider whether the effect of development of the proposed subdivision is in the "provincial interest." Provincial interest, as set out in Section 2 of the Planning Act, includes, among other interests, protection of the agricultural resources of the province as well as the mitigation of greenhouse gas emissions and adaptation to a changing climate. The rezoning of lands from Agricultural Rural to General Commercial and the construction of a gas station which will increase greenhouse gas emissions runs counter to the provincial interests. Conclusion The Severance Application and Zoning By-law Amendment should not be approved. Page 3 of October 2, 2019 Development Services Committee 5a Additional correspondence received From: Paul Sanderson <psanderson(cDrooers.com> To: Andria Leigh <aleioh oQoro-medonte.ca> Cc:. Council <counciIaoro-medonte.ca>, Robin Dunn <rdunn(@oro-medonte.ca> Sent: Saturday, September 28, 2019, 10:15:27 p.m. EDT Subject: PUBLIC COMMENT OM 2019-ZBA-18 HAWKESTONE HWY 11 & LINE 11 REZONING Ms. Leigh, Director, OM Development Services. Please accept the following points and discussion as Public Comment for the Oct 2, 2019 public meeting record regarding the above proposed 2019-ZBA- 18. A) Address: 1. OM says: West Part of Lot 21, Concession 12 (Oro), in the Township of Oro-Medonte. 2. Proponent/Ecovue says: 1667 Ridge Road, Part Lot 21, Concession 12. 3. Hydro One says: Oro-Medonte - 1667 Ridge Rd 4. LSRCA says: 114 Line 11 South (Part of Lot 21, Concession 12) Township of Oro-Medonte. * (*Sourced from Public documents on the OM website). It appears as though the real location has yet to be determined. Hydro One appears to base their assessment on a residential dwelling on the Ridge Road. Hydro One has given the 'okay' for a location different from how OM describes it, which is different again from the LSRCA description. Each of the consulted parties most likely looked at different site locations based on the inconsistent descriptions provided. The Proponent is saying the address is 1667 Ridge Rd; however there is no designation of East or West and the address given is in fact a single family dwelling zoned residential. Does the registry actually show this land parcel as Concession 12? Does the Lot 21 run continuously from Line 12 to Line 11? B) Settlement Area Description: 1. The Proponent/Ecovue refer to the location as Hawkstone, not as it should be: HAWKESTONE. This irregularity occurs multiple times on the documents and strongly suggests neither the consultant nor any proponent contractors actually put boots on the ground at the site. Q Ingress/Egress: There is no other commercial entrance/exit on the Hwy 11 corridor from Barrie to Orillia exhibiting such a large disparity between the significant elevation of the Big Curve on Hwy 11 at Line 11S and the very much lower elevation of the site, several metres of elevation. To put in perspective, the elevation is such that a human body lay undiscovered in the area until the spring when a big rig driver was able to see down the embankment and discovered the body. Site lines are already less than ideal due to dip in Hwy 11 over the Hawkestone Creek and the Line 11 overpass bridge, all just before the Line 11S exit and the notorious Big Curve changing Hwy 11 from Eastbound to Northbound as the terrain of the Oro Ridge comes to an end in a wetland between Line 13S and Line 145. Heavy fuel tankers and increased traffic will only increase the hazards, especially at night time. Merging to enter and exit will require major infrastructure upgrades and to facilitate drainage of snow, water and flood waters. Why has 'Gasoline Alley' struggled for so many years, why has the Line 7 'Bateman Centre' also struggled to be viable long term commercial entities? Why did the McDonalds close at Line 1? These basic questions surrounding economic development need to be solved first with answers. Is it because Dad's old 50's Buick doesn't need to stop anymore for gas? Is is because the stage coach doesn't need to stop at Oro Station anymore? If location, location, location is a true adage, then the motivation for traffic to stop along the section of the Hwy 11N corridor in question through Oro-Medonte must be very clear. The motivation must match the development service offered, not a build the undifferentiated service and they will stop strategy. Will existing longstanding local businesses in the hamlet be forced to close? Support of the existing hamlet businesses is required or no net economic activity is contributed. The market is not unlimited for the proponent's project. Ingress and egress from the proposed facility site will add more hazard to already compromised sight lines. Common sense says a 'service' facility shouldn't be located on a curve. D) Hawkestone Creek: The LSRCA must be given the lead regulatory/agency status on this proposal as the flood waters every spring run from East to West across Line 11S to the Creek itself and from there through the village of Hawkestone and on to Lake Simcoe. In some years, the water almost submerges Line 11S as it stands now. Any elevation of the site in question to the Hwy 11 elevations will further disrupt flows add yards of fill. The re -jigging by development of the natural flows with spillways, large septic systems, and redirection does not account for any impact from the west side of Line 11S to the Creek, Village homes, and on to Lake Simcoe. From the Proponent's own PowerPoint presentation: E) "SECTION A4 — SETTLEMENT AREA STRATEGY A4.2.1 Hawkestone Hawkestone has been under a considerable amount of pressure for development for a number of years. The hamlet has been identified as a growth centre since 1978, when the Hawkestone Secondary Plan was approved by the Province. Since that date, only a limited amount of development has occurred due to the poor quality of the soils for the installation of private septic systems. Hawkestone has been selected as a settlement area that should develop on full sewer and water services because: • its development is not expected to have an impact on agricultural uses; The preparation of a Secondary Plan and a master servicing plan will be required before any development occurs in this settlement area. It is intended that the communal sewer and water services in Hawkestone be owned by the municipality." There are already concerns surrounding the viability of home septic systems along the Creek through the hamlet and it makes no sense to add additional septic systems loading partially onto a tributary flowing directly into the Creek. A system 'under water' is compromised, won't perform and damages downstream. As the Deputy Mayor, a professional agriculturalist, has revealed he will recuse himself for a pecuniary interest of renting this Agricultural zoned site, it seems agriculture WILL be impacted. The removal of this land from the Agricultural Zoned registry will further negatively impact agriculture in contravention of the Settlement Area Strategy A4.2.1. It is very clear the intent of the Settlement Area Strategy is to not have an impact on agricultural uses. The Rezoning of Agriculture land to General Commercial land is not in compliance and must not proceed. The rezoning is also not socially accepted very well in today's society at large. It is also very clear significant additional planning & infrastructure will be required before any development compliant with the Settlement Area Strategy occurs in this settlement area. Please do not approve the proposed Rezoning 2019-ZBA-18 in it's current form nor the associated Severance Consent 2019-13-17, the latter to create commercial from agricultural land. Any proposal to develop agricultural land and watershed areas requires very detailed diligence and investment to address the above essential issues. As many points are undetermined as detailed, much more work is required. Thank you in advance for your accounting of these issues in your decision process... water and agriculture are both extremely important for a superior and sustainable quality of life. Water and agriculture must never be sacrificed for a developer's possible dollars. Other alternatives need to be found. Sincerely, Paul Sanderson, 2251 Lakeshore Rd East, Hawkestone, Oro-Medonte, ON LOL 1TO. 10:05:01 a.m. 09-29-2019 t October 2, 2019 Development Services Committee 5a) Additional correspondence received SUBMISSION LETTER TO THE TOWNSHIP Of ORO-MEDONTE ATTN: ANDRIA LEIGH, DIRECTOR, DEVELOPMENT SERVICES Hi, My nameis4,any gresident at U2. iyZ41--3 01 /;4yu2/ c—d,l Lyv;�,A I am submitting this letter, in opposition to D W 4" rx— dpz �'(ij/�GC�it 19'.7 1. Application (201.9-B-17) requesting consent to sever a new lot on West Part of Lot 21, Concession 12. 2. Zoning By -Law Amendment Application(Application 2019-ZBA-18) in conjunction with 1. I oppose these applications on the following grounds. 1. Is this Rezoning 6M Severance desirable? Is this proposed Zoning By-law Amendment for development genuine OR Is this proposed amendment to permit a new commercial development for selling for Quick MONEY? Request for rezoning from A/RU to GC is not a minor variance. Do we need more gas stations on the Hwy11 w hile existing ones are either struggling or being closed. 2. Environmental concerns. : Wetland runs east to west between the Ridge and Hwy 11 on this site. It Is connected to Hawkestone Creek and Lake Simcoe. we do not need any more Gas Station on the proposed site, The size of the community or Hwy traffic is not sufficient enough for this Gas station. 3. Impact on existing businesses. This proposed plan will put many existing businesses both on Hwy 11 and inside the community at risk. : Gas stations have been struggling to survive or have been closed already.: More convenience store and coffee shop/restaurant will put existing businesses out of business. ,�AlnY 172- LIVz l a j).2. lei r_�r21 r7� r ��7�1 p9:39:3s a.m. 09-29-xot9 1 i t October 2, 2019, Development Services Committee 5a) Additional correspondence received SUBMISSION LETTER TO THE TOWNSHIP OF ORO-MEDONTE ATfN: ANDRIA LEIGH, DIRECTOR, DEVELOPMENT SERVICES Hi, My name is�f'FeC �o,ares11de1nttat,2q73 }{(,UU 11 AS no Ile Lk -e Qh� I am submitting this letter, in opposition to 1. Appiication(2019-8-17) requesting consent to sever a new lot on West Part of Lot 21, Concession 12. 2, Zoning By -Law Amendment Application(Application 2019-ZBA-18) in conjunction with 1. I oppose these applications on the following grounds. 1. Is this Rezoning AND Severance desirable? Is this proposed Zoning By -Law Amendment for development genuine OR Is this proposed amendment to permit a new commercial development for selling for Quick MONEY? Request for rezoning from A/RU to GC is not a minor variance. Do we need more gas stations on the Hwy11 w hile existing ones are either struggling or being closed. 2. Environmental concerns. Wetland runs east to west between the Ridge and Hwy 11 on this site. It is connected to Hawkestone Creek and Lake Simcce. We do not need any more Gas Station on the proposed site. The size of the community or Hwy traffic is not sufficient enough for this Gas station. 3. Impact on existing businesses. : This proposed plan will put many existing businesses both on Hwy 11 and inside the community at risk. : Gas stations have been struggling to survive or have been closed already.: More convenience store and coffee shop/restaurant will put existing businesses out of business. A/dnutt. October 2, 2019 Development Services Committee 5a Additional correspondence received From: Steve Davie <stephen.davie@sympatico.ca> Sent: Monday, September 30, 2019 1:43 PM To: Planning <Planning@oro-medonte.ca> Cc: Steve Davie <stephen. davie@sympatico.ca> Subject: Application-ZBA-18 (#11 and Llne 11 old Oro) September 30, 2019 Attention Oro Township Planning Board Re: Above -noted application for severance to accommodate a commercial operation Dear Planning Board Members and Concerned Public I am a lifelong resident of this area, and am very familiar with the Oro Medonte planning area as both a resident and a business person here, as well as a former Deputy Reeve and Reeve of the Oro part of Oro Medonte. This application was brought to my attention by local residents concerned about some of the realities of what the future might unfold should this application be approved and the project built out. I was on council when Heidi's Village was first approved for a full service campground. The proponent was well back off the intersection and was made to build a major service road as well as provide many other saftey and environmental considerations before the project could proceed. The north side of the highway at line 11 has in my view been well planned, and is an excellent job ant tax provider for the township. The above -noted application shares the same intersection, but kitty-corner, in fact on the south east corner of line 11 and Highway 11. Looking at the map on the application is an accurate picture of the presentation, however some aspects of this proposal are not evident on a survey. This intersection is not an intersection on a municipal or regional road, but rather it is a corner on the Trans Canada Highway, which is subjected to routine traffic volumes that are too often extreemly high and the flow from which creates considerable volatility. The MTO in this case, is in the business of providing and improving safe highways and biways in Ontario, not for providing easy commercial locations which create considerable, clear and often dangerous traffic problems which endanger human life and health. Please consider the visual presentation of the intersection involved here, from the vantage point of a north bound vehicle .... a potential customer for gas or quick food perhaps. The site being considered is 100% obliterated by a mountaneous grassed ramp which services the flyover approach to the bridge crossing the highway. There is virtually no visual opportunity to preview the proposed site and the complications of accessing it at the point where traffic must access line 11 to head towards Hawkestone or north across the bridge to Heidi Village or on north on the same concession. This visual blackout makes a driver who might consider these facilities, a victim of circumstances. If he or she is not in the curb lane, they would need to cut across the outside lane to turn. Their decision time to turn if they had not previewed the site, would be far to short for vehicles travelling at the speed which they do on #11 at that location, to exit safely. In fact, the exit would be dangerous in the extreme for anyone deciding last minute to access the site so well masked by the bridge ramp. In short, the MTO should be apprised of the lurking dangers in this proposed development, and given the growing nature of seasonal and tourist traffric as well as commuter traffic on #11 Highway, this application in the view of many township residents and general public users of #11 highway, should not be approved as presented. When you look at the map, on the west side of Line 11 immediately across the road from the subject property and on the same south side of #11, you will encounter a parcel of land which is a severed parcel which fronts on Line 11, Highway 11 and the overpass road leading westward and northward eventually crossing the highway bridge. This parcel too is tucked in behind the huge tall earth mound ramp to the bridge, and is also virtually invisible to the north bound driver, as it the subject property. I well remember the previous owner of that property, now deceased, being frustrated because the township and other officials refused to allow him to do anything but grow hay and farm crops on that approximately 5 acre piece of land. Eventually he accepted that the public safety was more important than some sort of limited commercial success. The severance is being proposed to come off of an original farm lot which has two residential homes indicated on the plan on the application. Those severences are well back from the highway and these structures built at a time when the highway was much less busy and dangerous. The issue becomes of the use of that farmland. It is most assuredly among Ontario farmland classifications 1 to 4 although I am not sure what those proportions are. It has been a very productive grain producer as well as corn, for many many decades, as well as originally a pasture for cattle. The Ministry of Agriculture has a mandate to protect those agriculture lands, especially where other concerns are raised, in this case, being adjacent to a dangerous blind highway intersection with a busy concession road, and also being a blind spot due to the huge filled bridge abuttments for the crossover bridge there located. Should this proceed, we would be forced to accept a virtually blinded or shielded exit to a site simply perched there to access traffic which is not able to access safely. In fact as you head north on #11 at this famous "Big Curve"location, the highway curves to the north. This curving feature makes the site even more invisible from northbound #11 traffic approaching the huge high solid ramps to the overpass bridge. This the MTO should immediately recognize. In fact, the planning board I would hope, has visited the site and approached it from the #11 north lanes. The blocked view due to the ramp, would absolutely provide additional traffic concerns, especially with last minute lane changes and last minute decisions to exit to access the site. Should there be accidents there, they will be potentially very serious. No engineer can eliminate the blockage of the view which presents the safety concern. Local farmers are being denied severences for more and more reasons that seem so unfair. Here, we are witnessing an application for a severence off of a viable farm field, historically productive and well established, and not for a retiring farm family wishing to build their retirement home on their lands. We are considering producing this assured traffic and life danger merely for the pursuit of profit. Should the board truly perhaps consider this: indeed one might compare the merits of many farm severence applications denied here, to this application which will absolutely be the cause of a serious accident or accidents for years to come. Many people travelling on #11 Highway are from the cities to the south and from all across this country and the USA. However I would ask the board, with respect, to consider that every day people from Hawkestone exit the #11 highway at that intersection, and somehow adding more danger to that corner is simply not seemingly acceptable. The MTO have a responsibility here, but indeed mores does the local Planning Board and Council. Further, regarding the drainage from the field from which the severence applied for is proposed to be taken from. To the west of the site is the Hawkestone Creek, which always was the cleanest flow of local water to enter Lake Simcoe. It still houses natural speckled trout. It would be interesting to know how the spring flood waters and drainage from these properties end up in Lake Simcoe. In this regard the Lake Simcoe Conservation Authority would be well advised to review carefully, the long term implications of this proposal on drainage and migration of waters off the site, especially given the uses proposed. I believe as do many others, that this proposal presents serious challenges to the health and well being not only of area residents using the exit from #11 intro concession 11, but also to innocent people -families and professional drivers alike, who would have to contend with a virtually unseen commercial facility exit -to -access behind a huge highway overpass earth ramp, and to execute an exit on a multi lane route in busy traffic, and often in very difficult driving conditions including snowy conditions of a severe nature. I would ask that these comments be read at the public meeting, and circulated at the meeting, and that they be circulated to the ministries involved, namely Agriculture, Environment, Lands and Forests and of course the MTO and as well the Lake Simcoe Conservation Authority. I would remind you that there is a site zoned for highway service commercial use and which provides a truck stop restaurant, at line 5 and #11. That site is not visually blocked by the overpass at that location, and indeed it consists of approxzimately 1000 feet of frontage on the highway as well at to the local road. It would seem that the speculation regarding that 10 acre site at the truck stop at line 5 overpass, indeed will sooner than later be an application for redevelopment. We have seen such improvements at other traditional sites along #11. At the line 5 truck stop site... visibility is not a concern, and the site is not directly at the highway intersection. And there are other flyover locations yet undeveloped across the township which provide access without the risk of killing people. Please accept these comments as being sincere and untainted with any connection whatsoever to this application or any other commercial location or operation anywhere in the township. This application is in my view, blighted by the high probability of danger and death of innocent people. We all know that people driving the highway burn fuel and eat. It is simply a matter of planning in a manner that accomodates the business growth, without causing gross and indecent assaults on the public, both young and old alike. I was on council before #11 was divided by the silly little low barrier. We watched the flyovers arrive, one at a time, lines 3, 5, 7, 9, 11 and the town line. Now, theh traffic is hugely increased and even the divided highway is still some days a virtual death trap. I recall the horrors of such accidents over the years, and the nightmarish stories from our firefighters who were so often first on the scene where peoplein pain were dying. Since 1985 when I last was Reeve, I have never commented on any township item. I chose to submit this, because I feel that first and foremost, our local officials must address the issues of safety and life for all. This application insofar as I am concerned, is the only life threatening application I have encountered since I left the council chambers 34 years ago. Thanks. Hopefully this application will be considered with safety at the foreground, and the environment and farm use in full sight as well. People are counting on you to keep us safe. Occupations like growing crops or pumpiong gas, are secondary considerations. Please do your best for all. Sincerely Yours: Stephen C. G. Davie October 2, 2019 Development Services Committee 5a) Additional correspondence received MW S)MC0Ew!f l� September 30, 2019 County of Simcoe Planning Department 1110 Highway 26, Midhurst, Ontario L9X 1N6 Derek Witlib, MCIP, RPP Manager, Planning Services Township of Oro-Medonte 148 Line 7, Box 100 Oro, ON LOL 2E0 Dear Mr. Witlib, Main Line (705) 726-9300 Toll Free (866) 893-9300 Fax (705) 727-4276 simcoe.ca PLANNING vim **VIA EMAIL** RE: Proposed Zoning By-law Amendment and Consent Applications Subject Lands: Part of Lot 21, Concession 12 (Oro) Township of Oro-Medonte, County of Simcoe Property Owner: Hang Gao County File: OM -B-19021, OM -PRE -1808 Township File: 2019-ZBA-18, 2019-B-17 Thank you for circulating the County regarding the above -noted applications. Planning and Transportation & Engineering staff have reviewed the application and afford the following comments: Planning Comments It is County Planning staff's understanding that the applicant is proposing to create one new commercial lot with an area of approximately 1.49 hectares (3.68 acres). The proposed retained portion of the subject property would be approximately 36.86 hectares (91 acres). We understand the purpose and effect of the proposed Zoning By-law Amendment is to permit a commercial development proposed to consist of: • Convenience store and coffee shop with drive-thru window; • Gas pumps, electric vehicle charging stations and canopy; • Pharmacy and retail stores; and • A dog park. The subject lands are designated "Settlements" on Schedule 5.1 Land Use Designations to the County of Simcoe Official Plan. From a County of Simcoe Official Plan perspective, settlement areas and the lands within the Settlement designation are to be the focus of population and employment growth within the County. The subject lands are designated "Hawkestone Expansion Area" on Land Use Schedule A to the Township of Oro-Medonte Official Plan. Section C3.3.2.4 Hawkestone Expansion Area states that the .'permitted uses in the Hawkestone Expansion Area designation are limited to agricultural uses and uses that existed on the date the Plan was adopted by Council. Notwithstanding this policy, Council may consider the zoning of lands at the southeast corner of Highway 11 and the 11th Line for commercial purposes... Matters to be considered by Council before making a decision on such a zoning shall be whether the development of commercial uses on private services in this location is premature and in the public interest in advance of the preparation of the Secondary Plan required by Section C3.3.3.5." Page 1 of 3 It would need to be demonstrated to the satisfaction of the Township that the proposal to develop commercial uses on private services is not premature and that it is in the public interest to proceed with the development at this time. Transportation & Engineering Comments The existing right-of-way on County Road 20 adjacent to the subject property is approximately 26.0 metres wide. In accordance with Table 5.4 of the Simcoe County Official Plan, the required basic right- of-way width for County Road 20 is 30.5 metres. County staff has reviewed this requirement and feel that the full right-of-way width is necessary for future road maintenance, road improvements and stormwater flow from County Road 20. In order to meet this right-of-way requirement, the County will require a road widening of approximately 3.25 metres. The County of Simcoe has no objection to the approval of the application, provided the following condition is included: The applicant shall transfer to the Corporation of the County of Simcoe ("County"), at no cost, a fee simple, unencumbered interest in the following: A road allowance widening along the entire frontage of the subject property adjacent to County Road 20 to provide a 15.25 metre right-of-way from the centre line of County Road 20. The Applicant shall submit to the satisfaction of the County's Transportation and Engineering Department a preliminary reference plan (1 copy and 1 electronic copy) which sets out the road widening to be transferred to the County. Upon approval, the County will instruct the surveyor to deposit the reference plan in the Land Registry Office for Simcoe County and request the surveyor provide the County with 1 copy and 1 electronic copy of the deposited reference plan. All costs associated with the land transfer, including costs relating to surveying, legal fees, and disbursements, agreements, HST, etc. shall be fully borne by the applicant. All legal documentation is to be negotiated, prepared and registered by the Legal Services Department of the County and to be executed where required by the Applicant. The Applicant shall submit to the Legal Services Department of the County a deposit in the amount of $1000.00 prior to the services being rendered. Invoices will be submitted on a cost recovery basis and applied against the deposit. Additional deposits may be required, and any excess over the total invoices will be refunded. The County of Simcoe is requesting the road widening pursuant to sections 53(12) of the Planning Act and such land will form part of the highway to the extent of the designated widening in accordance with section 31(6) of the Municipal Act, 2001. The widening of County Road 20 is required pursuant to the County's standards for construction and is consistent with proper safety standards. Prior to stamping of the deed by the Township of Oro-Medonte, the Applicant shall obtain written clearance from the County for the above -noted condition. The County of Simcoe Entrance By-law No. 5544 regulates the construction, alteration or change in the use of any private or public entranceway, gate or other structure or facility that permits access to a County road. The County of Simcoe has no record of an Entrance Permit being issued for this property. The County is requesting that the owner apply for a Commercial Entrance Permit. The County of Simcoe Setback By-law No. 5604 regulates the location of buildings and other structures on lands adjacent to County Roads. Any new buildings and other structures must be located 10.0 metres from any requested road allowance widening. Thank you for the opportunity to comment on this proposal. The County would appreciate being informed of any updates regarding these applications. If you have any questions, please do not hesitate to contact the undersigned or Stefanie Throne at 705-726-9300 extension 1006 or stefanie.thorne(a)simcoe.ca. Sincerely, The eCCorporation `ooff the County of Simcoe Adrianna Spinosa, MCIP RPP Planner II P: 705-726-9300 x1912 E: adrianna.soinosana simcoe.ca Cc. Dan Amadio, Manager of Planning — County of Simcoe Stefanie Thorne, Engineering Technician II — County of Simcoe Julie Scruton, Manager of Transportation Construction — County of Simcoe >: �a a.m. to—ohzm r' TO: Ms. Andria Leigh Director, Development Services Township of Oro-Medonte 148 Line 7 South Oxo-Medonte, Ontario LOL 2E0 FROM: Haekyung (Helen) Kira 49 Lakeshore Road E Oro Medonte, ON LOL 2130 DATE: September 29, 2019 October 2, 2019 Development Services Committee 5a) Additional correspondence received 1" .0, Qv Icov: r % llkk-u fo, AT C,0 RE: Opposition to the Application Requesting Consent to Sever a New Lot (Application # 2019-B-17) and to the Proposed Amendment to the .Zoning By -Law 97-95 (Application # 2019-ZBA-18) Dear Ms. Andria Leigh, I am submitting this letter in opposition to the Application Requesting Consent to Sever a New Lot (Application # 2019-B-17) and to the Proposed Amendment to the Zoning By -Law 97-95 (Application # 2019-ZBA-18), subject lands in both applications described as being located in the West Part of Lot 21, Concession 12 (Oro), in the Township of Oro-Medonte. The Application Requesting Consent to Sever a New Lot (Application # 2019-B-17) shall hereafter be referred to as the "Severance Application" and the Proposed Amendment to the Zoning By -Law 97-95 (Application # 2019-ZBA-18) as the "Zoning By-law Amendment". The Severance Application and Zoning By-law Amendment is Not in the Public Interest Section D2.2.1 of the Township of Oro-Medonte's (the "Township") Official Plan states that every application to subdivide land shall conform to Section 51(24) of the Planning Act. Section 51(24) of the Planning Act outlines the criteria to be considered when reviewing a draft plan of subdivision. This includes the criteria of whether the plan of subdivision is in theuy blic interest. The Severance Application and Zoning By-law Amendment is certainly not in the public interest. The applicants propose to construct, among other structures, a gas station, a convenience store, and other retail stores in the lot to be severed. Unfortunately, the Township already has a high number of gas stations, convenience stores, and retail stores than the population can support. The fact that many gas stations on highway 11 have closed over the years and there is already a high number of vacant retail storefront along Highway 11 are clear evidence of that fact. Another gas Page t of 2 it:za ns A.M. t o -at -lora ] station, convenience store, and other retail outlets as proposed will increase competition in an already saturated market and pit businesses against each other in a 'race to the bottom'. This will accelerate the number of business closures on Highway 11 and in the Township. The Severance Application and the Zoning By-law Amendment Do Not Conform to the Township's Subdivision of Land Policies Section D2.2.1 of the Township's Official Plan outlines the general criteria that is to be usedby the Committee of Adjustment when considering an application to subdivide land in the Township. Among the enumerated criteria, the lot to be retained and the lot to be severed, (1) shall not have a negative impact on the features and functions of any ecological feature in the area; and (2) shall not have a negative impact on the quality and quantity of groundwater available for other uses in the area. The Severance Application and Zoning By-law Amendment will certainly have a negative impact on the ecological features and functions in the area as well as harm the quality of groundwater available for other uses in the area. The applicants propose to construct, among other structures, a gas station in the lot to be severed. It has been well documented that gas stations can pose significant health hazards to the people residing in the surrounding areas and environmental hazards to the nearby lands. As people fill up their gas tanks, gasoline may drip from the nozzle onto the ground, and vapors may leak from the open gas tank into the air. This can cause air, soil, and water pollution. What is highly concerning is that the land that is being proposed to be rezoned, abuts an Agricultural Rural Zone and is in close proximity to an Environmental Protection Zone and a body of water that is connected to Hawkestone Creek and Lake Simcoe. Wet lands also run between Ridge Rd. and Hwy 11. Any runoff the from the gas station will cause significant environmental damage. The Severance Application and the Zoning By-law Amendment Do Not Conform to the Township's Community Vision and Goals and Strategic Objectives In its Official Pian, the Township suggests that the excellent quality of life is what makes the Township a desirable place to live. The excellent quality of life is created, "in large part, by the rural character of the community.. • Rather than being dominated by man-made structures and landscaped yards, the Township has an open, relatively natural and rural character. These are the qualities that, taken together, contribute to the identity of the community that is of the greatest importance to the residents." The Official Plan goes on to explain the Township's `environment -first' philosophy: The Township has a number of significant environmental and topographical features that contribute to the 'sense ofpiace'felt by many of the Township's residents ... ... The Page 2 of 2 1189:13 a.m. 10-01-3019 3 r protection of these attributes is a key underlying principle in this Official Plan and for this reason, this 0J cial Plan establishes an 'environment -first' philosophy in the Township. The environment first philosophy is a land use planning philosophy that is to be considered in making all planning decisions whereby the importance of maintaining, restoring and where possible, enhancing or improving natural features and ecological functions is recognized and promoted as a Township priority, to be considered with other interests in accordance with Provincial Policy and Legislation. I question whether the Severance Application and the Zoning l3y-law Amendment is aligned with the Township's community vision and strategic objectives. The Severance Application and Zoning By-law Amendment is Not in the °°Provincial Interest" Per Section 51(24) of the Planning Act, adjudicators shall consider whether the effect of development of the proposed subdivision is in the "provincial interest-" Provincial interest, as set out in Section 2 of the Planning Act, includes, among other interests, protection of the agricultural resources of the province as well as the mitigation of greenhouse gas emissions and adaptation to a changing climate. The rezoning of lauds from Agricultural Rural to General Commercial and the construction of a gas station which will increase greenhouse gas emissions runs counter to the provincial interests. Conclusion The Severance Application and Zoning By-law Amendment should not be approved. Pago 3 of 2 October 2, 2019 Development Services Committee 5a) Additional correspondence received From: Farida Jones <faridaJonesa,roeers.com> Date: 2019-10-02 8:30 AM (GMT -05:00) To: ". Council" <Council(oro-medonte.ca>, "Leigh, Andria" <aleigh cr oro-medonte.ca> Cc: kkmarlow a,bell.net, rsharon(a�,royallepage.ca Subject: re -zoning application and consent 2019 ZBA-18 Dear Council members and Ms. Leigh Please accept these comments regarding the above re -zoning application and consent application. I object to this application for the following reasons: This development appears to be on a blind curve on Highway 11 and there are many factors which would need to be addressed including road, ramp, drainage improvements required. Re -zoning agricultural to commercial goes against provincial the policy statements, The current OM official plan and the proposed OM official plan which I understand will not be recommending expansion of the Hawkestone Settlement area. There is no need for this gas station as a few kilometers in both directions on Highway 11 are full services and are Oro-Medonte taxpayers. As a local realtor for 29 years and long-time resident of Oro-Medonte, I can tell you this development will have a negative impact on the existing convenience store which is very close -by on line 11 south. This corner store with LCBO has served the Village for decades and exists in a 100 year old building in keeping with the quaint walkable neighbourhood that is Hawkestone. When we allow a large commercial enterprise to be built so close to an existing mom and pop operation, we are untimatley "WALMARTING" them out of existence. Do we really want to encourage this type of development in our sensitive rural villages by the lake? 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