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TOWN OF COLLINGWOOD COUNCIL AGENDA PLANNING AND DEVELOPMENT January 16, 2012 "Inspire confidence, wonder and a sense of possibility – deliver today’s services and realize tomorrow’s promise." A meeting of Council with regard to planning and development matters will be held Monday, January 16, 2012 in the Council Chambers, Town Hall, Collingwood commencing at 5:00pm. ORDER OF BUSINESS 1. CALL OF COUNCIL TO ORDER 2. ADOPTION OF AGENDA RECOMMENDING THAT the content of the Council – Planning and Development Agenda for January 16, 2012 be adopted as presented. 3. DECLARATIONS OF PECUNIARY INTEREST AND/OR RECEIPT OF GIFT (over $200) 4. PUBLIC MEETING 5. STAFF REPORTS P2012-01 Official Plan Amendment No. 24, Town Files: OPA-2006-06 (Related Files Z- 2006-07, DC-2006-18 and DC2006-14) Legal Description: Lots 10, 11 and 12 South of Fifth Street and Lots 10, 11 and 12 North of Sixth Street, Registered Plan No. 45, Town of Collingwood, County of Simcoe, Municipal Address: 400 Maple Street, Applicant: The Victoria Annex Group (p.3) RECOMMENDING THAT Council adopt Official Plan Amendment No. 24 thereby re- designating 400 Maple Street (the Victoria Annex property) from Low Density Residential to Medium Density Residential in order to support a redevelopment proposal for the property. THAT By-law 2012-010, being a by-law to adopt Amendment No. 24 to the Official Plan of the Town of Collingwood be enacted and passed this 16 th day of January, 2012. (p.28) P2012-03 Release of Site Plan Control Agreement: Amaizeingly Green Products GP Ltd., File No. D100908, Applicant: Town of Collingwood, Address: 201 MacDonald Road, Part of Lot 42, Concession 7, Nottawasaga, being Parts 1, 2, 3 and 4 on Plan 51R-38239, Town of Collingwood, County of Simcoe (p.37) RECOMMENDING THAT Council authorize the release of the Site Plan Control Agreement between the Corporation of the Town of Collingwood, Amaizeingly Green Products GP Ltd. and any successors and assigns, registered on title June 26th, 2006 as instrument #SC450010 from Part of Lot 42, Concession 7, Nottawasaga, being Parts 1, 2, 3 and 4 on Plan 51R-38239; January 16, 2012 Council Planning and Development Agenda - Page 1 of 2 1 of 41
Transcript

TOWN OF COLLINGWOOD

COUNCIL AGENDA PLANNING AND DEVELOPMENT

January 16, 2012

"Inspire confidence, wonder and a sense of possibility – deliver today’s services and realize tomorrow’s promise."

A meeting of Council with regard to planning and development matters will be held Monday, January 16, 2012 in the Council Chambers, Town Hall, Collingwood commencing at 5:00pm. ORDER OF BUSINESS

1. CALL OF COUNCIL TO ORDER 2. ADOPTION OF AGENDA

RECOMMENDING THAT the content of the Council – Planning and Development Agenda for January 16, 2012 be adopted as presented.

3. DECLARATIONS OF PECUNIARY INTEREST AND/OR RECEIPT OF GIFT (over $200) 4. PUBLIC MEETING 5. STAFF REPORTS

P2012-01 Official Plan Amendment No. 24, Town Files: OPA-2006-06 (Related Files Z-

2006-07, DC-2006-18 and DC2006-14) Legal Description: Lots 10, 11 and 12 South of Fifth Street and Lots 10, 11 and 12 North of Sixth Street, Registered Plan No. 45, Town of Collingwood, County of Simcoe, Municipal Address: 400 Maple Street, Applicant: The Victoria Annex Group (p.3)

RECOMMENDING THAT Council adopt Official Plan Amendment No. 24 thereby re-designating 400 Maple Street (the Victoria Annex property) from Low Density Residential to Medium Density Residential in order to support a redevelopment proposal for the property. THAT By-law 2012-010, being a by-law to adopt Amendment No. 24 to the Official Plan

of the Town of Collingwood be enacted and passed this 16th day of January, 2012. (p.28) P2012-03 Release of Site Plan Control Agreement: Amaizeingly Green Products GP Ltd.,

File No. D100908, Applicant: Town of Collingwood, Address: 201 MacDonald Road, Part of Lot 42, Concession 7, Nottawasaga, being Parts 1, 2, 3 and 4 on Plan 51R-38239, Town of Collingwood, County of Simcoe (p.37)

RECOMMENDING THAT Council authorize the release of the Site Plan Control Agreement between the Corporation of the Town of Collingwood, Amaizeingly Green Products GP Ltd. and any successors and assigns, registered on title June 26th, 2006 as instrument #SC450010 from Part of Lot 42, Concession 7, Nottawasaga, being Parts 1, 2, 3 and 4 on Plan 51R-38239;

January 16, 2012 Council Planning and Development Agenda - Page 1 of 2 1 of 41

January 16, 2012 Council Planning and Development Agenda - Page 2 of 2

THAT By-law 2012-009, being a by-law to authorize the release of certain agreements from title be enacted and passed this 16th day of January, 2012 (p.41)

6. MOTIONS

7. BY-LAWS

8. NOTICE OF MOTIONS

9. OLD or DEFERRED BUSINESS

10. OTHER BUSINESS

11. DEPUTATIONS

Business Proposal at the Terminal Buildings, Dr. James McCrimmon and Brad Kuhns B.S.E.E.

12. ADJOURNMENT

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STAFF REPORT REPORT #: P2012-01 DATE: January 16th, 2012 SUBMITTED TO: Mayor & Members of Council SUBMITTED BY: Nancy Farrer – Director of Planning Services

SUBJECT:

Official Plan Amendment No. 24 Town Files: OPA-2006-06 (Related Files Z-2006-07, DC-2006-18 and DC2006-14) Legal Description: Lots 10, 11 and 12 South of Fifth Street and Lots 10, 11 and 12 North of Sixth Street, Registered Plan No. 45, Town of Collingwood, County of Simcoe Municipal Address: 400 Maple Street Applicant: The Victoria Annex Group

1. RECOMMENDATION:

THAT Council adopt Official Plan Amendment No. 24 thereby re-designating 400 Maple Street (the Victoria Annex property) from Low Density Residential to Medium Density Residential in order to support a redevelopment proposal for the property.

2. SUMMARY AND BACKGROUND:

Synopsis of Proposal The purpose of the proposed Official Plan Amendment No. 24 is to re-designate the subject land from the Low Density Residential designation to a Medium Density Residential Exception Designation in order to facilitate a nineteen (19) unit residential infill and intensification proposal. The development proposal, as originally submitted in 2006, consisted of ten (10) lots for small-lot single detached dwelling units, one (1) semi-detached dwelling consisting of two (2) dwelling units, a block to establish a seven (7) unit walk-up apartment (a converted/expanded the Victoria School Annex building) a walkway and a shared laneway (See Appendix “C”) A Planning Report was brought forward in the Fall of 2006 which was supportive of the proposal, but only to a maximum of sixteen units for the property rather than nineteen. Planning Services staff at that time were concerned about the ‘tightness’ of the site with the number of units proposed, the need to include better views of the Victoria Annex School Building and additional landscaped open space and amenity areas. The applicant made a deputation and requested deferral of the Planning Report, so no decision was made by Council as to the appropriate designation or density for the site or associated zoning. The applicant contended that the development was not economically feasible, including restoration of the Victoria Annex school building, with a reduced unit count for the property. Efforts were then made to redesign the site to address Planning concerns while maintaining the applicants desired nineteen units, including the seven apartment units and twelve small lot single detached dwellings.

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Subsequent to further discussions with Planning Services staff after adoption of the Town’s new Urban Design Manual the proposal was revised in May 2011 to reflect a consolidation of the ‘small-lot’ single–detached dwellings into semi-detached and townhouse dwelling units (See Appendix “B”). Planning Services staff were of the opinion that the side yards between the single-detached dwelling units contributed little to the proposal offering a token separation rather than usable space and did not provide views through to the historic building. Thus, the plan now consists of:

• three (3) semi-detached buildings with a total of six (6) dwelling units, • two (2) three unit townhome buildings for a total of six (6) dwelling units, • a block to establish a seven (7) unit walk-up apartment dwelling by way of renovating

and constructing an addition onto an existing building, • two (2) walkway/amenity area blocks, and • one (1) common element condominium (private) roadway.

In summary, the proposed Official Plan Amendment proposes to permit a total of nineteen (19) dwelling units on the subject lands. The development proposal would result in a density of thirty-two (32) dwelling units per gross hectare. Related Planning Applications The subject lands are also subject to a proposed Plan of Subdivision (Town File No. DC-2006-18, County File No. CW-T-0603) and a Site Plan Control Application (DC-2006-14) for the walk-up apartment dwelling pursuant to Section 51 and Section 41 respectively of the Planning Act. The applicant also intends to file two (2) draft plan of condominium applications. One condominium application would create a common elements condominium for the private road, and the other would facilitate the sale of the apartment dwelling units in the proposed walk-up apartment building on the site. Property Description The subject property is located on the west side of Maple Street abutting Fifth Street to the north and Sixth Street to the south. The subject property has total lot frontage onto Maple Street of approximately 99.40 metres (326.12 feet), a lot depth of approximately 60.57 metres (198.72 feet) and a total lot area of approximately 6002 square metres (1.48 acres). The property currently contains an existing two and a half storey brick building which was formerly used as part of the Victoria Public School. Surrounding Land Uses The surrounding land uses consist of a low density residential neighbourhood, including single detached dwellings, small-lot single detached dwellings and an occasional semi-detached dwelling. The density of the surrounding areas is approximately 10 to 17 units per hectare. Public Meeting and Comment Council originally held a public meeting of the development proposal on July 24, 2006, but considering the revisions made to the development concept and the length of time that had passed an additional public meeting was deemed necessary. Consequently, a public meeting regarding applications for an Official Plan amendment, Zoning By-law amendment, plan of subdivision and plan of condominium was held on June 20, 2011. Several members of the public spoke indicating opposition and support for the proposal. Please see Appendix D for the detailed minutes of the public meeting.

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Public comment in support of the application focused on the preservation of the Victoria Annex School Building and the merits of the development’s design and appropriateness as an infill and intensification project. Public comment in opposition to the proposal was based on objections to the increased density and number/design of the units, as well as concerns over inadequate parking, increased traffic, loss of greenspace and site layout issues such as location of garbage receptacles and snow storage. A public meeting had been held for an earlier version of the proposal on July 24, 2006, however given the recent revisions to the development concept and the length of time that has passed a further public meeting was deemed necessary to ensure an adequate understanding of the proposal by all involved and an opportunity for public review and comment. Several members of the public spoke indicating both opposition and support for the proposal. Please see Appendix E for the detailed minutes of the public meeting. Comments from the original public process expressed support and opposition to the development proposal. Three letters were submitted which supported the proposed development’s restoration of the existing school, preservation of the historic property, and revitalization of the neighbourhood: One letter, supported by a petition with thirteen signatories, was received indicating that the proposed density and unit count was too high for the property, that there was a lack of open space in the proposal and that traffic flow through the property onto Maple Street would be problematic. An additional petition in opposition to the proposal, reiterating earlier concerns was also received in 2010. Circulation Comments There were no objections or concerns with the proposed designation change from Low to Medium Density Residential. Comments from Engineering Services and Water Services reflected issues with an appropriate configuration of the site and installation of services. Engineering Services confirmed that the site layout, as now proposed, can accommodate vehicular access and parking. Planning Services staff note that the applicant submitted a Traffic Impact Assessment which indicated that the development proposal would not generate traffic volumes that would not have any significant operational impacts on the adjacent road system. Engineering Services did not challenge this finding. Specific site plan concerns such as snow removal and garbage collection will be dealt with as consideration of subdivision and site plan approvals Matters of Provincial Interest Section 2 of the Planning Act, R.S.O. 1990, c .P. 13, as amended, provides that Council in carrying out their responsibilities under the Planning Act shall have regard to matters of provincial interest. Section 2(d) of the Planning Act identifies that Council shall have regard for the conservation of features of significant architectural, cultural, historical, archaeological or scientific interest. Planning Services note that the development proposal envisioned under the change in residential designation includes the conversion and expansion of a building with heritage value. Planning Services staff are satisfied that provisions concerning Archaeological Assessment and Heritage Assessments for the site can be adequately dealt with as considerations of the pending zoning by-law amendment, subdivision and site plan agreements. Upon reviewing the criteria itemized in Section 2 of the Planning Act it is the opinion of Planning Services staff that Official Plan Amendment No. 24, if adopted and implemented, will not offend any matters of provincial interest. Provincial Policy Statement (PPS - 2005)

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Section 3(5) of the Planning Act, R.S.O. 1990, c .P. 13, as amended, provides that the Council of a municipality, in exercising any authority that affects a planning matter, shall ensure that those powers are exercised in a manner that is consistent with the policy statements issued by the Province. Section 2.6 entitled Cultural Heritage and Archaeology, identifies that development shall only be permitted on lands containing archaeological resources or areas of archaeological potential if the resources have been conserved by removal and documentation or by preservation on site. The proposed Official Plan Amendment (see appendix “F”) requires that Architectural and Landscape Design Guidelines be completed to the satisfaction of the Town of Collingwood as a condition of draft plan approval of the plan of subdivision, and shall be incorporated into any Development Agreement affecting the subject lands. Planning Services staff are satisfied that provisions concerning Archaeological Assessment and Heritage Assessments for the site can be adequately dealt with as considerations of the pending zoning by-law amendment, subdivision and site plan agreements. Section 1.1.3.2 Land use patterns shall be based on: (a) densities and a mix of land uses which efficiently use land and resources, and are appropriate and efficiently use the infrastructure and public service facilities The Provincial Policy Statement generally promotes intensification, in that municipalities are required to identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, and the availability of suitable existing infrastructure and public service facilities through the establishment of policy in Official Plans. Section 1.4.3 also identifies, among other things, that municipalities shall provide for an appropriate range of housing types and densities to meet growth projections of current and future residents by permitting and facilitating all forms of residential intensification and redevelopment. Upon having regard to the policies outlined within the Provincial Policy Statement (2005), it is the opinion of Planning Services staff that Official Plan Amendment No. 24, if adopted, if enacted and passed, will be consistent with the PPS (2005). Growth Plan for the Greater Golden Horseshoe Section 3(5) of the Planning Act, R.S.O. 1990, c. P. 13, as amended, provides that the Council of a municipality, in exercising any authority that affects a planning matter shall conform to the provincial plans that are in effect, or shall not conflict with them, as the case may be. The Growth Plan plans and manages growth to support a strong economy and to build complete communities, while encouraging intensification. Further, the Growth Plan, in keeping with the thrust of the Provincial Policy Statement, seeks to maximize the use of existing infrastructure - avoiding development of greenfield areas by focusing development within built-up areas. Implicit in these policies is a hierarchy of development with infill and intensification being viewed as most desirable (Section 2.2.2 Managing Growth). In fact, section 2.2.3.1 states that “a minimum of 40% of all residential development occurring annually within each upper and single-tier municipality will be within the built-up area” by 2015 (emphasis added). Moreover, the Growth Plan emphasizes the development of complete communities “Complete communities are defined as areas which:

Meet people’s needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing, and

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community infrastructure including affordable housing, schools, recreation and open space for their residents. Convenient access to public transportation and options for safe, non-motorized travel is also provided.”

Collingwood is fortunate as there are a number of opportunities for intensification within our built boundary where the lands are currently fully serviced and where their development would contribute to Collingwood being a more complete community. The Victoria Annex property is such a location, adjacent to a collector road as per Official Plan Schedule D ‘Transportation plan’ and is also adjacent to the western route of the public transportation system. Additionally, the Victoria Annex site is located within a 5 minute (400 m) walking distance to the a variety of services and amenities, including the down town commercial area and within a 10 to 15 minute walking distance of other features such as Central Park, Cameron Street School, Collingwood Collegiate Institute and the Eddie Bush Memorial Arena. Planning Services staff is satisfied that Official Plan Amendment No. 24, if adopted, will conform to the policies of the Growth Plan for the Greater Golden Horseshoe representing a good example of infill and intensification which contributes to a complete community. County of Simcoe Official Plan Schedule 5.1 entitled Land Use Designations of the County of Simcoe Official Plan, as amended, identifies the Town of Collingwood as a Settlement Area. The County of Simcoe Official Plan contains policies encouraging development of those areas that are designated as Settlement. Moreover, section 3.5.2 indicates that one of the key objectives for settlements is the development of compact urban form that promotes the efficient use of land and provision of water, sewer, transportation, and other services. The County of Simcoe Planning Division has provided no specific comments with respect to this proposed Official Plan amendment. However, Planning staff are satisfied that Official Plan Amendment No. 24, if adopted, will conform to the general intent and purpose of the County of Simcoe Official Plan. Planning Services staff note that the adopted Official Plan of the County of Simcoe (under appeal to the Ontario Municipal Board) is even more supportive of development proposals which increase densities in existing built-up areas and contribute to the achievement of compact and complete communities. Town of Collingwood Official Plan Schedule A, entitled Land Use Plan, of the Town of Collingwood Official Plan designates the subject property as Residential, while Schedule C, entitled Residential Density Plan, further designates the subject property as Low Density. Permitted uses include single-detached dwellings, semi-detached dwellings, small-lot single detached dwellings, duplex dwellings, local convenience uses and residential intensification uses. The maximum permitted residential density for Low Density areas is 12 units per hectare for single-detached dwellings and 15 dwelling units per gross hectare for semi-detached, small lot single detached and duplex dwelling units. Sections 4.3.4.9 and Section 4.3.4.11, of the Official Plan, entitled Residential Intensification, and Residential Impact Studies, provide criteria for encouraging residential intensification development proposals and reviewing the appropriateness of proposed residential development, including residential infilling or vacant or underdeveloped lots. Specifically, section 4.3.4.9.2, entitled Residential Infilling, encourages residential infilling of existing urban areas where:

• the major extension of services will not be required, 7 of 417 of 417 of 41

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• the proposed lots will have access to a public road which meets minimum municipal standards,

• adequate community facilities, including schools and parks, are available, and, • the proposed method of access will not unduly impede the flow of traffic along arterial

roads or create a traffic hazard due to traffic volumes or limited sight lines.

The section entitled Residential Impact Studies largely repeats these points as review criteria, but is different in its emphasis on reducing or mitigating negative impacts adding that it should be demonstrated that the proposed development is compatible with surrounding land uses and/or long-range development planned for the area. Additionally, the Official Plan also indicates that when considering residential intensification and infill full consideration needs to be given to innovative planning approaches while ensuring wherever possible that the design of new infill dwellings shall maintain consistency with the general character of the surrounding neighbourhood. With the stated goal of maximizing the availability of affordable and/or interesting housing, conversion of under-utilized non-residential buildings or spaces for residential use, reduced minimum yard standards including zero lot lines and the use of non-traditional methods of access such as rear lanes are all mentioned as potential planning innovations. Accordingly, Planning Services staff are of the opinion that the Victoria Annex residential redevelopment proposal constitutes an appropriate and beneficial intensification and infill proposal integrating new dwelling units into existing servicing, including water, sewer and transportation as well as being located within the built-up area with access to a variety of services and amenities, including schools, recreation and shopping. Review of the proposal has also indicated that traffic impacts have not been identified by Engineering Services as a concern and that parking on site can meet and exceed the provisions of the Zoning By-law. Planning Services staff note that of the proposed 19 dwelling units, only two would have driveways directly onto adjacent streets with the remainder of the proposed units having driveway turning movements confined to the interior of the property with rear laneway garages (a planning innovation mentioned previously). Additionally, Planning Services staff note that through application of the standards of the Urban Design Manual and sensitivity to the heritage value of the existing Victoria Annex building the development can be an enhancement to the surrounding neighbourhood in much the same way as the Olde Towne project (with a density of 29 units per hectare on a similar sized block) and the conversion of the former King George School into residential apartments. In the case of Victoria Annex the development concept has been modified from the original submission to provide for two substantial view corridors/pedestrian walkways into the site from Maple Street and Sixth Street. Amending Zoning By-law Planning Services staff note that a Zoning By-law amendment is in the process of being prepared and will be brought forward in the near future. There are a number of minor site revisions which are being finalized at this time and have bearing on the exact nature of the zoning provisions. Recommendation It is the opinion of Planning Services staff that this proposal represents good land-use planning. Planning Services staff recommends that Council adopt Official Plan Amendment No. 24 (see Appendix “F”). The proposal provides the opportunity for an innovative residential

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redevelopment, intensification and revitalization in an older neighbourhood with existing servicing infrastructure; 3. DISCUSSION:

Proposed Official Plan Amendment No. 24 has proceeded under the requirements of the Planning Act. The public review process has provided opportunity for the public, internal and external departments and agencies to comment and review the proposed Amendments. The proposed change in designation constitutes good planning and should the Official Plan Amendment be adopted would be followed with consideration of a Zoning By-law amendment, a plan of subdivision, a plan of condominium and a site plan agreement to ensure that the development concept proceeds in a manner which integrates the residential units into the surrounding neighbourhood, including due regard for the Town’s Urban Design Manual and desire to maintain and capitalize on heritage features. Planning Services staff note that a building, 93 Sixth Street, in the immediate vicinity of the Victoria Annex property, was given a heritage designation on January 9, 2012 and that implementation of the development proposal will have to take into account relevant Provincial and Municipal policies to assist in the conservation of the heritage attributes of the protected heritage property.

4. DEPARTMENT HEAD REVIEW:

• This Staff Report was forwarded to Department Heads on Wednesday January 11, 2012 for comment and it was recommended that this report proceed to Council for consideration and direction.

5. EFFECT ON TOWN FINANCES:

• Current Year: None

• Future Years: None 6. DISPOSITION:

• Proposed Official Plan Amendment No. 24 represents good planning principals and it is

recommended that it be adopted and enacted by Council.

7. APPENDICES:

None Attached

1. Appendix “A” Location Map

2. Appendix “B” Development Concept

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3. Appendix “C” Original Development Concept

4. Appendix “D” Minutes of June 20, 2012 Public Meeting

5. Appendix “E” Minutes of July 24, 2006 Public meeting

6. Appendix “F” Official Plan Amendment –

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Appendix A – Location Map and Aerial Photograph

Page 9 of 25

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Appendix B – Development Concept – May 2011

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Appendix C – Development Concept – July 2006

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Appendix D – Minutes of June 20, 2011 Public Meeting

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Appendix E – Minutes of July 24, 2006 Public Meeting

The purpose of the Official Plan Amendment and Zoning By-law Amendment is to re-designate the subject land from the Low Density Residential designation to the Medium Density Residential Designation and to re-zone the subject land from the Community Facility (CF) zone to the Residential Fourth Density Exception (R4-E) zone and the Residential Sixth Density Exception (R6-E) zone. The effect and general intent of the Official Plan Amendment and Zoning By-law Amendment is to re-designate and re-zone the lands for a residential plan of subdivision. The Zoning By-law Amendment proposes to modify the R4 zone provisions, including but not limited to, front and exterior side yard setbacks and lot coverage, and also to modify the R6 zone provisions, including but not limited to, recognizing the existing location of the Victoria School, modifying front and exterior side yards, maximum lot coverage and minimum landscape open space. The amendment also proposes to modify the Zoning By-law’s General Provisions, including but not limited to, minimum distance between an accessory building and the main dwelling, accessory building lot coverage, accessory building height and minimum opening elevation. The proposed zoning classification placed on the subject property may also be the subject of a Holding “H” symbol that will not be removed until such time as Council for the Town of Collingwood is satisfied that certain conditions have been fulfilled in order for the orderly development of the land can proceed. The purpose of the proposed plan of subdivision is to subdivide the parcel of land into smaller lots and blocks. The effect of the proposed subdivision is to create lots and blocks consisting of approximately eleven (11) single detached dwelling units, approximately two (2) semi-detached lots and one (1) block for the purposes of retaining the existing school building and converting it into a seven (7) unit residential condominium building. The remaining portion of the proposed subdivision will divided into one (1) block to serve as a common access lane to the proposed dwelling units. Mr. Gordon Russell, Director of Planning Services, provided a detailed explanation of the official plan amendment, zoning by-law amendment and plan of subdivision applications and their purpose and effect as outlined above. Mr. Russell noted that the applications are presently being reviewed by the Development Committee with note made that an audit and archaeological study of the subject lands will be undertaken as per the age and the redevelopment of the lands. Comments received noted a possible requirement for a blanket easement to allow for a watermain through the property.

Mr. Steven Christie, one of the principles of the project, addressed Council reviewing the history of the site along with the proposed development. He stressed the importance of keeping the historical nature of the existing structure, blending the historical architecture with the proposed structures and that the site is being designed to be pedestrian friendly with walkways throughout the project and rear lanes throughout the site. All efforts are being made to preserve all existing mature trees.

Chair Mayor Geddes called for the first time for comments and questions from the public. Mrs. Mary Hall, 319 Beech Street, expressed opposition of the development as she felt that it would not be compatible with the surrounding neighbourhood and is concerned with the amount of increased traffic due to the proposed development, the small lot frontage proposed and the density of the proposal. Mrs. Hall also noted that no affordable housing would be offered in the development and requested more time be allotted to allow residents to review the application and provide input.

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Chair Mayor Geddes called for the second time for comments and questions from the public. Mr. George Marron, 319 Beech Street, expressed concern regarding the height, density of the proposed development and possible increased traffic.

Chair Mayor Geddes called for the third and final time for comments and questions from the public.

Mr. Doug Burn, corner of Fifth Street and Maple Street, expressed his support for the project and the ability to save and incorporate the school building into the design; however, he expressed some concern in regard to the density of the project. Discussion occurred regarding the Provincial Policy Statement and its recommendations pertaining to intensification and how they could be incorporated into the proposed development. Mr. Russell confirmed the development aspects in regard to water and sewer, noted that the location of the semi-detached building may better suited as a single detached dwelling and clarified that all structures excluding the existing school site conform to the height provisions in the zoning by-law. Question regarding possible easements through the site and if there will be any type of historical monument were raised. Mr. Christie advised that a plaque and pillar are proposed to be erected at the entrance of the common walking trail. Councillor Lloyd inquired if any additional streetscape and boulevard planning would occur. Mr. Christie advised that the intent was to keep as many of the existing trees as possible and incorporate new planting in between what exists. Councillor Sandberg commented that the Provincial Policy Statement encourages that the recommendations of intensification, heritage, affordable housing, servicing and redevelopment be looked at as a whole. Mrs. Sara Almas, Clerk (Acting) read written comments reviewed from Albert Winkels and Patti Wadlands on July 20 and Doug Burn on July 19, all in support of the project. Councillor Jeffery questioned the visitor parking and the width of the internal road structure. Clarification was provided stating that the apartment complex would have visitor parking and the width of the laneway will be 6 metres wide with a two-way traffic roadway of 7.2 metres in the west/east direction. Mr. Christie noted that they would be responsible for snow removal.

Moved by Councillor Sandberg Seconded by Councillor Lloyd

THAT Council hereby direct Planning Services to review and prepare a staff report and by-law with respect to the comments received.

CARRIED

There being no further questions or comments the public meeting for this application adjourned at 9:12 pm.

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Appendix “F” Official Plan Amendment

AMENDMENT NO. 24

TO THE OFFICIAL PLAN OF THE

TOWN OF COLLINGWOOD

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(i)

AMENDMENT No. 24 TO THE

OFFICIAL PLAN OF THE

TOWN OF COLLINGWOOD

The attached explanatory text constituting Amendment No. 24 to the Official Plan of the Town of Collingwood was prepared for and recommended to the Council of the Corporation of the Town of Collingwood. This Amendment to the Official Plan of the Town of Collingwood was adopted by the Council of the Corporation of the Town of Collingwood in accordance with Sections 17 and 22 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, by By-law No. 2012-010 passed on the 16th day of January, 2012. ______________________________ __________________________________ Mayor Clerk

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(ii)

THE CORPORATION OF THE TOWN OF COLLINGWOOD

BY-LAW NO. 2012-010

Being a By-law to adopt Amendment No. 24 to the Official Plan of the Town of Collingwood. WHEREAS the Council of the Corporation of The Town of Collingwood held public meetings on June 20, 2011 and July 24, 2006 respecting the proposal to change the land use designation on the subject lands; AND WHEREAS the Council has given serious consideration for the need to adopt an amendment to the Official Plan of the Town of Collingwood to permit said land use designation; AND WHEREAS the Council has determined that said land use designation is appropriate and desirable for the development of the subject lands, subject to certain conditions being completed to the satisfaction of Council; The Council of the Corporation of the Town of Collingwood, in accordance with the provisions of the Planning Act, R.S.O. 1990, c. P. 13, as amended, hereby ENACTS as follows:

1. THAT Amendment No. 24 to the Official Plan of the Town of Collingwood, being the attached text is hereby adopted.

2. THAT the Clerk is hereby authorized and directed to make application to the County of

Simcoe for approval of the aforementioned Amendment No. 24 to the Official Plan of the Town of Collingwood.

3. THIS By-law shall come into force and take effect on the day of final passing thereof.

ENACTED and passed this 16th day of January, 2012.

_____________________________ Mayor

_____________________________ Clerk

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AMENDMENT NO. 24 TO THE OFFICIAL PLAN OF THE TOWN OF COLLINGWOOD PART 1 – PREAMBLE 1.1 TITLE

This Amendment, when approved by the County of Simcoe, shall be known as Amendment No. 24 to the Official Plan of the Town of Collingwood.

1.2 COMPONENTS

This Amendment consists of the Text and amending Schedule “1”, as attached hereto. The preamble and the Location Map do not constitute part of the actual Amendment, but are included for convenience purposes.

1.3 PURPOSE OF THE AMENDMENT

The purpose of this Amendment to the Official Plan of the Town of Collingwood, which Official Plan was approved by the Simcoe County Council on April 27, 2004 and subsequently came into force on May 27, 2004, is to amend Schedule ‘C’ entitled Residential Density Plan by changing the density classification from Low Density Residential to Medium Density Residential, and to permit a maximum of nineteen (19) dwelling units to be located on the subject lands, subject to the completion of certain conditions to the satisfaction of Council.

1.4 LOCATION

The Lands affected by this amendment are located at 400 Maple Street in the Town of Collingwood. The property is bounded by Fifth Street to the north, Maple Street to the east, and Sixth Street to the south. It is more precisely described as Lots 10, 11, and 12 South of Fifth Street, and Lots 10, 11, and 12 North of Sixth Street, Registered Plan No. 45, Town of Collingwood, County of Simcoe, and is identified on the Location Map, as attached hereto.

1.5 BASIS OF THE AMENDMENT

An application was made to amend the Town of Collingwood Official Plan and Zoning By-law on March 10, 2006 by the Victoria Annex Group Inc. The purpose of the application was to permit a proposed development which exceeds the maximum density permissions of the Low Density Residential land use designation. The application proposed Medium Density Residential uses on the subject lands, including the development of small-lot single detached dwelling units, semi-detached dwelling units, and to renovate and construct an addition to convert and use the former public school building as a walk-up apartment dwelling. The development proposal is more commonly referred to as the ‘Victoria Annex’ development proposal. Various documents were submitted in support of the application including: 1. A Planning Review and Neighbourhood Compliance Statement dated March 2006,

and prepared by Shelley Wells and Associates,

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Page 21 of 25

2. A Preliminary Servicing Report dated March 2006, prepared by C.C. Tatham and Associates Ltd.,

3. A Preliminary Stormwater Management Report, dated March 2006, prepared by C.C.

Tatham and Associates Ltd., and

4. A Traffic Impact Assessment, dated March 7, 2006, prepared by C.C. Tatham and Associates Ltd.

Subsequent to consideration of concerns raised in Planning Report 2006-58 (presented to Council on November 20, 2006), numerous discussions with Planning Services staff regarding the configuration of the site and the Town’s Urban Design Manual adopted in 2010, the development proposal was revised and resubmitted in May 2011. The resubmitted proposal merged a number of single detached dwelling units together to create a proposal consisting of semi-detached and townhome dwelling units in addition to the walk-up apartments originally envisioned.

The site is designated “Settlement” in the County of Simcoe Official Plan. An amendment to the County Plan is not required for the development to proceed. Official Plan Amendment No. 24, as modified from the original application, is appropriate in that the intensity of development on the site is consistent with the policies of the Province of Ontario, namely the Provincial Policy Statement (PPS) and the Places to Grow - Growth Plan for the Greater Golden Horseshoe, as well as the County of Simcoe Official Plan. It is further consistent with the Town of Collingwood Official Plan policies in the following manner: 1. The proposal provides the opportunity for an innovative residential redevelopment,

intensification and revitalization in an older neighbourhood with existing servicing infrastructure;

2. The proposal provides a variety of living environments as it pertains to housing size, density and location while maintaining Collingwood’s small-town atmosphere;

3. Preservation and restoration of a historically significant school building, incorporating

it into the design of the site while maintaining connectivity with the broader neighbourhood;

4. Redevelopment of a derelict and vacant site;

5. Proposing attractive urban design and building elevations for the proposed

development;

6. The proposal, within an established low density residential neighbourhood is limited to a density and type which is compatible with the surrounding residential area.

The policies for Victoria Annex shall be implemented through the Town of Collingwood Zoning By-law, through the approval of a Plan of Subdivision and Plans of Condominium, and through the Site Plan Approval process.

PART 2 – THE AMENDMENT

2.1. PREAMBLE

All of this part of the document entitled Part 2 – The Amendment save and except for the Location Map, consisting of the following Text and amending

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Page 22 of 25

Schedule “1”, constitutes Amendment No. 24 to the Official Plan of the Town of Collingwood.

2.2. DETAILS OF THE ACTUAL AMENDMENT 2.2.1 Schedule “C” entitled Residential Density Plan of the Official Plan of the

Town of Collingwood is hereby by amended by amending Schedule “1”, as attached hereto, by changing the land use designation of the subject lands from the Low Density Residential designation to the Medium Density Residential designation.

2.2.2 Section 4.3.4.5.8 entitled Medium Density Residential Exceptions of the

Official Plan of the Town of Collingwood is hereby amended by adding the following policy in proper sequence to read as follows:

“11. Victoria Annex Within the Medium Density Residential land use designation on those lands bounded by Fifth Street, Maple Street, and Sixth Street, and identified as Lots 10, 11, and 12 South of Fifth Street, and Lots 10, 11, and 12 North of Sixth Street, Registered Plan No. 45, Town of Collingwood, County of Simcoe, and also known as the “Victoria Annex”, the following development policies shall also apply: 1. Despite Section 4.3.4.5.1 of this Plan, the uses permitted on the subject

lands shall be limited to semi-detached dwellings, townhouse dwellings, one (1) walk-up apartment dwelling consisting of a maximum of seven (7) apartment dwelling units (in part located in the existing Victoria School Annex building), home occupations, and those public uses itemized on Figure 3 of this Plan.

2. Despite any policies to the contrary, the maximum number of dwelling units

permitted on the subject lands shall be nineteen (19). 3. Despite Section 4.3.4.5.2 of this Plan, the maximum density on the subject

lands shall not exceed thirty-two (32) units per gross hectare. 4. The architectural design of buildings and landscape design shall be

sympathetic with the character of the existing Victoria School Annex building (part of the development proposal) and the adjacent residential neighbourhood. To ensure that the residential development complements the surrounding neighbourhood, Architectural and Landscape Design Guidelines shall be completed to the satisfaction of the Town of Collingwood as a condition of draft plan approval of the plan of subdivision, and shall be incorporated into any Development Agreement affecting the subject lands.”

2.3. IMPLEMENTATION

Amendment No. 24 to the Official Plan of the Town of Collingwood will be implemented by an amendment to the Town of Collingwood Zoning By-law No. 2010-040, as amended.

2.4. INTERPRETATION

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Page 23 of 25

The provisions of the Official Plan of the Town of Collingwood, as amended from time to time, regarding the interpretation of that Plan, shall apply in regards to this Amendment.

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Location Map

Page 24 of 25 26 of 4126 of 4126 of 41

Page 25 of 25

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AMENDMENT NO. 24

TO THE OFFICIAL PLAN OF THE

TOWN OF COLLINGWOOD

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(i)

AMENDMENT No. 24 TO THE

OFFICIAL PLAN OF THE

TOWN OF COLLINGWOOD

The attached explanatory text constituting Amendment No. 24 to the Official Plan of the Town of Collingwood was prepared for and recommended to the Council of the Corporation of the Town of Collingwood. This Amendment to the Official Plan of the Town of Collingwood was adopted by the Council of the Corporation of the Town of Collingwood in accordance with Sections 17 and 22 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, by By-law No. 2012-010 passed on the 16th day of January, 2012. ______________________________ ________________________________ Mayor Clerk

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(ii)

BY-LAW No. 2012- 010 OF THE

CORPORATION OF THE TOWN OF COLLINGWOOD

BEING A BY-LAW TO ADOPT AMENDMENT NO. 24 TO THE OFFICIAL PLAN OF THE TOWN OF COLLINGWOOD

_______________________________________________________________ WHEREAS the Council of the Corporation of The Town of Collingwood held public meetings on June 20, 2011 and July 24, 2006 respecting the proposal to change the land use designation on the subject lands; AND WHEREAS the Council has given serious consideration for the need to adopt an amendment to the Official Plan of the Town of Collingwood to permit said land use designation; AND WHEREAS the Council has determined that said land use designation is appropriate and desirable for the development of the subject lands, subject to certain conditions being completed to the satisfaction of Council; The Council of the Corporation of the Town of Collingwood, in accordance with the provisions of the Planning Act, R.S.O. 1990, c. P. 13, as amended, hereby ENACTS as follows:

1. THAT Amendment No. 24 to the Official Plan of the Town of Collingwood, being the attached text is hereby adopted.

2. THAT the Clerk is hereby authorized and directed to make application to the County

of Simcoe for approval of the aforementioned Amendment No. 24 to the Official Plan of the Town of Collingwood.

3. THAT this By-law shall come into force and take effect on the day of final passing

thereof. ENACTED AND PASSED this 16th day of January, 2012.

___________________________ MAYOR

___________________________ CLERK

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AMENDMENT NO. 24 TO THE OFFICIAL PLAN OF THE TOWN OF COLLINGWOOD PART 1 – PREAMBLE 1.1 TITLE

This Amendment, when approved by the County of Simcoe, shall be known as Amendment No. 24 to the Official Plan of the Town of Collingwood.

1.2 COMPONENTS

This Amendment consists of the Text and amending Schedule “1”, as attached hereto. The preamble and the Location Map do not constitute part of the actual Amendment, but are included for convenience purposes.

1.3 PURPOSE OF THE AMENDMENT

The purpose of this Amendment to the Official Plan of the Town of Collingwood, which Official Plan was approved by the Simcoe County Council on April 27, 2004 and subsequently came into force on May 27, 2004, is to amend Schedule ‘C’ entitled Residential Density Plan by changing the density classification from Low Density Residential to Medium Density Residential, and to permit a maximum of nineteen (19) dwelling units to be located on the subject lands, subject to the completion of certain conditions to the satisfaction of Council.

1.4 LOCATION

The Lands affected by this amendment are located at 400 Maple Street in the Town of Collingwood. The property is bounded by Fifth Street to the north, Maple Street to the east, and Sixth Street to the south. It is more precisely described as Lots 10, 11, and 12 South of Fifth Street, and Lots 10, 11, and 12 North of Sixth Street, Registered Plan No. 45, Town of Collingwood, County of Simcoe, and is identified on the Location Map, as attached hereto.

1.5 BASIS OF THE AMENDMENT

An application was made to amend the Town of Collingwood Official Plan and Zoning By-law on March 10, 2006 by the Victoria Annex Group Inc. The purpose of the application was to permit a proposed development which exceeds the maximum density permissions of the Low Density Residential land use designation. The application proposed Medium Density Residential uses on the subject lands, including the development of small-lot single detached dwelling units, semi-detached dwelling units, and to renovate and construct an addition to convert and use the former public school building as a walk-up apartment dwelling. The development proposal is more commonly referred to as the ‘Victoria Annex’ development proposal. Various documents were submitted in support of the application including:

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1. A Planning Review and Neighbourhood Compliance Statement dated March

2006, and prepared by Shelley Wells and Associates, 2. A Preliminary Servicing Report dated March 2006, prepared by C.C. Tatham and

Associates Ltd.,

3. A Preliminary Stormwater Management Report, dated March 2006, prepared by C.C. Tatham and Associates Ltd., and

4. A Traffic Impact Assessment, dated March 7, 2006, prepared by C.C. Tatham

and Associates Ltd.

Subsequent to consideration of concerns raised in Planning Report 2006-58 (presented to Council on November 20, 2006), numerous discussions with Planning Services staff regarding the configuration of the site and the Town’s Urban Design Manual adopted in 2010, the development proposal was revised and resubmitted in May 2011. The resubmitted proposal merged a number of single detached dwelling units together to create a proposal consisting of semi-detached and townhome dwelling units in addition to the walk-up apartments originally envisioned.

The site is designated “Settlement” in the County of Simcoe Official Plan. An amendment to the County Plan is not required for the development to proceed. Official Plan Amendment No. 24, as modified from the original application, is appropriate in that the intensity of development on the site is consistent with the policies of the Province of Ontario, namely the Provincial Policy Statement (PPS) and the Places to Grow - Growth Plan for the Greater Golden Horseshoe, as well as the County of Simcoe Official Plan. It is further consistent with the Town of Collingwood Official Plan policies in the following manner: 1. The proposal provides the opportunity for an innovative residential

redevelopment, intensification and revitalization in an older neighbourhood with existing servicing infrastructure;

2. The proposal provides a variety of living environments as it pertains to housing size, density and location while maintaining Collingwood’s small-town atmosphere;

3. Preservation and restoration of a historically significant school building,

incorporating it into the design of the site while maintaining connectivity with the broader neighbourhood;

4. Redevelopment of a derelict and vacant site;

5. Proposing attractive urban design and building elevations for the proposed

development;

6. The proposal, within an established low density residential neighbourhood is limited to a density and type which is compatible with the surrounding residential area.

The policies for Victoria Annex shall be implemented through the Town of Collingwood Zoning By-law, through the approval of a Plan of Subdivision and Plans of Condominium, and through the Site Plan Approval process.

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PART 2 – THE AMENDMENT

2.1. PREAMBLE

All of this part of the document entitled Part 2 – The Amendment save and except for the Location Map, consisting of the following Text and amending Schedule “1”, constitutes Amendment No. 24 to the Official Plan of the Town of Collingwood.

2.2. DETAILS OF THE ACTUAL AMENDMENT 2.2.1 Schedule “C” entitled Residential Density Plan of the Official Plan of

the Town of Collingwood is hereby by amended by amending Schedule “1”, as attached hereto, by changing the land use designation of the subject lands from the Low Density Residential designation to the Medium Density Residential designation.

2.2.2 Section 4.3.4.5.8 entitled Medium Density Residential Exceptions of

the Official Plan of the Town of Collingwood is hereby amended by adding the following policy in proper sequence to read as follows:

“11. Victoria Annex Within the Medium Density Residential land use designation on those lands bounded by Fifth Street, Maple Street, and Sixth Street, and identified as Lots 10, 11, and 12 South of Fifth Street, and Lots 10, 11, and 12 North of Sixth Street, Registered Plan No. 45, Town of Collingwood, County of Simcoe, and also known as the “Victoria Annex”, the following development policies shall also apply: 1. Despite Section 4.3.4.5.1 of this Plan, the uses permitted on the subject

lands shall be limited to semi-detached dwellings, townhouse dwellings, one (1) walk-up apartment dwelling consisting of a maximum of seven (7) apartment dwelling units (in part located in the existing Victoria School Annex building), home occupations, and those public uses itemized on Figure 3 of this Plan.

2. Despite any policies to the contrary, the maximum number of dwelling

units permitted on the subject lands shall be nineteen (19). 3. Despite Section 4.3.4.5.2 of this Plan, the maximum density on the

subject lands shall not exceed thirty-two (32) units per gross hectare. 4. The architectural design of buildings and landscape design shall be

sympathetic with the character of the existing Victoria School Annex building (part of the development proposal) and the adjacent residential neighbourhood. To ensure that the residential development complements the surrounding neighbourhood, Architectural and Landscape Design Guidelines shall be completed to the satisfaction of the Town of Collingwood as a condition of draft plan approval of the plan of subdivision, and shall be incorporated into any Development Agreement affecting the subject lands.”

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2.3. IMPLEMENTATION

Amendment No. 24 to the Official Plan of the Town of Collingwood will be implemented by an amendment to the Town of Collingwood Zoning By-law No. 2010-040, as amended.

2.4. INTERPRETATION

The provisions of the Official Plan of the Town of Collingwood, as amended from time to time, regarding the interpretation of that Plan, shall apply in regards to this Amendment.

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Location Map

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REPORT #: P2012-03 DATE: January 16th, 2012 SUBMITTED TO: Mayor & Members of Council SUBMITTED BY: Nancy Farrer – Director of Planning Services SUBJECT: Release of Site Plan Control Agreement: Amaizeingly Green

Products GP Ltd File No. D100908 Applicant: Town of Collingwood Address: 201 MacDonald Road Part of Lot 42, Concession 7, Nottawasaga, being Parts 1, 2, 3 and 4 on Plan 51R-38239,Town of Collingwood, County of Simcoe

1. RECOMMENDATION:

• AND THAT Council authorize the release of the Site Plan Control Agreement between the Corporation of the Town of Collingwood, Amaizeingly Green Products GP Ltd. and any successors and assigns, registered on title June 26th, 2006 as instrument #SC450010 from Part of Lot 42, Concession 7, Nottawasaga, being Parts 1, 2, 3 and 4 on Plan 51R-38239;

2. BACKGROUND:

History:

The Town originally entered into a Site Plan Control Agreement with 201MacDonald Road Limited Partnership - Blackstone Energy Services Inc. on May 16th, 2006. That agreement was registered on title of the lands as Instrument SC450010 on June 26th, 2006.

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Subsequently, Amazieingly Green Product GP Ltd. became the successor to the original signatory. The agreement was registered on title of the property to permit an expansion to the existing corn wet milling system which would facilitate the production of the fuel ethanol.

Additionally, Consents were approved by the Committee of Adjustment for lands municipally known as 201 MacDonald Road (B-23/06; Collingwood Ethanol Plant – highway lands) and 10109 Highway No. 26 East (Phil Walker; B-08/09), which was part of the original lands municipally known as 201 MacDonald Road. Accordingly, the Site Plan Control Agreement is no longer relevant for the two parcels fronting onto Highway No. 26 East, since neither parcel contains the operations of Amazieingly Green to which the original agreement continues to apply.

Parties of the Site Plan Control Agreement:

• Amazieingly Green Product GP Ltd. (201 MacDonald Road) • Town of Collingwood • Successors and Assigns

3. EFFECT ON TOWN FINANCES:

• To be determined.

4. DEPT HEADS:

• This Staff Report was discussed with Department Heads on January 11th, 2012. Senior Staff did not identify any concerns and it was recommended that the Staff Report and the release of the Site Plan Control Agreement proceed to Council on January 16th, 2012 for consideration.

5. APPENDICES:

None

Attached

• Appendix ‘A’ – Portion of Reference Plan No. 51R-35155

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4 | P a g e

Appendix ‘A’: Portion of Reference Plan No. 51R-35155

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Removal of Agreements

By-law No. 2012-009 Page 1 of 1

BY-LAW No. 2012-009 OF THE

CORPORATION OF THE TOWN OF COLLINGWOOD

BEING A BY-LAW TO AUTHORIZE THE RELEASE OF CERTAIN AGREEMENTS FROM TITLE

WHEREAS section 41 of the Planning Act, R.S.O. 1990, c. P.13, delegates authority to local municipal councils for matters within their jurisdiction for Site Plan Control Approval and to enter into agreements there under; AND WHEREAS the Amaizeingly Green Products GP Ltd. (201 MacDonald Road) and The Corporation of the Town of Collingwood (“Town”) entered into a Site Plan Control Agreement which was registered on title as Instrument No. SC450010 on June 26th, 2006. NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF COLLINGWOOD HEREBY ENACTS AS FOLLOWS:

1. THAT the Clerk be hereby authorized to release the Site Plan Control Agreement presently registered as Instrument No. SC450010 from Part of Lot 42, Concession 7, Nottawasaga, being Parts 1, 2, 3 and 4 on Plan 51R-38239;

2. THAT the Clerk take all actions and execute such instruments or documents as may be

necessary to give effect to this by-law;

3. THAT this by-law shall come into full force and effect on the date of final passage hereof at which time all by-laws that are inconsistent with the provisions of this by-law and the same are hereby amended insofar as it is necessary to give effect to the provisions of this by-law.

ENACTED AND PASSED this 16th day of January, 2012.

____________________________

MAYOR ____________________________ CLERK

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