1. OPA 15 – What is it?
OPA 15 – “Hwy 400 Strategic Industrial Employment Area secondary plan”
secondary plan prescribes the nature of development within a settlement area
policies provide direction on growth management, permitted uses, resource protection, infrastructure requirements, and development phasing
maps define land use categories and conceptually delineate major roads, SWM ponds and other public amenities
changes subject to Simcoe County approval
April 29, 2014

2. What are MZOs?
provincial zoning by-law that supersedes the town’s zoning by-law
defines what can happen on land and how much of it (i.e. max floor area, max height, min distance from property lines
three separate MZOs apply to OPA 15 lands
changes subject to provincial approval
April 29, 2014

3. What can be built? MZO #1: manufacturing plant warehousing
accessory retail, office, equipment servicing, etc. #1
April 29, 2014

4. What can be built?
MZO #2:
manufacturing plant, warehousing, distribution centre
data centre, food processing facility, research facility, office
public training facility, auto service station, bank
convenience store, day care, fitness centre
sale of industrial or agricultural machinery #2
April 29, 2014

5. What can be built? MZO #2 – Interchange Node Zone (additional uses):
food store
hotel
retail store #2
April 29, 2014

6. What can be built?
MZO #3:
agricultural uses (e.g. growing crops, raising livestock)
agriculture-related use (e.g. grain drying facility, product storage) #3
April 29, 2014

7. Development Controls
OPA 15, MZOs and provincial legislation dictate the manner in which the employment lands will develop:
new development must occur on full municipal services
lands will generally develop from south to north
access and internal servicing must be coordinated among landowners
cost-share agreement among landowners is required
certain land uses are capped (e.g. only two food stores are permitted, each a max of 600 m2)
MZO #2 must include fourteen 8-ha lots and two 20-ha lots
April 29, 2014

8. Application Process
a “tertiary” level of planning is required to precisely define the location of new roads, routes and sizes of internal servicing, location of SWM ponds, grading, etc.
typically addressed in a cooperative manner among multiple landowners through a process that leads to subdivision applications
tertiary planning and subdivision approval process requires 8 – 12 months
development on individual lots subject to site plan control (2 – 4 months)
zoning amendments (6 – 12 months?)
April 29, 2014

9. Pending Updates council has directed staff to proceed with two updates
OPA 15 must be amended to incorporate new policies of the amended Growth Plan and recommendations of the town’s Retail Analysis & Commercial Policy Review
town’s zoning by-law will be amended to mirror the MZOs and add missing provisions (parking requirements, setbacks, landscaping)
further consultation with landowners will occur
April 29, 2014

10. Servicing Program
April 29, 2014