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971201 Regular Council Session AgendaTHE CORPORATION OF THE TOWN OF TILLSONBURG COUNCIL INAUGURAL AND ORGANIZATIONAL MEETING MONDAY - December 1st, 1997 - 7:30 P.M. ORDER OF BUSINESS: A. Adoption of Agenda B. Oaths of Office C. Mayor's Inaugural Statement D. Establishment of Standing Committees NOTE: Pending the re -organization of Standing Committees, it is the intention to re -confirm the existing Committees established under the previous Council. X111 M go 'h we of ©ouancil, Department Reads, Staff and Sp w=w/Significant Others are invited to a remptica at ©omcillor Brenda Carroll's residence following the % 11� OUR FILE: 5L(-,orforat on O/LL COUNTY OF OXFORD DEPARTMENT OF PLANNING AND DEVELOPMENT P. O. Box 397. Court House. Woodstock ON N4S 7Y3 OP 0-16 TOWNSHIP OF NORFOLK OFFICIAL PLAN To: The Chairman and Members of the Oxford County Planning Committee SBACKGROUND: .�dUi Ac,� /4 'ot ( Fax: (519) 537-3024 (519) 539-1271 Annex (519) 539-0930 MEETING DATE: November 20, 1997 REPORT No.: 97-218 The Council of the Township of Norfolk adopted a new Township Official Plan on October 28, 1997. The Township has submitted the Plan to the Regional Municipality of Haldimand-Norfoik for approval. The Region has circulated the Official Plan to the County for comments. The County of Oxford initially commented on the draft Township Official Plan in September,1997. The County reviewed the draft of the Official Plan of the Township of Norfolk (Report No. 97-159) and, by recommendation, advised the Township of Norfolk of its objection with respect to the policies relating to the Norfolk Mall located on the outskirts of the Town of Tillsonburg. The County was of the position that a site specific amendment to the Official Plan of the Regional Municipality of Haldimand-Norfolk would be required. In addition, the 1985 agreement between the Region of Haid'Imand-Norfolk, the County of Oxford, the Town of Tillsonburg and the Township of Norfolk is still valid and operative and as such, the interpretation of the agreement needed to be first resolved under the provision under the 1985 agreement. DISCUSSION: The adopted Township Official Plan was reviewed by Planning staff and changes noted from the draft review by this Department. Specific attention was paid to the policies relating to the Norfolk Mall located on the outskirts of the Town of Tillsonburg. Appended to this report are the relevant pages of the Norfolk Official Plan which deals with the Mall. The policies can be summarized as follows: • The Norfolk Mall is recognized as a regional scale retail facility serving a trade area encompassing the west part of Haldimand-Norfolk, south part of the County of Oxford and the east part of the County of Elgin. • A wide variety of commercial, service commercial and businesses uses are permitted for the Norfolk Mall site. • In addition to the maximum retail floor area of 16,260 sq m (175,030 sq. ft.), the Norfolk Mall site may accommodate service commercial uses as permitted under the zoning by-law from time to time. • The Norfolk Mall site has sufficient size to accommodate additional retail and service commercial development and any further expansion will be by way of amendment to the Plan. • Any additional development of the Norfolk Mall retail facility should not undermine the planned function of the central business districts of surrounding urban areas with water and sewage disposal services provided to the satisfaction of the Township and Region. • Any amendment to this Plan for development of the Norfolk Mall may require the completion of a market analysis and servicing, transportation and land use planning studies at the discretion of and to the satisfaction of the Township of Norfolk and Region. OP 0-16 Report No. 97-218 Page 2 CONCLUSION: County Council at their meeting of September 10, 1997 conveyed its objections to the Township of Norfolk with respect to policies relating to the Norfolk Mall located on the outskirts of the Town of Tillsonburg. Since then, substantial discussion has occurred among the Township of Norfolk, the Town of Tillsonburg, the Region of Haldimand-Norfolk and the County of Oxford with respect to the Norfolk Mall. In addition, there has been a prehearing conference on September 29, 1997 convened by the Ontario Municipal Board with respect to the Norfolk Mall. The Board also issued a decision on September 26, 1997 which amended certain policies of the Region of Haldimand-Norfolk Official Plan as its relates to commercial development The Board in its decision made it clear that the Region was to continue to have a strong and active role in respect to commercial applications in the Region and that the Region will require studies for any proposal to create a new or expand an existing regional scale retail facility and that no area municipality may approve any rezoning or recommend approval of an Official Plan until the area municipality has received and considered a report from Regional Council. The wording of the approved Norfolk Official Plan states that any amendments for development of the Norfolk Mall site -raggy require the completion of certain studies at the discretion of both the Township and the Region. This does not appear to comply with the intent and spirit of the Board's decision and does not alleviate the concerns expressed by both the Town of Tillsonburg and the County of Oxford in past discussions of the Norfolk Mall proposal. Any studies must be mandatory and not discretionary. In addition, such reports must be reviewed and assessed by regional staff and peer review consultants. Due to the proximity of the Town of Tillsonburg, the Norfolk Mall policies should make direct reference to the central business district and any additional development should not undermine the planned function of that district. The Norfolk Plan policies should also make reference to the need to evaluate the impact of any mall expansion on both the existing municipal wells in the general area as well as the impact on any ground water recharge function in the area. In conclusion, it is the opinion of this Department that the policies in the approved Township of Norfolk Official Plan as they relate to any further expansion of the Norfolk Mall does not adequately address the concems of both the Town of Tillsonburg and the County of Oxford. RECOMMENDATION.- It ECOMMENDATION: It is recommended that Oxford County Planning Committee recommend to County Council that the County of Oxford advise the Regional Municipality of Haldimand-Norfolk of its objection with respect to the policies relating to the Norfolk Mall located on the outskirts of the Town of Tillsonburg. Furthermore, the County requests notification of any decision by the Region of Haldimand-Norfolk on the Township of Norfolk Official Plan. Authorized for Release by: Mike Bragg, BA, MPA Planning Administrator JH/lb Date: November 19, 1997 Authored by: c��- 0., kkz-1 Ja HIiI, MCIP DI&Aor of Development ( ;1 -4 .1-00 CrAlgA Manley, MCIP Director of Policy and Development 1 I� Page 88 IN T.1.1 The northwestern part of Norfolk abutting the Town of Tillsonburg is recognized as an area influenced by market forces which do not relate to political boundaries. The Township will consult with and Invite Input from the Town of Tillsonburg on significant land use proposals within the hinge area. As a result of a municipal boundary agreement previous official plan policy and the implementing zoning by-law restricted commercial land use in two adjacent hamlet areas (Norfolk North and Norfolk 1 West) to service commercial uses and recognize the existing Norfolk Mall and restricted additional development to service commercial uses. A specific provision of the agreement states that "Unless speclfically authorized by an approved official plan amendment, no ' expanslon of the e)asting retail shopping mall shall be permitted`: ' T.1.2 The Norfolk Mall located in the Hamlet of Norfolk North (lot 14, Concession 3, N.T.R., in the former Township of Middleton) is recognized as a unique circumstance. The mall is a Regional Scale retail facility in proximity to the Town of Tillsonburg and serves a trade 1 area encompassing the west part of Haidimand-Norfolk south part of the County of Oxford and east part of the County of Elgin. 1 T.1.3 The permitted uses for the Norfolk Mali site Include retail 1 establishments, restaurants, banks, offices, service shops, funeral homes, laundromat, hotels, motels, places of entertainment and 1 recreation, automobile service station, commercial garages and 1 r Page 89 other similar uses. Norfolk Mali has been built to a total gross floor area of approximately 16,260 square metres. In addition to the maximum retall .floor area of 16,260 square metres, the Norfolk Mail site may accommodate service commercial uses as permitted under the Zoning By -Law applying from time to time. The Norfolk Mali site has sufficient size to accommodate additional retail and service commercial development. Any further expansion of retail space above the current 14260 square metres will be by way of an amendment to. this plan. Any such additional development of the Norfolk Mall retail facility shall not undermine the planned function of the central business districts of surrounding urban areas: % Water and sewage disposal services for any such development shall be provided to the satisfaction of the Township and the Region. Any amendments to this plan for development on the Norfolk Mall site may require the completion of a market analysis and servicing, transportation and land use planning studies at the discretion of, and to the satisfaction of the Township of Norfolk and the Region. T.1.4 Notwithstanding Policy D.5.a) In the Hamlets of Norfolk North and Norfolk West new commercial development on sites other than the Norfolk Mall shall be limited to the following uses: automobile service station, restaurant. motel, hotel, vehicle sales and rental establishment, farm implement sales and service, commercial greenhouse and tree and plant nursery, fruit and vegetable outlet,