middlesex centre site plan manual v3.1.indd

1 MUNICIPALITY OF MIDDLESEX CENTRE SITE PLAN Zelinka Priamo Limited

table of contents1.0 Introduction to the Middlesex Centre Site Plan Manual

Site Plan Control2.0 2.1 The Purpose of Site Plan Approval

3.0 How to use this Manual

4.0 Site Plan Control Process

5.0 Application Requirements

6.0 Appendices: Appendix A Site Plan Requirements Appendix B Landscape Plan Requirements Appendix C ite Servicing Plan Requirements Appendix D Elevation Drawing Requirements Appendix E Residential and Commercial Objectives and GuidelinesAppendix F Access Objectives and GuidelinesAppendix G Pedestrian Facilities Objectives and GuidelinesAppendix H Lighting Objectives and Guidelines Appendix I Landscaping, Buffering and Tree Protection Objectives and GuidelinesAppendix J Waste Storage Facilities Objectives and GuidelinesAppendix K Grading and Disposal of Storm, Surface

and Waste Water Objectives and Guidelines

Appendix L Community Mail BoxesAppendix M Easements, Road Widenings and Site

Triangles Objectives and GuidelinesAppendix N Contaminated SitesAppendix O Section 41 From the Planning ActAppendix P Site Plan Control Policies From the Offi cial PlanAppendix Q Site Plan Control By-law Number 2003-035Appendix R Site Plan ApplicationAppendix S Site Plan AgreementAppendix T Ontario Municipal Board Appellant Form

2MUNICIPALITY OF MIDDLESEX CENTRE SITE PLAN Zelinka Priamo Limited

Site Plan Control ensures that development proposals are in keeping with Municipal policies, by-laws, guidelines and standards. Site Plan approval is generally required prior to issuance of a building permit.

This Site Plan Manual is a guide to assist applicants with the requirements of the Site Plan Approval process in their pursuit of building permits.

It allows the Municipality to examine proposed site development to ensure that it is compatible with the surrounding area, is technically sound from a number of perspectives, and contributes positively to the vitality of the Municipality.


2.1 The Purpose of Site Plan Approval

The purpose of Site Plan Approval is to allow the Municipality of Middlesex Centre and, where applicable, the County of Middlesex and other agencies, to review the following:

Overall site design;a)

The impact of the proposal on surrounding land b) uses;

Siting of structures and buildings (massing and c) conceptual design);

The widening of public roads which abut the site;d)

Easements, access, parking and loading facilities;e)

Grading and site drainage;f)

Provision for disposal of storm, surface and waste g) water;

Landscaping and buffering and amenity areas; h)

Curbs, signs, walkways, lighting, fencing, storage of i) waste;

Matters relating to exterior design, including the j) character, scale, appearance and design features of buildings; and

Securities, bonding or other appropriate security k) or fi nancial arrangements to the satisfaction of the Municipality.

The Offi cial Plan for the Municipality of Middlesex Centre contains site plan control policies in accordance with the policies found in Section 41 of the Province of Ontario’s Planning Act. The Offi cial Plan identifi es the Municipality as a whole as a proposed site plan control area, with the exception of the following types of developments that are excluded from site plan control:

Developments related to farm operations, farm a) buildings and the residence of a farm operator.

Single detached dwellings, semi-detached dwellings b) and duplexes, save and except for those permitted within or contiguous to natural environmental areas, or where units form part of a zero lot line, linked housing or similar innovation in housing development.

Site Plan Control may apply to a proposed development, including renovations and/or additions or changes to existing buildings. Applicants should contact the Planning and Development Services Department to determine whether a particular development is subject to Site Plan approval.

Section 41 of the Planning Act, the Site Plan Control policies from Section 10.5 of the Offi cial Plan, and Site Plan Control By-Law 2003-035 as amended are found in Appendix O of this manual.


The Municipality will review the application in consideration of internal functioning (i.e. parking, emergency vehicle access, traffi c fl ow); serviceability; energy effi ciency; and spatial, aesthetic contribution and functional relationships with adjacent properties.

Site Plan Control ensures that municipal requirements are met and assists to improve the quality, appearance and safety of a development to everyone’s benefi t, in accordance with those matters listed in Appendix O, Section 41. (4), Approval of plans or drawings.


This Manual provides a guideline for the following:

The Site Plan Control Process. a)

Requirements that may be applied to your b) proposal.

Standards with respect to site development. There c) are a number of Municipal Standards/concerns, in addition to the Urban Design Guidelines, such as parking, tree preservation, road widening, accessibility etc., which need to be addressed during the Site Plan Approvals Process.

This Manual should be used by Municipal staff and applicants to ensure that acceptable standards and necessary requirements have been met prior to submitting and processing applications for Site Plan approval. It is suggested that applicants address each point in this manual, where applicable, in order to accelerate the approval process. With the aid of this manual, it is the intent of the Municipality to make the Site Plan approval process an effi cient and effective service for all.


The Site Plan Control Process, from the submission of a completed application to the issuance of a building permit for a development, includes:

Pre-consultation with the Planning and Development a) Services Department is advisable to determine the need for other planning approvals. Staff will provide assistance with the Municipality’s requirements and standards.

An applicant submits an application to the Middlesex b) Centre Planning and Development Department, including a completed application form along with the site plan and processing fee. The application form is contained in Appendix O.

Upon receipt of a completed application, Planning c) staff will circulate the application to agencies and other staff to review for comments. Planning staff will then prepare a staff report along with a draft Site Plan Agreement which incorporates the comments received and will provide a recommendation to Planning Committee for Municipal Council’s consideration. The Committee generally meets on the third Wednesday of every month. The staff report, including the draft Site Plan Agreement, is forwarded to the applicant prior to the meeting.

At Planning Committee, the Committee reviews the d) application including the staff report and the draft Site Plan Agreement. The applicant may make a presentation to the Committee. The Committee will then provide a recommendation to Municipal Council regarding the Site Plan application. The applicant will then be required to undertake any applicable revisions recommended by Planning Committee.

Upon receipt of a revised Site Plan based on the e) Planning Committee’s recommendation and the payment of any required securities as indicated in the Site Plan Agreement, Planning staff will prepare the fi nal Site Plan Agreement for consideration of execution by Municipal Council.

Upon receipt of the signed agreement by the f) applicant, Planning staff will forward the agreement for execution at the next regular meeting of the Municipal Council.

The applicant’s solicitor will then be required to g) have the agreement registered on title of the subject property. Upon written confi rmation of the registration, the Building Division will be in a position to issue a building permit, provided all fees including development charges have been collected.


Upon completion, according to the Site Plan h) Agreement, the applicant must submit a request for the release of any securities. Building staff will be a position to release any securities, provided the development is in conformity with the Site Plan Agreement.

The applicant has the right to appeal Municipal Council’s decision to the Ontario Municipal Board if the Municipality fails to approve the Site Plan within 30 days after being submitted or if the Municipality has imposed a Site Plan requirement that the applicant fi nds unreasonable. The appeal must be fi led with the secretary of the Ontario Municipal Board and the Clerk of the Municipality. An appeal to the Ontario Municipal Board must be accompanied by a fee of $125.00 payable to the Minister of Finance and Appellant Form (02). The appellant form is contained in Appendix S of this manual. The Ontario Municipal Board arranges for a hearing.


The application must be accompanied by a fee in the amount of $750.00 in cash, debit card or cheque made payable to the Treasurer of the Municipality of Middlesex Centre. The application should be completed by the property owner or their authorized agent. Should the property owner choose to have an agent act on their behalf written authorization from the property owner is required with the submission of an application.

For the purpose of reviewing a site plan application, each applicant is required to provide fi ve copies each of the site plan, the landscape plan, site servicing plan, and elevation and cross section drawings if required. The drawings are to be prepared by a professional engineer, an Ontario Land Surveyor or a professional architect, and shall be prepared in such a manner as to permit registration at the Land Registry Offi ce. At least one photo reduced copy (no greater than 11x17) must be submitted. The plans must meet the requirements contained in Appendices ‘A’, ‘B’, ‘C’ and ‘D’.


Appendices A to D describe the requirements for Site, Landscape and Site Servicing Plans and Elevation Drawings.

Appendices E to N describe the objectives and guidelines related to the matters to be addressed in connection with site plan approval and any site plan control agreement that may be required as a condition of site plan approval.

Appendices O to T contain excerpts from Section 41 of the Planning Act, the legislation that enables a municipality to employ site plan control, By-law 2003-035 as amended which designates the entire Municipality as a site plan control area, a sample site plan agreement, Section 10.5, site plan control policies, from the Offi cial Plan, Appellant Form (02) to be completed in connection with appeals to the Ontario Municipal Board and a site plan application form.

APPENDIX ASite Plan Drawing Requirements

The site plan requirements are as follows:

All site plans and fl oor plans will generally be drawn a) to scale at a maximum of 1:200 and minimum of 1:300. Property dimensions and area, as well as building location(s), are to be certifi ed by an Ontario land surveyor;

Location map at a scale of 1:2000 outlining b) the development site with suffi cient amount of surrounding area to indicate its general location, with major adjacent features, such as streams, parks and schools;

North arrow and scale in metric;c)

The dimensions of the site as taken from a survey d) or a legal description of the property and street name(s);

The location and use of all existing and proposed e) buildings and structures on the site;

Dimensions of buildings and distance between f) buildings;

Total existing and proposed building size in square g) metres, lot area, total number of parking stalls including handicap spaces and total number of units;

Finished fl oor elevations of buildings;h)


Location of closest fi re hydrant (state whether these i) exist or are being proposed);

Where fi re routes are more than 90 metres in length j) a turnaround shall be provided;

If the site is adjacent to a river or a large watercourse, k) the site plan should show the location of the surface water at normal fl ows and the fl oodplain boundary, if it has been established by the appropriate conservation authority;

Traveled portions of roadways, curb lines, access l) driveways, parking area layout, ramps (all showing minimum dimensions or typical dimensions and surface material);

Location of any walkways, bicycle ways, stairs and m) building entrances;

Landscaped and amenity areas;n)

Location height and type of all proposed fencing o) and curbing;

Location of all existing and proposed poles, p) transformers, hydrants and sidewalks on the site and on public lands abutting the site, and location of all site lighting;

Location of all existing and proposed easements q) and rights-of-way;

Location and type of enclosure to be used for r) storage of garbage and other waste material;Location of any lands to be dedicated for public s) purposes, including road widening;

Setbacks of structures (buildings, signs, parking) from t) property lines in all cases;

State whether the building is to be sprinkled or not u) sprinkled, show location of the fi re department connections (standpipe/siamese);

Designated fi re routes;v)

Proposed drive through location(s) showing w) dimensions, queue spaces, order boards and drive-through windows;

Proposed snow storage areas;x)

Spot elevations, existing and proposed grades; andy)

Location and height of free-standing signs.z)


APPENDIX BLandscape Plan Requirements

The base mapping for the landscape plan should be the fi nalized site plan. The landscape plan should show a legend with key symbol and the following information:

Location by symbol of all existing (to be preserved) a) and proposed trees and shrubs (the symbol should refl ect the branch spread or canopy of existing trees and shrubs, and the proposed trees and shrubs at maturity);

A list of all species including common name, botanical b) name, quantity, size, and condition at planting;

Planting specifi cations including sodding; andc)

Cross-sections to show detailed tree and potted d) shrub planting methods as necessary.

APPENDIX CSite Servicing Plan Requirements

The base mapping for site servicing plans should include relevant information on the fi nalized site plan. The servicing plan drawings should include the following information:

General:

Existing and proposed grade elevations (referenced a) to benchmark elevation);

Existing services location, size and depth of cover b) over watermain and sewer inverts for storm and sanitary services;

Statement if existing services are to be used, or if c) services are proposed; and

Ministry of Environment Requirements.d)

Sanitary Sewer Systems

Drainage piping location from building to drain a) connections, size and grade; and

Private drain connections both existing and new, b) location size and grade.


Storm Drainage Systems

Catch basin locations, proposed elevations for a) grates and inverts;

Direction of surface drainage fl ow with the use b) of drainage arrows; show existing and proposed elevations along property lines and key points on site and abutting properties;

Drainage piping location, all maintenance hole c) access and fi nal grade elevations from building to private drain connections;

Private drain connection, both existing and new, d) location, size and grade;

Drainage swales (landscaped areas) - elevations e) along swales, cross sections percentage grade;

Flows from adjacent properties. The storm drainage f) system is to be designed to prevent storm water from backing up and creating a fl ooding or ponding condition on the adjacent property;

Weeping tiles - identifi cation of how fl ows will be g) handled should weeping tiles be installed;

Drywell systems and retention systems - the site h) servicing plan is to display such relevant detail contained in the consulting engineers design as will be necessary to ensure that all site features are implemented by a contractor;

Sediment and erosion control measures; andi)

Stormwater management measures for water quality j) and quantity control including limits of surface water ponding, maximum ponding depths, and relevant storage volumes.

Water Systems

Water piping and mains, valves, shut offs, blow offs, a) meter locations and where required, back-fl ow devices;

Existing and proposed fi re hydrants in the vicinity b) which will service the development; and

Where applicable, any supplementary water storage c) requirements for fi re protection including storage volumes and appropriate piping details.


APPENDIX DElevation Drawing Requirements

The items provided in the following checklist shall be included in the Elevation Drawing:

Existing and proposed exterior glazed areas and a) building materials (i.e. brick, aluminum siding, decorative architectural block, etc.);

Existing and proposed colours of all proposed b) building materials (such as walls and roofs);

The elevation should show all openings;c)

Overall building height measured from average d) grade and fl oor heights;

Location of roof-top mechanical units and proposed e) screening;

Elevation of any site structure;f)

Building dimensions;g)

Elevations labeled North, South, East and West;h)

Elevation drawings illustrating the architectural i) design of all sides of the development; and Development should be consistent with the general j) character of surrounding land uses and the area, in accordance with the policies of the Offi cial Plan and the Urban Design Guidelines. This should be refl ected in the elevation drawings.

APPENDIX EResidential and Commercial Objectives and Guidelines

Location, Orientation and Form of Buildings and Fa cilities

Demonstrate that massing and conceptual design a) of new developments provides an acceptable environment for the intended uses in terms of building orientation, form and siting, and is consistent with existing streetscapes and minimizes confl icts with adjacent land uses;

Buildings should reinforce prevailing street patterns b) by aligning with existing building line or street edge;

Public views should be maintained and improved;c)

New development should blend with existing d) development;

Scale and character should refl ect and take into e) consideration heights, ground level treatments, ground level views, roof treatments, frontage widths, continuity of street face, facades, scale of doors, windows and other openings, canopies, lighting, landscaping, compatibility of materials, textures and colours, architectural details such as cornices, railings, lintels, arches, ironworks, chimneys, etc.;

High profi le buildings should take into consideration f) the adverse effect of wind at ground level by avoiding large, fl at surfaces facing prevailing winds and designing lower fl oors to protect areas used for pedestrian circulation;


Building form should create a sense of physical g) security by controlling ingress and egress as well as providing visual surveillance of public or common areas; and

Incorporate features that will accommodate senior h) citizens and challenged persons with reference to the Building Code. These facilities should be made safe and convenient by minimizing grade changes and providing curb cuts and ramps and railways.

Residential Building Orientation, Setbacks and Amenity Areas

Locate residential buildings to increase solar access a) to open sites and to not shade adjacent property;

Orient buildings to ensure that most dwellings will b) receive sunlight during some part the day;

Common areas should be located centrally to c) enable visual surveillance;

Separation of buildings on the same site should: d) ensure adequate daylight and sunlight is provided around buildings throughout the year and be located so as to not unduly deprive existing dwellings and private outdoor spaces in the surrounding areas of sunlight; ensure adequate space around buildings to permit natural ventilation of the dwelling; ensure visual privacy by screening windows and doors from adjacent buildings and activities to allow full use of interior living space and apply minimum setbacks along the full length and height of walls. Separation spaces should be free of buildings, roadways, communal parking areas and any communal amenity areas intended for active use;

Private amenity areas may include landscaped e) open areas, patios, balconies, communal lounges, recreation facilities and other areas used for recreational or aesthetic purposes and should take into account the anticipated type of household; ease of accessibility; separation between a private outdoor space and adjacent use (accomplished by distance separation or screening-screening should be a minimum 1.5 m high) and separation from parking lots

(minimum of 3 m) and orientation such that headlights f) and fumes are not directed towards outdoor amenity space; and

Children’s play areas shall be a minimum of 50 sq. g) metres. The preferred location is away from parking areas, driveways and garbage bins and no closer than 5 metres to any door or window of a dwelling unit; and if located adjacent to a property line, the area shall be fenced with a 1.8 metre privacy fence. The surface area shall be level and be landscaped with grass and perimeter trees.

Residential Parking And Loading Facilities And Internal Driveways

All surfaces for parking and vehicular circulation a) shall be asphalt or other equivalent hard surface approved by the Municipality. Consideration will be given to alternative surface materials such as cobblestone that allow precipitation to percolate into the soil. All parking stalls are to be lined to delineate the size of stalls.


Residential Development in Proximity to Railway Lines and Other Sources of Noise

Required to meet the Ministry of the Environment a) (MOE) Noise Guidelines for Residential Development. Applicants may be required to provide, in conjunction with site plans, an acoustical engineering study to meet MOE standards and be responsible for any costs associated with having the study reviewed by a third party on behalf of the Municipality; and

Where noise abatement measures are required, site b) plans and/or landscaping plans shall incorporate the necessary remedial measures which can include noise attenuation fences, building features such as extra insulation or air conditioning, and orientation of buildings such that blank walls face the noise source.

Commercial Development

Site new development to ensure that adjacent a) properties have visual privacy and sunlight as well as protection from lighting, noise, odour and vibration;

Screening required for loading areas, snow storage, b) transformers, metres, garbage

enclosures and roof top mechanical equipment;c)

Provide safe convenient access for challenged d) persons to all major entrances by means of minimal grade changes, curb cuts, ramps and railings;

Provide screening and buffering from residential e) uses;

Where appropriate (pedestrian oriented commercial f) use), provide frequent and convenient pedestrian connections between buildings and a public sidewalk;

Provide weather protection for pedestrians with g) shelter, canopies and windbreaks at building entrances and along storefront facades; andMinimize the public view of off-street parking areas h) and servicing facilities;

Commercial Parking, Driveway and Loading

Provide adequate parking and orderly circulation;a)

Parking rows should be delineated by poured b) concrete curbs or planters at each end to prevent uncontrolled internal traffi c movements and generally to confi ne traffi c to designated parking aisles or driveways. Parking areas should be marked to designate all parking spaces;

Parking areas to be designed so as not to require c) vehicle to reverse from property onto a public street;

Minimize access along main internal driveways;d)

No more than 20 parking spaces should be permitted e) in a row without an interrupting minimum 3-metre width planting area;

Provide adequate and convenient parking for all f) types of motorists such as employees, visitors and the public, and clearly identify the types of parking areas;

Public parking should not confl ict with shipping, g) loading, garbage removal, and utility areas;


Parking areas should avoid excessive grades;h)

The surface of parking areas shall be treated in i) the same manner as noted above for residential development;

In order that parking is not the dominant visual j) element in the streetscape, screen larger parking areas with buildings landscaping or low walls while maintaining some visibility to provide public safety by means of public surveillance; andProvide properly identifi ed handicapped parking k) spaces in close proximity to building entrances.

Parking Structures

Parking structures can consist of underground a) parking, sunken open-air parking lots with usable roof decks;

Structures should be architecturally treated and b) landscaped; and

Stopping spaces shall have a slope of no more than c) 5% at the end of ramps to permit motorists to observe traffi c and pedestrian before safely entering the street.

Driveways

Main driveways shall be delineated by raised curbs, a) designed to discourage high speeds (limit length, speed bumps);

Intersections of driveways and parking aisles should b) ensure adequate visibility for safe intersecting traffi c movements;

Main internal driveways should not be located c) abutting building entrances in order to minimize pedestrian and vehicle confl icts;

Driving lanes should widen at drop-off areas near d) buildings; andOne way lanes should have clearly marked e) directional signs.

Off-Street Loading

Suffi cient space should be provided to permit a) delivery vehicles to make all maneuvers on site;

Roads providing access to building fronts and fi re b) routes are to be designed to support emergency vehicles;

Loading spaces shall abut the building to be c) served;

All loading spaces, maneuvering areas, and d) driveways should be hard surfaced with suitable materials to the satisfaction of the Municipality i.e., concrete, asphalt, interlocking brick, etc.; and

Joint loading facilities to serve all or several individual e) businesses will be encouraged.

Fire Department Access

Access to buildings for fi re fi ghting shall be shown a) on the site plan as required by the Ontario Building Code.


APPENDIX FAccess Objectives and Guidelines

To ensure the orderly and safe movement of traffi c a) in and out of private properties with minimum interference with vehicular and pedestrian traffi c using the public road system;

Minimize the number of access driveways;b)

Consider site characteristics including street frontage, c) land area traffi c generated fl oor area, and parking capacity to determine the desirable number and location of access driveways;

Where opportunity exists, the site plan shall provide d) for the joint use of common driveways between abutting properties, and this provision will be included in the agreement between applicants and the Municipality;

Access for development on a corner lot should be as e) far from an intersection of two streets as possible;

Where deemed warranted by the Municipality, the f) Applicant may be required to undertake a traffi c impact study to identify the impact of proposed development on existing traffi c, on adjacent roads and to identify the need for external improvements in the form of turning lanes, tapers and/or the need for restricted access either in the short or longer term; and

Where such external improvements are required, they g) are to be completed at the developer’s expense.

APPENDIX GPedestrian Facilities Objectives and Guidelines

To ensure the provision of safe and convenient a) pedestrian circulation, including facilities for the physically challenged, senior citizens and children;

Sidewalks and pedestrian walkways shall be b) located to join building access points to other areas of the site, including parking areas, recreational areas, and public sidewalks;

Where no public sidewalk exists, the installation c) of a sidewalk across the frontage of the site will normally be a requirement of development in accordance with the standards of the Municipality;

Link public building entrances to sidewalks and d) parking areas by means of a safe, convenient and well-lit walkway system;

Identify walkways that cross vehicular lanes e) with changes in paving materials, signs or built elements, such as canopies and arches;

Provide continuous pedestrian walkways f) between entrances of units in buildings with multiple tenancies;


Increase walkway width where pedestrian g) activity is increased, such as at street corners, building entrances, storefronts, or where elements cause obstructions (e.g. door swings);

Protect pedestrian areas from vehicular intrusion h) with landscaping curbs or bollards;

Minimize grade changes between the public i) sidewalk and pedestrian areas adjacent to buildings; and

Pedestrian facilities shall be designed to enable j) seniors and the physically challenged to travel unassisted from the public sidewalk to at least one main building entrance and one main parking area by incorporating sidewalk ramps of a proper gradient and surfacing material instead of steps. Compliance with the Building Code will be required.

APPENDIX HLighting Objectives and Guidelines

Lighting shall be installed to provide suffi cient a) illumination of the site for pedestrian security and safety, functional vehicular movement, enhancement of external building design, and landscaped open space; and

The type, location, height, intensity and direction b) of lighting shall ensure that glare is not cast onto adjacent residential properties adversely affecting living environment, or onto adjacent public streets which pose a vehicular safety hazard. Areas where light shading is to be provided are to be illustrated on the drawings.


APPENDIX ILandscaping and Buffering Objectives and Guidelines

Landscaping provides improvement to a) aesthetics and function of a site by screening areas, providing privacy, adding visual interest, softening the dominance of buildings, providing defi nition to public walkways and private amenity areas, controlling access to adjoining properties, providing protection from excessive wind and sun, reducing storm water run-off on the site, and stabilizing slopes;

Landscaping is comprised of deciduous b) and coniferous trees, shrubs, organics and herbaceous ground cover, berms, water courses, retaining walls, fences, furniture, and other materials or objects that may be used to enhance the function and /or aesthetics of the landscaped area;

Landscaped open space is open, unobstructed c) space at grade on a lot which is suitable for the growth and maintenance of grass, fl owers, bushes, trees and other landscaping and includes any surfaced walk, patio, or similar area, but does not include any driveway or ramp (whether surfaced or not), any parking area, or any location beneath or within any building or structure;

Landscaping can function to screen and to add d) interest through ornamental planting;

Screening should be located between confl icting e) uses and activities, and around the perimeter of a site to visually screen unsightly elements or areas (examples being parking areas and service entrances, utility installations);

Screening should enable the reduction of noise f) between properties and from roads to protect, and thus facilitate, the function of use areas of the site. (e.g. create wind breaks or shelter for activity areas and privacy areas in residential developments);

Ornamental planting should be located to g) compliment the architecture of buildings, assist in the protection of existing trees, land forms, and watercourses, and defi ne spaces by enclosing and dividing areas for passive and active recreation areas, pedestrian circulation, and entrances onto the site;

Existing landscape elements such as major trees h) and water courses should be conserved where feasible and practical; and


Criteria for plant selection should take into i) consideration year-round and seasonal interest (colour, height, form and shape, foliage density, heartiness and suitability, and availability), maintenance (fertilizing, pruning and watering), physical environment (weather, pollution, water, shadowing), proximity to roads, ensuring sight lines are not obstructed, and that salt spray and snow storage areas do not damage plants.

Tree Protection Standards

Careful site planning will ensure tree preservation a) by the appropriate location of buildings facilities and servicing;

Where possible, no excavation should be carried b) out within the drip line of trees to be saved. Drip line is the outer extent of the branches;

Heavy equipment will not be driven over tree c) lawn areas to alleviate soil compaction around roots;

Soil or construction materials shall not be piled d) over the tree lawn or around roots;

Barriers (e.g. fencing) will be erected around e) the tree to the drip line of the tree;

A tree preservation report may be required to be f) prepared by a qualifi ed consultant (i.e., forester, arborist, landscape architect). The report is to include detailed tree inventories, assessments, alternatives and recommendations; and

Proximity to municipal services and utilities g) should ensure that root systems do not obstruct sewer and water lines and underground hydro lines, and branches do not obstruct overhead hydro lines.


APPENDIX JWaste Storage Facilities Objectives and Guidelines

Adequate waste storage facilities and a) enclosures are to be provided through the site plan control process for the storage of garbage between collections for health and safety reasons, for the effi cient and safe collection of garbage by collection vehicles, for the storage and collection of recyclable materials, for protection from animals, and to provide adequate separation between confl icting uses and activities;

Facilities shall be located at an inconspicuous b) location at the building service entrance or rear yard;

Facilities will be easily accessible to the waste c) collection vehicle;

Collection platform material shall be a concrete d) pad or other structurally adequate impervious material;

Enclosure wall material shall be low maintenance, e) durable material such as brick or ornamental block, or other approved material;

Enclosure wall height - 1.8 metres minimum;f)

Individual waste storage is recommended for g) row housing dwelling units. Common areas will not be accepted unless individual storage facilities are not feasible; and

For apartments, waste is to be centrally stored h) in specially designed garbage rooms within the building. Garbage compaction units are encouraged.


APPENDIX KGrading, Storm Water Management and Waste Water Objectives and GuidelinesAppropriate grading and disposal of storm water, surface and waste waters are to be constructed in order to optimize safe functional access for pedestrians and vehicles to all areas of a site, preserve natural features, preventing storm water from entering sanitary sewer systems, and proper site drainage so that storm water is contained within the site and directed to an internal storm drainage system thereby preventing drainage onto adjacent properties;

Flows from development are to be restricted to a) those fl ows which were allowed for in connection with the design of the storm outlet or storm water management facilities;

If in the opinion of Municipal staff it is determined b) that temporary, on-site storage for storm water is required, the developer will have a professional engineer familiar with storm water management practices submit and have approved by the Municipality the design of the storm water retention system. The approved method is to be shown on the site plan;

Upon completion of the project, the developer c) will be required to have a professional engineer certify that the retention system was constructed in accordance with the approved design;

If no storm sewer is available or the storm sewer d) cannot be extended, the Municipality may consider the use of a dry well system, provided the applicant submits a report from a qualifi ed geotechnical engineer that confi rms that the soils are suitable for the dry well system, and that an appropriate separation can be maintained from all buildings. The municipality will require the construction of a drain to the street line for a future connection to a storm sewer; and

For waste water, sampling may be required e) to permit monitoring by the Municipality. Maintenance hole access shall be shown on the site and site servicing plans and shall be located on the private drain connections within the development site at the street line.


APPENDIX LCommunity Mail Boxes

Community mailboxes shall be located in areas a) satisfactory to Canada Post and the Municipality, in areas which reduce the potential for confl ict with surrounding properties, in areas that provide a suitable location for the temporary parking of automobiles, and is visible and well lit to provide a sense of security.

APPENDIX MEasements, Road Widenings and Site Triangle GuidelinesEasements

An easement provides the right to use private a) property for a specifi c purpose which is in the public interest. A title search will identify existing easements and their specifi c use, size, and location. Municipal service easements are required for watermains, sanitary and storm sewers, and drains that traverse the site. Utility easements are required for telephone, hydro, gas and cable services;

The site plan shall show both existing easements b) and any easements to be conveyed;

Easements shall be free of buildings and c) structures; and

The treatment of the easement, including the d) placing of full vehicular access and landscaping, will be with the approval of the Municipality or utility company to which the easement is conveyed.


Road Widenings and Site Triangles

Land to be dedicated for road widening and a) site triangles shall be shown on the site plan and be free from all buildings, structures and signs, and shall generally be used for landscaping only.

APPENDIX NContaminated Sites Objectives and Guidelines

The Municipality recognizes that some properties a) that are currently used for industrial purposes or had in the past been used for industrial purposes will be redeveloped for new uses;

It is the landowner’s responsibility to contact b) and consult with the Ministry of the Environment in order to determine where the contaminated soil is located and how to go about disposing of these soils;

If contaminated materials are encountered on-c) site, the landowner is responsible for removing this material off site at the landowner’s expense; and

A record of site condition which answers the d) following may be required prior to site plan approval:

Has there been an industrial or commercial • use on the subject land or adjacent lands? Has the grading of the lands been changed • by adding earth or other material?

Has a gas station been located on the • subject land or land adjacent to the subject land at any time?


Has there been petroleum or other fuel • stored on the subject land or land adjacent to the subject land?

Is there reason to believe that the subject • land may have been contaminated by former uses on the site or adjacent sites?

Has the land ever been subject of an • environmental order such as control, stop, preventative, clean-up or prohibition order?

APPENDIX OSection 41 from the Planning Act, R.S.O. 1990

Site plan control area

41. (1) In this section,

“development” means the construction, erection or placing of one or more buildings or structures on land or the making of an addition or alteration to a building or structure that has the effect of substantially increasing the size or usability thereof, or the laying out and establishment of a commercial parking lot or of sites for the location of three or more trailers as defi ned in subsection 164 (4) of the Municipal Act, 2001 or subsection 3 (1) of the Municipal of Toronto Act, 2006,as the case may be, or of sites for the location of three or more mobile homes as defi ned in subsection 46 (1) of this Act or of sites for the construction, erection or location of three or more land lease community homes as defi ned in subsection 46 (1) of this Act. R.S.O. 1990, c. P.13, s. 41 (1); 1994, c. 4, s. 14; 2002, c. 17, Sched. B, s. 14 (1); 2006, c. 32, Sched. C, s. 47 (8).

Exception

(1.1) The defi nition of “development” in subsection (1) does not include the placement of a portable classroom on a school site of a district school board if the school site was in existence on January 1, 2007. 2006, c. 23, s. 16 (1).


Establishment of site plan control area

(2) Where in an offi cial plan an area is shown or described as a proposed site plan control area, the council of the local municipality in which the proposed area is situate may, by by- law, designate the whole or any part of such area as a site plan control area. R.S.O. 1990, c. P.13, s. 41 (2).

Designation of site plan control area

(3) A by-law passed under subsection (2) may designate a site plan control area by reference to one or more land use designations contained in a by-law passed under section 34. R.S.O. 1990, c. P.13, s. 41 (3).

Consultation

(3.1) The council,

(a) shall permit applicants to consult with the municipality before submitting plans and drawings for approval under subsection (4); and

(b) may, by by-law, require applicants to consult with the municipality as described in clause (a). 2006, c. 23, s. 16 (2).

Approval of plans or drawings

(4) No person shall undertake any development in an area designated under subsection (2) unless the council of the municipality or, where a referral has been made under subsection (12), the Municipal Board has approved one or both, as the council may determine, of the following: 1.Plans showing the location of all buildings and structures to be erected and showing the location of all facilities and works to be provided in conjunction therewith and of all facilities and works required under clause (7) (a), including facilities designed to have regard for accessibility for persons with disabilities. 2. Drawings showing plan, elevation and cross-section views for each building to be erected, except a building to be used for residential purposes containing less than twenty-fi ve dwelling units, which drawings are suffi cient to display, (a) the massing and conceptual design of the proposed building; (b) the relationship of the proposed building to adjacent buildings, streets, and exterior areas to which members of the public have access; (c) the provision of interior walkways, stairs, elevators and escalators to which members of the public have access from streets, open spaces and interior walkways in adjacent buildings;


(d) matters relating to exterior design, including without limitation the character, scale, appearance and design features of buildings, and their sustainable design, but only to the extent that it is a matter of exterior design, if an offi cial plan and a by-law passed under subsection (2) that both contain provisions relating to such matters are in effect in the municipality; (e) the sustainable design elements on any adjoining highway under a municipality’s jurisdiction, including without limitation trees, shrubs, hedges, plantings or other ground cover, permeable paving materials, street furniture, curb ramps, waste and recycling containers and bicycle parking facilities, if an offi cial plan and a by-law passed under subsection (2) are in effect in the municipality; and (f) facilities designed to have regard for accessibility for persons with disabilities. R.S.O. 1990, c. P.13, s. 41 (4); 2002, c. 9, s. 56 (1); 2006, c. 23, s. 16 (3, 4).

Exclusions from site plan control

(4.1) The following matters relating to buildings described in paragraph 2 of subsection (4) are not subject to site plan control:

1.Interior design.

2.The layout of interior areas, excluding interior walkways, stairs, elevators and escalators referred to in subparagraph 2 (c) of subsection (4).

3. The manner of construction and standards for construction. 2006, c. 23, s. 16 (5).

Dispute about scope of site plan control

(4.2) The owner of land or the municipality may make a motion for directions to have the Municipal Board determine a dispute about whether a matter referred to in paragraph 1or 2 of subsection (4) is subject to site plan control. 2006, c. 23, s. 16 (5).

Final determination (4.3) The Municipal Board’s determination under subsection (4.2) is not subject to appeal or review. 2006, c. 23, s. 16 (5).


Drawings for residential buildings

(5) Despite the exception provided in paragraph 2 of subsection (4), the council of the municipality may require the drawings mentioned therein for a building to be used for residential purposes containing less than twenty-fi ve dwelling units if the proposed building is to be located in an area specifi cally designated in the offi cial plan mentioned in subsection (2) as an area wherein such drawings may be required. R.S.O. 1990, c. P.13, s. 41 (5).

Proviso

(6) Nothing in this section shall be deemed to confer on the council of the municipality power to limit the height or density of buildings to be erected on the land. R.S.O. 1990, c. P.13, s. 41 (6).

Conditions to approval of plans

(7) As a condition to the approval of the plans and drawings referred to in subsection (4), a municipality may require the owner of the land to,

(a) provide to the satisfaction of and at no expense to the municipality any or all of the following:

1. Subject to the provisions of subsections (8) and (9), widenings of highways that abut on the land.

2. Subject to the Public Transportation and Highway Improvement Act, facilities to provide access to and from the land such as access ramps and curbings and traffi c direction signs.

3. Off-street vehicular loading and parking facilities, either covered or uncovered, access driveways, including driveways for emergency vehicles, and the surfacing of such areas and driveways.

4. Walkways and walkway ramps, including the surfacing thereof, and all other means of pedestrian access.

4.1 Facilities designed to have regard for accessibility for persons with disabilities.

5. Facilities for the lighting, including fl oodlighting, of the land or of any buildings or structures thereon. 6. Walls, fences, hedges, trees, shrubs or other groundcover or facilities for the landscaping of the lands or the protection of adjoining lands.

7. Vaults, central storage and collection areas and other facilities and enclosures for the storage of garbage and other waste material.

8. Easements conveyed to the municipality for the construction, maintenance or improvement of watercourses, ditches, land drainage works, sanitary sewage facilities and other public utilities of the municipality or local board thereof on the land.


9. Grading or alteration in elevation or contour of the land and provision for the disposal of storm, surface and waste water from the land and from any buildings or structures thereon;

(b) maintain to the satisfaction of the municipality and at the sole risk and expense of the owner anv or all of the facilities or works mentioned in paragraphs 2, 3, 4, 5, 6, 7, 8 and 9 of clause (a), including the removal of snow from access ramps and driveways, parking and loading areas and walkways;

(c) enter into one or more agreements with the municipality dealing with and ensuring the provision of any or all of the facilities, works or matters mentioned in clause (a) or (d) and the maintenance thereof as mentioned in clause (b) or with the provision and approval of the plans and drawings referred to in subsection (4);

(c.1) enter into one or more agreements with the municipality ensuring that development proceeds in accordance with the plans and drawings approved under subsection (4);

(d) subject to subsection (9.1), convey part of the land to the municipality to the satisfaction of and at no expense to the municipality for a public transit right of way. R.S.O. 1990, c. P.13, s. 41 (7); 1996, c. 4, s. 24 (1, 2); 2006, c. 23, s. 16 (6, 7).

Where area is in upper-tier municipality

(8) If an area designated under subsection (2) is within an upper-tier municipality, plans and drawings in respect of any development proposed to be undertaken in the area shall not be approved until the upper-tier municipality has been advised of the proposed development and afforded a reasonable opportunity to require the owner of the land to,

(a) provide to the satisfaction of and at no expense to the upper-tier municipality any or ail of the following:

(i) subject to subsection (9), widenings of highways that are under the jurisdiction of the upper-tier municipality and that abut on the land,

(ii) subject to the Public Transportation and Highway Improvement Act, where the land abuts a highway under the jurisdiction of the upper-tier municipality, facilities to provide access to and from the land such as access ramps and curbings and traffi c direction signs,

(iii) where the land abuts a highway under the jurisdiction of the upper-tier municipality, offstreet vehicular loading and parking facilities, either covered or uncovered, access driveways, including driveways for emergency vehicles, and the surfacing of such areas and driveways,


(iv) where the land abuts a highway under the jurisdiction of the upper-tier municipality, grading or alteration in elevation or contour of the land in relation to the elevation of the highway and provision for the disposal of storm and surface water from the land,

(v) where the land abuts a highway under the jurisdiction of the upper-tier municipality, facilities designed to have regard for accessibility for persons with disabilities;

(b) enter into one or more agreements with the upper-tier municipality dealing with and ensuring the provision of any or all of the facilities, works or matters mentioned in clause (a) or (c) and the maintenance thereof at the sole risk and expense of the owner, including the removal of snow from access ramps and driveways and parking and loading areas; (c) subject to subsection (9.1), convey part of the land to the upper-tier municipality to the satisfaction of and at no expense to the municipality for a public transit right of way. 2002, c. 17, Sched. B, s. 14 (2); 2006, c. 23, s. 16 (8).

Widening must be described in offi cial plan

(9) An owner may not be required to provide a highway widening under paragraph 1of clause (7) (a) or under paragraph 1of clause (8) (a) unless the highway to be widened is shown on or described in an offi cial plan as a highway to be widened and the extent of the proposed widening is likewise shown or described. R.S.O. 1990, c. P.13, s. 41 (9).

Limitation

(9.1) An owner of land may not be required to convey land under clause (7) (d) or (8) (c) unless the public transit right of way to be provided is shown on or described in an offi cial plan. 1994, c. 23, s. 24 (3); 1996, c. 4, s. 24 (3).

Registration of agreements

(10) Any agreement entered into under clause (7) (c) or (c.1) or under clause (8) (b) may be registered against the land to which it applies and the municipality is entitled to enforce the provisions thereof against the owner and, subject to the provisions of the Registry Act and the Land Titles Act, any and all subsequent owners of the land. R.S.O. 1990, c. P.13, s. 41 (10); 2002, c. 17, Sched. B, s. 14 (3); 2006, c. 23, s. 16 (9).


Application of Municipal Act, ZOO1 or Municipal of Toronto Act, ZOO6

(11) Section 446 of the Municipal Act, 2001 or section 386 of the Municipal of Toronto Act, 2006, as the case may-be, applies to any requirements made under clauses (7) (a) and (b) and to any requirements made under an agreement entered into under clause (7) (c) or (c.1). R.S.O. 1990, c. P.13, s. 41 (11); 2002, c. 17, Sched. B, s. 14 (4); 2006, c. 23, s. 16 (10); 2006, c. 32, Sched. C, s. 47 (9).

Appeal to O.M.B.

(12) If the municipality fails to approve the plans or drawings referred to in subsection (4) within 30 days after they are submitted to the municipality or if the owner of the land is not satisfi ed with any requirement made by the municipality under subsection (7) or by the upper- tier municipality under subsection (8) or with any part thereof, including the terms of any agreement required, the owner may require the plans or drawings or the unsatisfactory requirements, or parts thereof, including the terms of any agreement required, to be referred to the Municipal Board by written notice to the secretary of the Board and to the clerk of the municipality or upper-tier municipality, as appropriate. 2002, c. 17, Sched. 8, s. 14 (5).

Hearing

(12.1) The Municipal Board shall hear and determine the matter in issue and determine the details of the plans or drawings and determine the requirements, including the provisions of any agreement required, and the decision of the Board is fi nal. 2002, c. 17, Sched. B, s. 14 (5).

Classes of development, delegation

(13) Where the council of a municipality has designated a site plan control area under this section, the council may, by by-law,

(a) defi ne any class or classes of development that may be undertaken without the approval of plans and drawings otherwise required under subsection (4) or (5); and

(b) delegate to either a committee of the council or to an appointed offi cer of the municipality identifi ed in the by-law either by name or position occupied, any of the council’s powers or authority under this section, except the authority to defi ne any class or classes of development as mentioned in clause (a). R.S.O. 1990, c. P.13, s. 41 (13).


Proviso

(14) Section 35a of The Planning Act, being chapter 349 of the Revised Statutes of Ontario, 1970, as it existed on the 21st day of June, 1979, shall be deemed to continue in force in respect of any by-law passed under that section on or before that day. R.S.O. 1990, c. P.13, s. 41 (14).

Certain agreements declared valid and binding

(15) Every agreement entered into by a municipality after the 16th day of December, 1973 and before the 22nd day of June, 1979, to the extent that the agreement deals with facilities and matters mentioned in subsection 35a (2) of The Planning Act, being chapter 349 of the Revised Statutes of Ontario, 1970, as it existed on the 2lst day of June, 1979, is hereby

APPENDIX PSite Plan Control Policies From the Offi cial Plan

10.5 SITE PLAN CONTROL

10.5.1 General Policies

The Township as a whole is identifi ed as a proposed site plan control area. The Township may, under the site plan control sections of the Planning Act, designate all or part of the Township as a site plan control area, by by-law or by-laws.

Developments that are excluded from site plan control requirements include the following:

a) Developments related to farm operations, farm buildings and the residence of a farm operator.

b) Single detached dwellings, semi detached dwellings and duplexes, save and except for those permitted within or contiguous to natural environment areas, or where units form part of a zero lot line, linked housing or similar innovation in housing developments.


10.5.2 Site Plan Agreements

The Township will require applicants to enter into a site plan agreement with the Township in the following circumstances:

There is construction of one or more buildings and a) structures; An addition or alteration to a building or structure b) that has the effect of substantially increasing the size thereof is proposed; or The development of a parking lot (or alteration of c) an existing lot) is proposed.

10.5.3 Site Plan Provisions

The Township may require the following, as a minimum, be provided through the site plan approval and agreement process:

Street widenings to the minimum right-of-way I. widths in accordance with this Plan. Off Street vehicular loading and parking II. facilities; Lighting facilities of lands, buildings or III. structures;Means of pedestrian access and movement; IV. Landscaping; V. Facilities for the storage of waste material;. VI. Required municipal and utilities easements; VII. Grading or contour I elevation alteration and VIII. the disposal of storm, surface and waste water from the lands in question; and Security, bonding, or other appropriate security IX. or fi nancial arrangements to the satisfaction of the Township.

The Township shall consult with the County, the Conservation Authorities and any other agency when considering applications for site plan approval and applying conditions to corresponding site

plan

agreements. The Township shall undertake the preparation of a Site Plan Manual to provide specifi c application requirements.

30MUNICIPALITY OF MIDDLESEX CENTRE SITE PLAN MANUAL Zelinka Priamo LimitedZelinka Priamo Limited

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i of

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Act

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all

othe

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wer

s th

ereu

nto

enab

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as

follo

ws:

1. The whole of

the Township of

Mid

dles

ex C

entr

e is

des

igna

ted

as a

site

pla

n co

ntro

l are

a.

2. The following tyes of developments are excluded from site plan control requirements:

2. i developments related to far operations, far buildings and the residence of a far

oper

ator

, with

the

exce

ptio

n th

at f

ar o

pera

tions

rel

ated

to a

n In

tens

ive

Agr

cutu

alU

se, a

s de

fine

d in

the

appl

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onin

g by

-law

or

by-l

aws

shal

l be

subj

ect t

o si

tepl

an c

ontr

ol r

equi

rem

ents

, and

2.2 single detached dwellngs, semi-detached dwellngs and duplexes, uness such a

sing

le d

etac

hed

dwel

ling,

sem

i-de

tach

ed d

wel

lng

or d

uple

x is

pro

pose

d to

be

loca

ted

with

in o

r co

ntig

uous

to n

atua

l env

iron

men

t are

as w

hich

req

uire

the

prep

arat

ion

ofa

Dev

elop

men

t Ass

essm

ent R

epor

t in

acco

rdac

e w

ith th

e po

licie

s se

t out

in s

ectio

n3.

0 of

the

Tow

nhip

Off

cial

Pla

n or

is p

ar o

f a

prop

osed

zer

o-lo

t-lin

e, li

nked

hous

ing

or s

imila

r in

nova

tion

in h

ousi

ng d

evel

opm

ents

.

3. A site plan control agreement may be required as a condition of site plan approval; and, in

the

follo

wig

cas

es, a

site

pla

n co

ntro

l agr

emen

t sha

ll be

req

uire

d as

a c

ondi

tion

of s

ite p

lan

appr

oval

:

3.1 in the case of a development proposal that includes constrction of one or more

buildings and strctues;

3.2 in the case of a proposed addition or alteration to a building or strctue tht wi have

the

effe

ct o

f ch

angi

ng th

e us

e an

d/or

sub

stan

tially

incr

easi

ng it

s si

ze; a

nd

3.3 in the case of the proposed development of a parking lot or the proposed alteration

of a

n ex

istig

par

king

lot.

4. W

hen

cons

ider

ing

the

appr

oval

of a

site

pla

n un

der

Sec

tion

41 o

f the

Pla

nnin

g A

ct, a

s a

min

um, t

he f

ollo

win

g m

atte

rs a

nd th

gs s

hall

be a

ddrs

sed

by th

e si

te p

lan

and

in a

ny s

itepl

an c

ontr

ol a

gree

men

t tha

t may

be

requ

ied

as a

con

ditio

n of

site

pla

n ap

prov

al:

4.1 street widenigs to minmum right-of-way widths in accordance with the Townhip's

Off

icia

l Pla

n;

4.2

off-

stre

et v

ehic

ular

load

g an

d pa

rkin

g fa

cilti

es;

4.3 lighting of

the

land

, bui

ldin

gs a

nd s

trct

ues

incl

uded

in th

e si

te p

lan

appr

oval

;

4.4 means of

pede

stra

n ac

cess

and

mov

emen

t;

4.5 landscaping;

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Mid

dles

ex C

entr

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an D

esig

natio

n B

y-la

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4.6 facilities for the storage of

waste, includig livestock manure storage and the storage

of d

ead

lives

tock

;

4.7 municipal and utilities easements;

4.8 grading or contour/elevation alterations;

4.9 recommendations contained in a Development Assessment Report when required

purs

uant

to S

ectio

n 3.

0 of

the

Tow

nshi

p O

ffci

al P

lan;

4.10

dis

posa

l of s

tonn

, sm

face

and

was

te w

ater

from

the

land

that

is th

e su

bjec

t ofth

e si

tepl

an a

ppro

val;

and

4. i i secm1ty, bonding, or other securty and financial arrangements to the satisfaction of

the

Tow

nshi

p.

5.Pi

10r

to m

akin

g a

deci

sion

abo

ut s

ite p

lan

appr

oval

, inc

ludi

ng th

e im

posi

tion

of a

con

ditio

nrequiring a site plan agreement, the Township shall consult with the County of

Mid

dles

ex,

the

Con

serv

atio

n A

utho

rity

or

Aut

hori

ties

havi

ng ju

risd

ictio

n in

the

loca

tion

of th

e la

ndbuildings or strctures, and any other agency having jurisdiction with respect to what is

prop

osed

.

6. The Site Plan Manual of

the former Township of

Lon

don,

dat

ed F

ebru

ary

1984

, pre

pare

d by

MacLaren Plansearch and adopted by resolution ofthe Council of

the

form

er T

owns

hip

ofL

ondo

n on

Feb

iuar

22,

198

4, a

s su

ch S

ite P

lan

Man

ual h

as b

een

amen

ded

from

tim

e to

time,

sha

ll be

use

d as

a g

uida

nce

docu

men

t for

the

purp

oses

of

adm

inis

teri

ng th

e si

te p

lan

appr

oval

pro

cess

in th

e T

owns

hip

of M

iddl

esex

Cen

tre,

unt

il th

at S

ite P

lan

Man

ual i

samended or replaced by the Council of

the Township of

Mid

dles

ex C

entr

e.

7. In the administration of

the site plan approval process, even if

requ

irem

ents

and

sta

ndar

dsindicated by the Site Plan Manual are less demanding than those of

the

appl

icab

le z

onig

by-

law or by-laws, the zoning regulations shall prevail as a minimum. The regulations of

the

appl

icab

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onig

by-

law

or

by-l

aws

are

to b

e ta

ken

as m

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and

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pplic

atio

n.

PART 1 IDENTIFICATION

1.1 NAME OF REGISTERED OWNER

Add

ress

Tel

epho

neFa

x

1.2 NAME OF ApPLICANT / AUTHORIZED AGENT

Add

ress

Tel

epho

neFa

x

1.3 NAME OF SOLICITOR

Add

ress

Tel

epho

neFa

x

1.4 NAME OF CONSULTANT (PLANNING. ENGINEERING)

Add

ress

Tel

epho

neFa

x

PAR

T 2

2.1

PU

RP

OS

E O

F A

PP

LIC

AT

ION

Che

ck th

e ap

prop

riat

e sp

ace:

(a) Site Plan approval

(b) Site Plan agreement

(c)

Am

end

Site

Pla

n(d

) A

men

d Si

te P

lan

Agr

eem

ent

Pro

pose

d N

ame

of D

evel

opm

ent

2.2

2.3

Pre

sent

Offc

ial P

lan

Des

igna

tion

2.4

Pre

sent

Zon

ing

- 2

-

PAR

T 3

3.1 Location:

For

mer

Geo

grap

hic

Tow

nshi

p

Con

cess

ion

Lot

P~

n Lc

l

PR

OP

ER

TY

DE

SC

RIP

TIO

N

Str

eet N

ame

3.2 Existinq land use of subject property

3.3 Surroundinq land use

PART 4 SITE DEVELOPMENT STANDARD

Eac

h ap

plic

ant m

ust h

ave

an a

ccom

pany

ing

site

pla

n (5

cop

ies)

that

ilustrates the following information:

(a)

the

boun

dary

line

s of

the

prop

erty

incl

udin

g an

gles

, dim

ensi

ons,

adi

rect

iona

l arr

ow a

nd th

e lo

t are

a of

the

land

sub

ject

of t

heap

plic

atio

n;

(b)

the

shap

e, lo

catio

n an

d m

easu

rem

ents

of a

ll bu

ildin

gs a

ndst

ruct

ures

on

the

land

and

rel

atio

nshi

p to

the

prop

erty

bou

ndar

ies;

(c) the location and description of adjacent buildings lying within 3

met

res

of th

e pr

oper

ty b

ound

arie

s;

(d) the height, size and front elevation of the proposed buildings;

(e) the location of landscape area (including treatment such as grass,

orna

men

tal p

avin

g, e

arth

ber

ms)

;

(f)

park

ing

area

s an

d lo

adin

g sp

aces

(in

clud

ing

size

, ais

le w

idth

,cu

rbs,

sun

ace

trea

tmen

t, nu

mbe

r of

par

king

spa

ces)

;

(g)

othe

r in

form

atio

n sh

owin

g na

tura

l and

art

ific

ial f

eatu

res

on th

ela

nd, t

he n

atur

e of

ava

ilabl

e w

ater

sup

ply,

loca

tion

of a

vaila

ble

sani

tary

sew

er c

onne

ctio

n an

d st

orm

wat

er o

utle

t, w

hich

the

appl

ican

t fee

ls m

ay e

ffect

his

pro

posa

l, sh

ould

be

incl

uded

.

PAR

T 5

(a)

An

appl

icat

ion

fee

of $

750.

00 is

req

uire

d to

be

incl

uded

whe

n fil

ing

anA

pplic

atio

n fo

r A

ppro

val o

f Site

Pla

n C

ontr

ol w

ith th

e M

unic

ipal

ity o

fM

iddl

esex

Cen

tre.

32MUNICIPALITY OF MIDDLESEX CENTRE SITE PLAN MANUAL Zelinka Priamo LimitedZelinka Priamo Limited

TH

IS S

ITE

PL

AN

AG

RE

EM

EN

T m

ade

this

xxx

day

of

xxxx

xxx,

200

8,

BE

T W

EE

N:

MU

NIC

IPA

LIT

Y O

F M

IDD

LES

EX

CE

NT

RE

(hereinafter referred to as the "Municipality")

OF

TH

E F

IRS

T P

AR

T

- an

d -

xxxx

xxxx

xxxx

xx

of th

e C

ity o

f Lon

don

in th

e C

ount

y of

Mid

dles

ex

(her

eina

fter

refe

rred

to a

s th

e "O

wne

r")

OF

TH

E S

EC

ON

D P

AR

TW

HE

RE

AS:

(a)

The

Ow

ner

is th

e ow

ner

of th

e la

nd d

escr

ibed

in S

ched

ule

A (

here

inaf

ter

refe

rred

to a

s th

e "L

and"

);

(b)

The

Ow

ner

wis

hes

to d

evel

op th

e L

and,

lega

lly d

escr

ibed

Blo

ck x

, Reg

iste

red

Pla

n 33

M-x

xx (

geog

raph

ic T

owns

hip

of L

obo)

, Mun

icip

ality

of M

iddl

esex

Cen

tre,

and

has

sub

mitt

ed fo

r ap

prov

al a

Site

Pla

n sh

owin

g th

e de

velo

pmen

tof

the

Land

;

(c) The Municipality is prepared to approve the Site Plan in the form attached to

this

Agr

eem

ent a

s S

ched

ule

B u

pon

the

cond

ition

that

the

Ow

ner

ente

r in

toth

is A

gree

men

t;

(d) Provided the Owner and the Municipality have entered into this Agreement,

the

Mun

icip

ality

may

at t

hat t

ime

issu

e a

build

ing

perm

it su

bjec

t to

appr

oval

of b

uild

ing

plan

s an

d su

bjec

t to

the

site

pla

n be

ing

in fu

ll co

mpl

ianc

e w

ith th

eZoning By-law

NOW THEREFORE THIS AGREEMENT WITNESSETH that in consideration of

the

mut

ual

cove

nant

s he

rein

con

tain

ed a

nd in

con

side

ratio

n of

the

appr

oval

by

the

Mun

icip

ality

of t

heS

ite P

lan

in a

ccor

danc

e w

ith th

e pr

ovis

ions

of t

he P

lann

ing

Act

, the

par

ties

here

to a

gree

as

follo

ws:

DE

VE

LO

PME

NT

1. T

he O

wne

r sh

all u

nder

take

and

com

plet

e th

e de

velo

pmen

t of t

he L

and

inac

cord

ance

with

the

Site

Pla

n; a

nd th

e La

nd s

hall

be u

sed

by th

e O

wne

r an

d by

any

subs

eque

nt O

wne

r or

occ

upie

r of

the

Land

in a

ccor

danc

e w

ith a

nd in

con

form

ity w

ithth

e S

ite P

lan

atta

ched

to th

is A

gree

men

t as

Sch

edul

e B

.

DE

VE

LO

PME

NT

CO

NT

RO

L

2. A

s a

cond

ition

of t

he a

ppro

val b

y th

e M

unic

ipal

ity o

f the

Site

Pla

n, th

e pr

ovis

ion,

mai

nten

ance

and

use

of t

he fo

llow

ing

faci

litie

s an

d m

atte

rs a

re r

equi

red

and

regu

late

d as

follo

ws:

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

2

Par

kinq

Are

as

2.1

The

Ow

ner

agre

es th

at th

e pa

rkin

g ar

eas

on th

e L

and

shal

l be

cons

truc

ted

ofasphalt, or any other suitable hard surface to the satisfaction of

the

Mun

icip

ality

. The

Ow

ner

furt

her

agre

es th

at th

e sa

id p

arki

ng a

reas

req

uire

d to

acc

omm

odat

e th

epr

opos

ed d

evel

opm

ent s

hall

be r

estr

icte

d to

the

Land

, con

sist

ing

of a

min

imum

of

xxx

(xx)

par

king

spa

ces,

of w

hich

one

(1)

spa

ce s

hall

be r

eser

ved

for

hand

icap

ped

purp

oses

. The

par

king

spa

ces

shal

l be

cons

truc

ted

with

a m

inim

um w

idth

of 2

.7m

etre

s an

d a

min

imum

dep

th o

f 6.0

met

res

whe

reas

the

hand

icap

ped

park

ing

spac

es s

hall

be c

onst

ruct

ed w

ith a

min

imum

wid

th o

f 4.0

met

res

and

a m

inim

umde

pth

of 6

.0 m

etre

s. T

he h

andi

capp

ed p

arki

ng s

pace

sha

ll in

clud

e th

e pa

rkin

g sp

ace

loca

ted

clos

est t

o th

e m

ain

entr

ance

of t

he b

uild

ing.

Storm Drainaqe and Gradinq

2.2

The

fina

l gra

ding

of t

he L

and

shal

l be

esta

blis

hed

to th

e sa

tisfa

ctio

n of

the

Mun

icip

ality

, and

as

show

n on

Sch

edul

e B

. The

Ow

ner

shal

l ens

ure

that

ther

e is

no

inte

rrup

tion

to a

ny s

ubsu

rfac

e dr

aina

ge fl

ow b

ecau

se o

f con

stru

ctio

n on

the

site

,w

hich

wou

ld h

ave

an a

dver

se a

ffect

on

neig

hbou

ring

prop

ertie

s. S

houl

d su

ch a

nin

terp

reta

tion

occu

r, th

e O

wne

r sh

all c

arry

out

any

nec

essa

ry r

emed

ial w

ork

toco

rrec

t the

pro

blem

as

reco

mm

ende

d by

its

cons

ultin

g en

gine

er a

nd to

the

satis

fact

ion

of th

e M

unic

ipal

Man

ager

of P

ublic

Wor

ks &

Eng

inee

ring

and

the

Cou

nty

of Middlesex, at no cost to the Municipality, the County of Middlesex, or

neig

hbou

ring

pro

pert

y ow

ners

.

Acc

ess

2.3

The

Ow

ner

shal

l res

tric

t the

mea

ns o

f veh

icul

ar a

cces

s to

the

loca

tion

show

n on

the

Site

Pla

n. P

rior

to a

ny w

ork

bein

g un

dert

aken

with

in a

ny m

unic

ipal

roa

d al

low

ance

,th

e O

wne

r w

ill o

btai

n a

wor

k pe

rmit

from

the

Mun

icip

ality

. The

und

erta

king

of s

uch

wor

k sh

all b

e to

the

satis

fact

ion

of th

e M

unic

ipal

Man

ager

of P

ublic

Wor

ks a

ndE

ngin

eeri

ng.

Loca

tion

of B

uild

inq

2.4

The

Ow

ner

agre

es to

con

stru

ct th

e bu

ildin

g in

the

loca

tion

as s

how

n on

the

Site

Pla

nan

d in

con

form

ity w

ith th

e re

gula

tions

of t

he Z

onin

g B

y-la

w.

Lan

dsca

pinq

2.5

The

Ow

ner

agre

es to

pro

vide

gra

ss c

over

on

all a

reas

of

the

Lan

d no

t cov

ered

by

the

build

ing,

par

king

are

as, d

rivew

ays,

and

pla

ntin

gs. T

he O

wne

r ag

rees

to p

rovi

dea

4.0

met

re (

13.3

ft)

wid

e pl

antin

g st

rip b

etw

een

the

park

ing

area

and

any

lot l

ine.

Exterior Liqhtinq

2.6 The Owner agrees that all

lighting of

the

said

Lan

d sh

all b

e or

ient

ed a

nd it

s in

tens

ityso

con

trol

led

as to

pre

vent

gla

re o

n ad

jace

nt r

oadw

ays

and

prop

ertie

s.

Ope

n St

oraq

e

2.7

The

Ow

ner

ackn

owle

dges

that

ther

e w

ill b

e no

ope

n st

orag

e on

the

Land

.

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

3

Gar

baqe

and

Was

te S

tora

oe

2.8

The

Ow

ner

agre

es th

at g

arba

ge a

nd r

ecyc

ling

cont

aine

r ar

eas

shal

l be

scre

ened

such

that

the

area

is n

ot v

isib

le fr

om a

ny a

djac

ent r

oad.

The

gar

bage

and

rec

yclin

gco

ntai

ner

area

sha

ll sp

ecifi

cally

be

scre

ened

by

mea

ns o

f an

opaq

ue fe

nce

1.8

met

res

in h

eigh

t to

the

satis

fact

ion

of th

e M

unic

ipal

ity.

Fenc

inq

2.9

The

Ow

ner

agre

es th

at th

e er

ectio

n of

add

ition

al fe

ncin

g on

the

site

sha

ll be

to th

esatisfaction of the Municipality's Chief Building OffciaL.

Mai

nten

ance

2.10

The

Ow

ner

shal

l at a

ll tim

es m

aint

ain

or c

ause

to b

e m

aint

aine

d al

l of t

he L

and

in a

sne

at a

nd ti

dy a

con

ditio

n as

is r

easo

nabl

y co

nsis

tent

with

the

deve

lopm

ent o

f the

Land

pur

suan

t to

the

Bui

ldin

g P

erm

it, a

nd a

s ot

herw

ise

requ

ired

by th

is A

gree

men

tan

d th

e S

ite P

lan,

incl

udin

g w

eed

rem

oval

and

gra

ss c

uttin

g pr

ior

to a

nd d

urin

g th

ede

velo

pmen

t, an

d af

ter

com

plet

ion

of th

e de

velo

pmen

t.

Add

ition

al A

ppro

vals

2.11

The

Ow

ner

shal

l obt

ain

addi

tiona

l app

rova

ls fr

om o

ther

gov

ernm

ent a

genc

ies

orm

inis

trie

s as

may

be

requ

ired

prio

r to

the

issu

ance

of a

Bui

ldin

g P

erm

it.

Tim

inq

for

Com

plet

ion

of S

ite D

evel

opm

ent

2.12

The

Ow

ner

agre

es to

com

ply

with

all

requ

irem

ents

of t

he S

ite P

lan

and

this

Site

Pla

nC

ontr

ol A

gree

men

t, w

ithin

one

(1)

yea

r of

the

date

of c

omm

ence

men

t of

cons

truc

tion

as d

eter

min

ed b

y th

e C

hief

Bui

ldin

g O

ffici

aL.

Sion

s

2.13

The

Ow

ner

agre

es th

at a

ll si

gns,

incl

udin

g lo

catio

ns a

nd g

raph

ics

cont

aine

d in

the

prop

osed

dev

elop

men

t sha

ll be

app

rove

d by

the

Chi

ef B

uild

ing

Offc

ial a

nd th

eC

ount

y of

Mid

dles

ex p

rior

to th

e in

stal

latio

n of

suc

h si

gns,

in o

rder

to e

nsur

eco

mpa

tibili

ty w

ith s

urro

undi

ng p

rope

rtie

s an

d to

ens

ure

no s

ight

line

obs

truc

tions

. No

port

able

sig

ns w

ill b

e pe

rmitt

ed.

Secu

rity

2.14

So

as to

ens

ure

due

perf

orm

ance

of t

he r

equi

rem

ents

of t

his

Agr

eem

ent w

ithre

spec

t to

the

cons

truc

tion

of th

e bu

ildin

g, s

cree

ning

rel

ated

to th

e ga

rbag

e an

dre

cycl

ing

cont

aine

r st

orag

e ar

ea, l

ands

capi

ng a

nd th

e pa

rkin

g ar

ea, t

he O

wne

r sh

all

deposit with the Municipality prior to the execution of

this

Agr

eem

ent,

a pe

rfor

man

cebo

nd o

r le

tter

of c

redi

t, sa

tisfa

ctor

y to

the

Mun

icip

ality

, for

the

prin

cipa

l sum

of

$5,0

00.0

0, w

hich

sec

urity

bon

d or

lette

r of

cre

dit s

hall

be r

efun

dabl

e up

on d

uepe

rfor

man

ce.

Futu

re S

ite P

lans

2.15

The

Ow

ner

agre

es to

ent

er in

to s

uch

furt

her

site

pla

n ag

reem

ents

as

may

be

deem

ed n

eces

sary

, prio

r to

the

issu

e of

bui

ldin

g pe

rmits

for

cons

truc

tion

on th

eL

and.

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

4

BU

ILD

ING

PE

RM

IT R

EM

ED

Y

3. In addition to any other remedy which the Municipality may have against the Owner

for

brea

ch o

f th

is A

gree

men

t in

the

even

t of

a de

faul

t by

the

Ow

ners

und

er th

isA

gree

men

t, th

e M

unic

ipal

ity m

ay w

ithdr

aw o

r re

voke

any

oth

er b

uild

ing

perm

itgr

ante

d to

any

oth

er p

erso

n in

res

pect

of t

he L

and

and

may

ref

use

to is

sue

furt

her

build

ing

perm

its in

res

pect

of t

he L

and

until

the

defa

ult h

as b

een

rect

ified

.

RE

GIS

TR

AT

ION

OF

AG

RE

EM

EN

T

4. T

he O

wne

r co

nsen

ts to

the

regi

stra

tion

of th

is A

gree

men

t aga

inst

the

title

to th

eLa

nd in

the

appr

opria

te L

and

Titl

es o

r R

egis

try

Offi

ce to

the

inte

nt a

nd p

urpo

se th

atth

is A

gree

men

t and

all

of th

e O

wne

r's c

oven

ants

her

ein

shal

l run

with

the

Land

.

OW

NE

R'S

TIT

LE

5. T

he O

wne

r re

pres

ents

and

war

rant

s to

the

Mun

icip

ality

that

the

Ow

ner

is th

e O

wne

rin

fee

sim

ple

of th

e La

nd.

RE

IMB

UR

SE

MU

NIC

IPA

LIT

Y F

OR

CO

ST

S

6. T

he O

wne

r of

the

Land

agr

ees

to d

epos

it w

ith th

e M

unic

ipal

ity a

t the

tim

e of

the

exec

utio

n of

this

Agr

eem

ent t

he s

um o

f $50

0.00

to r

eim

burs

e th

e M

unic

ipal

ity fo

r its

actu

al c

osts

incu

rred

for

lega

l fee

s an

d di

sbur

sem

ents

and

for

the

cost

of

adm

inis

trat

ion,

sup

ervi

sion

and

all

othe

r w

ork

requ

ired

by th

e M

unic

ipal

ity in

conn

ectio

n w

ith th

is A

gree

men

t, in

clud

ing

the

nego

tiatio

ns le

adin

g to

and

the

prep

arat

ion

of th

is A

gree

men

t and

cos

ts a

risin

g ou

t of t

he r

ealiz

atio

n up

on a

nyse

curit

y gi

ven

here

unde

r. If

this

sum

is in

suffi

cien

t, th

e O

wne

r sh

all r

eim

burs

e th

eM

unic

ipal

ity fo

r su

ch a

ctua

l cos

ts fr

om ti

me

to ti

me

as a

nd w

hen

requ

este

d by

the

Mun

icip

ality

.

RIG

HT

TO

CO

NT

ES

T M

UN

ICIP

ALI

TY

'S C

OS

TS

7. T

he O

wne

r sh

all h

ave

the

righ

t to

cont

est t

hat r

easo

nabl

enes

s of

the

amou

nt o

f an

yof

the

Mun

icip

ality

's e

xpen

ses

in r

espe

ct o

f whi

ch th

e O

wne

r is

req

uire

d to

reim

burs

e th

e M

unic

ipal

ity p

ursu

ant t

o th

is A

gree

men

t, pr

ovid

ed th

at s

uch

right

mus

tbe

exe

rcis

ed b

y w

ritte

n no

tice

to th

e M

unic

ipal

ity w

ithin

30

days

afte

r th

e O

wne

r ha

sbe

en a

dvis

ed o

f the

am

ount

of s

uch

expe

nses

. Suc

h no

tice

to th

e M

unic

ipal

ity s

hall

be a

ccom

pani

ed b

y su

ffci

ent f

unds

to p

ay th

e am

ount

bei

ng c

onte

sted

or

secu

rity

ther

efor

e. T

he a

mou

nt o

f suc

h ex

pens

es s

hall

be d

eter

min

ed b

y a

Cou

rt o

fco

mpe

tent

juris

dict

ion

and

the

Ow

ner

shal

l ind

emni

fy th

e M

unic

ipal

ity, o

n a

Sol

icito

ran

d C

lient

bas

is, f

or a

ll co

sts

or e

xpen

ses

incu

rred

by

the

Mun

icip

ality

in c

onne

ctio

nw

ith s

uch

dete

rmin

atio

n.

MU

NIC

IPA

LIT

Y'S

DIS

CR

ET

ION

8. W

here

in th

is A

gree

men

t the

Mun

icip

ality

is g

iven

a d

iscr

etio

n, o

r th

e rig

ht to

mak

e a

decision, in matters relating to the administration of

this

Agr

eem

ent t

he M

unic

ipal

itysh

all a

ct b

y its

Cle

rk o

r su

ch o

ther

offi

cer

as th

e C

lerk

or

Cou

ncil

of th

e M

unic

ipal

itym

ay d

esig

nate

for

such

pur

pose

. Bef

ore

exer

cisi

ng it

s di

scre

tion

or m

akin

g its

deci

sion

, the

Mun

icip

ality

may

see

k th

e ad

vice

of a

Sol

icito

r, a

n E

ngin

eer

or a

planning or other consultant as may be relevant to the matter in respect of

whi

ch th

edi

scre

tion

is to

be

exer

cise

d or

the

deci

sion

to b

e m

ade.

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

5

EX

PE

NS

E O

F O

WN

ER

9. Every provision of

this

Agr

eem

ent b

y w

hich

the

Ow

ner

is o

blig

ed in

any

way

sha

ll be

deem

ed to

incl

ude

the

wor

ds "

at th

e ex

pens

e of

the

Ow

ner"

unl

ess

the

cont

ext

spec

ifica

lly o

ther

wis

e re

quire

s.

INT

ER

ES

T A

ND

LIE

N

10. In the event that there are monies due from the Owner to the Municipality which

have

not

bee

n pa

id w

ithin

15

days

afte

r de

man

d th

ereo

f by

the

Mun

icip

ality

, int

eres

tsh

all b

e pa

yabl

e on

the

amou

nt d

ue a

t the

rat

e of

12%

per

ann

um c

alcu

late

d fr

omth

e da

te o

f dem

and;

and

the

amou

nt d

ue to

geth

er w

ith in

tere

st th

ereo

n sh

all

cons

titut

e a

lien

upon

the

Land

.

EST

OPP

EL

11. T

he O

wne

r sh

all n

ot c

all i

nto

ques

tion,

dire

ctly

or

indi

rect

ly, i

n an

y pr

ocee

ding

sw

hats

oeve

r, in

law

or

in e

quity

, or

befo

re a

ny a

dmin

istr

ativ

e tr

ibun

al, t

he r

ight

of t

heM

unic

ipal

ity to

ent

er in

to th

is A

gree

men

t or

to e

nfor

ce e

ach

and

ever

y te

rm,

cove

nant

and

con

ditio

n he

rein

con

tain

ed a

nd th

is A

gree

men

t sha

ll be

ple

aded

as

anes

topp

el a

gain

st th

e O

wne

r in

suc

h pr

ocee

ding

s.

TIM

E

12. T

ime

shal

l be

of th

e es

senc

e he

reof

in a

ll re

spec

ts; a

nd th

e rig

ht o

f the

Mun

icip

ality

to r

equi

re s

tric

t per

form

ance

by

the

Ow

ner

of a

ny a

nd a

ll ob

ligat

ions

impo

sed

upon

ithe

reun

der

shal

l not

be

affe

cted

in a

ny w

ay b

y an

y pr

evio

us w

aive

r, fo

rbea

ranc

e or

course of

deal

ing.

NO

TIC

E

13. A

ny n

otic

e or

any

oth

er c

omm

unic

atio

n re

quire

d or

per

mitt

ed to

be

give

n un

der

this

Agr

eem

ent s

hall

be in

writ

ing

and,

unl

ess

som

e ot

her

met

hod

of g

ivin

g th

e sa

me

isac

cept

ed b

y th

e pe

rson

to w

hom

it is

giv

en, s

hall

be g

iven

by

regi

ster

ed m

ail o

r by

bein

g de

liver

ed to

the

pers

on to

who

m it

is to

be

give

n at

the

appr

opria

te a

ddre

ssse

t out

bel

ow, o

r su

ch o

ther

add

ress

as

may

be

furn

ishe

d by

suc

h pe

rson

, and

sha

llbe

dee

med

effe

ctiv

e, a

s th

e ca

se m

ay b

e, a

t the

tim

e of

del

iver

y th

ereo

f or

four

busi

ness

day

s af

ter

the

date

of m

ailin

g th

ereo

f unl

ess

post

al e

mpl

oyee

s at

the

poin

tof

mai

ling

or a

t the

poi

nt o

f del

iver

y ar

e on

str

ike

at a

ny ti

me

durin

g th

e fo

urbu

sine

ss d

ays

follo

win

g th

e tim

e of

mai

ling

in w

hich

eve

nt it

sha

ll be

effe

ctiv

e w

hen

deliv

ered

to th

e ad

dres

see.

SEV

ER

AB

ILIT

Y

14. If any provision of this Agreement shall be found or declared by a Court of

com

pete

nt

juris

dict

ion

to b

e in

valid

, une

nfor

ceab

le o

r ul

tra

vire

s th

e M

unic

ipal

ity th

ensu

ch p

rovi

sion

sha

ll co

nclu

sive

ly b

e de

emed

to b

e se

vera

ble

and

the

rem

aind

er o

fth

is A

gree

men

t mut

atis

mut

andi

s, s

hall

be a

nd r

emai

n in

full

forc

e an

d ef

fect

.

NU

MB

ER

AN

D G

EN

DE

R

15. In this Agreement, unless the contrary intention appears, words importing only

sing

ular

num

ber

or m

ascu

line

gend

er s

hall

incl

ude

mor

e pe

rson

s, p

artie

s or

thin

gsof

the same kind than one and the feminine and neuter gender; and if

ther

e be

mor

eth

an o

ne O

wne

r, in

clud

ing

any

subs

eque

nt O

wne

r of

the

Land

, the

cov

enan

ts o

fsu

ch O

wne

r sh

all b

e jo

int a

nd s

ever

aL.

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

6

TIT

LE

S

16. I

t is

unde

rsto

od a

nd a

gree

d by

the

part

ies

here

to th

at th

e tit

les

inse

rted

at t

he h

ead

of p

arag

raph

s an

d cl

ause

s in

this

Agr

eem

ent a

re in

tend

ed fo

r ea

se o

f ref

eren

ce a

nddo

not

alte

r or

hav

e an

y be

arin

g up

on th

e in

terp

reta

tion

of th

e pa

ragr

aph

or c

laus

ew

hich

they

ent

itle.

BIN

DIN

G

17. The covenants, agreements, conditions and undertakings herein contained on the

part

of t

he O

wne

r sh

all r

un w

ith th

e La

nd a

nd s

hall

be b

indi

ng u

pon

the

Ow

ner

and

upon

the

Ow

ner's

hei

rs, e

xecu

tors

, adm

inis

trat

ors,

suc

cess

ors

and

assi

gns,

as

Ow

ner

and

occu

pier

s of

the

Land

from

tim

e to

tim

e an

d sh

all b

e ap

purt

enan

t to

the

adjo

inin

g hi

ghw

ays

in th

e O

wne

rshi

p of

the

appr

opri

ate

auth

ority

; and

this

Agr

eem

ent s

hall

endu

re to

the

bene

fit o

f and

be

bind

ing

upon

the

appr

opria

teau

thor

ity a

nd it

s su

cces

sors

and

ass

igns

.

18. In the case of notice to the Owner under Section 13 the service shall be as follows:

xxxx

xxx

300

Duf

ferin

Ave

nue

P.O

. Box

503

5Lo

ndon

, ON

N6A

4L

9

and

in th

e ca

se o

f the

Mun

icip

ality

sha

ll be

as

follo

ws:

Mun

icip

ality

of M

iddl

esex

Cen

tre

1022

7 Iid

erto

n R

oad

R.R

. #2

IIde

rton

, Ont

ario

NOM 2AO

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

7

IN W

ITN

ES

S W

HE

RE

OF

the

part

ies

have

her

eto

affx

edth

eir

resp

ectiv

e co

rpor

ate

seal

s at

test

ed b

y th

e ha

nds

of th

eir

resp

ectiv

e pr

oper

offc

ers

duly

aut

horiz

ed in

that

beh

alf a

nd th

e in

divi

dual

par

ties

have

her

eunt

o se

t the

ir ha

nds

with

witn

ess

pres

ent.

SIG

NE

D, S

EA

LED

AN

D D

ELI

VE

RE

D

in th

e pr

esen

ce o

f:xx

xxxx

xxxx

xxx

Pre

side

nt, x

xxx

xxxx

xxxx

Secretary-Treasurer, xxx

xxx

xxxx

xx

We

have

the

auth

ority

to b

ind

the

corp

orat

ion

App

rove

d an

d A

utho

rized

by

By-

law

No.

xxx

x-xx

xx e

nact

ed

the

xxx

day

of x

xxxx

x, 2

008

MU

NIC

IPA

LIT

Y O

F M

IDD

LES

EX

CE

NT

RE

May

or, A

I Edm

onds

on

Cle

rk, C

athy

Sau

nder

s

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

8

SC

HE

DU

LE A

TO

SIT

E P

LAN

AG

RE

EM

EN

T

BE

TW

EE

N:

MU

NIC

IPA

LIT

Y O

F M

IDD

LES

EX

CE

NT

RE

OF

TH

E F

IRS

T P

AR

T

and -

xxxx

xxxx

xxx

OF

TH

E S

EC

ON

D P

AR

T

ALL AND SINGULAR that certain parcel or tract of

land

and

pre

mis

es s

ituat

e, ly

ing

and

bein

g in

the

Mun

icip

ality

of M

iddl

esex

Cen

tre,

(fo

rmer

ly in

the

Tow

nshi

p of

Lobo

), in

the

Cou

nty

of M

iddl

esex

and

bei

ng c

ompo

sed

of:

Blo

ck x

, Reg

iste

red

Pla

n 33

M-x

xx(g

eogr

aphi

c T

owns

hip

of L

obo)

Mun

icip

ality

of M

iddl

esex

Cen

tre

bein

g P

.I.N

. xxx

xxx-

xxxx

Site

Pla

n A

gree

men

t bet

wee

nM

unic

ipal

ity o

f Mid

dles

ex C

entr

e an

dxx

xxxx

9

SCHEDULE B

TO

SIT

E P

LAN

AG

RE

EM

EN

T

Zelinka Priamo Limited 33 MUNICIPALITY OF MIDDLESEX CENTRE SITE PLAN MANUALZelinka Priamo Limited Zelinka Priamo Limited

~ Ont

ario

Ont

ario

Mun

icip

al B

oard

Com

mis

sion

des

affa

ires

mun

icip

ales

de

"Ont

ario

655

Bay

Str

eet,

Sui

te 1

500

Tor

onto

, Ont

ario

M5G

1 E

5T

EL

: (41

6) 3

26-6

800

or T

oll F

ree:

1-8

66-8

87-8

820

FAX

: (41

6) 3

26-5

370

ww

.om

b.qo

v.on

.ca

AP

PE

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NT

FO

RM

(02

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AN

NIN

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CT

SIT

E P

LAN

(SU

BM

IT T

O O

MB

)

Rec

eipt

Num

ber

(OM

B O

ffice

Use

Onl

y):

Inst

ruct

ions

:

. Com

plet

e on

e fo

rm fo

r ea

ch ty

pe o

f app

eal y

ou a

re fi

lng.

. A filing fee of $125 is required for each type of appeal you are filng. To view the

Fee

Sche

dule

, vis

it th

e B

oard

's w

ebsi

te.

. The filng fee can be paid by certified cheque or money order, in Canadian

fund

s, p

ayab

le to

the

Min

iste

r of

Fin

ance

.. Do not send cash.

. Sub

mit

your

com

plet

ed a

ppea

l for

mes

) an

d fil

ng fe

e(s)

to th

e O

ntar

io M

unic

ipal

Boa

rd b

y th

e re

quir

ed f

ilng

dead

line.

. Ple

ase

prin

t cle

arly

thro

ugho

ppe

al fo

rm.

. The

Pla

nnin

g A

ct a

nd th

e O

n ni

cipa

l Boa

rd A

ct a

re a

vaila

ble

atw

w.o

mb.

qov.

on.c

a.

Ref

eren

ce N

umbe

r (O

MB

Offi

ce U

se O

nly)

:

Dat

e S

tam

p -

App

eal R

ecei

ved

by O

MB

Par

t 1: A

ppea

l Typ

e (P

leas

e ch

eck

only

one

box

)

SU

BJE

CT

OF

AP

PE

AL

TY

PE O

F A

PPE

AL

PLA

NN

ING

AC

TR

EFE

RE

NC

E(S

EC

TIO

N

Site

Pla

nsA

pplic

atio

n fo

r a

site

pla

n -

coun

cil f

aile

d to

mak

e a

deci

sion

with

in 3

0 da

ys41

(12)

App

licat

ion

for

a si

te p

lan

- ap

peal

ing

requ

irem

ents

impo

sed

byth

e m

unic

ipal

ity/c

ount

y or

by

the

regi

onal

met

ropo

litan

/dis

tric

tm

unic

ipal

ity

Par

t 2: L

ocat

ion

Info

rmat

ion

Add

ress

and

/or

Lega

l Des

crip

tion

of p

rope

rty

subj

ect t

o th

e ap

peal

:

Mun

icip

ality

Upp

er T

ier

(Exa

mpl

e: c

ount

y, d

istr

ict,

regi

on)

02 Rev. 01/23/2007

Pag

e 1

of 5

Part

3: A

ppel

lant

Inf

orm

atio

n (L

ando

wne

r)

Firs

t Nam

e:L

ast N

ame:

Com

pany

Nam

e or

Ass

ocia

tion

Nam

e (A

ssoc

iatio

n m

ust b

e in

corp

orat

ed -

incl

ude

copy

of l

ette

r of

inco

rpor

atio

n)

Pro

fess

iona

l Titl

e (if

app

licab

le):

E-m

ail A

ddre

ss: F

ax #

:B

y pr

ovid

ing

an e

-mai

l add

ress

you

agr

ee to

rec

eive

com

mun

icat

ions

from

the

OM

B b

ye-m

ail.

Day

time

Tel

epho

ne #

:A

ltern

ate

Tel

epho

ne #

:

Mai

ling

Add

ress

:S

tree

t Add

ress

Apt

lSui

te/U

nit#

City

/Tow

n

Prov

ince

Cou

ntry

(if

not C

anad

a)P

osta

l Cod

e

Sig

natu

re o

f App

ella

nt:

Dat

e:

Ple

ase

note

: You

mus

t not

ify th

e O

ntar

io M

unic

ipal

Boa

rd o

f any

cha

nge

of a

ddre

ss o

r te

leph

one

num

ber

in w

ritin

g. P

leas

equ

ote

your

OM

B R

efer

ence

Num

ber(

s) a

fter

they

hav

e be

en a

ssig

ned.

Personal information requested on this form is collected under the provisions of the Planning Act, R.S.O. 1990, c. P. 13, as

amen

ded,

and

the

Ont

ario

Mun

icip

al B

oard

Act

, R.S

.O. 1

990,

c. O

. 28

as a

men

ded.

Afte

r an

app

eal i

s fil

ed, a

ll in

form

atio

n re

latin

gto

this

app

eal m

ay b

ecom

e av

aila

ble

to th

e pu

blic

.

Par

t 4: R

epre

sent

ativ

e In

form

atio

n (if

app

licab

le)

I he

reby

aut

hori

ze th

e na

med

com

pany

and

/or

indi

vidu

al(s

) to

rep

rese

nt m

e:

Firs

t Nam

e:L

ast N

ame:

Company Name:

Pro

fess

iona

l Titl

e:

E-m

ail A

ddre

ss: F

ax #

:B

y pr

ovid

ing

an e

-mai

l add

ress

you

agr

ee to

rec

eive

com

mun

icat

ions

from

the

OM

B b

ye-m

ail.

Day

time

Tel

epho

ne #

:A

ltern

ate

Tel

epho

ne #

:

Mailng Address:

Str

eet A

ddre

ssA

ptlS

uite

/Uni

t#C

ity/T

own

Prov

ince

Cou

ntry

(if

not C

anad

a)P

osta

l Cod

e

Sig

natu

re o

f App

ella

nt:

Dat

e:

Ple

ase

note

: If y

ou a

re r

epre

sent

ing

the

appe

llant

and

are

NO

T a

sol

icito

r, p

leas

e co

nfirm

that

you

hav

e w

riten

aut

horiz

atio

n, a

s re

quire

dby

the

Boa

rd's

Rul

es o

f Pra

ctic

e an

d P

roce

dure

, to

act o

n be

half

of th

e ap

pella

nt. P

leas

e co

nfirm

this

by

chec

king

the

box

belo

w.

i cer

tify

that

i ha

ve w

ritte

n au

thor

izat

ion

from

the

appe

llant

to a

ct a

s a

repr

esen

tativ

e w

ith r

espe

ct to

this

app

eal o

n hi

s or

her

beha

lf an

d i u

nder

stan

d th

at i

may

be

aske

d to

pro

duce

this

aut

horiz

atio

n at

any

tim

e.

02 Rev. 01/23/2007

Pag

e 2

of 5

Par

t 5: A

ppea

l Spe

cific

Info

rmat

ion

1. Please provide the Municipal File Number:

2. 3. Provide a brief explanatory note regarding the proposed use of the land and a description of the lands under appeal:

**If

mor

e sp

ace

is r

equi

red

plea

se c

ontin

ue in

Par

t 8 o

r at

tach

a s

epar

ate

page

.

Par

t 6: R

elat

ed M

atte

rs

Are

ther

e ot

her

appe

als

not y

et fi

led

with

the

Mun

icip

ality

?

Are

ther

e ot

her

plan

ning

mat

ters

rel

ated

to th

is a

ppea

l?

YE

S

YE

S

NO

NO

If ye

s, p

leas

e pr

ovid

e O

MB

Ref

eren

ce N

umbe

r(s)

and

/or

Mun

icip

al F

ile N

umbe

r(s)

in th

e bo

x be

low

:

(Ple

ase

Prin

t)

02 Rev. 01/23/2007

Pag

e 3

of 5

Par

t 7: S

ched

ulin

g In

form

atio

n

How

man

y da

ys d

o yo

u es

timat

e ar

e ne

eded

for

hear

ing

this

app

eal?

half

day

1 da

y2

days

3 da

ys

4 da

ys1

wee

kM

ore

than

1 w

eek

- pl

ease

spe

cify

num

ber

of d

ays:

How

man

y w

itnes

ses

do y

ou e

xpec

t to

have

at t

he h

earin

g?

Des

crib

e w

itnes

s(es

)' ar

ea o

f exp

ertis

e:

Do

you

belie

ve th

is m

atte

r w

ould

ben

efit

from

a P

rehe

arin

g C

onfe

renc

e? Y

ES

If ye

s, w

hy?

NO

Part

8: o

ther

App

licab

le I

nfor

mat

ion

.. A

ttach

a s

epar

ate

page

if m

ore

spac

e is

req

uire

d.

02 Rev. 01/23/2007

Pag

e 4

of 5

Part

9: R

equi

red

Doc

umen

tatio

n (P

leas

e ch

eck

boxe

s to

indi

cate

doc

umen

t inc

lude

d in

filn

g)

I con

firm

that

I ha

ve a

ttach

ed th

e fo

llow

ing

item

s to

this

form

.

Sig

natu

re o

f App

ella

nt/R

epre

sent

ativ

e:D

ate:

The

follo

win

g m

ater

ial m

ust b

e at

tach

ed to

this

form

whe

re a

pplic

able

, in

the

orde

rw

hich

it is

list

ed:

A c

opy

of th

e ap

plic

atio

n fo

r si

te p

lan

appr

ovaL

.

Boa

rd fe

e of

$12

5 m

ade

paya

ble

to th

e M

inis

ter

of F

inan

ce. T

he a

ppea

l will

not

be

proc

esse

d w

ithou

t thi

s fe

e.

A c

opy

of a

ny p

lans

, dra

win

gs o

r ag

reem

ents

whi

ch a

re th

e su

bjec

t of t

his

refe

rraL

.

A copy of any planning report considered by CounciL.

If ap

plic

able

, a c

opy

of th

e de

cisi

on o

f the

app

rova

l aut

horit

y.

An affidavit or sworn declaration by the landowner certifying that copies of all material

liste

d ab

ove,

as

wel

l as

a co

py o

f

this

form

, hav

e be

en s

ent t

o th

e ap

prov

al a

utho

rity

havi

ng ju

risdi

ctio

n to

app

rove

the

site

pla

n an

d th

at th

e ap

prov

alau

thor

ity h

as b

een

info

rmed

of t

he fi

ling

of th

is r

efer

raL.

Part

10:

Req

uire

d Fe

e

Tot

al F

ee S

ubm

itted

: $

Pay

men

t Met

hod:

Cer

tifie

d ch

eque

*M

oney

Ord

er

Cas

h -

Do

not s

end

cash

in th

e m

aiL.

If y

ou a

re s

ubm

ittin

g yo

ur a

ppea

l to

the

OM

B in

pers

on, y

ou m

ay p

ay w

ith c

ash.

. The

pay

men

t mus

t be

in C

anad

ian

fund

s, p

ayab

le to

the

Min

iste

r of

Fin

ance

.

. Do not send cash by maiL.

*Or

Sol

icito

r's g

ener

al o

r tr

ust a

ccou

nt c

hequ

e.

02 Rev. 01/23/2007

Pag

e 5

of 5

middlesex centre site plan manual v3.1.indd

Documents