12 11 2002 Sp Council Agenda
. .
TOWNSHIP OF ORO-MEDONTE
SPECIAL COUNCIL MEETING AGENDA
COUNCIL CHAMBERS
DATE: WEDNESDAY, DECEMBER 11, 2002
TIME: 7:00 p.m
..........................................................................
1. OPENING OF MEETING BY MAYOR
2. ADOPTION OF AGENDA
3. "DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE
THEREOF - IN ACCORDANCE WITH THE ACT"
4. PUBLIC MEETINGS:
a) 7:05 p.m.
Proposed Zoning By-law Amendment, P-140/02 (Horseshoe Valley
Road, Concession 4, Plan M-47, Lot 18, formerly within the
Township of Oro) (Horseshoe/Salvil).
b) 7:10 p.m.
Proposed Zoning By-law Amendment, P-139/02 (Ridge Road,
Concession 2, Part of Lot 2, formerly within the Township of Oro)
(Porter).
c) 7:15 p.m.
Proposed Zoning By-law Amendment, P-135/02 (Horseshoe Valley
Resort, Concession 4, Part of Lot 1, formerly within the Township
of Oro) (Hotel Expansion).
5. REPORTS OF MUNICIPAL OFFICERS:
a) Report No. PD2002-38, Andria Leigh, Senior Planner, re: Zoning By-law
Amendment for Concession 4, Plan M-447, Lot 18 (Oro), Development Application
P-140/02.
6. BY-LAWS:
I
a) By-law No. 2002-13" Being a by-law to rezone Concession 4, Plan M-447, Lot 18,
Township of Oro-Medonte (formerly Township of Oro),
County of Simcoe (Horseshoe/Salvi! (Oro) Ltd.).
7. CONFIRMATION BY-LAW NO. 2002-129.
4. ADJOURNMEN1:
. .
NOTICE OF PUBLIC MEETING
~()
FOR A I'ROI'OSED WNING BY.LA W AMENDMENT OF
THE TOWNSIIIP OF ORO.MEDONTE
P-140102
TAKE NOTICE Ihal the Council of the Corporation of the Township of Oro~Medonte will hold a Public Meeting on
Wednesday, l>eccmber 11, 2002 at 7:05 p.m. in the Municipal Council Chambers. The..purpose of the public
meeting is (0 obtain public comments on a proposed Zoning By-law Amendment, under S'"ection 34 of the Planning
ACI,R.S.0.I990c.P.13.
THE PROPOSED Zoning By-law Amendment would rezone the lands described as Concession 4, Plan M-447, Lot
18. (formerly within the Township orOro). The subject lands are proposed to be rezoned from the Private
Recreational Exception (PR.118) Zone. to the Residential One (R 1) Zone. The application would allow the subject
lands to be used for the construction of a single detached dwelling.
A KEY MAP for File P- I 40/02 is provided below.
ANY PERSON may attend the public meeting andlor make written or verbal representation either in support of or in
opposition to the proposed Zoning By~law Amendment. If a person or public body that fiJes an appeal of a decision of
the Township of Oro-Medonte in respect of the proposed Zoning By-law Amendment does not make oral submission
at the publ1c meeting or make written submissions to the Township before the proposed Zoning By-law Amendment is
adopted, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the adoption
of the proposed Zoning By-law Amendments. you must make a written request to Marilyn Pennycook. Township
Clerk, at the address noted below.
ADDITIONAL INFORMATION relating to the proposed Zoning By-law Amendment is available for inspection
between 8:30 a.m. and 4:30 p.m. at the Township of Oro-Medonte Administration Building, in the Planning
Department.
DATED at the Township of Oro-Medonte this 19th day of November, 2002.
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PROPERD 10 BE REZONED FROM lHE PRIVA1E
RECREATIONAL EXCEPTION 118 (PR*118) ZOf\lE TO
THE RESIDENTIAL ONE (R 1) ZONE.
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NOTICE OF "UBLlC MEETING
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FOR A I'ROI'OSEJ) ZONING BY.LA W AMENJ)MENT OF
TilE TOWNSIIII' OF ORO.MEOONTE
P-139/02
NonCE thnlth" CouncU of the Corpontlion of the Township of Oro~Medonte will hold a Public Meeting on
W..ln8(lwYt I~mbfr 11,2001 .t 7110 J),In. in the Municipnl COllncil Chambers. The-purpose of the public
,.._". ,. to ob..,n public ComlfK!nU on ft propoI'Cd Zoning By-Iuw Amendment, under Section 34 of the Planning
MI. 11,$.0, 1!I9O c, p, 13,
1'11F. '.MOI't)~t.;EI) Zoning By-law Amendment would rezone the lands described as Concession 2, Part of Lot 2
(fuffncrly within Ihe Township of Oro), The subject lands are proposed to be rezoned from the AgriculturallRural
Ij.e<pllon (AlRU'135). Agricullural/Rural Exception (AlRU'136), Agricullurall Rural (AlRU), Shoreline
Rt'!lj,ldCl1ltft! Exception (SR .135), Shoreline Residential Exception (SR. 136), and Environmental Protection (EP)
ZoOC$.IO the Asrkultural/Rural Exception (AiRU. 134), Agricultural/Rural Exception (NRU* I 35),
Agricultural/Rural Exception (NRU*136), Shoreline Residential Exception (SR*I34), Shoreline Residential
Exception (SR .135). Shoreline Residential Exception (SR. I 36), and Environmental Protection Exception (EP*)
Zones. The Zoning By-law Amendment would allow the applicant to refine the boundary of the Environmental
Protection zone along the existing creek area and to recognize the revised lot frontage and lot area requirements for
the properties, and to allow for decks to be permitted in the Environmental Protection (EP) zone, it would also
permit the construction of accessory buildings to be permitted within the Agricultural/Rural Exception 135
(AfRU*135) zone, which have been or are currently the subject of boundary adjustment applications.
A KEY MAP for File P-139102 is provided below.
ANY PERSON may attend the public meeting andlor make written or verbal representation either in support of or in
opposition to the proposed Zoning By-law Amendment. If a person or public body that files an appeal of a decision of
the Township of Oro-Medonte in respect of the proposed Zoning By-law Amendment does not make oral submission
at the public meeting or make written submissions to the Township before the proposed Zoning By-law Amendment is
adopted, the Ontario Municipal Board may dismiss a1l or part of the appeal. If you wish to be notified of the adoption
of the proposed Zoning By-law Amendments. you must make a written request to Marilyn Pennycook, Township
Clerk. at the address noted below.
ADDITIONAL INFORMATION relating to the proposed Zoning By-law Amendment is available for inspection
between 8:30 a.m. and 4:30 p.m. at the Township of Oro-Medonte Administration Building, in the Planning
Department.
DATED at the Township of Oro-Medonte this 20th day of November, 2002.
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AREA TO BE REZONED FROM THE ENVIRONMENTAL PROTECTION <EP) ZDNE TO
THE ENVIRONMENTAL PROTECTION EXCEPTIDN <EP-) ZDNE.
~ AREA TO BE REZONED rROM THE ENVIRONMENTAL PROTECTION <EP) ZONE TO
~ THE SHDRELINE RESIDENTIAL EXCEPTION 135 <SR-t35) ZONE.
1:- : -: J AREA TO BE REZONED rRDM THE ENVIRONMENT AL PROTECTION <E:P) ZONE TO
THE SHORELINE RESIDENTIAL EXCEPTION 135 <SR_t3S) ZONE.
.DEC. 11.2002 2:22PM
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Sent by FaCIJimile
December 11, 2002
Our File 1
Ms. Marilyn Pennycook, Clerk
Township ofOro-Medonte
P.O. Box 100
Oro, ON LOL 2XO
Dear Ms. Pennycook:
Re: Application For Zoning By-law Amendment
Lot 2, Concession 2
Township of Oro-Medonte
(Bruce Porter & Bruce McNichol)
We have reviewed the circulation provided by your office with respect to the above ml::ntioned
application and WI:: have no objection to thl:: proposed zoning by-law amendment.
The applicant should be advised that the property is partially located within the Regional Storm
and 1: 100 Year Lakeshore flood plains. A pemtit may be required from the Lake Simcoe Region
Conservation Authorityprior to the commencement of any development or construction on these
lands.
Please advise us of your decision in this matter.
Yours truly,
t~!J~
Craig Cooper
Environmental Planner
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Township ofOro-Medonte
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NOTICE OF PUBLIC MEETING
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FOR A PROPOSED WNING BY-LAW AMENDMENT OF
TIlE TOWNSIIIP OF ORO-MEDONTE
P-135/02
"AKE N011CE thul the Council of the Corporation of the Township ofOro~Medonte will hold a Public Meeting on
Wt'dtmt(IIIY, IM'Nuber 11, 2002 At 7:15 p.m. in the Municipal Council Chambers. The..purpose of the public
toocl,na I. to obtain public conunenls on a proposed Zoning By-law Amendment, under S"ection 34 of the Planning
A<I, R.5,O. 199<)(, p, 13.
1llE J'ROIac>..."iED Zonins By-law Amendment would rezone the lands described as Concession 4, Part of Lot J.
(formerly within the Township of Oro). The subject lands are proposed to be rezoned from the Future Development
E~ceplion 67 (FD.67) Bnd Future Development Exception 69 (FD*69) Zones. to the Future Development
Exception (PD.) Zone 10 permit to permit the expansion of the existing hotel to include a condo-hotel with
conference (ucililics.
A KEY MAP for File P-135/02 is provided below.
ANY PERSON muy anend the public meeting and/or make written or verbal representation either in support of or in
opposition to the proposed Zoning By~law Amendment. If a person or public body that files an appeal of a decision of
the Township of Om-MOOonte in respect of the proposed Zoning By-law Amendment does not make oral submission
at the public mceling or make written submissions to the Township before the proposed Zoning By-law Amendment is
adopted. the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the adoption
of the proposed Zoning By~law Amendments, you must make a written request to Marilyn Pennycook, Township
Clerk, at the address noted below.
Al>1>1110NAL INFORMA nON relating to the proposed Zoning By-law Amendment is available for inspection
between 8:30 a.m. and 4:30 p.m. at the Township of Oro-Medonte Administration Building, in the Planning
D<partmenl.
DATED at the Township of Oro-Medonte this 20th day of November, 2002.
~~'~;YOA
Marily'n Penn k, Clerk
Township of Oro-Medonte
P.O. Box 100, Oro, Ontario LOL 2XO
(705)487-2171
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AREA TO BE REZONED FROM THE FUTURE DEVELOPMENT EXCEPTION 67
(FD*67) AND FUTURE DEVELOPMENT EXCEPTION 69 (FD*69) ZONE TO A
FUTURE DEVELOPMENT EXCEPTION (FD*) ZONE.
,
Township of Oro-Medonte
REPORT
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Dept. Report To: Prepared By:
#PD2002-38 Council Andria Leiah
Subject & File #: Department:
Council
Zoning By-law Planning
C.ofW. Amendment for
Concession 4, Plan M-447,
Lot 18 (Oro)
Development Application
P-140!02
Date:
Motion #
November 22, 2002
Date: 1f.1ii[ File #
D1412188
I BACKGROUND! ANALYSIS
I
A Zoning By-law Amendment application on the above noted property was submitted on October
3, 2002. This application was submitted in order to correct a situation for a lot located within an
existing registered plan of subdivision that does not have the correct zoning to permit a single
detached dwelling to be constructed.
The subject property is located in Concession 4, Plan M-447, Lot 18 (Oro) and is located on the east
side of Valleycrest Drive north of Highland Drive in Horseshoe Valley. The applicant's have
applied for a Zoning By-law Amendment to a Residential One (Rl) Zone that would permit the
subject lands to be used for the construction of a single detached dwelling.
The property is located within the Horseshoe Valley Low Density Residential Designation in the
Township's Official Plan and is currently zoned Private Recreational Exception (PR*118) Zone.
The application has been submitted in order to correct the current zoning identified on the Zoning
By-law Schedule AlS, which zones this property as Private Recreational Exception. The current
zoning on the property would not permit the construction of a single detached dwelling on the
subject property; which was the intent of the parce] when created with the registration of the plan
of subdivision. In reviewing the previous Township of Oro By-law 1031, as amended, it is evident
that this property was subject to a rezoning in August 1988 through By-law 1988-72 which zoned a
portion of the property residential but not the entire triangular shape of the property.
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The proposed rezoning would correctly zone the property in a Residential One zone that would
conform with the current Official Plan designation on the property and would be consistent with
the other properties in the subdivision.
,
A public meeting is scheduled for Wednesday December 11, 2002 in accordance with the
requirements of the Planning Act. On the basis that the proposed zoning by-law amendment is a
technical correction, it is recommended that the proposed Zoning By-law Amendment be adopted
the same night as the public meeting if no objections are raised at the Public Meeting. This will
allow the applicant an opportunity to begin construction of a single detached dwelling in a timely
manner.
.
It is therefore recommended that the attached Zoning By-law Amendment to rezone the subject
property located in Concession 4, Plan M-447, Lot 18 (Oro), from the Private Recreational
Exception (PR*118) Zone to the Residential One (Rl) Zone be approved.
IRECOMMENDA nON
I
It is recommended that:
1. This report be received and adopted;
2. That the Clerk bring forward the appropriate Zoning By-law Amendment for Concession 4,
Plan M-447, Lot 18 (formerly Township of Oro) (Horseshoe/Salvil) for Council's consideration.
Respectfully submitted,
---1 ~ --tu!-
Andria Leigh, Hons. B.A. MCIP, RPP
Senior Planner
C.A.O. Comments:
Date: ~{fi( 06
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'1'111\ COIU'ORATION OF '1'111\ TO\\'NSIIII' OJ.' ORO-MEIJONTE
IIY.LAWNO.2CMI2'131
^ ItY"M". In It,.,..u" Cnm~lun 4, Plun M.447, Lot IS, Township or Oro-Mcdontc (formerly
Tu*mhlJI uf 01'0), County or Shtk'ot (lIonw~hoclS"lvll (Oro) Ltd.)
WIU:MKAS I'JJoint!: By"llIw 1997~9.~ W/llI ennclrd 10 regulate the use of land and the charnclcr. location.
And "lie or b\ljldi,,~ 1100 ,;lruClUrcl\ within the Township of Oro~Medonte;
ANU WIIERt:AS the Council of the Corporulion of the Township ofOro~Medonte deems it appropriate
10 rurther amend By-law 1997-95. us amended;
AND WHEREAS Ihis By~law is in conformity with the Official Plan of the Township of OroMMedonte;
AND WHEREAS authority is granted pursuant to Section 34 of the Planning Act, R.S.O., 1990 c. P. 13.
to the Council of the Corporation of the Township of Oro-Medonte to exercise such powers.
NOW THEREJ.'ORE THE COUNCIL OF THE CORPORATION OF THE TOWNSillP OF
ORO-MEDONTE ENACTS AS FOLLOWS:
1. Schedule "AI5" of By-law 97-95 for the Township ofOro-Medonte, as amended, is
hereby further amended by rezoning those lands shown on Schedule "A", attached hereto, from
the Private Recreational Exception (PR*118) Zone to the Residential One (Rl) Zone.
2. Schedule "A", attached, forms part of this By-law.
3. This By-law shall take effect and come into force pursuant to the provisions of and
regulations made under the Planning Act, R.S.O., 1990 c. P. 13.
BY-LAW READ A FlRST AND SECOND TIME, TillS 11TH DAY OF DECEMBER, 2002.
BY.LA W READ A TIIIRD TIME AND FINALLY PASSED TillS DAY OF
DECEMBER, 2002.
THE CORPORA nON OF THE TOWNSHIP OF ORO.MEDONTE
Mayor-J. Neil Craig
Clerk - Marilyn Pennycook
.
ScJ.cduJe 'A' t,o B;r-Law
This is Schedule 'A' t.. n;r-Law
.'assed the
da;"ol
Ma)'or
Clerk
HORSESHOE VALLEY ROAD
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~ PROPERTY REZONED FROM THE PRIVATE RECREATIONAL
EXCEPTION 118 (PR*118) ZONE TO THE RESIDENTIAL
ONE (R1) ZONE.
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14:20
ENGINEERING COUNTY OF SIMCOE ~ ORO MEDONTE
NO. 149
.
,
~,. The Corporation of the
COUllty of
~ Simcoe
(70S) 726-9300 Fax: (705) 727-7984
Beeton Area: (905) 729-2294
E-mail: roads@county.simtoe.oD.ca
ROADS AND ENGINEERn'G
Telephone ExtenSion 250/251
1110 Highway 26
AdnriIristtation Cenlre
Midh=~ Ontario LOL lXO
December 11,2002
File No. DI4-Oro-MedontefPlanning
Ms. M. Pennycook, Clerk
Township DfOro-Medonte
P.O. Box 100
Oro. Ontario
LOL 2XO
Dear Ms. Pennycook;
Re: Zoning By-Law Amendment P135/02
Horseshoe Valley Resort
Thank you for circulating the above noted application to the County for review. It is understood
that the application is to permit the expansioll of the existing hotel. In accordance with the road
improvement agreement between the County of Simcoe and Horseshoe Valley Resort the
proposed development is located in zone 4.
Staffhas been working with Horseshoe Valley ResDrt to amend the original road improvement
agreement to pennit development of zone 5 & 6 withDut the required road improvements being
completed. The amendment invDlves the construction of specific road improvements as a result
of additional development in zone 4.
County Council has approved the proposed amendment and the County is proceeding to have the
amendment ex.ecuted. The County request that the application be deferred until the agreement
has been executed.
If you require additional infonnatiDn, please do not hesitate to call.
Sincerely,
d~
S. Beattie
EngineeringIPlanning Technician
X:\huiD~~~~~M'r:iIor!fc\ZaA\P!~s.ol.~VIl1j41fi.o4cr1,~
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Office of the Planner
Memo
To: Members of Council
From:Andria Leigh, Planner
Cc: Jennifer Zieleniewski, Marilyn pennycook
Date: December 6, 2002
Re: Reports on Official Plan Review
Attached are copies of the two reports (Proposed Amendments to Official Plan and
Requests received regarding Review of the Official Plan) that were presented to the
Planning Advisory Committee at their meeting on Tuesday December 3, 2002.
These are being provided to all members of Council as background information only
related to the Planning Advisory Committee minutes, which will be on the agenda for
the Committee of the Whole meeting on December 11 , 2002.
Respectfully,
/~ ~ -t-;;-L
Andria Leigh, MCIP,RPP
Senior Planner
. Page 1
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TOWNSHIP OF ORO-MEDONTE
REPORT TO PLANNING
ADVISORY COMMITTEE
REPORT NO.:
PAC2002-0P Review
DATE:
November 26, 2002
SUBJECT:
Proposed Amendments to Township of Oro-Medonte
Official Plan
I
I INTRODUCTION
The purpose of this report is to provide recommendations to the Committee and
Council on the policies in the current Official Plan, which require amendments as
part of the five-year review process. A number of policies were identified in two
previous planning reports (PD2002-13 and PD 2002-32) that are discussed in
detail in this report.
A special meeting called under the Planning Act was held on May 8, 2002 at
which time a number of landowners provided comments with respect to
amendments to the Official Plan. Subsequent to that meeting numerous letter$
have been received regarding potential amendments. A total of 44 requests have
been received and the consideration of these requests are contained within a
separate report to this Committee.
At the end of the special meeting on May 8, 2002 a resolution was adopted by
Council indicating that the Township deemed that revisions to the Official Plan
were necessary in accordance with the requirements of the Planning Act.
I
I ANAL YSIS
A number of specific policies were identified for reconsideration during the five-
year review. As well Section J6 identifies the review process and the assessment
that should be completed at this time.
The following matters are specifically reviewed with recommendations as part of
this section of the report:
Vision (Section A)
General Consent Policies (New Section incorporating Sections D2.3.9,
D3.3.6, D5.3.3, D2.3.1O and D3.3.7)
Creation of lots for agricultural purposes (Section D2.3.1)
Creation of new lots for non-agricultural purposes (Sections D2.3.2 and'
D2.3.3)
Creation of lots which currently have two dwellings (Sections D2.3.3,
D3.3.1)
Home Industry provisions (Sections D2.3.5, D3.3.5, and D 11.3.3)
Industrial (Section D7)
Transportation (Section HI)
Adult Lifestyle Communities (Section H4)
Existing Draft Plan Approved Residential Subdivisions (Section JS)
Mapping Updates
There is also one technical matter to be amended during this process. Currently the
Official Plan contains twenty four land use schedules which breakdown sections of the
Township into 11 x 17 sheets of paper. This breakdown can sometimes means that
landowners with larger tracts of land are split between two different maps or that two
maps are required to review surrounding land uses. It is currently difficult for the public,
consultants, and staff to look at the bigger picture with respect to impact on surrounding
land uses. There is currently an Appendix I which is a color land use designation map
for the entire township. It is recommended for consistency and clarity that the
current Schedule Al to A24 be deleted and that Appendix I become Schedule A to
the Official Plan.
Vision
The current vision contained within the Official Plan continues to reflect the direction of
the municipality to manage change, protect the natural heritage system, to promote the
stewardship of the Township's resources, and to maintain the excellent quality of life that
currently makes Oro-Medonte a desirable place to live.
The Vision does refer to the significance of the Oro Moraine and it is anticipated that
these policies will be amended at such time as CounciJ considers the Oro Moraine and
Aggregate Strategies.
It is recommended that no changes be made to the current Section A at this time.
2
.
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General Consent Policies
The majority of Official Plan's review including the County Official Plan all contain a
section of general consent policies which are to be considered in conjunction with the
specific requirements of each designation.
Matters such as general criteria for new lots, boundary adjustments, technical severances,
and severances for utilities would be included within this section. Currently the Official
Plan does contain policies regarding technical severances and severance for utilizes
however only within specific designations.
It is recommended that these current references in the Official Plan be deleted from
Section D2.3.9, D3.3.6, D 5.3.3 (Utilities) and Sections D2.3.10 and D3.3.7 (Technical
Severances) and the following general consent policies be added as a new section
under Section H - General Development Policies:
"General Consent Policies
This section is intended to contain general consent policies that are to be considered
with every application for consent. Regard shall also be had to the specific policies
dealing with lot creation in each land nse designation.
General Criteria for New Lots
Prior to considering an application to create a new lot, the Committee of
Adjustment shall be satisfied that:
a) the proposed lot fronts on a public road that is maintained on a year round
basis;
b) the proposed lot does not front on a Provincial Highway or a County Road
(outside of the Rural Settlement Area designation);
c) the proposed lot will not cause a traffic hazard as a result of its location on a
curve or hill;
d) the proposed lot can be serviced with an appropriate water supply and an
appropriate means of sewage disposal;
e) the proposed lot will not have a negative impact on the drainage patterns in
the area;
f) the proposed lot will not affect the developability of the remainder of the
lands, if they are designated for development by this Plan; and
g) the proposed lot will not have a negative impact on the features and functions
of any environmentally sensitive features in the area
3
Boundary Adjustments
Boundary Adjustments may be considered where the effect of the boundary
adjustment is to consolidate or rationalize a property boundary. In reviewing an
application for a boundary adjustment, the Committee of Adjustment shall be
satisfied that:
a) no new lot will be created; and
b) the boundary adjustment will not affect the viability of the use of the subject
property intended by this Plan
Technical Severances
A technical severance to divide lands which have inadvertently merged in title
may be granted, provided the Committee of Adjustment is satisfied that:
a) the merging of the land subject to the application was unintentional;
b) the land was once a separate conveyable lot in accordance with the Planning
Act;
c) the land is of the same size and shape as the lot which once existed as a
separate conveyable lot;
d) the land subject to the application was not merged as a requirement of a
previous planning approval;
e) the subject lands, if re-divided, conform with the development policies of this
Plan and the requirements of the Township's Zoning By-law; and,
f) there is no public interest served by maintaining the subject property as a
single conveyable parcel.
Lots for Utilities
The creation of new lots for public utilities, communication utilities and water
and sewar infrastructure may be permitted, provided:
a) the area of the proposed lot is minimized and reflects what is required for the
use;
b) the severed lot is located on a property where it would have the least impact
on existing and future agricultural operations or existing land uses;
c) the implementing zoning by-law, as a condition of Provisional Consent, only
permits uses that are related to the utility on the lot.
Such a lot shall be deemed to "not exist" in determining whether a parcel is eligible
for a severance in the Agricultural, Rural, or Restricted Rural designations of this
Plan."
4
.
It is recognized that additional wording will also be required in the appropriate
designation to reference the general consent policies and their applicability for
consideration of an application.
Amendments are also be required to the existing Agricultural and Rural
designations to remove any criteria related to severances which are now being
contained within the general consent policies.
Creation of new lots for alp"icultural purposes (Section D2.3.1)
Section D2.3.1 of the Official Plan outlines the current policies relevant to the creation of
new lots for agricultural purposes. This section was added as a modification to the
Official Plan in 1997 based on a number of requests being received fTOm landowners and
an Ontario Municipal Board decision in February 1997, which permitted a severance for a
specialized agricultural use. The PTOvincial Policy Statement permits the creation of such
lots, as does the County Official Plan. The County of Simcoe Official Plan does however
stipulate that new lots should generaJly not be less than 35 hectares or the original sUTVey
lot size whichever is the lesser. However the County Plan does allow local municipal
official plan's to identify different policies subject to a number of criteria, which the
Township of Oro-Medonte has done.
The intent of these policies related to a number of specific uses, which were occurring in
the township including ginseng, mushrooms, and pick your flower operations. These
policies have only been tested once in the past five years and the criteria in the Plan
appear to have been appropriate for evaluation of this application.
It is recommended that the policies contained in Section D2.3.1 not be amended at
this time.
Creation of new lots for non-alfricultural purposes (Sections D2.3.2 and D2.3.3)
The Official Plan permits the creation of new lots for non-agricultural purposes in both
the Agricultural and Rural designations. The PTOvincial Policy Statement indicates that
in prime agricultural areas (Agricultural designation) lot creation is generaJly discouraged
and wiJI only be permitted in the following situations regarding residential uses:
Farm retirement lots
Residential lot surplus to a farm operation
Residential infilling
Each of these types of uses is defined in the PTOvincial Policy Statement (PPS) as follows:
Farm retirement lot - means one lot from a farm operation for a full time farmer of
retirement age who is retiring fTOm active working life, was farming on January 1, 1994
5
or an earlier date set out in an existing official plan, and has owned and operated the farm
operation for a substantial number of years.
Residential surplus to a farming operation - means one oftwo or more existing farm
residences built prior to 1978 and surplus to the farm, or an existing farm residence that is
rendered surplus as a result of farm consolidation.
Residential Infilling - means the creation of a residential lot between two existing non-,
farm residences which are on separated lots of a similar size and which are situated on the
same side of a road and are not more than 100 metres apart
The County of Simcoe Official Plan also permits the same forms of creation of new lots
for residential uses.
The Township's Agricultural designation is intended to protect lands suitable for
agriculture and to maintain the rural character of the Township. On this basis the creation
of new lots for non-agricultural purposes is generally discouraged but is permitted for a
retiring bona fide farm or infilling which is consistent with the PPS. These policies also
permit the creation of a new lot which is currently the site of two single detached
dwellings; however this component is reviewed under a separate section of this report.
Section D2.3.2.1 defines a bona fide farmer as follows: A bona fide farmer is a full time
farmer who is retiring from active working life and who has owned and operated a farm
operation on the lot from which the severance is proposed for at least 10 years with such
farm operation being in existence on January 1, 1994.
The bona fide farmer definition is consistent with the PPS definition with the exception
of the 10 year minimum time frame. The PPS indicates a substantial number of years and
the Township practice for consistency has been 10 years. This was therefore
implemented in the definition in 1997 and approved by the Ministry of Municipal AffaiTs
and Housing as being deemed to conform to the PPS.
As the Committee of Adjustment and Council are well aware this policy has continually
been tested over the past number of years through the Committee of Adjustment and
through the Ontario Municipal Board. Section D2.3.3 outlines the specific criteria
beyond the definition required to be considered by applicant and the Committee in
assessing any application. These eight criteria relate to original parcel size, size of
proposed lot, no previous lot creation, etc.
The Planning Department has review the number of parcels that are currently designated
Agricultural which exceed the minimum lot area requirement of 36 hectares (90 acres)
and there are currently 98 such parcels. Any application on these parcels would have to
meet all the other criteria and would have to be a bona fide farm as defined in the Plan.
This may decrease the number of lots that could make application to the Committee of
Adjustment.
6
The current recommendations of the Oro Moraine Land Use Strategy suggest that no new
residential lots be permitted on the Oro Moraine. If this recommendation is carried
forward there would be permissions for such lots off the Moraine and not on the Moraine.
Of any of the lot creation policies currently contained within the Official Plan these
policies are the ones, which are the most difficult for the staff and the Committee of
Adjustment to assess. They are also the most consistently appealed to the Ontario
Municipal Board for interpretation of the definition and policies.
On this basis it is recommended that the policies contained in Section 02.3.2 and
02.3.3 related to bona fide farmer lot creation be deleted.
In regards to the infilling Jots the current definition in the Township OfficiaJ Plan is as
foHows:
"An infilling lot is a Jot that is located between two existing residences that are situated
on the same side of the road and are not more than 100 metres apart."
This definition is not consistent with the wording contained within the PPS or the County
of Simcoe Official Plan. It is therefore recommended that the existing definition in
Section 02.3.2.2 be deleted and replaced with the following:
"An infilling lot is a lot that is between two existing non-farm residences which are
on separated lots of a similar size and which are situated on the same side of the
road and are not more than 100 metres apart."
Creation of lots that currently have 2 single detached dwellings
Sections D2.3.3 (Agricultural) and D3.3.1 (Rural) were added to the Official Plan by
Amendment #3 in February 1999. Council had recei ved a number of requests from
landowners that had a property that had two JegaBy approved dwellings to permit the
creation of a lot for one of the dwellings. The intent of the policies was to provide a brief
opportunity for landowners to clean up these situations and the basis of the Official Plan
Amendment was that the policies wouJd be removed at the time of the five-year review.
Subsequent to the adoption of Amendment #3 aH landowners who had two dwellings
were advised of the polices and the limited time frame. Several of these landowners
proceeded through the consent process to obtain JegaJ conveyance of the second dwelling.
A number of these properties could not sever the second dwelling for a variety of reasons.
It is recommended that the portions of Section D2.3.3 and D3.3.1 that relate to the
creation of a new lot for residential purposes from a property that currently has two
single detached dwellings be deleted.
7
Home Industry Provisions (Sections 02.3.5. 03.3.5 and 011.3.3 and Permitted uses
related to each of these designations)
The Official Plan currently contains provisions to permit home industries as one means of
creating additional economic activity in accordance with the Vision of the Official Plan.
These policies relating to home industries are currently under appeal to the Ontario
Municipal Board in early 2003. The outcome of this hearing should be reviewed and
considered prior to any further consideration of these policies.
It is recommended that the Home Industry provisions be reviewed subsequent to the
Ontario Municipal Board decision in 2003.
Industrial (Section D7)
Currently Section D7.5.1 contains the development policies for new industrial uses and
expansions to existing industrial uses. This section currently states "any redevelopment
of existing industrial uses which would involve an expansion of floor area of more than
25% may also be subject to Site Plan Control". This wording has been problematic in
situations when a number of subsequent additions are made to a building each one being
less than 25% of the new building area. The Site Plan Control By-law for the
Municipality will contain the specific wording regarding requirements for Site Plans.
It is therefore recommended that the wording be amended in this section to the
following: "Any redevelopment of existing industrial uses may also be subject to Site
Plan Control."
Transportation (Section HI)
Currently the Official Plan provisions identify various types of roads including non-
winter maintained roads, private roads and individual rights-of-ways accessing residential
uses. The policies then identify the conditions under which these properties can be built
upon including a site plan agreement which acknowledges that the lot does not front on
an improved public road, that there is no maintenance by the municipality, that the
municipality will not assume the road, and that the municipality is not liable for any
injuries, losses as a result of the issuance of a building permit. There have been a variety
of requests to Council regarding the issuance of building permits under these conditions.
These provisions need to be more clearly defined to ensure that all landowners are aware
that new dwellings on non-winter maintained roads (seasonal), private roads, individual
rights-of ways, unassumed roads, and unopened municipal roads are not permitted until
the landowner brings the road up to municipal standard.
It is recommended that the policies of Section HI be amended to indicate the various
types of roads requiring upgrade to municipal standard prior to the issuance of a
building permit.
8
Adult Lifestyle Communities (Section H4)
These policies were incorporated into the Official Plan based on a request from a
landowner in 1996. These policies were intended to outline the specific permitted uses,
locational criteria and information requirements necessary for consideration of such a use.
The Plan did not designate any lands in this category and required an Official Plan
Amendment before such a use could be developed.
Subsequent to the adoption of the Township Official Plan, the County Official Plan was
adopted and directs additional residential growth including adult lifestyle communities to
existing settlements as defined in the Plan. On this basis the Township and County plans
would be inconsistent and amendments are required. The Official Plan currently
designates sufficient lands for residential development for the next twenty years.
On the basis of the above, it is recommended that Section H4 - Adult Lifestyle
Communities be deleted from the Official Plan.
Existing Draft Plan Approved Residential Subdivisions (Section J5)
In 1997 when the Official Plan was adopted, provisions were established that would
allow the Township by resolution to ask the approval authority to withdraw draft plan
approval after an appropriate period of time if the subdivision was not proceeding to the
development stage in an expeditious manner.
The rationale for these provisions was that a considerable number of vacant Jots existed in
these draft plan approved plans. Some of these subsequently have been identified as not
being appropriate for development as there may be an impact on the rural character of the
area or the cost effectiveness of providing municipal services.
The Planning Act now provides the authority for an approval authority to place a
conditions that the approval lapses at the expiration of a time period specified by the
approval authority being not less than three years. The Township is now the approval
authority for new plans of subdivision/condominium and on approvals currently being
given is induding a lapsing of approval clause at the end of a three-year timer frame.
A number of the existing draft plan approvals have been registered over the last five years
or are in the process of completing their conditions towards registration. There are
however draft plan approvals still in effect hat have not been registered and are located
within the Oro Moraine. These are intended to be reviewed during the completion and
recommendations emanating out of the on-going Oro Moraine Land Use Strategy.
It is therefore recommended that the current policy of Section J5 not be amended in
the Official Plan and that consideration of any existing draft plan of subdivision
approvals located within the Oro Moraine be considered during the current Oro
Moraine Land Use Strategy.
9
Mapping: Updates
There are two amendments that are required to be completed on the land use schedule to
the Official Plan. Two requests were received one from the Ministry of Natural
Resource,s and one from the Nottawsaga Valley Conservation Authority.
The request from the MNR relates to the delineation of the Hawkestone wetland and is
shown on the attached map. It is recommended that the Township's land use
schedule be amended accordingly.
The NVCA requests emanated from the WilJow Creek Sub watershed Study that was
completed in 2001. The Township was an active participant in this study and mapping
contained within the final Study document recommends areas to be amended on the
Township current land use schedule. A copy of the amendments required is attached to
this report. It is recommended that the Township's land use schedule be amended
accordingly.
I RECOMMENDATION
I
1. It is recommended that this report be received and adopted;
2. That the Senior Planner prepare a draft Official Plan Amendment
incorporating these recommendations for an upcoming Public Meeting;
and
3. That the Senior Planner schedule the formal Public Meeting in accordance
with the requirements of the Planning Act early in 2003.
Respectfully Submitted,
.---1~ ~
Andria Leigh, MCIP, RPP
Senior Planner
10
(j)
Ontario
Ministry of
Natural
Resources
Ministere des
Richesses
naturelles
f2J
,J
July 10, 2002
284 Nursery Road
Midhurst, Ontario
LOL 1 XO
Township of Oro Medonte
P.O. Box 100
Oro, Ontario
LOL 2XO
ATTENTION: Andria Leigh
Dear Andria:
Subject: Hawkestone Wetland
lot 23, Concession 12
Township of Oro- Medonte
I was recently contacted by Patricia King- Beemer as well as Dearden and
Stanten limited with respect to the location of the Hawkestone Wetland within
the above noted lot and concession. The issue raised by both parties was
whether the Environmental Protection zone at this location accurately reflected
the extent of the Hawkestone Wetland. It is believed that the Environmental
Protection zone and the Environmental Protection designation are intended to
reflect the provincial wetland and thereby protect it from incompatible land uses,
From the review of our wetland data and mapping, it appears that the Township's
Official Plan Schedules A and B and Zoning Bylaw Schedule A6 have shown the
wetland to be much larger and further north than it actually exists.
I have attached a map that shows the wetland in relation to various parcels
including the King-Beemer property in Lot 23, Concession 12. The map is at a
scale of 1 :3000. From my calculations, the eastern boundary of the King-Beemer
property is approximately 30 metres from the wetland boundary.
.
Hawkestone Wetland
Page 2
I hope that this information is helpful in dealing with those zoning matters raised
by both parties. If you have any questions about the wetland, please call me at
725-7546.
Yours truly,
Kat y WoeJler
District Planner
MNR, Midhurst
Attachment
c.c.- Patricia King- Beemer
Dearden & Stanton Limited
~
N
+
I
Willow Creek Sulnvatershed Plan
December 2001
:'5
..
development. Consequently, it is very important that a set of "indicators" be established
that can be monitored over time to determine the environmental health of the
subwatershed.
I
I
The following Table 4.1 outlines the specifics of the monitoring recommendations as part
of the implementation strategy.
Table 4.1: Summary of Recommendations and Implementation Strateav.
Subwatersbed Recommendations Lead! hnplementatiQn Time
Component Support Mechanism Frame
Apencies
Natural Heritage #1 Municipalities should incorporate policies in Municipalities Official Next
System tJJeir official plan indicating that "no development fNVCA and Plans/Zoning By- Official
or site alteration" shall be permitted within all MNR for laws and Approval Plan
evaluated wetlands. All wetlands (as defined by wetland Authorities reviews ' /Zoning
tJJe province) should be evaluated. evaluations Update
" #2 The proposed additions to Willow Creek Natural Municipalities Official Plans Next
Heritage System, as identified in Map 4 should be fNYCA /Zoning by-laws Official
incorporated into municipal planning documents. and Approval Plan
Policies to protect the system and its functions ftom Authorities /Zoning
incompatible land use and development should also Update
be included.
# 3 Landowners, environmental organizations and Landowners! Restoration On-going
interested agencies should consider tJJe restoration stewardship projects, Tree
and rehabilitation areas identified in Map 5 when groups and planting days
identiJYing'projects. Rehabilitation of headwater organizations
s1reams and wetlands should be a priority along (DU, Scouts
with re-vegetation of the Willow Creek riparian etc)
areas in Midhurst between St Vincent Street and
Hiohwav 27 to reduce the effects of erosion.
Aquatic # 4 No development or site alteration should occur Municipalities Official Plans & Next
Ecosystem within a minimum of 30m on either side ofanatural & NVCA Zoning By-laws; Official
s1ream or watercourse, maintaining the natural Approval Plan &
vegetation. In tJJe case of municipal drains, a AutJJorities reviews Zoning
minimum 30 m wide vegetated buffer should be updates
established on the side of the drain not accessed for
clean out
#5 As Phosphorus inputs to Willow Creek appear Municipalities Official Plan As dev.
to exceed its capacity for assimilation (based on /MOE; Updates; Secondary proceeds
the data presented in Appendix B), we NVCA Plans; On-going through
recommend the highest level of phosphorus Approval Reviews; Health secondary
con1rol possible on all future water 1reatment Authorities; Water! Futures plan; On-
facilities (stormwater management ponds, sewage Programs going
1reatment plants, etc) and implementation of a restoration
rehabilitation program to address non-point
sources of Phosphorus and other nutrients.
#6 Establish a long term monitoring program Municipalities Through monitoring
based on biological swveys at 5 sites in the Developers Development will
subwatershed to track stream health impacts ITom and NVCA proposals and/or continue in
land use chanQe. municiDal 2002;
NottaWaSQgo Valley Conservation Authority
Greenland InternatiolJ(1l Consulting Inc.
43
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~SUIIW.l.fERSHE080UNnARY
______ WAn:RCOI.IRSE
::=::=:::3 MUNICIPAL BOUNDARY
COWI.tUHm' BOUNDARY
LOT/ CONCESSION UNE
,."'
--m-- COUNTY ROAO
-w--- HIGHWAY
!77?/j CUAAENT NATURAL HERlTAOf
r://I? ~lf.Af{~X,~N~)
"'" PROP05tO ADOITIONS TO THEI
~NJ.:ruIW.HERIT"'Q[SYSTEI.I
r:-,'~I'1 NO Dn'nOPIoIENT OR
~~~; ,: $!'IE ALtWTlON ,\,REA
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ALTtRA110NAREAS
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WILLOW CREEK
'_1 SUBWATERSHED STUDY
Natural Heritage System
Map 4
LOCATION
(l~o~:b.1&~t 8P~n~i:~~~)
Town_hip of bro-Yodonle
(m the Counly of Simco')
Cll)' 01 Barrie
_0....."...........1IOIIl
...t...l"..1.....
Site Specific Official Plan Review Reauests
Name
Donald Hanney
Jarratt Coulson
Big Cedar
Jack Haggerty
Bill Soles
Jim Woodford
Joe Charles
Jones Cons (Ucci)
Albert Schwartz
Jack Jermey
Mary Meyer
Robert Spears
Thom and Bonnie Hammond
Derek Rynard
Jones Cons (Woronka)
Catharina & Peter Mulder
Trent Elyea
Bengt Schumacher
Dwight Evans
Greg Wood
Barbara Adamson
Chin & Orr (Bauer)
Peter Papais
Tim Crawford
Jane T eskey
George & Joan Page
Richard Starr/Elizabeth Phillips
Steve & Lynn Thomson
Ian Webb
Irena Szczebior
Paul Miller
hitch hDuse
Rudy & Assoc (Rodgers)
Ray Kelso (Oro Glen)
Larry Erwin
Carol & Barry Gordon
Various
Joe,Eileen & Jim McLean
Type of Request
Various
Various
Various
Various
Aggregate
Environment
Environment
Adult Lifestyle
Adult Lifestyle
Severance policies
Severance policies
Severance policies
Severance policies
Infilling Sev policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Severance policies
Veterinary Clinic Severances
Industrial development policies
Industrial development policies
Site specific commercial
Shanty Bay Expansion
Shanty Bay Expansion
Hawkestone expansion
Moonstone Expansion
Airport policies
Restricted Rural policies
Rick Hunter (McGurrin)
Estate Residential Development
Will McMechan
Greenwood lorest rd extension
Susan Jolie
Ross Cotton
Betty Veitch
Waste Disposal Exception (mad)
Setbacks (Zoning)
Attached Structures
J. Bohme
Woodland Dr make no changes
TOWNSHIP OF ORO-MEDONTE
REPORT TO PLANNING
ADVISORY COMMITTEE
REPORT NO.:
P AC2002-0P Review
DATE:
November 26, 2002
SUBJECT:
Requests Received regarding Review of the Township of
Oro-Medonte Official Plan
I
I INTRODUCTION
Approximately 44 landowners / residents / developers submitted requests to the
municipality for consideration of proposed changes to the Official Plan. These
requests consist of a significant amount of written text some with technical
reports attached. In order to provide the Committee with a brief overview of the
requests and the recommendation, this report has been prepared for discussion
purposes. The requests have been grouped together where possible by issue, so
that all similar requests are considered at one time. These issues are listed below:
a) Various requests
b) Aggregate extraction
c) Environmental
d) Adult Lifestyle Communities
e) Severance requests
f) Industrial/Commercial
g) Settlement Area Expansion
h) Airport
i) Restricted Rural
j) Estate Residential
k) Zoning
A number of these individuals have made deputations to the Committee and
four more are presenting at the December 3 meeting, these include: Tim
Crawford, Catharina and Peter Mulder, Buffi Woronka, and Jack Jermey.
It should be noted that the recommendations are made on the basis of the
available information and are made in the context of the current review.
I RECOMMENDATION
It is recommended that the attached requests and recommendation report be
received and adopted.
Respectfully Submitted,
~~~
Andria Leigh, MCIP, RPP
Senior Planner
I
2
Settlement Exoansion
Land Owner
Mark Rodgers, Concession 3, Northwest Part of Lot 26 (Oro)
Reqnest
. That consideration be given to including the subject lands and the surrounding lands in
the Shanty Bay Settlement Area
. their justification is that this lands is not appropriate for agricultural operations, and
being adjacent to the Arbourwood subdivision is a natural and logical placements for
future growth in the settlement area
Response
. these lands are currently designated Agricultural in the Township's Official Plan
. there are a number of items that would be required to be addressed prior to
consideration of an expansion to the current boundaries of the Settlement Area of Shanty
Bay
. The County of Simcoe Official Plan requires studies to be completed to justify any
expansion of the existing settlements as identified in Section 4.1 of their Official Plan it
would be premature to consider any expansion until this work is completed
. Section B2.3 of the Township Official Plan also requires the completion of a Settlement
Capability Study prior to consideration of an amendment of the Official Plan to
determine the ability of the settlement to accommodate additional development on the
basis of private services (septic)
. On the National Bank property in Concession 3, East Part of Lot 28 (Oro) high nitrate
levels were determined through the technical review process and required full water and
sewage servicing to be considered for development ofthis property, based on the
surrounding land uses this matter would also have to be reviewed on this property to
determine if a similar requirement would be necessary for development of these lands
. It would be recommended that any consideration for the expansion of the Shanty Bay
Settlement Area be deferred until such time as the above work is completed for review
...
Various Requests
Land Owner
Donald Hanney, Burls Creek Family Event Park
Request
. why not lands designated on Highway 400 or Highway 12 for tourist commercial uses
only Highway 11
. all development on Moraine should be stopped until landowner can demonstTate the
pTOper conservation of gTOundwateT
. Plan should include large open activity parklands for sports recreation
Response
. amendments to the Plan in regard to policies with respect to the Oro Moraine should be
considered at the same time as the currently study is being completed and recommendations are
made to Council
. the need to designate additional land for commercial development has not been justified
at this time, at the time of the completion of the Official Plan in 1997 it had been
determined that sufficient lands have already been designated for these purposes
. the Official Plan does however allow additional recreation/commercial uses within the
Rural designation
Land Owner
Jarratt Coulson Ratepayers Association
Request
. amendments to Section F2 - GTOundwater Recharge Areas
. amendments to Section J5 - Existing Draft Plan AppTOved Subdivisions
Response
. the request fTOm the Jarratt Coulson Ratepayers Association should be addressed during
the completion of the land use strategy with respect to the OTO Moraine and the potential
amendments to these sections emanating from the review
'-.
Land Owner
Big Cedar Residents Association
Request
. amendments to the groundwater recharges area, rural settlement area, rural, mineral
aggregate resources policies as they relate to the identification of the Big Cedar property
Response
. amendments related to the policies which are currently being reviewed through the
Moraine and Aggregate studies will emanated from the results of those studies
. the recognition of Big Cedar as a settlement area would set a precedent for other areas
of the municipality and would be required to be considered in accordance with the
County of Simcoe policies regarding settlement areas
Land Owner
Horseshoe Valley Property Owners Association (Jack Haggerty)
Request
. need to reconsider adult lifestyle communities
. need to review Mineral Aggregate Resource policies
. need to reconsider designation of Edgar Special Policy Area
Response
. amendments to the Mineral Aggregate Resources policies and the Edgar Special Policy
Area will be reviewed as part of the current Moraine and Aggregate Studies and the
respective amendments emanating from those
. the need to consider adult lifestyle communities is already being discussed as part of the
planning report regarding proposed revisions to the Official Plan (dated Nov 26/02)
Al!l!rel!ate Extraction
Land Owner
Bill Soles, Big Cedar Estates Association, Concession 13, Part of Lot 6 (Oro)
Request
. the Association is requesting changes to Section D5 - Mineral Aggregate Resources to
ensure that the objectives of the Plan are satisfied
Respouse
. these policies are currently the subject of a specific review by the Working Group
appointed by Council, it is intended that these specific policies will be amended as part of
the process and not as part of the five-year review document
. it is recommended that amendments to Section D5 be considered once the current study
is completed and reviewed by Council
Environmental
Land Owner
Jim Woodford, Concession 6, Plan M-9, Lot 97 (Oro)
Request
. that the current policies in the Official Plan be enforced with respect to additional study
of the Environmental issues and the science on the ground
. that further detailed recommendations on the environmental sections of the Official Plan
will be presented to Council
Respouse
. the Environmental policies contained within the Official Plan and Council's
Environment First philosophy are currently the subject of a special review as is relates to
the Oro Moraine
. these policies are currently the subject of a specific review by the Working Group
appointed by Council, it is intended that these specific policies will be amended as part of
the process and not as part of the five-year review document
. it is recommended that amendments to the environmental policies and the Official Plan
schedules be considered in conjunction with the current study.
Land Owuer
D. J. Charles, Concession 10, West Part of Lot 4 (Oro)
Request
. To amend Schedule AI? and identify an Environmental Protection One designation on
lands in Concession 9, Part of Lots 2 and 3 (Oro), Concession 10, Part of Lots 2 and 3
(Oro), and Concession 11, Part of Lots 1 and 2 (Oro) which connect existing designated
areas and which are identified in the County of Simcoe Official Plan
. To support recommendations from the Oro Moraine Association regarding a
methodology for accumulating needed hydrogeological and biological data on the Oro
Moraine be incorporated into the Principles of the Official Plan
Response
. the Schedules to the Official Plan for the area contained within the study area of the Oro
Moraine are intended to be amended during the current review by the Working Group
and proposed policy amendments and mapping amendments are intended to be
recommendations to Council emanating from the current review of the Oro Moraine
. the Environmental policies are currently the subject of a specific review by the Working
Group appointed by Council, it is intended that these specific policies will be amended as
part of the process and not as part of the five-year review document
. it is recommended that amendments to the environmental policies and the Official Plan
schedules be considered in conjunction with the current study
Adult Lifestvle Communities
Land Owner
Ucci Consolidated Companies Inc. (Jones Consulting Group), Concession 5, Part of Lots
26-28 (Oro)
Request
. that the policies regarding Adult Lifestyle Communities in the Township and County
Official Plans be consistent
Response
. The Township Official Plan was adopted and approved prior to the consideration of the
County of Simcoe Official Plan
. The Adult Lifestyle Community policies were incorporated into the Official Plan based
on a request from a landowner in 1996. These policies were intended to outline the
specific permitted uses, locational criteria and information requirements necessary for
consideration of such a use. The Plan did not designate any lands in this category and
required an Official Plan Amendment before such a use could be developed.
. Subsequent to the adoption of the Township Official Plan, the County Official Plan was
adopted and directs additional residential growth including adult lifestyle communities to
existing settlements as defined in the Plan. On this basis the Township and County plans
would be inconsistent and amendments are required. The Official Plan currently
designates sufficient lands for residential development for the next twenty years.
. The planning report which addresses proposed amendments to the Official Plan (dated
Nov 26/02) currently recommends that these policies be deleted
Land Owner
Jelmak Management Services Ltd. (Albert Schwartz), Concession 14, Part of Lot 19 and
20 (Oro)
Reqnest
. that the lands located in Concession 14, Part of Lots 19 and 20 (Oro) be designated in
the Official Plan to permit an Adult Lifestyle Community
Response
. The Adult Lifestyle Community policies were incorporated into the Official Plan based
on a request from a landowner in 1996. These policies were intended to outline the
specific permitted uses, locational criteria and information requirements necessary prior
to consideration of such a use and an amendment to the Official Plan. The Plan did not
designate any lands in this category and required an Official Plan Amendment before
such a use could be developed.
. If a specific landowner were looking for consideration of such a community they would
have to make application for an Official Plan Amendment and submit the reports required
by the current policies for consideration by the Township
. Subsequent to the adoption of the Township Official Plan, the County Official Plan was
adopted and directs additional residential growth including adult lifestyle communities to
existing settlements as defined in the Plan. On this basis the Township and County plans
would be inconsistent and amendments are required. The Official Plan currently
designates sufficient lands for residential development for the next twenty years.
. The planning report which addresses proposed amendments to the Official Plan (dated
Nov 26/02) currently recommends that these policies be deleted
Severance Policies
Land Owner
Jack Jermey, Concession 10, Part of Lot 22 (Oro)
Request
. property was original 1 00 acres but was divided with construction of Ridge Road
. believes Official Plan should recognize these circumstances and permit creation of lots
for bona fide farmer if total land holding in number of parcels is 100 acres
Response
Land Owner
Mary Meyer, Concession 6, Part of Lot 5 (Medonte)
Request
. has 100 acre parcel of land in former Township of Medonte
. would like to sever 2 acre parcel to be kept in family
Response
Land Owner
Robert Spears, Concession 13, Part of Lot 1 and 2 (Ora)
Request
. would like change to permit 30 acres of 131 acre landholding to be utilized for a
residential subdivision
Response
Land Owner
Thorn and Bonnie Hammond, Concession 14, South Part of Lot 1 and North Part of Lot 2
(Ora)
Request
. would like 16 acres parcel re-designated from Restricted Rural to Residential to permit
residential subdivision in area on north side of Bass Lake which is surrounded by existing
subdivisions
Response
Land Owner
Derek Rynard, Concession I, East Part of Lot 6 (Orillia)
Request
. would like definition of infilling revised
Response
Land Owner
Buffi Woronka (Jones Consulting Group), Concession 9, East Part of Lot 24 (Oro)
Request
. to sever 14 acres parcel to allow for one additional residential building lot
. reconsideration of the Agricultural designation in this area to be consistent with south
side of Ridge Road, which is, designated Rural
Response
Land Owner
Catherina and Peter Mulder, ConcessionS, Part of Lot 26 (Oro)
Request
. to permit their 5.5 acre lot with 700 feet of frontage on the Ridge Road to be severed
into smaller residential lots
Response
Land Owner
Trent Elyea, Concession 14, South Part of Lot 2 (Medonte)
Request
. to permit one severance from a 1.54 acre parcel within an existing strip of residential
lots
Response
Land Owner
Bengt Schumacher, Concession 8, Part of Lot 25 (Ora)
Request
. that the lands on the east side of the opened portion of Line 8 south below Springhome
Road be designated Shoreline to permit residential development
Response
Land Owner
Dwight Evans, Concession 13, East Part of Lot 11 and 12 (Ora)
Request
. to permit the potential to sever up to three lots of the total land holding of 148 acres
. the proposed severance location is an area that was a closed down pit and a bush area, which are
not suitable for agricultural purposes
Response
Land Owner
Greg Wood, Concession 1, Plan 1, Pt Block A (Oro)
Request
. to permit a severance from a 2.59 acre residential parcel of land
Response
Land Owner
Barbara Adamson, Concession 9, Part of Lot 6 (Medonte)
Request
. to permit a residential severance from a 21 acre parcel of land which is a corner
property fronting on both Line 9 North and the Warminster Side Road
Response
Land Owner
Anni Bauer (Chin and Orr), Concession 5, North Part of Lot 10 (Medonte)
Request
. to permit the creation of an additional residential lot from an 8.67 acre parcel of land in
an area where additional residential lots currently exist
Response
Land Owner
Peter Papais, Concession I, Part of Lot 18 (Oro)
Request
. to permit the creation of an additional residential lot from a parcel which is 10 acres in
size and is not used for agricultural purposes
Response
Land Owner
Tim Crawford, Concession 9, West Half of Lot 26 (Oro)
Request
. to re-designate the lands on the south side of Springhome Road to pennit the creation of
seven residential lots
Response
Land Owner
Jane Teskey, Concession 14, Lot 5 (Medonte)
Request
. to pennit additional infilling lots from a parcel which is 120 acres in size and has
previously been the subject of severance applications
Response
Land Owner
George and Joan Page, Concession 14, East Part of Lot 15 (Oro)
Request
. to pennit additional severances from a rural property which is 25 acres in size
Response
Land Owner
Richard Starr and Elizabeth Phillips, Concession 11, Part of Lot 24
Request
. to permit additional residential development on the north side of Kennedy Avenue
Response
Land Owner
Steve and Lynn Thompson, Concession 8, Part of Lot 10 (Medonte)
Request
. to permit five additional residential lots in an area of existing residential strip
development
Response
Land Owner
Ian Webb, Concession 11, Part of Lot 3 (Medonte)
Request
. to amend the severance policies to permit severances for veterinary clinics that do not
fit within the specialized agricultural policies
Response
Industrial/Commercial
Land Owner
Irena Szczebior, Concession 5, Part of Lot 22 (Oro)
Request
. That the policies contained in Section D7 - Industrial be amended to include policies for
existing industries and that adjacent/adjoining be defined as 2000 feet of an existing
residence or agricultural enterprise
. incorporation of a noise avoidance policy in the Official Plan in regards to
industrial/commercial businesses
Response
. the intent of the policies of the Official Plan is to identify the direction in which
development may occur, the Zoning By-law is then more specific in regards to uses,
setback and general provisions
. Council can also adopt regulatory by-laws in accordance with the Municipal Act with
respect to other matters ie. Clean and clear, noise, fencing, signage
. Council has adopted by-laws regarding noise, signage, and clean and clear and
suggested amendments to these should be directed specifically to Council as they do not
relate to the Official Plan review
. Council also has adopted a Site Plan Control by-law and requires all new industrial and
commercial businesses to proceed through this approval process prior to obtaining a
building permit, this by-law also applies to enlargement of existing business which
require a building pennit, the by-law cannot be applied to existing businesses which are
not requesting pennission for additional development of their property
. the Official Plan is not the regulatory documents which should contain the specific
wording requested by the landowner
. that the Township consider this request in the subsequent amendments to the Zoning
By-law and Site Plan Control By-law
Land Owner
Paul Miller, Concession 10, Part of Lot 20 (Oro)
Request
. to re-designate the subject lands (portion of a 72 acre site and a 7.39 acres site) from the
Agricultural designation to the Industrial/Commercial designation
Response
. the properties are currently designated Agricultural in the Official Plan and would
require justification to determine that this designation is unsuitable for the property in
order to amend the current designation on the property
. the landowner has initiated the Official Plan Amendment process in respect to the 7.39
acre property on the east side of Highway II
Land Owner
.
The Hitch Housel Travel Rite Property Corporation, Concession 1, Part of Lot II (Oro)
Request
. that the subject lands be re-designated from Industrial to Commercial to be consistent
with the current development along Highway II
Response
. these lands were designated IndustTial as part of an Official Plan Amendment approved
in 1989, these lands were also zoned at that time in an industrial zoning with a holding
provision until such time as a conceptual plan was submitted for the entire development
of the property
. the lands are located directly to the south of the commercial complex, which contains
Country Style, Bads Amusement Facility, and McDonalds
. the access to this property would be within the jurisdiction of the Ministry of
Transportation, who have through the Oro Centre process and subsequent individual
permit applications indicated their long term plans for the expansion of Highway II
which may impact future development along Highway II
. any consideration to re-designate this property from Industrial to Commercial should
have written support from the Ministry prior to consideration as they are the approval
authority in regard to the access to the property
Settlement Expansion
Land Owner
Mark Rodgers, Concession 3, Northwest Part of Lot 26 (Oro)
Request
. That consideration be given to including the subject lands and the surrounding lands in
the Shanty Bay Settlement Area
. their justification is that this lands is not appropriate for agricultural operations, and
being adjacent to the Arbourwood subdivision is a natural and logical placements for
future growth in the settlement area
Response
. these lands are currently designated Agricultural in the Township's Official Plan
. there are a number of items that would be required to be addressed prior to
consideration of an expansion to the current boundaries of the Settlement Area of Shanty
Bay
. The County of Simcoe Official Plan requires studies to be completed to justify any
expansion of the existing settlements as identified in Section 4.1 of their Official Plan it
would be premature to consider any expansion until this work is completed
. Section B2.3 of the Township Official Plan also requires the completion of a Settlement
Capability Study prior to consideration of an amendment of the Official Plan to
determine the ability of the settlement to accommodate additional development on the
basis of private services (septic)
. On the National Bank property in Concession 3, East Part of Lot 28 (Oro) high nitrate
levels were determined through the technical review process and required full water and
sewage servicing to be considered for development of this property, based on the
surrounding land uses this matter would also have to be reviewed on this property to
determine if a similar requirement would be necessary for development of these lands
. It would be recommended that any consideration for the expansion of the Shanty Bay
Settlement Area be deferred until such time as the above work is completed for review
Land Owner
Oro Glen Association, Range 2, Part of Lot 3 (Oro)
Request
. That consideration be given to including the subject lands and the surrounding lands in
the Shanty Bay Settlement Area
. their justification is that these lands would be the northerly boundary of the settlement
area given the Environmental Protection One area to the north and the existing
Arbourwood subdivision to the south
Response
. these lands are currently designated Agricultural and Environmental Protection Two
Overlay in the Township's Official Plan
. there are a number of items that would be required to be addressed prior to
consideration of an expansion to the current boundaries of the Settlement Area of Shanty
Bay
. The County of Simcoe Official Plan requires studies to be completed to justify any
expansion of the existing settlements as identified in Section 4.1 of their Official Plan it
would be premature to consider any expansion until this work is completed
. Section B2.3 of the Township Official Plan also requires the completion of a Settlement
Capability Study prior to consideration of an amendment of the Official Plan to
determine the ability of the settlement to accommodate additional development on the
basis of private services (septic)
. On the National Bank property in Concession 3, East Part of Lot 28 (Oro) high nitrate
levels were determined through the technical review process and required full water and
sewage servicing to be considered for development of this property, based on the
surrounding land uses this matter would also have to be reviewed on this property to
determine if a similar requirement would be necessary for development of these lands
. It would be recommended that any consideration for the expansion of the Shanty Bay
Settlement Area be deferred until such time as the above work is completed for review
Land Owner
Larry Irwin, Concession 12, Part of Lot 21 and 22 (Oro)
Request
. That consideration be given to including the subject lands and the surrounding lands in
the Hawkestone Settlement Area
. their justification is that these lands would be the easterly boundary of the settlement
area
Response
. these lands are currently designated Rural in the Township's Official Plan
. the Hawkestone Settlement Area had been under considerable pressure for development
for a numbers of years when the lands were identified in the Official Plan in 1997 as a
major growth area in the Township
. this area was identified for growth in 1978 when the initial Hawkestone Secondary Plan
was approved by the Province however only limited development has occurred due to the
poor quality soils for private septic system installation
. there are a number of items that would be required to be addressed prior to
consideration of an expansion to the current boundaries of the Settlement Area of
Hawkestone
. Section B2.3 of the Township Official Plan requires the completion of a Settlement
Capability Study prior to consideration of an amendment of the Official Plan for a
settlement expansion to determine the ability of the settlement to accommodate additional
development on the basis of private services (septic)
. The County of Simcoe Official Plan requires studies to be completed to justify any
expansion of the existing settlements as identified in Section 4.1 of their Official Plan it
would be premature to consider any expansion until this work is completed
. As the Hawkestone Settlement Area is required to be review through a Secondary Plan
process and the current plan allows for the adjustment of the boundaries of the study area
at that time is recommended that any consideration for the expansion of Hawkestone be
considered during the completion of the Secondary Plan study
Land Owner
Carol and Barry Gordon, Concession 9, North Part of Lot 15 (Medonte)
Request
.
. That consideration be given to including the subject lands and the surrounding lands in
the Moonstone Settlement Area
. their justification is that these lands would be the southerly boundary of the settlement
area on Line 8 North and would square off the current settlement boundary identified in
the Official Plan
Response
. these lands are currently designated Rural and Environmental Protection Two Overlay
in the Township's Official Plan
. the current policies in the Official Plan indicate that only limited growth is expected to
occur in the Moonstone area and that these lands should be development on the municipal
water system which has the potential to be expanded and private septic systems
. there are a number of items that would be required to be addressed prior to
consideration of an expansion to the current boundaries of the Settlement Area of
Moonstone
. Section B2.3 of the Township Official Plan requires the completion of a Settlement
Capability Study prior to consideration of an amendment of the Official Plan for a
settlement expansion to determine the ability of the settlement to accommodate additional
development on the basis of private services (septic)
. The County of Simcoe Official Plan requires studies to be completed to justify any
expansion of the existing settlements as identified in Section 4.1 of their Official Plan it
would be premature to consider any expansion until this work is completed
. It would be recommended that any consideration for the expansion of the Moonstone
Settlement Area be deferred until such time as the above work is completed for review
Airport
Land Owner
Melissa Richardson, J.R. Richardson, Barb Cardarelli, Lisa Scott, Lisa Markov, Heather
Knight, Joanne Barr
Request
. request amendments to the Official Plan to uphold the intent of the Plan as it relates to
the quality of life in Oro- Medonte in the regulation of flight schools operating from the
Lake Simcoe Regional Airport
Response
. The Lake Simcoe Regional Airport is designated Airport in the Township's Official
Plan
. This designation permits a range of uses including airport facilities and accessory uses
. it should be recognized that this property is subject to Federal and Provincial regulations
which are beyond the jurisdiction of the Township
. the Township does not approve the flight path nor does the municipality have the ability
to make changes to that path
Restricted Rural
Land Owner
Joe, Eileen, and Jim McLean, Concession 1, West Part of Lot 2 (Oro)
Eldon and Shirley Atkinson, Concession 1, West Part of Lot 3 (Oro)
Request
. that the current Restricted Rural designation be removed from the subject property and
Teplaced with the Agricultural designation
Response
. the Restricted Rural designation was applied to all undeveloped lands surrounding the
City of Orillia that were located in the former Township of Orillia and all undeveloped
lands adjacent to the City of Barrie
. the objectives of this designation were to maintain and preserve the rural character of
the area by clearly defining the urban boundary of the Cities of Barrie and Orillia and to
discourage the development of scattered residential, commercial and industrial uses in the
area surrounding Barrie and Orillia
. it is clear from the permitted uses of this designation that the primary use of these lands
is for agricultural purposes and is consistent with the Agricultural designation
. the Development Policies also indicate that the same lot creation policies that are
contained within the Agricultural designation are applicable
. the Restricted Rural designation allows similar permissions as previously existed in the
Agricultural designation but provides the Township and the surrounding cities with a
clear delineation of the urban versus rural boundary, it is therefore recommended that no
change to the designation be made at this time
Estate Residential
Land Owner
Desmond McGurrin, Concession 7, Part of Lot I (Medonte)
..
Request
. that the current Official Plan be amended to designate 106 acres of land for estate
residential purposes
Response
. the property is currently designated Rural, Environmental Protection One, and
Horseshoe Valley Road Special Policy Area
. it is not recommended that the lands be designated for Estate Residential purposes at
this time given the existing supply of estate residential lots on the Township and given
that it is a policy of the plan to direct growth to existing settlement areas (Coulson is not
identified as such)
Zonimz
Land Owner
Wilf McMechan, Concession 5, Part of Lot 28 (Oro)
Request
. that the Official Plan not identify the need for a modern road from the west end of
Greenwood Forest to Windfield Drive
Response
. the land use schedules in the Official Plan and Zoning By-law identify all lands owned
by the municipality that were dedicated for road purposes during a planning process in
the past
. these roads may not be constructed at this time but are required to be identified as
having been dedicated for that purpose
Land Owner
Susan Jolie, Concession 5, East Part of Lot 10 (Medonte)
Request
.
. That the exception, which prohibits new single detached dwellings around the closed
landfill site in Medonte, be removed
Response
. the legislative requiTements of the Ministry of the Environment require the
identification of existing and former landfill sites and restrictions around potential uses,
which might be impacted by the landfill sites
. these requirements are imposed through the County of Simcoe and cannot be amended
by the Municipality
. the sites and the respective 500 metre buffer area are not identified through the Official
Plan but rather through the Zoning By-law
. it is recommended that no change is required to the Official Plan with respect to this
request
Land Owner
Ross Cotton, Concession 4, Plan 1287, Lot 2 (Oro)
Request
. that the side yard setbacks be amended to reflect the setbacks approved at the time of
development of this subdivision
Response
. that this request be considered at the time of the amendments to the Zoning By-law
which will emanate from the Official Plan Update
Land Owner
Betty Veitch, Concession 1, Part of Lot 40 (Vespra)
Request
. that provisions be implemented to restrict the size and location of industrial/
commercial buildings in residential/agricultural areas
Response
.
. additional provisions have been implemented in the Zoning By-law with respect to
attached structures and their definition
. by-law provisions are already in place in regards to home industries requiring site plan
approval to review the impact on neighbouring properties
. no additional amendments to the Official Plan are recommended at this time further
consideration of this matters should occur at the time of any amendments to the Zoning
By-law emanating from the Official Plan update
Land Owner
J. D. Bohme, Concession I, Plan 993, Lots 68-70 (Orillia)
Request
. Currently satisfied with Official Plan, and requests that no amendments be made in his
area
Response
. none required