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06 04 2025 Development Services Commiittee Agenda The Township of Oro-Medonte Development Services Committee Meeting Agenda �.` Township of Electronic Hybrid Meeting Proved Heritnge, Exciting Future Wednesday, June 4, 2025 5:30 p.m. The Township of Oro-Medonte is committed to providing and maintaining a working environment that is based on respect for the dignity and rights of everyone within the organization and for those individuals visiting our organization. The Township of Oro-Medonte is committed to providing an environment that is safe and secure, that respects human rights, is free from violence, discrimination, threats and harassment for all residents, visitors, members of Council and staff. Residents and business owners are encouraged to continue to utilize on line and telephone services for Township related business; and staff continue to be available to provide assistance by telephone, email and in person. Input on agenda items are welcome and encouraged by emailing planninq(a�oro- medonte.ca or registering to participate at a Development Services Committee meeting at the "Request for Participation Form" link below. The Township of Oro-Medonte has amended its Procedural By-law to allow for electronic participation at Council meetings. In-person attendance at public meetings is also available. Protocols have been established to advise how to electronically participate in the public portions of these meetings. Please visit the following links for additional information: • Request for Participation Form • Protocols for Public Participation Council and DS Committee All electronic Council meetings will be streamed live, where possible, on the Township YouTube Channel. Council Agendas will continue to be published on the Civic Web Meeting Agendas in advance of the meeting date in accordance with the Township's Procedural By-law. Page 1. Opening of Meeting: The Township of Oro-Medonte acknowledges that we are situated on the traditional land of the Anishnaabek (A- nish- in- aa- beh) people, and Page 1 of 146 ancestral territory of the Huron-Wendat. The Anishnaabek include the Odawa [Oh-DAH-wah], Ojibwe [O-jib-we] and Pottawatomi [boh-tah-WAH- toh-mee] nations, collectively known as the Three Fires Confederacy. It continues today as the home for diverse Indigenous Peoples including the historic Metis Community in Penetanguishene. The Anishnaabek people continue to have an enduring relationship with this land, specifically the Chippewas of Rama First Nation, the Chippewa Tri- Council and the Williams Treaties First Nations. The Huron-Wendat Nation also continues to pay respect and protect their ancestors and heritage on this land. We honour the Indigenous history and culture that has thrived for millennia in this territory and the Treaties that bind us together as partners in the spirit of a shared sustainable and prosperous future. We are all Treaty People. Our commitment begins with acknowledging the Truth so that we can move forward together towards Reconciliation. 2. Agenda Approval: a) Motion to Approve the Agenda. 3. Disclosure of Pecuniary Interest: 4. Approval of Minutes: 4 - 16 a) Minutes of Development Services Committee meeting held on Wednesday, May 7, 2025. 05 07 2025 Development Services Committee Minutes 5. Public Meetings: 17 - 29 a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, Lot 126, Plan 51 M9, Part Block A, Part 18 on 51 R-33071, municipally known as 9 Mohawk Heights, 2025-ZBA-24 (Miller). Notice of Complete Application & PM 5a Presentation 6. Public Hearings: 30 - 48 a) 5:55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planner re: Consent Application 2025-B-05 (Rasa), 872 Lakeshore Road East. DS2025-054 6a Presentation 49 - 70 b) 6:05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services re: Consent Applications 2025-B-06 and 2025-B-07 (Mash Enterprises Inc. & Pryce), 1860 Ridge Road West & 4346-010-007-22200. DS2025-059 Page 2 of 146 6b Presentation 71 - 91 c) 6:15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Consent Application 2025-B-09 (12 West South Inc.), 9647 Highway 12. DS2025-055 6c Presentation 7. Reports of Municipal Officers: 92 - 115 a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: Bill 17, Protect Ontario by Building Faster and Smarter Act, 2025, Proposed Building Code Act, Development Charges Act and Planning Act Requirements. DS2025-052 Appendix A - Bill 17 Municipal Notification Letter Appendix B - Bill 17 Anticipated Impact Summary 116 - 138 b) DS2025-056, Catherine McCarroll, Senior Planner re: Consent Application 2024-B-16 (Walker, Walker, Walker & Butler), 343 Horseshoe Valley Road West. DS2025-056 139 - 146 c) DS2025-061, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2025-A-04 (Sharpe), 76 Ward Avenue. DS2025-061 8. Next Meeting Date: July 2, 2025. 9. Adjournment: a) Motion to Adjourn. Page 3 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... � %6 The Township of Oro-Medonte -TIownshipo'~ Development Services Committee Minutes Electronic Hybrid Meeting Proud Heritage,Exciting Future Wednesday, May 7, 2025 5:31 p.m. Present: Mayor Randy Greenlaw Deputy Mayor Peter Lavoie Councillor Lori Hutcheson Councillor John Bard _ Councillor Richard Schell Councillor Robert Young Regrets: Councillor David Clark Staff Brent Spagnol, Director, Development Services; Andy Karaiskakis, Present: Manager, Planning Services; George Vadeboncoeur, Manager, Planning, Special Projects; Catherine McCarroll, Senior Planner; Yubing Fan, Planner; Janette Teeter, Supervisor/Clerk's Services/Deputy Clerk; Jason Scharapenko, Information Technology Technician (IT) All Committee and staff participated via Zoom platform. 1. Opening of Meeting: Deputy Mayor Lavoie assumed the Chair at the above noted time and called the meeting to order. He then read the Township's land acknowledgement. The Township of Oro-Medonte acknowledges that we are situated on the traditional land of the Anishnaabek (A- nish- in- aa- beh) people, and ancestral territory of the Huron-Wendat. The Anishnaabek include the Odawa [Oh-DAH-wah], Ojibwe [O-jib-we] and Pottawatomi [boh-tah-WAH-toh-mee] nations, collectively known as the Three Fires Confederacy. It continues today as the home for diverse Indigenous Peoples including the historic Metis Community in Penetanguishene. The Anishnaabek people continue to have an enduring relationship with this land, specifically the Chippewas of Rama First Nation, the Chippewa Tri-Council and the Williams Treaties First Nations. The Huron-Wendat Nation also continues to pay respect and protect their ancestors and heritage on this land. We honour the Indigenous history and culture that has thrived for millennia in this territory and the Treaties that bind us together as partners in the spirit of a shared sustainable and Page 1 of 13 Page 4 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. prosperous future. We are all Treaty People. Our commitment begins with acknowledging the Truth so that we can move forward together towards Reconciliation. 2. Agenda Approval: a) Motion to Approve the Agenda. Motion No. DSC250507-1 Moved by Bard, Seconded by Young It is recommended that the agenda for the Development Services Committee meeting of Wednesday, May 7, 2025 be received and approved, as amended to add as Item 7 d) Brent Spagnol, Director, Development Services, correspondence dated May 6, 2025 from Lorraine Denis-Smith, Partner, Oro Group Limited re: Request to Defer Development Charges Payment. Carried. 3. Disclosure of Pecuniary Interest: None. 4. Approval of Minutes: a) Minutes of Development Services Committee meeting held on Wednesday, March 5, 2025. Motion No. DSC250507-2 Moved by Hutcheson, Seconded by Bard It is recommended that the draft minutes of the Development Services Committee meeting held on Wednesday, March 5, 2025 be received and approved as printed and circulated. Carried. Page 2 of 13 Page 5 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. 5. Public Meetings: a) Notice of Receipt of Complete Applications; Notice of Particulars and Public Access; Notice of Public Meeting for a Proposed Draft Plan of Subdivision and Amendment to the Zoning By-law of the Township of Oro-Medonte; Part East 1/2 Lot 15 Concession 8 Part 1 51 R5854; Except Plan M101 & Part 1 51 R6159 (Medonte), 2024-SUB-02 & 2024-ZBA-20 (Robinson). Deputy Mayor Lavoie called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by (1000940312 Ontario Inc.) Robinson — Moonstone Subdivision. The following correspondence was received: Richard Mugridge dated February 20, 2025 and March 13, 2025; Watson & Associates Economists Ltd. on behalf of the Simcoe Muskoka Catholic District School Board dated March 3, 2025; Enbridge Gas dated March 3, 2025; Township of Oro-Medonte, Building Division dated March 3, 2025 and April 15, 2025; Severn Sound Environmental Association dated March 12, 2025; Canada Post dated March 12, 2025; Ashley and Jeremy Truax dated March 16, 2025; Jill Bentham dated March 17, 2025; Hydro One dated March 17, 2025; Township of Oro-Medonte, Operations Division dated March 20, 2025, Simcoe County District School Board dated March 20, 2025; County of Simcoe, Transportation and Engineering Department dated March 21 , 2025; Suzanne and Derek Wicks dated March 22, 2025; Township of Oro-Medonte, Development Engineering, Operations & Environmental Services dated April 9, 2025. Chris Jones, agent on behalf of the applicant, was present. A PowerPoint presentation was presented. Jamie Robinson, applicant, was present. Lisa Moran, agent on behalf of the applicant, Azimuth Environmental Consulting Inc. presented comments. The following provided verbal comments: Richard Mugridge provided opposition comments regarding tree canopy, sensitive environmental and mitigation concerns, sensitive habitat and endangered species, further environmental study, conflict of interest, current damage to environment, septic system management, infrastructure concerns and loss of trees, Species of Risk Act legislation, Department of Fisheries Act legislation, water course comments, Screening of Species Act and MOE excerpts, damage to roads. Ellen Holden Rogers and Curt Rogers provided concerns of drainage system acceptance, requests to have all drainage and infrastructure approved by the engineers. Jeff Lindegaard provided comments regarding traffic on road, additional entrance. Page 3 of 13 Page 6 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. Robert Connell provided comments regarding entrance to subdivision, wildlife concerns, entrance request, water bill comments, cost of upgrade concerns for water and who is responsible for paying. Vicky Hannan provided concerns of traffic, safety and traffic speed, 4 way stop at corner, ditch behind her house, seasonal and flood concerns. Susan Berkan provided comments regarding additional homes and increasing population and concerns for fire firefighter service capability. Sonya Shivall provided concerns regarding road improvements, flooding/catchment pond concerns, trail maintenance concerns moving forward and liability and other subdivisions that have not been built out. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Page 4 of 13 Page 7 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. b) Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, Plan 51 M1079 Block 23 (Oro), municipally known as 1937 Horseshoe Valley Road East, 2025-ZBA-17 (2564150 Ontario Inc). Deputy Mayor Lavoie called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by (2564150 Ontario Inc.) Johnstons Fry Shack. The following correspondence was received: Township of Oro-Medonte, Environmental Services dated March 10, 2025; James Cordery dated March 14, 2025 and April 1 , 2025; Dana Patterson dated March 16, 2025 and April 21 , 2025; Township of Oro- Medonte Fire and Emergency Services dated March 17, 2025; County of Simcoe, Transportation and Engineering dated March 28, 2025; Township of Oro-Medonte, By- Law Division dated April 10, 2025; Enbridge Gas dated April 14, 2025; Township of Oro- Medonte, Building Division dated April 15, 2025; Township of Oro-Medonte, Operations Division dated April 22, 2025; Tara Ewart dated May 5, 2025 . Sherri-Lynn McDowell, agent on behalf of the applicant, was present. A PowerPoint presentation was presented. The following provided verbal comments: Tara Ewart, referenced her submitted comments regarding noise, smells, garbage overflowing, increased animal presence due to garbage, increased traffic, questioned draining grey water into ditch when there is an existing septic system, corner is very busy, health and safety concerns, concerns of alcohol and smart serve training compliance, permits and dumping of snow, additional run off, contamination, soil removal concerns, excavation of soil, ditch concerns. Additional correspondence dated May 7, 2025 from the Township of Oro-Medonte, Manager, Development Engineering was submitted and summarized by the Manager, Planning Services regarding light trespass mitigation, grading plan/drainage swales, noise study consideration and ESC plan. There being no further comments or questions, the meeting adjourned. Page 5 of 13 Page 8 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. c) Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, Concession 12, Part Lot 21 , Township of Oro- Medonte (formerly Oro), 2025-ZBA-21 (Hang Gao & Xu Han). Deputy Mayor Lavoie called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Hang Gao & Xu Han. The following correspondence was received: Township of Oro-Medonte, Building Division dated April 15, 2025; Enbridge Gas dated April 16, 2025; Lake Simcoe Region Conservation Authority dated April 25, 2025. Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Hang Gao, applicant was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Additional correspondence dated May 7, 2025 from Jackie Hill was submitted and summarized by the Manager, Planning Services regarding water table concerns, compromise of rural living with 3 lots. There being no further comments or questions, the meeting adjourned. Page 6 of 13 Page 9 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. 6. Public Hearings: a) DS2025-037, Yubing Fan, Planner re: Minor Variance Application 2024-A-44 (Saagi), 217 Lakeshore Road West. Deputy Mayor Lavoie called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Tomas, Leo, and Marju Saagi. The following correspondence was received: Township of Oro-Medonte, Development Engineering dated March 17, 2025; Lake Simcoe Region Conservation Authority dated March 26, 2025 and April 24, 2025; Township of Oro-Medonte, Operations Department dated March 28, 2025; Jorge Bartolo dated March 29, 2025; Township of Oro-Medonte, Building Division dated April 15, 2025. Yubing Fan, Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Leo Saagi, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC250507-3 Moved by Schell, Seconded by Greenlaw It is recommended 1 . That DS2025-037, Yubing Fan, Planner re: Minor Variance Application 2024-A-44 (Saagi), 217 Lakeshore Road West be received and adopted. 2. That Minor Variance Application 2024-A-44, specifically for permission to legalize three detached accessory buildings (sheds) with a reduced setback of 1 .1 metres (3.6 feet) from the interior side lot line on lands municipally known as 217 Lakeshore Road West, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2025-037. 3. That the applicants be advised of Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 7 of 13 Page 10 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. Moved by Hutcheson, second by Greenlaw It is recommended that the Procedural By-law No. 2023-043, be waived in order to allow consideration of Item 7b) at this time. Carried. 7. Reports of Municipal Officers: b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consent Application 2024-B-14 (Partridge), 1307 Line 3 North. Motion No. DSC250507-4 Moved by Schell, Seconded by Bard It is recommended 1 . That DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consent Application 2024-B-14 (Partridge), 1307 Line 3 North be received and adopted. 2. That Consent Application 2024-B-14 (Partridge) pertaining to lands located at 1307 Line 3 North, Township of Oro-Medonte, to create a new lot having a lot area of approximately 0.9 hectares (2.2 acres) and a lot frontage of approximately 134.1 metres (439.9 feet) containing a dwelling that is surplus to the applicant's consolidated farm operation, subject to the conditions as outlined in DS2025-046. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 8 of 13 Page 11 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. 6. Public Hearings: b) DS2025-022, George Vadeboncoeur, Manager, Planning, Special Projects re: Minor Variance Application 2024-A-05 (Blackall), 81 Parkside Drive. Deputy Mayor Lavoie called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Betsy Blackall. The following correspondence was received: Township of Oro-Medonte, Development Engineering dated March 17, 2025; Township of Oro-Medonte, Operations Division dated March 18, 2025; Township of Oro-Medonte, Building Division dated March 20, 2025, Lake Simcoe Region Conservation Authority dated March 25, 2025. George Vadeboncoeur, Manager, Planning Special Projects, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Betsy Blackall, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Motion No. DSC250507-5 Moved by Young, Seconded by Hutcheson It is recommended 1 . That DS2025-022, George Vadeboncoeur, Manager, Planning Special Projects re: Minor Variance Application 2024-A-05 (Blackall), 81 Parkside Drive be received and adopted. 2. That Minor Variance Application 2025-A-05 submitted by Betsy Blackall, specifically to permit: • a dwelling with a setback of 15.04 metres (49.34 feet) from the Lake Simcoe average high water mark • a detached accessory building with 100.0 square metres (1 ,080.6 square feet) of finished floor area on lands known municipally as 81 Parkside Drive, Township of Oro-Medonte, be approved, subject to the conditions as outlined in DS2025-022. 3. That the Applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 9 of 13 Page 12 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. c) DS2025-040, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2025-A-13 (Nicolle), 177 Medonte Sideroad 2. Deputy Mayor Lavoie called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Jo-Ann and Chad Nicolle. The following correspondence was received: Township of Oro-Medonte, Operations Division dated March 18, 2025 and April 22, 2025; Township of Oro-Medonte, Building Division dated March 20, 2025; Nottawasaga Valley Conservation Authority dated March 27, 2025 and April 15, 2025; Township of Oro-Medonte, Development Engineering dated April 10, 2025. Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Christine Lawrence, agent on behalf of the applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Motion No. DSC250507-6 Moved by Greenlaw, Seconded by Young It is recommended 1 . That DS2025-040, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2025-A-13 (Nicolle), 177 Medonte Sideroad 2 be received and adopted. 2. That Minor Variance Application 2025-A-40 (Nicolle) specifically to permit the construction of a 35.6 square metre (383.5 square foot) addition to the existing dwelling and a new 9.6 square metre (104.0 square foot) deck at the rear of the addition with a reduced interior side yard setback of 2.69 metres (8.82 feet), on lands municipally known as 177 Medonte Sideroad 2, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2025-040. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 10 of 13 Page 13 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. d) DS2025-047, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-53 (Luchetta), 7 Trafalgar Drive. Deputy Mayor Lavoie called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Frank Luchetta. The following correspondence was received: Township of Oro-Medonte, Building Division dated April 15, 2025; Township of Oro-Medonte, Operations Division dated April 22, 2025; Lake Simcoe Region Conservation Authority dated April 25, 2025. Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Danielle Bilodeau, agent on behalf of applicant, was present. The following provided verbal comments: Gail Raikes, 9 Trafalgar Drive, provided no objection to the application. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC250507-7 , Moved by Hutcheson, Seconded by Schell It is recommended 1 . That DS2025-047, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-53 (Luchetta), 7 Trafalgar Drive be received and adopted. 2. That Minor Variance Application 2024-A-53 (Luchetta) specifically to permit the construction of a single detached dwelling that is setback 12.05 metres (39.5 feet) and 16.11 metres (52.85 feet) from the top of bank of a slope to the proposed pool and hardscape patio, respectively, on lands municipally known as 7 Trafalgar Drive, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2025-047. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 11 of 13 Page 14 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. 7. Reports of Municipal Officers: a) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law Amendment Application 2024-ZBA-17 (Lucas), 560 Line 8 North [Refer to Item 5a) 05 07 2025 Council Agenda]. Motion No. DSC250507-8 Moved by Bard, Seconded by Greenlaw It is recommended 1 . That DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law Amendment Application 2024-ZBA-17 (Lucas), 560 Line 8 North be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-17 (Lucas) specifically to rezone the subject lands from the Rural Residential Two (RUR2) Zone to a Rural Residential Two Exception 366 (RUR2*366) Zone to permit the change of use of an existing temporary garden suite to an oversized detached accessory building with an apartment dwelling unit, on the lands municipally known as 560 Line 8 North, Township of Oro-Medonte, be approved. 3. That staff bring forth the appropriate draft By-law for Council's consideration. 4. That the applicant be advised of Development Services Committee's decision under the Director, Development Services' signature. Carried. c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2025-ZBA-21 (Gao & Han) Concession 12, Part Lot 21 (Oro) [Refer to Item 5b) 05 07 2025 Council Agenda]. Motion No. DSC250507-9 Moved by Greenlaw, Seconded by Hutcheson It is recommended 1 . That DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2025-ZBA-21 (Gao & Han) Concession 12, Part Lot 21 (Oro) be received and adopted. 2. That Zoning By-law Amendment Application 2025-ZBA-21 (Gao & Han) specifically to rezone the severed lands from the Agricultural/Rural Exception (A/RU*15) Zone to the Residential One (R1) Zone, on the lands legally described as Concession 12, Part Lot 21 (Oro), Township of Oro-Medonte, be approved. 3. That staff bring forth the appropriate draft By-law for Council's consideration. 4. That the applicant be advised of Development Services Committee's decision under the Director, Development Services' signature. Carried. Page 12 of 13 Page 15 of 146 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, May 7, 2025. d) Brent Spagnol, Director, Development Services, correspondence dated May 6, 2025 from Lorraine Denis-Smith, Partner, Oro Group Limited re: Request to Defer Development Charges Payment. Motion No. DSC250507-10 Moved by Greenlaw, Seconded by Schell It is recommended 1 . That the correspondence dated May 6, 2025 from Lorraine Denis-Smith, Partner, Oro Group Limited and presented by Brent Spagnol, Director, Development Services, re: Request to Defer Development Charges Payment be received. 2. That the request be approved, in principle, and that staff bring forward a draft by-law and agreement for Council's consideration. Carried. 8. Next Meeting Date: Wednesday, June 4, 2025. 9. Adjournment: -I%L a) Motion to Adjourn. Motion No. DSC250507-11 Moved by Young, Seconded by Schell It is recommended that we do now adjourn at 8:29 p.m. Carried. Chair, Deputy Mayor, Peter Lavoie Secretary-Treasurer, Andy Karaiskakis Page 13 of 13 Page 16 of 146 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... Notice of Receipt of a Complete Application Notice of Particulars and Public Access Notice of Public Meeting for 0 Proposed Amendment to the Zoning By-law of laved I/niiMr.F,+dtlwt F.....,. the Township of Oro-Medonte 2025-ZBA-24 (Miller) Meetings are held in a hybrid format which permits in-person attendance or remote electronic participation. The Township will continue to livestream Public Meetings over the internet for public viewing and participation. Protocols have been established to advise how to electronically participate at public meetings. Please refer to the Township's website (oro-medonte.ca)for Public Meeting viewing and participation information. Take notice that the Township of Oro-Medonte deemed the following application to amend Zoning By-law 97-95, as amended, a"Complete"Application pursuant to the Planning Act on the 2"d day of May, 2025. Take notice that the Development Services Committee of the Township of Oro- Medonte will hold an electronic hybrid Public Meeting on June 4, 2025 at 5:30 p.m. The purpose of the Public Meeting is to notify the public and to obtain public comments on a proposed Amendment to Comprehensive Zoning By-law 97-95, under Section 34 of the Planning Act, R.S.O. 1990 c. P. 13. The subject lands are described as Lot 126, Plan 51 M9, Part Block A, Part 18 on 51R-33071, municipally known as 9 Mohawk Heights. A key map illustrating the location of the subject lands, and a copy of the applicants site plan including the lands to be rezoned are included with this notice. The purpose and effect of the proposed Zoning By-law Amendment is to amend the Residential One Exception 113 (R1*113)Zone to add a"Bed & Breakfast Establishment"to the permitted uses of the lands. Input on the draft by-law amendment is welcome and encouraged. For specific details regarding public participation during the meeting please check the Township website at https://www.oro-medonte.ca/municipal-services/plan nine-information. Written submissions can be made by: 1. Emailed to planning(cDoro-medonte.ca prior to or during the Public Meeting; 2. Dropped in the drop box at the Township Administration Office on Line 7 South; 3. Faxed to (705)487-0133; or, 4. Mailed through Canada Post. You can watch a live stream of the meeting on the Township's YouTube Channel (this link will not allow you to speak during the meeting). Further details of the application are part of the public record and are available to the public for viewing/inspection on the Township's website www.oro-medonte.ca. Any person wishing further information or clarification with regard to the application should contact the Planning Division at 705-487-2171 or plan ning(a)_oro-medonte.ca. Individuals who submit letters and other information to Council and its advisory bodies should be aware that all information, including contact information, contained within their communications may become part of the public record and may be made available through the agenda process which includes publication on the Township's website. Page 17 of 146 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... If a specified person or public body would otherwise have an ability to appeal the decision of Council for The Corporation of the Township of Oro-Medonte to the Ontario Land Tribunal but the specified person or public body does not make oral submissions at a public meeting or make written submissions to The Corporation of the Township of Oro-Medonte before the by-law is passed, the specified person or public body is not entitled to appeal the decision. If a specified person or public body does not make oral submissions at a public meeting, or make written submissions to The Corporation of the Township of Oro-Medonte before the by-law is passed, the specified person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so. Notwithstanding the above, subsection 34(19)of the Planning Act defines the parties that are eligible to appeal the decision to the Ontario Land Tribunal. If you wish to be notified of the decision of the Township of Oro-Medonte in respect to the proposed Zoning By-law Amendment, you must make a written request. Written submissions/requests should be directed to: Township of Oro-Medonte 148 Line 7 South Oro-Medonte, Ontario LOL 2E0 Attn: Brent Spagnol, Director, Development Services planning(a-)oro-medonte.ca Dated at the Township of Oro-Medonte this 101 day of May, 2025. Location Map Huronwoods Dr. iro44or8 -- =-ice-- 2 co J d t U ®Subject Lands Page 18 of 146 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... Applicant's Site Plan 0 a tiF tiq Proposed bed & breakfast establishment to be located within the existing 1_ �f �E ® `t�`"• }�� single detached dwelling. f a 9� �� •t+ �� _ I .1 / Ft , 1 ®; 11l / I / I / + 1 -y- 1 Page 19 of 146 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... •jl 1jja43 f � 4 N 9 au•l 111Tj11 O U 'I 0 r� � I e N N Q E m Q N L o CIO N 0- � CD 0) a) m N w E Z � M Oa) � cu O IM 4-j ^ �� N -C r- COO a) `- a o • • }' •— v r i N O C) Page 20 of 146 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... +� w p :4 W � o x .a. a x = V+ � 4Pux�, 9 O O r • V Q ® a 4—j L � N � i O CO °6 N � (1) 0j .o 4- OL o 0 C vi F N LU :3 N M N p N M Page 21 of 146 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... w w +J � a • ¢ u� C) n` Cu 4-0 ■ii S �- s�46, p O � � a r -o of W � N N Q � m Q N o � N � o a � N � Ln L � a .� o a Page 22 of 146 5.a) 5-30 p.m. Notice of Receipt of a Complete Applica n; Notice of Pa Z 04 O 4-j 4-0 x I? Jt E� M � 3 '6 N.0 2 LO C) >1 Cq C: 0 N Cn CL CL Page 23 of 146 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... `s I y W L'I l i, I jI �� �Z a '' �+ i �I I _ _ �aa I � III F p 1 I I �I•I�jlr' ', � iII l� � oo� ,� Q4-011 Ili' �il ll;l OG7I=1 1 rl GfI , CIOl :l � U I �I � II .I � ili � I � .1 F g � ij - II - I $ n� \ V41•sir- F�J W NE GI 1 ! II! I I O i 11,i i O I- •, I !� I. '• II n i o I �p is I 0 I I � 0 I� ' , I III ; �; •�° � _�! !I :! N w y TH 02 i Page 24 of 146 5.a) Y n pt of a Complete Application; Notice of Pa... 04 r Cu 4-1 —_ �^ � T4ryrt ■ N � o LO ° Cu N N N � ( S � � Page 25 of 146 5. plication; Notice of Pa... a. W { � a S Xzkil ��[g��= CL O � M 4-000 L a t a W Q N LO CO N i O � N m O LM a In fW Page 26 of 146 5.a) 5:3 � cr. r ;Complete Application; Notice of Pa... 04 O ._ CL 40 > O CO Q U Q (D k � CN O "UR t � r � W r a Page 27 of 146 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... `s W 4-0 .a. a 3 � E= f( JJ 111 lip III iliil ,od LM LO j Q u) Ma m _ TM N p� Page 28 of 146 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... i U_ t6 O _V •cn W Cn +� U_ O O X a� � T C: C 4-0a) C: M ,V E O O Q Q E t6 Q i •� : 0O C: Q � a) M U Co 4--j _ }' U) O 'O C: CV cn :i-I -a _0 N o Q M CD QN N a� 0 a) � � > O +1 N � � °, o � N O M — — (6 m E � � ( (n o C: C: o i o O o O 4 c� 3 •V C O t6 E C Q Q. = (n E O CuCn a� o a� O � .v � a� a� � � 0E Page 29 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... r�Alfts_.,;Adks (W Township o &e&n,tez Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: June 4, 2025 Report No.: DS2025-054 Subject: Consent Application 2025-B-05 (Rasa), 872 Lakeshore Road East Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-054 be received and adopted. 2. That Consent Application 2025-B-05 (Rasa), to permit the creation of a new residential lot consisting of a severed parcel having an area of approximately 0.15 hectares (0.38 acres) and a frontage of approximately 35.8 metres (117.4 feet) and a retained parcel having a lot area of approximately 0.15 hectares (0.37 acres) and a frontage of approximately 35.5 metres (116.5 feet), be deferred to provide the applicant with the opportunity to obtain a topographic survey and natural heritage evaluation (NHE) to the satisfaction of the Lake Simcoe Region Conservation Authority (LSRCA) and the Township of Oro-Medonte. 3. And that the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services June 4, 2025 Report No. DS2025-054 Page 1 of 9 Page 30 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... Background The purpose of this report is w a to provide information and a staff recommendation to - Development Services �t N Committee regarding I J Consent application 2025-B- 05, which is intended to facilitate the creation of a j residential lot. a° - 0e The subject lands have a total lot area of 1L. AN approximately 0.3 hectares 1 (0.75 acres) and are located Avolbk Lakeshore Rd.E. in the northwest corner of the '' intersection of Line 9 South and Lakeshore Road East (Location Map - Schedule 1). pakslde 0c The subject lands contain a single detached dwelling. Surrounding land uses consist mostly of residential uses. The parking lot for the Line 9 South boat launch is located to the south of the subject lands. Proposed Severance The purpose of Consent Application 2025-B-05 is to create a new residential lot. The details of the proposed consent (severance) are: Lands to be Severed: Lands to be Retained: Frontage: Approximately 35.8 m 117.4 ft. Approx. 35.5 m 116.5 ft. Depth: Approximately 42.7 m (140.0 ft.) Approximately 42.7 m (140.0 ft.) Area: Approximately 0.15 ha 0.38 ac. Approximately 0.15 ha 0.37 ac. Use: Future Residential Residential Development Services June 4, 2025 Report No. DS2025-054 Page 2 of 9 Page 31 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... Retained lands Severed lands ----------- - }. o :o QU U O LOT A LOT a = / rn f RldKi�.WE.igYpw ^- AVOYDntLL ••. i , _ �aa LAKESHORE ROAD EAST(LOCAL COLLECTOR) T Analysis Policy Analysis The Provincial Planning Statement (PPS) provides policy direction on matters of Provincial interest related to land use planning and development. The intent of the Provincial Planning Statement is to build strong and healthy communities while at the same time promoting efficient land use and development patterns. Section 2.5 — Rural Areas in Municipalities, Section 2.6 — Rural Lands in Municipalities, Section 4.1 - Natural Heritage and Section 5.2 Natural Hazards are applicable to this application. Specifically, Section 2.6.1 (c) states: "On rural lands located in municipalities, permitted uses are: "c) residential development, including lot creation, where site conditions are suitable for the provision of appropriate sewage and water services". Planning Staff are of the opinion that this application is consistent with the Rural Areas and Rural Lands policies of the PPS as the application would facilitate limited residential development within the existing plan of subdivision. Section 4.1 — Natural Heritage and Section 5.2 Natural Hazards are applicable due to the proximity to Lake Simcoe, the presence of a floodplain on the lands to be severed Development Services June 4, 2025 Report No. DS2025-054 Page 3 of 9 Page 32 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... and the proximity to significant woodlands located to the northwest, within 120.0 metres (393.7 feet) of the subject lands (see Schedule 3 to this report). The PPS does not permit development/lot creation on or adjacent to natural heritage features unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. Planning Staff have flagged the requirement for a Natural Heritage Evaluation (NHE) to demonstrate that the proposed residential lot will not have any adverse impact on the natural heritage features or the Lake Simcoe shoreline as per the specified requirement of the PPS. Section 5.2.3 states that development and site alteration shall not be permitted within areas that would be rendered inaccessible to people and vehicles during times of flooding hazards, unless it has been demonstrated that the site has safe access appropriate for the nature of the development and the natural hazard. Furthermore, development and site alteration are not permitted in a floodway regardless of whether the area of inundation contains high points of land not subject to flooding. The Lake Simcoe Region Conservation Authority (LSRCA) has requested that the application be deferred as conformity with Section 5.2.3 has not been demonstrated at this time. As such, the LSRCA requires a topographic survey to verify that there is buildable lot area on the severed lands to ensure safe access, and that additional development is appropriate in this location and would not be at risk of damage. Similar to the PPS, the Lake Simcoe Protection Plan, the County Official Plan and the Township Official Plan require that development/lot creation be located outside of floodways to ensure that new development/lot creation are located in areas that can be safely accessed without the danger of damage associated with potential flooding. Therefore, a topographical survey is required as per Natural Hazard policies contained within upper and lower tier planning documents to verify conformity with the objectives. Planning Staff have reviewed the general criteria for severances outlined in Section 4.8.6 — New Lots By Consent, and are satisfied that the proposed consent application complies with all the criteria for severances, with the exception of 4.8.6 (g) which states that the lot to be retained and the lot to be severed will not have a negative impact on the ecological features and functions of any in the area, as demonstrated through the appropriate studies. As described in the sections above, a natural heritage evaluation and topographic survey are required to demonstrate that the proposed residential lot will not have any adverse impact on the adjacent natural heritage features, flood plain and Lake Simcoe shoreline. Based on the above, Planning Staff are not in a position to conclude at this time whether the application is consistent with the Natural Heritage and Natural Hazard policies of the Provincial Planning Statement, County Official Plan, Lake Simcoe Protection Plan and Township Official Plan. Development Services June 4, 2025 Report No. DS2025-054 Page 4 of 9 Page 33 of 146 6.a) 5.55 p.m. DS2025-054, 2025-13-05, Catherine McCarroll, Senior Planne... The subject lands are zoned Shoreline Residential (SR) in the Township's Zoning By- law 97-95, as amended. As per Table A1, a single detached dwelling is permitted in the Shoreline Residential (SR) Zone. Table B1 in the Township's Zoning By-law requires a minimum lot area of 0.2 hectares (0.49 acres) and a minimum lot frontage of 30.0 metres (98.4 feet) in the Shoreline Residential Zone. The retained lands are proposed to have a lot area of 0.15 hectares (0.37 acres) and the severed lots are proposed to have a lot area of 0.15 hectares (0.38 acres). The severed and retained lots comply with the minimum lot frontage; however, both lots do not comply with the minimum lot area. As a condition of consent approval, the applicant will be required to obtain a Minor Variance to address the non-complying lot areas. Financial/Legal Implications/ Risk Management Potential financial and legal implications may apply should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended • Lake Simcoe Protection Plan (LSPP) Corporate Strategic Priorities • Well Planned Development —to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Building: Development Services June 4, 2025 Report No. DS2025-054 Page 5 of 9 Page 34 of 146 6.a) 5.55 p.m. DS2025-054, 2025-13-05, Catherine McCarroll, Senior Planne... o Applicant & Owner to be aware that the lot is required to be serviced by private well and on-site sewage system. Limitations to building envelope and size may be required in order to accommodate servicing. o Building permit and septic permit required prior to construction taking place. • Lake Simcoe Region Conservation Authority (LSRCA): LSRCA would be recommending deferral for this as conformity with 5.2.3 of the PPS has not been demonstrated at this time. LSRCA would require a topo to verify that there is a buildable lot area on the severed portion of the property located outside of the flood hazard • Enbridge: Does not object. • Operations: Operations will require a 15m x 15m daylight triangle. Attachments Schedule 1: Location Map Schedule 2: Consent Sketch Schedule 3: Township Official Plan — Natural Heritage, Water Resources and Hazards Conclusion Based on Planning Staff's analysis of this application, it is Staff's recommendation that Consent Application 2025-B-05 be deferred to provide the applicant with the opportunity to obtain a topographic survey and Natural Heritage Evaluation (NHE) to the satisfaction of the Lake Simcoe Region Conservation Authority (LSRCA) and the Township of Oro- Medonte. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, May 28, 2025 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services May 28, 2025 Brent Spagnol, RPP, Director, Development Services May 30, 2025 Development Services June 4, 2025 Report No. DS2025-054 Page 6 of 9 Page 35 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... Schedule 1: Location Map T-- 9" 967 997 973 977 981 995 763 993 � 991 17 985 789 315 778 15 I 786 4 11 796 m 9 m7 325 4 804 5 3 868 864 872 1 856 8550 811 840 871 343 832 tl• 187 pte�� 160 \ e5r 181 859 Lake 345 173 � 849 Simcoe 163 \4 138 sae 130 Q�g 155 122 147 116 139 110 106 129 123 98 115 / <z � Location Subject Lands 7invtultip J �f Proud Heritage,Exciting Future 0 loom File Number 2025-B-05 N I i Development Services June 4, 2025 Report No. DS2025-054 Page 7 of 9 Page 36 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... Schedule 2: Consent Sketch I Retained lands Severed lands . o J1 -�Yo�.mia.�s w (3 0 7 O V °'!"^"" LOT -' ...... ............LOTH I z I L-a�...— ...........................-------------------------- ---------- .ram `VI i LWESHORE ROAD EAST(LOCAL COLLECTOR) u Consent Sketch Toumshi '' � Proud HcritaRc,Exciting Futurr File Number:2025-B-05 Development Services June 4, 2025 Report No. DS2025-054 Page 8 of 9 Page 37 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... Schedule 3: Township Official Plan — Natural Heritage, Water Resources and Hazards oien+.w E \ �wa.new G,IgS Pop\?� - vi I �aF m a ti c > J m C Q O L \I -ED 7 F tea' r Lakeshore P arkside W. �- Lake t —`- Simcoe Township Official Plan - Natural Heritage, Water Resources and Natural Hazards C2 subject Lands Woodlands !� MNR Un-Evaluated - Treed Wetlands ION'�14111, + C1/Y Aci'11Mel Permanent Streams Proud Heritage,I.i.e=.--ding I'uture File Number:2025-B aoo m-05 V' I Development Services June 4, 2025 Report No. DS2025-054 Page 9 of 9 Page 38 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... q 04 3 � '5 6 curl E= �C V J•� H 0 U w ry �I O L / J x, O M� W 'PA18 ad04Pn.L N - - O O M can .C) W (CDL _0 _ � o � Q � � (1) cA }' U) _ U J � U N . . . . . . U) a o • • ._ tM Page 39 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... 40 N w h W O (� a o O dl U-) 0 = P O RS � (D (D a E 2 ca U ~ L ^ � p U O �+ �' N c M � �i LO O E _E O J L .L 'X Q W I m cnLO Q mN -I..' aQ LO N (D N U) O N o O •CC) cc OQ O 1- 0 M � Q U c > E E cn oo ti L Q O ,� J � � C CUO ° gym -� � 4-- c N to C C f� c� }' 'x O J o o Q a CL U < O a� C C Q Q LL G L Q a Page 40 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... v EEcz `s cz cz ■ ■ w a ■ J x a L L 4-� fn = N , cv v c� v o a � Ll J � L II j O O o t OC 1 co J l_1 Uv AW O y El o- a 6` — J— ryryll L a Page 41 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... 40, `s W .a. a x (8010311O01VO01)3Nnmie 3 ry s \ co y L , '2 O � /I LlJ ... ....-.............. o N O 0 L co co cHI Q • Q . . U a� cn U a) = W CLa M o aU Page 42 of 146 6.a) 5.55 p.m. 20257 0� # ine McCarroyrll, Senior Planne... �RL I i W 3 t. ,y to f o x O W 3 O U) 1 r: i ry I rr O W O °?�"��2 s.� EF � � i a � p O U) }' O W W L= O - J J y Page 43 of 146 6.a) 5:55 p. 025-B-05, Catherine McCarroll, Senior Planne... 0 0 }� 0 0 U) p ry ._ ._ J .4f 0 LO O 0 J N O � L � .4m O a J 0 t � f 0 J r"w AV Page 44 of 146 A 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... 40, `s W .a. a 3 � E= co �� - -� 4�} UD SO I N : OUi LO -4 T•F$ E 'tea - .;.. S 6 N M- 4--+ _U II z z; I� U Page 45 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... 40, `s W .a. a 3 � E= c (n � y N%—/ + ii 1 �� s O \ ' 3 a 1� O Q O W U Page 46 of 146 6.a 5:55 ? 5 2025 B05xathrine McCarroll, Senior Planne... p.m... ., ,Lbw W � � a co UD CD LO =1 1 Q� N � O �. � F i f ' c t�, 11 1 v x 4 Page 47 of 146 6.a) 5.55 p.m. DS2025-054, 2025-B-05, Catherine McCarroll, Senior Planne... 40, n, `s W _ � .. Y O(D W 4 (D �_ �f o x -(DL c O 0 .a. a 0 (D .0 LO QJ O O o � O m 0 O N O c: O }' O (75 LO � .0 O U N o N Q � +-j . O � � Q 0 0- w = U U o z -j J c .� O L 0 a M > N w Q N U N O E 0 � M> ._ O M O O U � v, o � � U E M ' M o v) oz0 .U) o M Page 48 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services0; ... Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: June 4, 2025 Report No.: DS2025-059 Subject: Consent Applications 2025-13-06 and 2025-13-07 (Mash Enterprises Inc. & Pryce), 1860 Ridge Road West & 4346-010-007-22200 Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-059 be received and adopted. 2. That Consent Applications 2025-B-06 (Mash Enterprises Inc.) and 2025-B-07 (Pryce), to permit two boundary adjustments be deferred to provide the applicant with the opportunity to address Building Division comments. Development Services June 4, 2025 Report No. DS2025-059 Page 1 of 10 Page 49 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... Background The subject lands are located in the rural settlement area of Shanty Bay on the north side of Ridge Road West, between Spencer Trail and Line 3 South. 1860 Ridge Road West Subject property consists of a total lot . area of approximately 0.39 hectares (0.94 acres) in size and contains a single detached dwelling. s Property 4346-010-007-22200 Q ' 2025-B-06 Rd9e Fd�. v;. 2025-B-07 Subject property consists of a total lot area of approximately 0.52 hectares (1.28 acres) and is currently vacant. A Location Map is included as Schedule 1 to this report and a map illustrating the proposed lot configuration is included as Schedule 2 to this report. Consent Application 2025-B-06 The applicants are requesting consent to sever and merge lands for the purpose of a boundary adjustment as noted below: Lands to be Severed Final Lot Configuration Final Lot Configuration from 1860 Ridge Road for 4346-010-007-22200* for West (Part 2 on the 1860 Ridge Road West applicants sketch) to be merged with 4346- 010-007-22200: Frontage: Approximately 10.3 m Approximately 32.78 m Approximately 32.7 m 33.8 ft. 107.5 ft. 107.2 ft. Depth: Approximately 98.5 m Approximately 114.1 m Approximately 113.5 m 323.1 ft. 374.5 ft. 372.3 ft. Area: Approximately 0.1 ha Approximately 0.6 ha Approximately 0.36 ha 0.25 ac. 1.4 ac. 0.89 ac. Use: Vacant Future Residential Residential *Final lot configurations following Consent Applications 2025-B-06 and 2025-B-07. Development Services June 4, 2025 Report No. DS2025-059 Page 2 of 10 Page 50 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... Consent Application 2025-B-07 The applicants are requesting consent to sever and merge lands for the purpose of a boundary adjustment as noted below: Lands to be Severed Final Lot Configuration Final Lot Configuration from 4346-010-007- for 1860 Ridge Road for 4346-010-007- 22200 (Part 3) to be West * 22200* merged with 1860 Ridge Road West: Width: Approximately 31.9 m Approximately 32.7 m Approximately 32.78 m 104.6 ft. 107.2 ft. 107.5 ft. Depth: 17.31 m — 24.03m (56.7ft Approximately 113.5 m Approximately 114.1 m — 78.8ft) (372.3 ft. 374.5 ft. Area: Approximately 0.06 ha Approximately 0.36 ha Approximately 0.6 ha (0.16 ac.) (0.89 ac.) (1.4 ac.) Use: Vacant Residential Future Residential *Final lot configurations following Consent Applications 2025-B-06 and 2025-B-07. No new lots are proposed as a result of the boundary adjustment/lot additions. A drawing showing the final lot configuration is shown on Schedule 3 to this report. Analysis Provincial Planning Statement (PPS) The Provincial Planning Statement (PPS) provides policy direction on matters of Provincial interest related to land use planning and development. The intent of the Provincial Planning Statement is to build strong and healthy communities while at the same time promoting efficient land use and development patterns. Lot adjustments may be permitted for legal or technical reasons (Section 2.3.4.2) including minor boundary adjustments which do not result in the creation of a new lot. Based on the above, Planning Staff is of the opinion that these applications for boundary adjustments are minor in nature and are consistent with the PPS. County Official Plan The subject lands are designated "Settlements" in accordance with Schedule 5.1 (Land Use Designations) in the Simcoe County Official Plan. Section 3.3 of the County's Official Plan contains "General Development Policies". Specifically, Section 3.3.5 permits consents for the purpose of legal or technical reasons which do not result in the creation of a new lot. Planning Staff are satisfied that that these boundary adjustments are minor in nature as they will not impact the character of the surrounding uses and the lots will be large enough to accommodate the existing and proposed residential uses. Development Services June 4, 2025 Report No. DS2025-059 Page 3 of 10 Page 51 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... The County has been circulated the subject applications and at the time of writing this report, comments have yet to be received by Township staff. The Committee should have regard to any County comments that may be received. Township of Oro-Medonte Official Plan The subject lands are located within the Shanty Bay Rural Settlement Area and are designated Rural Settlements according to Schedule 'A' of the Township's Official Plan. The Rural Settlements designation permits detached dwellings, among other uses. The Rural Settlements section is silent on boundary adjustments; therefore, Planning Staff must defer to the general "Boundary Adjustment" policies of the Township Official Plan in evaluating the proposed applications for boundary adjustments. Specifically, Section 4.8.7 "Boundary Adjustments", states: 1. "A consent may be permitted for the purpose of modifying lot boundaries. Other than where a boundary adjustment establishes frontage on a year-round maintained road for a previously landlocked parcel, no building lot shall be created through a boundary adjustment. 2. In reviewing an application for such a boundary adjustment, the Township shall be satisfied that the boundary adjustment will not affect the viability of the use of the properties affected as intended by this Plan. In addition, the Township shall be satisfied that the boundary adjustment will not negatively affect the viability of any agricultural parcels affected" (p. 169). Planning Staff are satisfied that the proposed boundary adjustments are generally in keeping with the intent of the Rural Settlement policies stated in the Official Plan, and otherwise conform to the boundary adjustment policies contained in Section 4.8.7 as no new building lot is proposed and the proposed boundary adjustments will not affect the viability of the current and proposed residential uses. Township's Zoning By-law The subject lands are zoned Residential One (R1) in the Township's Zoning By-law 97- 95, as amended. The proposed boundary adjustments would comply with the provisions of Zoning By-law 97-95, as amended. Planning Staff have had discussions with the abutting property owner at 1844 Ridge Road West who has indicated that there are butternut trees located directly behind their lot on the applicants vacant property 4346-010-007-22200. Butternut trees are listed as an endangered species under the Endangered Species Act and are protected through this Act. As a condition of consent approval, the applicant will be required to sign a memorandum of understanding that will require the applicant to prepare a tree inventory report at the time of building permit application to determine if a butternut tree is found on the subject property. If a butternut tree is found on the subject property, the applicant will be required to engage the services of a Butternut Health Expert to prepare a Development Services June 4, 2025 Report No. DS2025-059 Page 4 of 10 Page 52 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... butternut health assessment before impacting any butternut tree of any age, even if it is dead or dying. Comments received from Township Building Services indicate that the Township does not have record on file for the on-site sewage system located at 1860 Ridge Road West. The applicant is required to provide the location of the existing sewage system complete with distances to lot lines to ensure that it meets the minimum requirements of the Ontario Building Code (OBC). Based on the above, Planning Staff are recommending deferral of the Consent Applications to provide the applicant the opportunity to address Building Division comments. Planning Act, R.S.O. 1990, c. P.13 Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. It is Planning Staff's opinion that the requested consent applications are consistent with the PPS 2024 and the applicable matters of Provincial interest. Financial/Legal Implications/ Risk Management Potential financial and legal implications may apply should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development —to ensure the development of complete communities and the protection of our rural character. Development Services June 4, 2025 Report No. DS2025-059 Page 5 of 10 Page 53 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... Consultations Notice of these applications were circulated to the public and to various review agencies and Township departments. Public notice signs were also posted on the subject lands. As of the preparation of this report, the following comments have been received: COMMENTER DATE COMMENT 1. Township of Oro-Medonte does not have a record on file for the on-site sewage system for the developed lot at 1860 Ridge Rd west. Provide Location of existing sewage system complete with distances to lot lines. Note: Uncovering of distribution piping and location of proposed lot line may be required to be verified on site 2. Indicate existing well location Township Building Division May 21, 2025 with clearances based on well type, drilled or dug 3. Indicate proposed building envelope, well location and sewage envelope with clearance to lot lines. 4. Applicant/owner to be aware that the existing dwelling will be required to comply with limiting distance requirements of the Ontario Building Code in 9.10.15. Provide elevation and calculations completed by a qualified individual. Township Operations May 20, 2025 No comments Enbridge Gas May 26, 2025 No objection. Attachments Schedule 1: Location Map Schedule 2: Proposed Lot Configuration Schedule 3: Final Lot Configuration Development Services June 4, 2025 Report No. DS2025-059 Page 6 of 10 Page 54 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... Conclusion Based on Planning Staff's analysis of these applications, it is Staff's recommendation that Consent Applications 2025-B-06 and 2025-B-07 be deferred to provide the applicant with the opportunity to address Building Division comments noted in the preceding section of this report. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services May 26, 2025 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services May 29, 2025 Development Services June 4, 2025 Report No. DS2025-059 Page 7 of 10 Page 55 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... Schedule 1: Location Map 39 47 1822 1832 55 8 1844 A' 1860 n �� 63 G�ara 73 R�d9e Rd�. 64 7 21 1847 1871 1911 Location ®Subject Lands 2025- Totn»sI of B-06 O Subject Lands 2025- Proad Heritage,Exciting Future B-07 0 100 File Number:2025-6-06&07 N I I I I I Development Services June 4, 2025 Report No. DS2025-059 Page 8 of 10 Page 56 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... Schedule 2: Proposed Lot Configuration 1 1 t 1 I� .M1••,`N.�Sa• ,11 639.2 m �x 3618.6 Sq.m 1' 1 1 vMr 1 vMT= Sk- ifr Me Part 2 to be severed from 1860 Ridge Road West to be merged with 4346-010-007- 22200. Part 3 to be severed from 4346-010-007-22200 and merged with 3324 Line 4 North. Final lot configuration for 1860 Ridge Road West(Parts 1 and 3). ' Final lot configuration for 4346-010-007-22200 (Parts 2 and 4). Proposed Lot Configuration C9;�I�, ' �� Proud Heritage,Exciting Fiaure File Number:2025-B-06&07 Development Services June 4, 2025 Report No. DS2025-059 Page 9 of 10 Page 57 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... Schedule 3: Final Lot Configuration 47 1832 55 1844 1860 63 73 V0.�. Rd9e O� /f \64 i 1847 1871 Final Lot Configuration ��� 495A Q 2025-B-06 Tounvship of Q 2025-B-07 0, Yrnrrd Heritage,G.rritirrg Future File Number:2025-B-06&07 Development Services June 4, 2025 Report No. DS2025-059 Page 10 of 10 Page 58 of 146 6.b) 6:0 r, Planning Servicesqpill ... F `s I w W W W 'Il JODUSCFS U) - E L Pu alaa3S u C) ' IPH ueMo� W C) 1 �- � M NLO _ N U) C) I N C) N NC) cn cn N N O °6 o CD t- C) cO U a) o •� _0 O 4 U Q (D "t a) cn 06 06 C •- C O }' C •— U •- v C LM N O C) Page 59 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... U w L C jCwt t j O N E �o 4 U) O N M 4-0 CO . 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Ui, C+ _> O E ECO x F0 o\ i O ~ (0 O Q) p V ON Ca M �Cu `t � O N N O `� O N J O O 4� L- L- W j © r Q 0- LL NO E Q Q _0 L Cr N CO U 5 � `a c = o ° G cn O ti m .0 C� o NO a) Q C � a) N � CO (0 � c� CO p > .� � _Ecj 0 a) � M O CO O X " X `1 V ([3 Lo LJJ J CO O 0 - CI4 °- a. � CL O °' Q• � N N m � LL Q ° CD �n O a) �; U) N N u, N CO � � (u E ti R3 p 0 O cc U) Oa ai 4--+ O a) O O CO air •� p cn _ (II Q. 00 � M O � le 0 CD .... C a z0 O -� CO a, a) V Ca (� p 0 CO O O o cu E U CL IL � o Q � � z Page 61 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... `s cE w U 4 x W `; I A--+ W , M _ Cn (� �,: 0 U IZ �i >1 i v CO O a m O Lr) m O �= N O 0 c) CAI a y< m O 06 �a 3 U .� \mLn - - N 4-0 • .v a r n U . Page 62 of 146 6.b) 6.05 p.m. DS2O25-059, Andy Karaiskakis, Manager, Planning Services ... 0) L4 U _e. 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Q � N O U Page 69 of 146 6.b) 6.05 p.m. DS2025-059, Andy Karaiskakis, Manager, Planning Services ... `s 04 U U) O O L t6 O � m Q W No O N N -0 ZZ., .a O U 0 0- 0- - ,00 � Q o 4-0 a Lm Cn0aD N o L N 4-0 N U O cn N o o E O 06 L � 01 o 0 O O U � N � �Cn .� . . 0 0 > 0 E ca � 0 Q 0 E _ O CU N N C � E 4- 00 O E CO � � 1jU) C ) U' � wCOCO Page 70 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... -�(W Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: June 4, 2025 Report No.: DS2025-055 Subject: Consent Application 2025-13-09 (12 West South Inc.), 9647 Highway 12 Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-055 be received and adopted. 2. That Consent Application 2025-B-09 (12 West South Inc.), to permit a boundary adjustment having a lot frontage of approximately 45.9 m (150.6 ft.), an irregular lot depth and a total area of approximately 0.40 ha (1.0 ac.) to be added to the property located at 4031 Line 13 North (Warminster Elementary School), Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2025-055. 3. The conditions are as follows: a) That the severed lands being Block 13 on the Draft Plan of Subdivision (revision dated November, 2023) prepared by Brutto Consulting with an area of approximately 0.40 hectares (1.0 acre) and approximately 45.9 metres (150.6 feet) of frontage on Highway 12 be merged in title with the abutting property to the north, municipally described as 4031 Line 13 North, and that the provisions of Sections 50(3) and 50(5) of the Planning Act apply to any subsequent conveyance of, or other transaction involving, the identical subject parcel of land. Therefore, once the subject parcel of land has been Development Services June 4, 2025 Report No. DS2025-055 Page 1 of 10 Page 71 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... conveyed to the owner of the abutting parcel, the subject parcel and the said abutting parcel shall merge in title and become one parcel of land. A Solicitor's written undertaking shall be provided to the Secretary-Treasurer indicating that the necessary steps will be taken to: 1) implement the conveyance and merger; 2) consolidate the severed and benefitting parcels to one Property Identification Number; and 3) alter the benefitting parcel, if it was created pursuant to Sections 50 or 53 of the Planning Act, so that it is not the identical parcel of land. b) That the purchaser (Simcoe County District School Board) executes the Township's Memorandum of Understanding by which they acknowledge the requirements and timing of matters that may include: all matters related to drainage on the lands to be severed and conveyed to Warminster Elementary School, including and not limited to culverts for walkways and drainage swales. c) That all municipal taxes be paid to the Township of Oro-Medonte. d) That one copy of a Registered Reference Plan of the severed lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary- Treasurer which conforms substantially with the application as submitted. A draft copy of the reference plan shall be provided to the Secretary-Treasurer for review and approval prior to registration on title. e) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality and for use for the issuance of the certificate of consent. f) That the Certificate of Consent be issued utilizing Form 4, Section 53(42) of the Planning Act R.S.O. 1990, to merge the parcels. g) That the conditions of consent imposed by the Committee be fulfilled within two years from the date of the giving of the notice of decision (Approval shall lapse where the conditions have not been fulfilled within two years of being imposed and/or two years from the date of the certificate if the transaction has not been finalized.). WARNING: Failing to fulfil the conditions within the above- noted statutory periods (Sections 53(41) & 53(43), the Planning Act R.S.O. 1990) shall cause the application to lapse and render this Decision null and void. 4. And that the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services June 4, 2025 Report No. DS2025-055 Page 2 of 10 Page 72 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... Background The purpose of this report is to provide information and a staff recommendation to ~ Development Services ,. Committee regarding Consent h. �'s.` •� � .• . application 2025-B-09, which is ~` intended to permit a boundary adjustment, severing Block 13 from the approved draft plan of subdivision (2021-SUB-02) and conveying it to the Warminster Elementary School located to the north of the subject lands. The Simcoe County District School Board (SCDSB) is seeking to acquire these lands �� r prior to the registration of the plan of subdivision, as they plan `� to complete the site works on , these lands prior to the start of rr�` the school year in September. The subject lands have a total lot area of approximately 2.76 hectares (6.83 acres) and are located within the Warminster Rural Settlement Area, see the Location Map on Schedule 1 of this report. The subject lands are currently vacant. Surrounding land uses consist mostly of residential uses and the Warminster Elementary School is located to the north of the subject lands and Highway 12 is located to the east. Previous Planning Applications Block 13 is the result of approvals tied to previous planning applications, which are listed below: • Draft Plan of Subdivision 2021-SUB-02 was approved on October 2, 2024, to permit the creation of a new subdivision consisting of eleven (11) single detached residential lots along the extension of Dylan Avenue, a stormwater management block (Block 14), a block to be transferred to the Simcoe County District School Board (Block 13) and a walkway (Block 12) to provide access to the Warminster Elementary School. • Zoning By-law Amendment Application 2021-ZBA-15 was submitted concurrently with the Draft Plan of Subdivision. The purpose of the Zoning By-law Amendment was to rezone the subject lands from the Residential One Hold Development Services June 4, 2025 Report No. DS2025-055 Page 3 of 10 Page 73 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... (R1(H)) Zone to the Residential One Exception 360 Hold (R1*360(H)) Zone, Residential One Exceptions 360 and 364 Hold (R1*360*364(H)) Zone, Institutional (1) Zone and Open Space (OS) Zone, see Schedule 3 to this report. Exception 360 and Exception 364 are to permit site specific exceptions for the future residential lots. The Open Space Zone is to permit a future storm water management block and walkway block. The Institutional Zone was intended to be transferred to the adjacent public school as part of the plan of subdivision. The Zoning By-law Amendment (By-law 2024-078) was passed by Council on October 2, 2024. Consent Application 2025-B-09 The applicant is requesting consent to sever and merge lands for the purpose of a boundary adjustment as noted below: Lands to be Severed from 9647 Lands to be Retained Highway 12 and merged with 4031 (9647 Highway 12): Line 13 North Warminster Elementary School): Frontage: Approximately 45.9 m 150.6 ft. Approx.199.4 m 654.1 ft. Depth: Irregular Irregular Area: Approximately 0.40 ha (1.0 ac.) Approximately 2.36 ha (5.8 ac.) Use: Institutional Future residential subdivision The applicant's consent sketch can be found on Schedule 2 to this report. �Rl Rl RI Analysis 1 s(' R t R, Provincial Planning Statement (PPS) ' r l Rl Lands to be conveyed/added the R1 The Provincial Planning R1 Rl Statement (PPS) provides R ... 3 PJg• R, R1 policy direction on matters RV198 RI 11`e R1 of Provincial interest Rl R1 RI \R1 related to land use Rl Rl'360-364 \ R1 ,9; planning and Rl Rl - R= ` development. The intent R1 `Rl'360.364 �� °�R� of the Provincial Planning Existing Warminster School % " R= Site ` R]'360(N) ��' � Statement is to build R1 R, %% .' R1 RI strong and healthy RI Rl ? R1 ` .' "'. Rl j R1 communities while at the R1 R1 ``.' R] R1 R1 R1 Rl p, \, same time promoting R1 efficient land use and development patterns. Section 2.5 — Rural Areas in Municipalities and Section 2.3 — Settlement Areas are applicable to this application. Development Services June 4, 2025 Report No. DS2025-055 Page 4 of 10 Page 74 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... Planning Staff is of the opinion that this application is consistent with the Provincial Planning Statement as the boundary adjustment/lot addition is consistent with the development guidance established through the approved Draft Plan of Subdivision and Zoning By-law Amendment, which established the "Institutional" zone for the lands to be conveyed. County Official Plan The subject lands are designated "Settlements" in accordance with Schedule 5.1 (Land Use Designations) in the Simcoe County Official Plan. Section 3.3 of the County's Official Plan contains "General Development Policies". Specifically, Section 3.3.5 permits consents for the purpose of legal or technical reasons which do not result in the creation of a new lot. Planning Staff are satisfied that that this boundary adjustment/lot addition is minor in nature as the size and shape of the lands to be transferred have not changed and will simply transfer the lands prior to the registration of the plan of subdivision while maintaining the approved actions to ensure that the lands are conveyed to the existing school site. The County has been circulated the subject application and at the time of writing this report, comments have yet to be received by Township staff. Township of Oro-Medonte Official Plan The subject lands are located within the Warminster Rural Settlement Area and are designated Rural Settlements according to Schedule 'A' of the Township's Official Plan. The Rural Settlements designation permits single detached dwellings, and public and community uses such as public and private schools, among other uses. The Rural Settlements section is silent on boundary adjustments; therefore, Planning Staff must defer to the general "Boundary Adjustment" policies of the Township's Official Plan in evaluating the proposed boundary adjustment. Specifically, Section 4.8.7 "Boundary Adjustments", states: 1. "A consent may be permitted for the purpose of modifying lot boundaries. Other than where a boundary adjustment establishes frontage on a year-round maintained road for a previously landlocked parcel, no building lot shall be created through a boundary adjustment. 2. In reviewing an application for such a boundary adjustment, the Township shall be satisfied that the boundary adjustment will not affect the viability of the use of the properties affected as intended by this Plan. In addition, the Township shall be satisfied that the boundary adjustment will not negatively affect the viability of any agricultural parcels affected" (p. 169). Development Services June 4, 2025 Report No. DS2025-055 Page 5 of 10 Page 75 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... Planning Staff are satisfied that the proposed boundary adjustment is generally in keeping with the intent of the Rural Settlements policies stated in the Official Plan and otherwise conform to the boundary adjustment policies contained in Section 4.8.7 as no new building lot is proposed and the proposed boundary adjustment will not affect the viability of the current and proposed uses. The engineered drawings for the draft plan of subdivision identified drainage works to be completed on the lands to be conveyed to the school. These works were originally proposed to be completed by the Developer as part of the plan of subdivision; however, since those lands are proposed to be severed in advance of the registration of the subdivision, the drainage will have to be completed by the school board prior to the use of those lands. Planning Staff recommend that as a condition of consent, that the Simcoe County District School Board (SCDSB), executes the Township's Memorandum of Understanding by which they acknowledge the requirements and timing of matters related to drainage on the lands to be conveyed to Warminster Elementary School, including and not limited to culverts for walkways and drainage swales. Township's Zoning By-law The subject lands are zoned "Residential One Exception 360 Hold (R1*360(H))", "Residential One Exception 360 and 364 Hold (R1*360*364 (H))", "Open Space" and "Institutional" in the Township's Zoning By-law 97-95, as amended, see Schedule 3 to this report. The "Open Space" zoned lands will be a future storm water management block. Block 13 is intended through this application to be added to the adjacent public school and is zoned Institutional (1). Permitted uses in the "Institutional" zone include public schools. Financial/Legal Implications/ Risk Management Potential financial and legal implications may apply should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Development Services June 4, 2025 Report No. DS2025-055 Page 6 of 10 Page 76 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... Corporate Strategic Priorities • Well Planned Development —to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. Public notice signs were also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Building Division — No comments • Township Operations — No comments. • Severn Sound Environmental Association (SSEA) — No objection and no further action required related to the proposed application. Attachments Schedule 1: Location Map Schedule 2: Consent Sketch Schedule 3: Existing Zoning Conclusion Based on Planning Staff's analysis of this application, it is Staff's recommendation that Consent Application 2025-B-09 be approved to permit a boundary adjustment/lot addition, as the application conforms to and is consistent with applicable Provincial, County and Township land use policies, and represents good planning. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, May 27, 2025 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services May 28, 2025 Brent Spagnol, RPP, Director, Development Services May 29, 2025 Development Services June 4, 2025 Report No. DS2025-055 Page 7 of 10 Page 77 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... Schedule 1: Location Map 9 7 1880 5 1872 1866 to 1858 ,het 9 1885 852 38 1859 40 42 44 wa • 46 +x..a.w. 9767 48 39 �e• 1804 50 tiOn P' �P 52 41 20 54 43 1803 45 4031 56 47 1793 55 49 25 51 y�9hk 53 23 4032 4017 ale 9847 �s� 9725 9701 21 4024 4011 4020 19 17 4012 <I. 3999 35 33 �0 15 4006 . 37 31 4000 3989 29 16 13 12 27 3994 25 11 14 A 3988 3979 10 34 23 12 ^Os 9 3975 g 36 101 7 3982 0� 14 10 tS1{ 3967 6 d, 12 21 11 8 5 2 3963 4 9P 10 Grey 4 3959 19 15 6 6 3953 8 G� 17 15 4 yOt• 1 3949 6 11 17 2 t� 3 3945 9 �Ob 5 3939 7 9554 19 7 2 5 9 4 11 3 6 Location ® Subject Lands Totv,uhipcf Proud Heritage,Exciting Future 0 loom File Number.2025-B-09 N Development Services June 4, 2025 Report No. DS2025-055 Page 8 of 10 Page 78 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... Schedule 2: Consent Sketch Severed Lands (0.4047 ha) �`�qy Ey,�Sj�N� DNS I '•��•, ------------ Silo a Retained 'a Lands (2.3648 ha) Z i80 LJ W ___—___--asp _ y 1 t \oi o� f J ,\•. �a C I— ———— _PUN___ ___"_�.� IrEXIST�dRESIDEN IAL REGISTERED I r ru Ir PLAN r, I r j r R � SIM-1094 r Eo g i--------- --------LOT �---� Q Y of 19 Consent Sketch 0���� Proud Heritage,F.xcitiuq Futurr File Number:2025-B-09 Development Services June 4, 2025 Report No. DS2025-055 Page 9 of 10 Page 79 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re, Conse... Schedule 3: Existing Zoning RI RI . - R1 Rl R1 R1 R1 OS u] R1 R1 Y LC RI R1 R1 R3 fig. RI Q' R1 Rl*198 R1 R1 Rl OS R1 R1 - R1*360*364 R1*195 RI (H) R1 R1 --... i A/RU RI RI /R1 R1*360*364- v A/RU (H) RI R1 RI / R1*360(H) RI P II R1 R1 ` R1 i RI RI Rll Rl RI / l R1 1 R1 R1 R1 R1 R1 R1 RI R1 A R1 R1 R1 RI RS R1 R1 R1*258 R1 R1 A R1 R1 R1 RI R1 R1 �f?sf R1 R1 R1 R1 Q��� RI RI NRI RI Rl ��, RI w RI RI !0 + RI Rl Rl RI g5' R1*265 RI \�y01. R1 R1 4eG( R3 RI `P10 R1 la RI R1*265 RI RI Rl RI R1 r Rl 265 Rl� Rl R3*265 Rl*265 61 ., A RU Existing Zoning RI(Residential One) Subject Lands LC(Local Commercial) 7-wtrshi ' C A/RU(Agricultural/Rural) Q OS(Open Space) Proud Heritage,Exciting Futurr I(Institutional) 0 100 m File Number:2025-B-09 N I i i i Development Services June 4, 2025 Report No. DS2025-055 Page 10 of 10 Page 80 of 146 6.c) 6.1 - , Senior Planner re. Conse... ¢' w 0 rn W .a. a U �= �— iee• G� Oany ueIAa rn i C/! _ 0 (n 1 W i y 'N£4 aui-I N � — a — — 'is ua3sa,d 1 CD �•y1 W N O N N M O � cz ca C: O O Q a) O 4-j N U N W cn O O i E a) � O = � O a� E OM � OoO � O � � 0) MN mU) m O � N �. C: p = > C-) p N M C0 Cn M L . . — O � O p O ++ }' rco0 • L V () r � N = w � m O � Page 81 of 146 6.c) 6.15 p.m. DS2025-055, Catherine McCarroll, Senior Planner re: Conse... 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Township o� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Brianna Belcourt, Policy & Special Projects Planner Meeting Date: June 4, 2025 Report No.: DS2025-052 Subject: Bill 17, Protect Ontario by Building Faster and Smarter Act, 2025 Proposed Building Code Act, Development Charges Act and Planning Act Amendments Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report DS2025-052 be received and adopted; and, 2. That Development Services Committee authorize staff to make a submission to the Ministry of Municipal Affairs and Housing based on the comments as outlined in Report DS2025-052 through the Environmental Registry (025-0453, 025-061, 025-0462) and Regulatory Registry of Ontario (25-MMAH003 & 25-MMAH004), respectfully, as the Township's submission on Bill 17 including proposed amendments to the Building Code Act, Development Charges Act and Planning Act, in addition to any other comments received by Council. Background On May 12, 2025, the Province tabled in the Ontario Legislature Bill 17, Protect Ontario by Building Faster and Smarter Act, 2025. The stated goal of Bill 17, if passed, is to: "Remove unnecessary barriers to building, so Ontario can get shovels in the ground faster for vital projects and protect Ontario workers during this time of increasing U.S. tariffs." Further, the proposed legislative changes are intended to: Development Services June 4, 2025 Report No. DS2025-052 Page 1 of 5 Page 92 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... "Fuel growth, create the conditions for investment, open up new markets and create good-paying jobs, and is the next step in the government's plan to protect Ontario by building a stronger, more resilient economy." The Bill proposes several amendments to the Building Code Act, the Development Charges Act and the Planning Act, in addition to several other pieces of legislation. A copy of the municipal notification letter from the Ministry of Municipal Affairs and Housing (MMAH) is included as Appendix 'A' of this report. The purpose of this report is to provide the Committee with a summary of the proposed changes to the Building Code Act, Planning Act and Development Charges Act, how they may affect Oro-Medonte and share the opportunity for comments with Council for additional input. Summary of Amendments While there are some positive changes in Bill 17, there are changes to the legislation that will impact the Township of Oro-Medonte. A summary of the proposed changes to the Building Code Act, Development Charges Act and Planning Act, along with their potential impact on Oro-Medonte, has been organized within a chart forming Appendix `B' of this report. Public Review & Consultation Given that Bill 17 offers changes to a variety of legislation, there are multiple opportunities for municipalities to provide comment, including through the Regulatory Registry of Ontario (RR) and Environmental Registry of Ontario (ERO). Regulatory Registry of Ontario (RR) Postings on the Regulatory Registry of Ontario (RR) are available related to the proposed amendments to both the Building Code Act and Development Charge Act: 1. RR No. 25-MMAH004: Eliminate Secondary Approvals for Innovative Construction Materials Public Review Period: 30-days Comment due Date: June 11, 2025 2. RR No. 25-MMAH003: Changes to the Development Charges Act, 1997 to Simplify and Standardize the Development Charge (DC) Framework Public Review Period: 30-days Comment due Date: June 11, 2025 Development Services June 4, 2025 Report No. DS2025-052 Page 2 of 5 Page 93 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... Environmental Registry of Ontario (ERO) Three (3) posting are available on the Environmental Registry of Ontario (ERO) concerning the proposed changes to the Planning Act and associated regulations. 1. ERO No. 025-0461: Proposed Planning Act and City of Toronto Act, 2006 Changes (Schedules 3 and 7 of Bill 17 - Protect Ontario by Building Faster and Smarter Act, 2025) Public Review Period: 30-days Comment due Date: June 11, 2025 2. ERO No. 025-0462: Proposed Regulations— Complete Application Public Review Period: 45-days Comment due Date: June 26, 2025 This ERO posting specifically welcomes thoughts on: • What topics or studies should be identified as being permitted to be required by municipalities as part of a complete application? • Which certified professionals (e.g., professional engineers) should be included in the list of professionals whose reports/studies would be required to be accepted as final submissions by a municipality as part of a complete planning application? 3. ERO No. 025-0463: Proposed Regulation—As-of-right Variations from Setback Requirements Public Review Period: 45-days Comment due Date: June 26, 2025 Both the RR and ERO feature additional posting related to amendments to some of the other pieces of legislation, such as the Building Transit Faster Act, which this report does not cover. Financial/Legal Implications/ Risk Management There are no immediate financial implications to the Township of Oro-Medonte as a result of adopting this report; however, future financial impacts could arise if the proposed changes under Bill 17 receive Royal Assent. These include a potential reduction in overall Development Charge (DC) revenues due to expanded deferrals for all residential developments until occupancy, which may delay revenue collection and affect the Township's cash flow and infrastructure planning. Additionally, restrictions on interest charges for deferred DCs could limit Oro-Medonte's ability to offset financial delays, while new exemptions—such as for long-term care homes—may further reduce revenue. Development Services June 4, 2025 Report No. DS2025-052 Page 3 of 5 Page 94 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... Changes to how DCs are calculated and when they are payable could also result in lower collections and increased administrative complexity. Policies/Legislation Bill 17, Protect Ontario by Building Faster and Smarter Act, 2025 (Proposed) Planning Act, R.S.O. 1990, c. P.13 Building Code Act, 1992, S.O. 1992, c. 23 Development Charges Act, 1997, S.O. 1997, c. 27 Corporate Strategic Priorities Financial Sustainability Well Planned Development Consultations The following internal divisions were consulted and contributed to the preparation of this report: • Finance; and, • Building Services. Attachments Appendix 'A' — Bill 17 Municipal Notification Letter (MMAH) dated May 13, 2025 Appendix 'B' — Bill 17 Anticipated Impact Summary Additional Supporting Information Technical Briefing — Protect Ontario by Building Faster and Smarter Act, 2025 (MMAH) dated May 12, 2025 Conclusion The changes proposed by Bill 17 to the Building Code Act, Development Charges Act, and the Planning Act have the potential to impact the Township of Oro-Medonte. With that said we are currently unable to have a full understanding of the total impact due to the lack of details around implementation and the regulations that would be authorized through the amendments. At this stage, the anticipated effects primarily relate to municipal processes, enforcement responsibilities, and financial considerations— particularly the potential reduction in Development Charges (DCs), which could affect the Township's revenue, cash flow, and infrastructure planning. On this basis, staff are recommending that Development Services Committee authorize staff to submit comments on behalf of the Township through the respective Regulatory Development Services June 4, 2025 Report No. DS2025-052 Page 4 of 5 Page 95 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... (RR) and Environmental (ERO) Registries and that these comments reflect those detailed in Appendix 'B', along with any additional comments as directed by Development Services Committee. Specifically, the comments should highlight the need for a better understanding of the proposed regulations, intended to follow these legislated amendments, to clarify impact on the municipality. As the Bill progresses through the legislative process, Staff will continue to undertake analysis of the potential implications to the Township and keep Committee informed. Respectfully submitted, Brianna Belcourt, Policy & Special Projects Planner, May 26, 2025 Approvals: Date of Approval Andy Karaiskakis, Manager, Planning Services May 28, 2025 Brent Spagnol, Director, Development Services May 30, 2025 Shannon Johnson, Director Finance/CFO May 30, 2025 Development Services June 4, 2025 Report No. DS2025-052 Page 5 of 5 Page 96 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... Ministry of Ministere des Municipal Affairs Affaires municipales and Housing et du Logement Office of the Minister Bureau du ministre oho 777 Bay Street, 171" Floor 777, rue Bay, 17e etage Toronto ON M7A 2J3 Toronto (Ontario) M7A 2J3 Tel.: 416 585-7000 Tel. : 416 585-7000 234-2025-2204 May 13, 2025 Dear Head of Council, On May 12, 2025 1 introduced the Protect Ontario by Building Faster and Smarter Act, 2025 (Bill 17). Through this legislation, and other changes, we are responding to recommendations and requests from municipal leaders to make it easier and faster to build new homes and infrastructure Ontario needs like transit, roads, water, and wastewater systems. The bill contains bold actions to protect Ontario from the Ministry of Municipal Affairs and Housing, the Ministry of Infrastructure and the Ministry of Transportation. Details about the range of measures can be found in the news release. Building Code Act— Ministry of Municipal Affairs and Housing Schedule 1 of the Bill proposes changes to the Building Code Act which include: • Adding a provision to clarify that municipalities do not have the authority to create or enforce their own construction standards. • Eliminating the requirement for a secondary provincial approval of innovative construction products for products that have already undergone a "Canadian Code Compliance Evaluation" by the federal Canadian Construction Materials Centre (25- MMAH0042). Comments can be made through the Regulatory Registry of Ontario (RR) from May 12, 2025, to June 11, 2025. Development Charges Act— Ministry of Municipal Affairs and Housing Schedule 4 of the Bill proposes changes to the Development Charges Act, 1997, to standardize the development charge (DC) methodology and framework and improve predictability of costs, include: • Creating a regulation-making authority to merge service categories for DC credits. • Creating a regulation-making authority to specify what constitutes a "local service." • Expanding the DC deferral to non-rental residential developments. Related changes include: /2 Page 97 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... - 2 - ■ Providing municipalities authority, in circumstances set out in regulation, to require financial security for payment of deferred DCs for non-rental residential developments; and ■ Removing authority for municipalities to charge interest on any legislated DC deferral amounts. • Enabling municipalities to make any changes to their DC by-laws for the sole purpose of reducing DCs or removing indexing without undertaking certain procedural requirements. • Creating a regulation-making authority to prescribe exceptions, including conditional exceptions, to capital costs that are eligible to be recovered from DCs. • Providing that the frozen DC rates on a development would not be applicable if the current DC rates in effect would result in a lower payment. • Exempting long-term care homes within the meaning of subsection 2 (1) of the Fixing Long-Term Care Act, 2021 from municipal DCs. We are interested in receiving your comments on these proposed measures. Comments can be made through the Regulatory Registry of Ontario (RR) from May 12, 2025, to June 11, 2025: • RR 25-MMAH003: Changes to the Development Charges Act, 1997, to Simplify and Standardize the Development Charge (DC) Framework. Planning Act— Ministry of Municipal Affairs and Housing Schedules 3 and 7 of the Bill propose changes to the Planning Act and the City of Toronto Act, 2006 that would help streamline and standardize municipal development processes. If passed, the proposed changes would: • Provide authority for regulations to limit municipal complete application studies and provide greater recognition of planning reports prepared by prescribed certified professionals, • Remove the need for certain minor variances, • Give the Minister of Municipal Affairs and Housing the authority to impose conditions on a use permitted by a Minister's zoning order, and • Streamline planning approvals for publicly funded kindergarten to grade 12 schools. We are interested in receiving your comments on these proposed measures. Comments can be made through the Environmental Registry of Ontario from May 12, 2025, to June 11, 2025: • ERO 025-0461: Proposed Planning Act and City of Toronto Act, 2006 Changes (Schedules 3 and 7 of Bill 17- Protect Ontario by Building Faster and Smarter Act, 2025). We are also interested in receiving any comments you may have on associated regulatory changes. The government is undertaking 45-day consultations on the following proposals from May 12, 2025, to June 26, 2025: /3 Page 98 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... - 3 - • ERO 025-0462: Proposed Regulations — Complete Application (seeking feedback on proposed regulations to address complete application requirements (study/report requirements) and submissions from certified professionals) • ERO 025-0463: Proposed Regulation — As-of-right Variations from Setback Requirements (seeking feedback on a proposed regulation that would allow variations to be permitted "as-of-right" if a proposal is within 10% of requirements for setbacks from property lines applicable to specified lands) The Environmental Registry postings provide additional details regarding the proposed changes. Ministry of Infrastructure Act— Ministry of Infrastructure Schedule 6 of the Bill proposes changes to the Ministry of Infrastructure Act, 2011 (MOIA), to provide the Minister of Infrastructure with the authority to request information and data from municipalities and municipal agencies, where needed to support provincially funded infrastructure projects. This would help speed up the delivery of critical infrastructure that our growing communities need, while also supporting jobs and economic growth. Comments can be made through the Regulatory Registry of Ontario (RR-25MO1003) from May 12, 2025, to June 11, 2025. Transit-Oriented Communities Act— Ministry of Infrastructure Proposed changes to the Transit-Oriented Communities (TOC) Act, 2020, would reduce barriers to implementing the Transit Oriented Communities (TOC) by: • Amending the definition of a "Transit Oriented Communities project" to include projects along the GO and LRT network more efficiently, • Removing OIC approval requirements for any agreements between the Minister (or an entity with delegated powers) and a municipality, and • Enabling the Minister to delegate certain responsibilities to Infrastructure Ontario for the purpose of developing TOCs. We are interested in receiving your comments on these proposed changes. Comments can be made through the Environmental Registry of Ontario from May 12, 2025, to June 11, 2025: • ERO 025-0504: Proposed Transit-Oriented Communities Act, 2020, changes to reduce barriers to implementing municipal agreements. Ministry of Transportation Schedule 2 of the bill proposes a change to the Building Transit Faster Act, 2020 (BTFA) that, if passed, would extend the use of the BTFA measures to all provincial transit projects. This change would remove barriers to building transit faster and get shovels in the ground quicker to build major provincial transit projects that connect communities. /4 Page 99 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... - 4 - A proposed amendment to the Metrolinx Act, 2006, permits the Minister of Transportation to request certain information and data from municipalities or municipal agencies necessary to support the development of provincial transit projects or Transit- Oriented Communities projects. You may provide your comments on the proposed change to the BTFA through the Environmental Registry of Ontario (ERO) notice ERO 025-0450 and the Ontario Regulatory Registry notice (RR 25-MTO005) and the Metrolinx Act (RR 25-MTO006) from May 12, 2025 to June 11 , 2025. The government invites you to review the Environmental Registry of Ontario and Regulatory Registry of Ontario posting links provided above and share any feedback you may have. If you have any questions, please reach out to my Director of Stakeholder and Caucus Relations, Tanner Zelenko, at Tanner.Zelenko a().ontario.ca. In the face of economic uncertainty, we must protect Ontario by speeding up construction so we can lower housing costs and keep workers on the job. I look forward to continued collaboration with you, our municipal partners, to create the homes that Ontario need today, tomorrow, and in the decades to come. Sincerely, Hon. Robert J. Flack Minister of Municipal Affairs and Housing C. The Honourable Kinga Surma, Minister of Infrastructure The Honourable Prabmeet Sarkaria, Minister of Transportation The Honourable Graydon Smith, Associate Minister of Municipal Affairs and Housing Robert Dodd, Chief of Staff, Minister's Office Matthew Rae, Parliamentary Assistant, Municipal Affairs and Housing Laura Smith, Parliamentary Assistant, Municipal Affairs and Housing Brian Saunderson, Parliamentary Assistant, Municipal Affairs and Housing Martha Greenberg, Deputy Minister, Municipal Affairs and Housing David McLean, Assistant Deputy Minister, Municipal Affairs and Housing Caspar Hall, Assistant Deputy Minister, Municipal Affairs and Housing Municipal Chief Administrative Officers Page 100 of 146 Ta) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... z z - z z o O +�--' O a) C U O m N -O — a) C a) m � _0 � � a E ' — owe m m � .-o o c m w O oQ � a O o c in U m • o mc w mm� E � a mC u ci f) a m o a QoT o no T� a io a ovcomniL L m o a a) o U) m - (a) T UU am c ON -Dj CL CO m > w `m a 'E m -oa O ~ m � Q C CO .� — — m O a) N a) m a) cn cn O O s E m E cn a c Z r o r a m E 0 VJ U m > C 7 O � E O O m m U . m La C oMo 6 n CuCO - 0amL� ai cn > � amo ) cn m C: c a CU m oc .Qmo �o wm> > c O) Q�LoEm � Us o o� o'E o o E Cc w > o o oa o a m > Cu a O o o m e a) m coL) m m o o m 0 a) m m >mM m L) _0 c-. m > mO — o m > g2 oCL 1 c c o E mo'm o o_ L) E `E C) a Vw En mU E N .� E 0 o oE =a ) - na� � c 70 en a 000U � Q) � mN U7o U o 2 ui E oa EUE a. o -a t� cC o o ui a) m c CL c m U U) o E m O m U O L L U E o > L c C C d C C O cC LO �U' 2 °E Um `_ E CL o -0 � C Q O f0q C, O J 70 +,, cn a U .9 m m U E o .6 C a ti ti ) ) 8 m � o 0) a U a) U a) D) O K c N c N r ) d CO m I Q, N a Page 101 of 146 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... o U) 0 C O U •C +. a) C a O] O_� U •Q O U) a) Y L O U N U U) o ate) con > m C c 0) 0 o f H a`ni o o 2 m o o a 0 o L m ❑ E m E m O a) O a) 2' N 21 o o ❑ U ❑ U o >C 0 _ cn O -O C O � C C O m C aCm aaa) U) -2 a a : C OOn N C S O ) � O ) 2 D• O r 22 0 U)c o >oO C cn m n Q o Cnr .� `� .o U) L .a co) vi ai c U O c > > o c m C a) .0 C m m .T o o U❑ p E o 2 ma 0 c o 0 0 0 a fl o a) c o o E o m m U 0 Lj fl-E E E = C .S o n a o c o E U) o - m U _ o cn . m u U C U) m C x .O. a) Q a) m a) m p O C .� .o E o Y U o a) o " a '� E n o `n c .0 U U o E U .a C) E > `o C O CO .E H o m o c >, C s a C a cn c_ o a= a) o c o fl m m m a o oC U Q o m .'_ H U E m c>'n o o U ) m C) c c) ❑ `-) o c a) C1 T.� Q L a) O O O C Q C m c m o m o fl 2 ❑ o m a) E 0 a) .0 70 a) O U L U U) =E>m�i❑n Om Ca� L mcO m 70x C - LO 0 OQ O E C a) amU 0 UQ C m E O �E o Do C Q U 0 En o 0 m a o s o o 's > CM U U o c .a �_ > O m a) C o m m o U > � U o_ E Cm 4L -0 u) o o a o "—) a) 0 0 o m Q C m U o `o E o E o E U 0 E o c 0 C) m x m o Q O o o 0 cn o C) a o 0- mQ❑i _ m Co � ❑iE a C a 70 m0 o o 0E > :s cn Qa o o �X u 0 o o C CL )Q H = m m cmi m o Cu 0 U O O o f c U a Co @ U CO a) O) E 0--- X C O a) m C W o L ❑ U w W ti ti m m 0 0 E Q o E Q o Q U 7 0- U) 7 O a) 70 O N � > L > L > m U > m U 0 U In 0 U c•� v Page 102 of 146 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... 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C a) 00 c .E a) E w M E E t0 Q •U)_ w -0 - L O a) c E a) Q C6 O C6 .� 70 c � a) T m Q w O a) .� N 21 a) � ❑ U c 0 0 0 w O w w c w a) _O.a)a) a)w •� >+L . 2 � E U_ C a)� p i C O O o f � a) E ui U L > LO O c o Cu a) � -0 O �O a) i w E a) � c U 0 E a) CD .- L �� � C w �6 E U aa) U L a) ❑ N �+� 0 0 0 E �� o �- L o c E s Y a) a a) a) a) w m � - a) M E at�= > U 1i uO 1i : Q m ❑ > U c o ❑ O awia> > m ❑ a o o w o w m w o w c -0 w >1 a) U .0 � � � 7 U a) O (a N Q = � X C a) M a) m N O Q A f6 Q o 0 cn a o O (n -0 E a) o w U) o O y CD � M c= m � cj 2 a o O D E aa)i O c o X `� a a o o c E E a cm a) a) c o U Q c) c n5 N � .7- -C O O m N a) U) c O ❑ 0 0 E 0 0 � o U) a) c o a) zm w U NN m n3 cn f6 c a) c ca Q) n3 s m D E .c ❑ c O a > — O x o O c o o > o Q N C a) T T 0 0 .w a) O L L — o Q O m a) w E o con a) o ns n3 a m o o � c 'E C w O y �••) � a) T N O 0 a--� u) a) a-0 m L w O O_ a) >' � Q • T Oa) CL U O .O LCL U N2 c O fl- .V LO w a) i >, - m Q' r in c 'O w w U U Ln 00 � aa w o a: E >, s xw L n n a o o a m ❑ • • H o 0 c� m c E T m o a) a w _ o o 70 cwn m c a) a) nE E o E o = ��o n) cn ❑ U n) ti m 0 a) U E Q a) n w :3 O a) -0 0 a) L N -C U ❑ U LO Page 103 of 146 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... C T'm — U U U C O m E COC O- O Q U O U O E U O Cm > O _U a L > a) E j a) U N a) O > "O EMO O > U N � - U "O � U N � O N U O L) C6 U O O1 O U .O >. m U O C C_ fl C (6 O to N Q 'U -O L f6 `� Q m d' C6 Z :5 U ❑ O U .� U LL ❑ E O a) T N T E m E m Q U Q U O a) O N .. N 21 N 21 a) � a) -c- c U ❑ U a) T -0 Eli C 2 L O N "O O U a) a U O CO a) ❑ CT6 m U o C U C a a) f0 f6 C (�• CL U m Q a) E a) Cm U C - a a) L L U (B U .- a) C O > L 7 U C 2b OL U a-O ` L) O U U O En O (6 0 -0 E m U U j 5 N — N C t6 O cn U C _ V O U O U) Q m L a) U O .0 a) M d C Q O_`� 7 .0 7 U L a) � E Q O O' O = 2 = -O CO y •� .3 O ,� O C 2 C O '+� O +� O > .O O O O L a) L O a U a) U > O •C ~ a) ~ L 2� _O C T U O 0 -0 a L 7 O E a ❑ L O C C C U O C a) (6 N O Q U ❑ C O j, a) c)0 0 (6 C U O U >' m N .0 a) O C = C6 �-`� >+L N N U - �' O N U "O L to X U O C (6 >. O m C6 U p 3 -O U •U 0 ❑ = •- .a? in C o a. E U -0 O a) c) -0 L) _ m U c '� c M a) a0i a`)i in � � � m � m o m � .� � a) c .xa m oT a'cE o O �Q am C a ' a) c '0 � c0 — � UQ m a � a � N0- 0) a) >, L o_ a Q N O C: mO N -14 � � s M en a 'cE� � U — `O aXi . L En Lr 0O a) f6 a) vC -0 mm -0 m O i UQ E O CO ° a) wC O Cm m aT EO s > U E U =o E E a CL Co mrE E o CO a m m U 0 OA �U a � c — o .m O E � U c }a C ❑ O a) c E- o U )•- c c � C O a) min E a) O Cu a) E 2 `m E a) Q a) L (6 Q) (0 a) U ❑ U O_.— ❑ Q L -0 O ti ti m m O O a) U N U E Q a) E Q a) Q U C Q U C _O a) - O a) -0 a) 2) a) O L U L > C U > CCD - U c U 0 U cm r� Page 104 of 146 %a DS2025 05, Brianna B@c u% Policy/Special Projects manner re: B / 8 « § m \ E ± D % / \ ( * >, 3 7 2 / CO E ® � \ / # j p - 2 0 2 � c E m 0 7 E '- / E o ECD _ 6 5 0 = \ f § Z / \ / mc:O \ \ EE 5 \ / .2 t 2 / 2 = >5 e o e § _ / E / § 0 E % ) 3 \ _ = t ) § Q 0/ e q \ & = ) \ § 2 S2 / o0a ± % = 2 / �� £ 1 � ± L) S @ 2 = ° > _® ° » / m ± e .0 \ 2 f 7 ± f - 2 ® � ° 2 a b \$ } \ 7 § /% a \\ \ 2 7 U % J �g / E \ \ % 9 = ® § % = e 5 % a \ CO ¥ / e u) _ - = a S - o / » 2 / a -U) U CU70 ox0oz "ƒ \ \ ® _ = E72 E _ E > _ _ ._ _ o - o = o U) : E a) a) 7 2 = -Cu S 2 \2 j § a / 2 / E = 7 ° 2 / / _ > = g - ° 2 . = E a E 2 q 0 8 / t = S �\ / 2 / E.// _ § E 0 ± 2 o a E _ / = m ° ) ° b ° @ / s 2 3 0 e o =2 = ° ° _ m m 2 cL m = c = m E e E _ o ® - = m = 0 / o z 3 \ k \ \ G S / \ ) / § 0 _ E _ -_ = 0 . g o = _ _ = o e { / ° ° c \ / E 2 e 2 § / 7 2 § y / $ o = ° \ ° y 2 2 / o = _ = I o@ £ En = u = o = E = 2 o e a m o@ _ _ @ e £ o m = _ _ CO . / . \ / � / y E � \ \ � \ . a E \ 0- ca. a) Page105 of 146 %a DS2025 05, Brianna B@c u% Policy/Special Projects manner re: B 2 2 E E \ G \ $ \ 7 * \ 2 4 c o 3 O o ig \ \ » _/ _ _ E J E \ ® ' } ° a ° a \ o o a o 0 7 2 7 2 . \ / ® 3 \ ) 70CU �\ k\ /�\ � 00 \ \ \ \ z R \ E \ \ \ & / 0 E 0 2 / / / 2 » 0 § / e 2 » ) ƒ e 0 m 0 5 . $ 2 = E . I = ® m E _ / \ \ \ = o 0 >, 6aEa - = 2 : _ 0-_ = 2 / _ � ._ ± 3 0 L) E en 0 o = S % \ \ 2 ) 0 / / a \ \ \ a E 2 5 / / \ \ / / / / m 2 %% d a = a \ _± S # g = E c .E ) CL U) < £ a £ -J 2 0 0 = / / / y / Zn k % \ sga) 2a Q E _ a) U) \± E \ » 5 = � U =E ± o = CD Ca. ± 2 a = a &_ � \ % # _® u U7 \ \ �/ 7 ® @ \ a ° \ / / \ %ƒ \ G :ƒ/ \ \< \ 0 % / ± / 0 0 5 0)k \/ \ 2 / 0 2 0 = \ = ' e a = m c § _ ° m =- .- o - ® ] ° - - 2 / ° ° « < a 2 = ) 0 � k\ C > / 2 \ / ) 70 a) ƒ _ _ - ® I % % / / § \ \ E § 0 � 27 \ f 0 % a k = _ > £ _ ° _ ® % g o = _- E a) a) 2 a 2 0 =_ E \ / 5 g 0 = £ E q = a) c- 2 e2E0 -2Z3 x ° ° m = m @ \ _ \ _ & _ w O m = 2 = g a 7 ) \ (D n g ) - / 22E D \ % 2 / / \ e » c _ o \ oS $ = @ % s sE %2 § O I $ 0 2 2 7 = 4 = = Qom . G � 7 2 / \ 5 / E < & E < 0 \ G ¥ 0Q) 5E ° sE ° in cL) CO c Page10 G 146 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... z z ET m QW m .. O a) N L C 0 Z � a � ❑ U N CO O O a) N CO Q o +) ❑ U L V 2 L � p 70 L O N i C Cn Q3 C) Cn i O O CT '� cu C M N a p o c) LO O H C O C ?� O �. •� a) a 0 O Q) O Q CO LO Q �O m m a) ( '� O T U O Q) Q O Ei70 O L O a) �` C Q) N `�- � O � � U OU - � T a U) co H L) m n U 2 C/) cn m L) C 0- a) 0 0 0 O w O U) L C a) m a) a U 0 m m a) U) m U O m T O t0 C6 7 o)•> U U U U C CA.0 J 0 L C6 C6 U u) a) a) Cn a5 C6 C U '-' U U a) O 2 (� Cu O) C cLi c 2 a O o -0 .� ❑ .cn a (n .a a O m m m m U 'U — a CM a (n � .— a) C L) a) C n a E noa � =o U U V) a) a) u) — < O a) a) O L a) a U Q— m o U ns U O C6 O Q N ❑ O N U O Q 5 U f 0 H O U O C `� U Q C6 a a) '- N L N U -O O L L M Q U L O J �J X N •U C .V L to [6 C C N O a u) O 70 O w 0 '� L a) 7 00' O O) O O- -a a) N aU) r- O C 0).CD 2 = a) w .� LB >O � N aU) Q) Fu C w C C U L cn > a) � _ � � 2 -0 C m 0 � Q m n C a 3 � U) 2 _ � > (n � m a D o m o — m a) � zs O Q � U) O O m L — m o Q m L) � Q m O E 3 c) (D .� N c) m u) Q E N 2 J L m E E a a co Q o ui M o U O O U J u) � 7 O (w C O Cm O C U O) > C a) m O ❑ U N ti ti m m O O N U U f� E Q m Q m Q W 7 Cm 7 O C N 2) a) c a) > m L C L (p c L) L)U a 0 Page 107 of 146 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... z z CO CU a Q) C)O t�: CA U O m w O CO w -0 a) — w U a) a) U N m w w CC L . U) UO mQ C L_O T Cj U7H O C -O C O m C . � O O a.0 C — U 6 U � 6 p � L6 C)> -OCO � OU) a) La)70 C O Q a a) a 0 �CD 0 a� c O g a e w E m m o e a 5 C o 2 -2 O CO o aci >, E m -0a) cn N aj C O 0 U m C a) O � C C w c a) _ C c a) O o m w C m C m O m m O W 0 e 20 a) m O m a) ON Na a Ln CO Uw � .5 — m M L) n w 5- (60 -0 CD C CD C: L-0 C '5 m a >, a N w a ) 70 m> COaOO U) O m o6 c m u O a) au O O 2 Ea C:� a) >a. C 70 is w a) o c c m o e D o m c c o aL O m E o m m a U r m U m E C a LL N a CO O m U 2 .� '� OU 2 c (n 70 .UL - N � O 70 O oa) mO a) w >, OL C L O O N N ~ ' � a 8w� .S COA Q m ) m O O 70 � C O pOwCO C E w a O _ N m L � m= C: a o O E 2 E �NO Cp 0 a) > U M Cc Cm L c Q U) M m a) .2 C o a) m . ? c o m 0 Eom L) cv o = m O Cn E O- m O Eam LO � 0 COoCU (n T �o E m m M � c _0 a E ) C: X L E N oO m w O w w O 6NC Ow LC O Um O N a) a EO a O O Q D_ C _C(i ) O 3 L) . _QO U a) a)C C w C O- _ a) Nm a) -0 maU N am O m m �f CUUw E w rm m 0 m O a E E w CA . a) 0LQ U � O r` Ca) (n � 2 E T Cc: CL ) Q - 0 5 a) - � m a a) E a) = 5 m 8 a') 8 c = Ec m � mc c m a m w w a mQ a 7a () m m o a Z E 6 a aaCi) O a aa) c m N C O I C a c m (n N 70 w a) .a d .N O E `O o a 08 m a a� C o_ U .9 E 0 m 0 f� ti m m O O U f� U r- Q N Q N O O,:3 C a) C a) U (cp U rL rL N c2 Page 108 of 146 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... -6 � a) cn Fu a) a) a) U O U c •� U a) O 4 (n - O - U C cn L C a) c O L CO 0) OU o N L O O C a a) U m m m a - C - U .� N O a) .c-- 'C � O O c cn C:C U ) N C O C a E 0) C E O O O � 6 Ca) C m L L a L O m U O m Q 3 p o 7 a) U U m C U C U) m C L a U m C m d U 0 C L C a) L = m � r N L C U S N a) :3 O C_ r o -L L O N o � O E a�O N � a)-o o t: C a) : a) a) i a c 2: -0 C O a U E Z UO O O a 2 on mE a) x a) ) U) p E L) � a) a C m Q o a 70 c >. m `o O - o U) � 3 > �' m o -0 o cn c c ac) a Q n mc c .2 a C CO � 72 a) o LE o .E c a c cn o c a aO o .o N av co rn oin c a) m r r 0 � m c a s H m a H E m cn CO a) m O w m a c o) m � a o .� m o a) E c O c Eo Q m a L) cn On� ro m a}fl O U _ U U - i i in U = A'C LQ ' 70 O C 70 O O O c O C o C: a) LO ac o M a) oc mm O :-r � cn = a c7- m o a o v_' g '� C N a) ca v' a) o a a) W c .. •y � L- co CYO 7 Cn > a) (6 7 .� 0_ O to E a) cn N N o O)') O O = •U y0 N i c m tq U a C O _U E 0 0 N +' CO N a) C N p C o U .0 Q Q N - E .o c a) a) 0 Q L) � a) a o Q a E a o 0 m•� �' c m U) a o0 i6 .o rn c N O a) m c +, M 0 W 0 a) i6 4 U) cY6 o m c ° .� m O N .� ui con N a) c .m �' o g -0 m E c c a) Cm a) o m - a, E - a) c � U U c m .� CO o a�i a) c c a) m c �. .r a) a) .a o c <n .o = °) "- � m o E a c m - c c m .a E 5 is m a w cn as m m c m L - c m m m U �' rn .� � a'c U) o m a N c) is ❑ m a !E u) E E Q m EQ o a m 70 a c m m M I C 8 C � -a .Q U a) .a O �_ i6 m <n m a.2 m a) — M o n a .9 E 0 Cu a ti m • O U I— Q N C � c a) C L m U d � Page 109 of 146 %a DS2025 05, Brianna B@c u% Policy/Special Projects manner re: B \ W o = \ 7 \ / ` 7 $ / / � E _ $ -r U) Cm .0 . 3 = - = g o o . - ® g o E e =m s a %» 2 = _ _ _ - : m@ o = c c ° o \ $ E § > §i—a 2 2 E E Q m } E ± _ � e \ a) ) \ % / \ � ) P § « 2 } \ 5 2 £ % \ ) § § k a \ / / / / $ \ - a u 2 o = m _0 _ = 2 = _ - _ = ) = o . 5 / 2 = J 5 a = ® 2 # _ ° E : 3 2 % \ \ P § _ > o = g = S 5 f \ m E f E 2 t / E § \ 2 \ k 2 / / f / \ 7/ ) \ } o@ e / y > / = 2 Q \ S = 2 » } c n 3 / E> ® = e = 3 = _ U) .CO x = c \ @ � = = _ � _ � � a ± s � U)-5 & _ = - ems »2 e . @ e - ° ± E 2 .� _ o a) / \2 2 \ s @ o G a Cu CL 7 § \ .� % EE % L) 0) ° � ° 2 � ° E / >% \ & = J =e ± z c = Z » _ � % 2 0 G = 2 - = e = - _ ® - = a g = - E 2 / o G g o _ = a o g e e = = a = 5 c y -2 a) § % ) ° 3 : E a y '7 = = q o o -0 �- e =2 = 2 % 2 E a -0 _ ° E = a @ 2 � a $ _ =7 2 % _ \ \ 3 » E g = » @ o 0 2 = _ - _ = o c » _ _ _ ° » - 2 / w \ / \ E / \\ cm / \ k \ / \ \ E / m E £ \ \ 3 \3 /\ 3 ƒ E2 \ \ / a 2 7 0 = _ 0 2 2 _ _ ¥ . ( \g 0 E \ / / = _ = a - n 2 a) a) � 0—2 En c' 2 = Ooeo = CL 23 � = o@2f ° . o - - tea = / En � / 0 C \ \ ' E 7 5 E\ m e = % 'E -a 73 -a » a « / 7 m E b t y = E s 0 o = u = o c 2 e @ a S @ La)) 2- .§ q Page xoa44 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B-a S ... N W a) Cz a) a) C L _ j E 47 cn > U � C >> 70 N OC C O C6 m 0 >, c a) cA a) `. C c 0 0 a L n3 m o m o o a�i co E a m u) - •c Q; c - 0 nz •- m O �O N >Cu C - o >, 0) -O � 7 L r L 0 a) N _ L CO U a O M M C �n C 0 U C o cn — u) 0 C Q 2 a) o FU CO L .c 7 CO CO -0 a? n E o ) .o E a) E `n • c 0 c c 7 .o m n5 c6 M o ca '- m m c o D n3 m m .O L O '� O o � a) . N .F cA 7 :� �[ U a) > a) C6 +� C U O 2 Q a) .0 � L 70 70 0 � `m .2 O � �' L m m 0) w c Q m Q a) m m � s n3 c c E c . c ca 0_ .. F6 U O Cu m U C a) - 0- - U C In E 76 U U) N N N 70 • C', a] � m }, a LO O EF —� cO COa 'U a) U 0 q_ a C CO m 6 a) L C 0) OQ ) a .-� a) a) .V U a) ' MMM E F O E m e -- o m a) _ 3 c cn ._ � � � — Lm M c) cn 0- $ o c .0 C ( ) — ca n 7c nQm � om 0 cn c 0 U) a c o O a cca L) > a) L N L a) C: a) O M -0 m > m O-.� O cOn > n n) > w H n3 0 2 o cca E c�i CD E a a) c E o m a) f (6 m O � O C >, a) L � 0 O_ E C C6 C C L a`ni c a�i ") c r a c c) a) w N 2 a? cn o -0 a o a o - 0 a) E U) 0 a) 0S >, .0- c a m c 0 M 0 En 0 _0 C U) = N E o a s � m 3 0 w 0) a`ni m N 0 w E m a 0_ a o rn N c .. 0 m 0 M M - o L) O E 0 CL, Q in co m 0) N L > U o a a) O to U C70 a) O1 C a) m m U U) m a U rn O-.�+ � o L) a O E a L) � - Tam �' .S O a) 0 rn o� m o U)) o o m 0 a) o � 0)70 w o .� n3 aE r m 70 • E - = a) � 0 a) a) c � .Qm a) � m N -0 70 7 c c o 0 ._ r _ u E c m a� rn m o .T) a) c � mc n m 0 >, M 0 .- n3 a) m e a) w m m m O O u N m OU • • • C) -0 00 � • 70 C C6 � I c o c U) a) .o 0 o N m to � E � Q2oQm am > o- a .� E b m o_ ti m 0 U !— Q N C � C a) C L M U FE Y Lid Page 111 of 146 7.a) DS2025-052, Brianna Belcourt, Policy/Special Projects Planner re: B... 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That Report No. DS2025-056 be received and adopted. 2. That due to the unique configuration of the lands being cultivated and the property owners' future plans for the severed and retained lots, Planning Staff are providing the Committee with four options to proceed with Consent Application 2024-B-16 (Walker, Walker, Walker & Butler). 3. That Committee endorse Option # as outlined in Report DS2025-056. 4. And that the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services June 4, 2025 Report No. DS2025-056 Page 1 of 23 Page 116 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Background The purpose of this report is to - z provide information and a staff recommendation to � Development Services Committee regarding Consent Horseshoe Valley 22 application 2024-B-16, which isf. ` intended to facilitate the ' creation of an agricultural lot. 4 The subject lands have a total - lot area of approximately 80.2 R: ,:-«.• ;. hectares (198.39 acres) according to MPAC records and are located along the south side of Horseshoe Valley Road °° ' v4i yf West, between Line 5 North and the Sugarbush subdivision, s,Rig9e rtis see the Location Map on °ja"k`"e9 Schedule 1 of this report. The / subject lands support a single ' detached dwelling, several agricultural buildings and the Coulson Church. Surrounding land uses consist mostly of woodlots, agricultural uses and residential uses. Proposed Severance Consent Application 2024-B-16 was considered by the Development Services Committee at their meeting on March 5, 2025, and was deferred to provide the applicants with the opportunity to revise their plans to address Planning Staff's comments contained within Staff Report DS2025-025. Following the public hearing, the applicants provided Planning Staff with a number of alternative options, all of which do not conform to the Township's Official Plan due to the proposed irregular lot shapes and the fragmentation of the farmland; therefore, impacting the viability of the agricultural parcels. Due to the unique configuration of the lands being cultivated and limits of the natural features on the subject lands, Planning Staff are providing the Committee with the following four options which are intended to keep as much farmland in production even though they do not entirely conform to the policies. Option 1 Approve the original proposal that was presented to Development Services Committee on March 5, 2025, see the details below. Planning Staff had expressed concerns with Development Services June 4, 2025 Report No. DS2025-056 Page 2 of 23 Page 117 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... this proposal as the retained lands do not conform to the minimum required lot area of 40.0 hectares (98.8 acres) in Section 2.5.5.2 (a) of the Township's Official Plan. Lands to be Severed: Lands to be Proposed Easement Retained: across 459 Horseshoe Valley Road West to access the Severed Lands: Frontage: Approximately 618.0 m Approximately 700.0 m 7.6 metres 2,027.6 ft. 2,296.6 ft. 25.0 feet Depth: Approximately 590.0 m Irregular 42.7 metres 1,935.7 ft. 140.0 feet Area: Approximately 70.3 ha Approximately 10.0 ha 0.03 hectares 173.7 ac. 24.7 ac. 0.08 acres Use: Agricultural and Agricultural Easement for access to woodland. the severed lands. Option 1 Consent Sketch: Current farm linlrance to be Cl land to be retained 1lNt• • 11 severed in 1 ' 1 • 1 .1 '®1 loom new farm • to be entrance to sever be created '• here by 70ha easement through "1 The site plan for the lands to be retained can be found on Schedule 3 to this report and the easement map can be found on Schedule 5. Should Committee choose this option, the recommended Conditions are as follows: a) That the applicant signs the Township's Memorandum of Understanding by which the applicant acknowledges the requirements and timing of matters that may include: payment of development charges and payment Development Services June 4, 2025 Report No. DS2025-056 Page 3 of 23 Page 118 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... of cash in lieu of parkland, on either the vacant severed or the retained parcel; b) That the applicant apply for and obtain final approval of the necessary Consent Application for the mutual access easement across 459 Horseshoe Valley Road West for access to the severed lands, to the satisfaction of the Township of Oro-Medonte and County of Simcoe. c) That the applicant obtain a Field Entrance Permit from the County of Simcoe for the mutual entrance located at 459 Horseshoe Valley Road West to access the severed lands. d) That the applicant remove one of the two existing entrances on the retained lands, as shown on the site plan, and the right-of-way reinstated to the satisfaction of the County of Simcoe. e) That the applicant pay to the Municipality a fee of$2,000 as a parkland contribution for each lot to be created as cash-in-lieu of a parkland contribution pursuant to By-law 2006-50 under the authority of subsection 53(13) of the Planning Act, R.S.O. 1990 c. P. 13. f) That all municipal taxes be paid to the Township of Oro-Medonte. g) That one copy of a Registered Reference Plan of the severed lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary-Treasurer which conforms substantially with the application as submitted. h) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality and for use for the issuance of the certificate of consent. i) That the Certificate of Consent be issued utilizing Form 2, under Section 53(42) of the Planning Act R.S.O. 1990, without qualification. j) That the conditions of consent imposed by the Committee be fulfilled within two years from the date of the giving of the notice of decision (Approval shall lapse where the conditions have not been fulfilled within two years of being imposed and/or two years from the date of the certificate if the transaction has not been finalized.). WARNING: Failing to fulfil the conditions within the above-noted statutory periods (Sections 53(41) & 53(43), the Planning Act R.S.O. 1990) shall cause the application to lapse and render this Decision null and void. Option 2 Approve the revised consent sketch, see the details below. This proposal meets the lot area requirements; however, it does not meet the intention of this policy which is to ensure the ongoing viability of the agricultural parcels. In addition the proposed irregular lot shape is not functional resulting in smaller areas of farmland being removed from production; therefore, impacting the viability of the agricultural parcels. Should this option be selected, Planning Staff recommend that as a condition of consent, that the applicants obtain an Environmental Impact Study (EIS) to the satisfaction of the Township. This would be required as the proposed lot line would traverse the Development Services June 4, 2025 Report No. DS2025-056 Page 4 of 23 Page 119 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: Consent Applica... significant woodlands and unevaluated wetland (refer to Schedule 8: Township Official Plan — Natural Features). Lands to be Severed: Lands to be Proposed Easement Retained: across 459 Horseshoe Valley Road West to access the Severed Lands: Frontage: Approximately 618.0 m Approximately 700.0 m 7.6 metres (2,027.6 ft.) (2,296.6 ft.) (25.0 feet) Depth: Irregular Irregular 42.7 metres 140.0 feet Area: Approximately 42.0 ha Approximately 38.3 ha 0.03 hectares (103.8 ac.) (94.6 ac.) (0.08 acres) Use: Agricultural and Agricultural and Easement for access to woodland. woodland. the severed lands. Option 2 Consent Sketch: Line Path Polygon Circle 3D path 3D polygon _ 343 Horseshoe Valley Rd'W 4 Measure the distance or area of a geometric shape on the ground - 4� Perimeter: 6,368.57 Meters e Area: 38.28 Hectares e .,,Mouse Navigation Save Clear .oe dS�o Lands to be ' Severed The easement map can be found on Schedule 5. Development Services June 4, 2025 Report No. DS2025-056 Page 5 of 23 Page 120 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Should Committee choose this option, the recommended Conditions are as follows: a) That the applicant signs the Township's Memorandum of Understanding by which the applicant acknowledges the requirements and timing of matters that may include: payment of development charges and payment of cash in lieu of parkland, on either the vacant severed or the retained parcel; b) That the applicant apply for and obtain final approval of the necessary Consent Application for the mutual access easement across 459 Horseshoe Valley Road West for access to the severed lands, to the satisfaction of the Township of Oro-Medonte and County of Simcoe. c) That the applicant obtain a Field Entrance Permit from the County of Simcoe for the mutual entrance located at 459 Horseshoe Valley Road West to access the severed lands. d) That the applicant remove one of the two existing entrances on the retained lands, as shown on the site plan, and the right-of-way reinstated to the satisfaction of the County of Simcoe. e) That the applicant obtain an Environmental Impact Study to the satisfaction of the Township of Oro-Medonte. f) That the applicant pay to the Municipality a fee of$2,000 as a parkland contribution for each lot to be created as cash-in-lieu of a parkland contribution pursuant to By-law 2006-50 under the authority of subsection 53(13) of the Planning Act, R.S.O. 1990 c. P. 13. g) That all municipal taxes be paid to the Township of Oro-Medonte. h) That one copy of a Registered Reference Plan of the severed lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary-Treasurer which conforms substantially with the application as submitted. i) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality and for use for the issuance of the certificate of consent. j) That the Certificate of Consent be issued utilizing Form 2, under Section 53(42) of the Planning Act R.S.O. 1990, without qualification. k) That the conditions of consent imposed by the Committee be fulfilled within two years from the date of the giving of the notice of decision (Approval shall lapse where the conditions have not been fulfilled within two years of being imposed and/or two years from the date of the certificate if the transaction has not been finalized.). WARNING: Failing to fulfil the conditions within the above-noted statutory periods (Sections 53(41) & 53(43), the Planning Act R.S.O. 1990) shall cause the application to lapse and render this Decision null and void. Option 3: Defer the application for a second time to provide the applicants with the opportunity to revise their plans to conform to the Township's Official Plan policies. Development Services June 4, 2025 Report No. DS2025-056 Page 6 of 23 Page 121 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Option 4: Deny the application on the basis that the application does not conform to the Townships Official Plan. Analysis The following sections review the applicable Provincial, County and Township policies that apply to Option 1 and Option 2: Option 1: The Provincial Planning Statement provides policy direction on matters of Provincial interest related to land use planning and development. Specifically, Section 2.5 — Rural Areas in Municipalities, Section 2.6 — Rural Lands in Municipalities and Section 4.1 — Natural Heritage are applicable to this application. Section 2.6.4 states that planning authorities should support a diversified rural economy by protecting agricultural and other resource-related uses. Option 1 does not conform to the Township's Official Plan for minimum lot area for agricultural uses as the retained lands are proposed to be 10.0 hectares (24.7 acres), which is significantly smaller than the minimum required lot area of 40.0 hectares (98.8 acres); therefore, potentially impacting the viability of the retained agricultural parcel. Section 2.6.5 require that all new land uses, including the creation of new lots, shall comply with the minimum distance separation formulae. There are no livestock facilities located within close proximity to the subject lands. Section 4.1 — Natural Heritage is also applicable due to the presence of an unevaluated wetland and significant woodlands (see Schedule 8 to this report). The PPS does not permit development on or adjacent to natural heritage features unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. Development, as defined by the PPS, includes the creation of a new lot. Since the proposed lot line is located over 120.0 metres (393.7 feet) from the significant woodland, Planning Staff are of the opinion that an Environmental Impact Study (EIS) is not required to conclude that the proposed development will not impact the natural heritage features, and that no further information is needed to demonstrate that the application is consistent with Section 4.1 Natural Heritage. The County's Official Official Plan designates the subject lands "Rural" and "Greenlands" (refer to Schedule 6). The County's Transportation and Engineering Department indicated that a field entrance would not be provided to the severed lands along the County Road (Horseshoe Valley Road West) because the lands are not designated Agricultural in the Development Services June 4, 2025 Report No. DS2025-056 Page 7 of 23 Page 122 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... County's Official Plan. Following further discussions, it was determined that the owners were permitted to have an easement over the existing entrance at 459 Horseshoe Valley Road West to access the severed lands. Should this application be approved, one of the recommended conditions would be that the owners of 459 Horseshoe Valley Road West obtain approval of a separate Consent Application to permit an easement over their existing entrance off Horseshoe Valley Road West. The County of Simcoe provided comments dated February 28, 2025, indicating that "the County has no objection to the proposal in principle, provided the Transportation and Engineering conditions stated above are included, and subject to the application being evaluated based on the local municipal planning policy context. The County acknowledged that local planning policies may offer further direction about whether additional lot creation represents desirable rural character and could be considered locally appropriate. The Township should ensure that the new lot complies with the Minimum Distance Separation Formulae, as prepared by the province to be consistent with Policy 3.3.14 of the SCOP and Policy 2.6.5 of the Provincial Policy Statement, 2020". The full comments can be found on Schedule 9 to this report. The Township's Official Plan designates the subject lands "Rural" and "Greenlands" in accordance with "Schedule A— Land Use" (refer to Schedule 7). The "Greenlands" designation corresponds to the significant woodlands and an unevaluated wetland on the subject lands. Section 2.6.9 of the Official Plan contains "Lot Creation" policies in the Rural designation. Specifically, Section 2.6.9.6 states that: "The creation of new lots for agricultural purposes may be permitted in accordance with the policies of the Agricultural Designation". Section 2.5.5 contains "Lot Creation" policies in the Agricultural Designation. Section 2.5.5.2 states that: "Lot creation in prime agricultural areas is discouraged and may only be permitted for: a) Agricultural uses, provided the severed and retained lots are each not less than 40.0 hectares; b) Agriculture-related uses, provided that any new lot will be limited to a minimum size needed to accommodate the use and the appropriate sewage and water services; c) A residence surplus to a farming operation as a result of farm consolidation provided that: i. The surplus farm dwelling must be: a dwelling existing as of the date of adoption of this Plan; habitable; and located on a parcel which is actively farmed; ii. The new lot will be limited to a minimum size needed to accommodate the use and appropriate sewage and water services. iii. The Township shall zone the new lot to an appropriate residential zone category and zone the remnant parcel of the farmland to prohibit Development Services June 4, 2025 Report No. DS2025-056 Page 8 of 23 Page 123 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... residential uses as a condition of any severance created under this policy; or, d) Infrastructure, where the facility or corridor cannot be accommodated through the use of easements or rights-of-way" (p. 54-55). The applicants are proposing an agricultural severance. The severed lands are proposed to have an area of approximately 70.3 hectares (173.7 acres) and would be sold to an active farming operation. The retained lands are proposed to have an area of approximately 10.0 hectares (24.7 acres) and would include the existing dwelling, farm buildings and the Coulson Church. The retained lands are proposed to be used as a small-scale asparagus and lavender farm which are classified as agricultural uses. The proposed lot configuration does not conform to Section 2.5.5.2 (a) of the Township's Official Plan as the retained lands are proposed to be 10.0 hectares (24.7 acres), which is significantly less than the minimum required lot area of 40.0 hectares (98.8 acres) for agricultural uses. The Township's Zoning By-law, as amended, zones the property `Agricultural/Rural (A/RU)'. The lot configurations of the severed and retained lands that would result from Option 1, would comply with the lot frontage and lot area provisions of the Zoning By- law. Option 2: For Option 2, the severed lands are proposed to have a lot area of 42.0 hectares (103.8 acres) and the retained lands are proposed to have a lot area of 38.3 hectares (94.6 acres). The proposed lot sizes generally conform to the required lot areas as set out in the Township's Official Plan for agricultural uses; however, Planning Staff have concerns that the proposed irregular lot shapes are not functional and results in smaller areas of cultivated land being removed from production; therefore, impacting the viability of the agricultural parcels. Section 4.1 — Natural Heritage of the PPS does not permit development on or adjacent to natural heritage features unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. If Committee were to approve Option 2, the applicant would be required to have an Environmental Impact Study (EIS) prepared as the proposed lot line would run through the natural heritage features on the west side of the property. The revised consent sketch was provided to the County for comments. The County's Planning Department indicated that they share the Township's concerns regarding the proposed lot configuration and questioned whether it is suitable for the overall lot fabric. The lot configuration of the severed and retained lands that would result from Option 2, would comply with the lot frontage and lot area provisions of the Zoning By-law. Development Services June 4, 2025 Report No. DS2025-056 Page 9 of 23 Page 124 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Financial/Legal Implications/ Risk Management Potential financial and legal implications may apply should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development —to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Operations — No comments. • Township Building — No comments. • Enbridge — Does not object. • Hydro One — No comments or concerns. • County of Simcoe: o Comments dated February 28, 2025. See Schedule 9. o Comments dated April 30, 2025. See Schedule 10. Attachments Schedule 1: Location Map Schedule 2: Consent Sketch (Option 1) Schedule 3: Lands to be Retained (Option 1) Schedule 4: Consent Sketch (Option 2) Schedule 5: Proposed Easement (Option 1 & 2) Schedule 6: County of Simcoe Official Plan — Land Use Schedule 7: Township Official Plan — Land Use Schedule 8: Township Official Plan — Natural Features Schedule 9: County of Simcoe Comments Dated February 28, 2025. Development Services June 4, 2025 Report No. DS2025-056 Page 10 of 23 Page 125 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Schedule 10: County of Simcoe Comments Dated April 30, 2025. Background and Relevant Reports - Staff Report DS2025-025 dated March 5, 2025 Conclusion Due to the unique configuration of the lands being cultivated and the property owners' future plans for the severed and retained lots, Planning Staff are providing the Committee with four options to proceed with Consent Application 2024-B-16 (Walker, Walker, Walker & Butler): • Option 1: Permit the creation of a new agricultural lot consisting of a severed parcel having a lot area of approximately 70.3 hectares (173.7 acres) and a lot frontage of approximately 618.0 metres (2,027.6 feet) and a retained parcel having a lot area of approximately 10.0 hectares (24.7 acres) and a lot frontage of approximately 700.0 metres (2,296.6 feet). • Option 2: Permit the creation of a new agricultural lot consisting of a severed parcel having a lot area of approximately 42.0 hectares (103.8 acres) and a lot frontage of approximately 618.0 metres (2,027.6 feet) and a retained parcel having a lot area of approximately 38.3 hectares (94.6 acres) and a lot frontage of approximately 700.0 metres (2,296.6 feet). • Option 3: Defer the application for a second time to provide the applicants with the opportunity to revise their plans to conform to the Township's Official Plan policies. • Option 4: Deny the application. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, May 27, 2025 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services May 28, 2025 Brent Spagnol, RPP, Director, Development Services May 30, 2025 Development Services June 4, 2025 Report No. DS2025-056 Page 11 of 23 Page 126 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Schedule 1: Location Map 3695 19 3624 3675 a..,na vi i 3490 1 ua°pat V aan.a.w. 4 3454 300 3420 638 r460 L �22=H_ors-Ho Valley - 2 !r 459 'l q G �` ��`C(, 3375 6 �_=— �� psh; 99 � 3381 343 p 91 26 30 / - Hickory_Ln. 141 Q- 3353 1J� 'A r^rta Z 41 79 Sew WK�e\9J 5p v 67 Moha lY J 46 76 E ~� - a C 14 O)11 SugaClbui�h 34 J c— Ci Jac Feb. �4 One�da.Ave. �C�5 ,' Cr 3077 7 � 2 <• 9 75 cayUga.6 J b/ado 3 Se Em'eralti Terrace- �a/ie, - — i . \ Location ® Subject Lands li tv,uhip cf Proud Heritage,Exciting Future 0 loom File Number.2024-B-16 N LLLLI Development Services June 4, 2025 Report No. DS2025-056 Page 12 of 23 Page 127 of 146 Current farm entrance \ to be c Z6Sm .8ha lot �� n«v,u.r,t« severed in / m 65ni 170m 1970sV. SOM 160m M 45m setback from 325m m bam 32m loom s 618m new farm Land 10 be entrance to be created severed here by 70ha easement through 459 HVR 1370m Om • V 71_•..�N _ _ .. Y + r 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Schedule 3: Lands to be Retained (Option 1) IIIILw Lands to be Retained Townshipof Proud Heritage,Exciting Future File Number.2024-13-16 Development Services June 4, 2025 Report No. DS2025-056 Page 14 of 23 Page 129 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Schedule 4: Consent Sketch (Option 2) Lim Path polygon Circle 30 path 3D polygon Meer the distance or area of a g—In.shape on the ground ParNletM: 6,366.67 Meters e Area: 38.26 Hectares e 6 Maus.N-igalan Save Cleae �o be a5 Lands to be Severed Consent Sketch (Option 2) : 0 Tou !f Proud Heritage,ExcitigQ Futurr File Number:2024-B-16 Development Services June 4, 2025 Report No. DS2025-056 Page 15 of 23 Page 130 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re- ConsentApplica... Schedule 5: Proposed Easement (Option 1 & Option 2) 7.6mx42.7m (25ft. x140ft.) '�� .;Arsoshm Valley Rd W easement across 459 Horseshoe Valley Road West to access the lands to be severed. - 459 Horseshoe Valley Road feet 140 feet ram ''` ei( Lands to be severed r .:, -•�.,t �=-�- _,.�.r.-,.' Proposed Easement �~ Proud Heritanc,Gxritint,hiturr, File Number:2024-B-16 Development Services June 4, 2025 Report No. DS2025-056 Page 16 of 23 Page 131 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re- ConsentApplica... Schedule 6: County of Simcoe Official Plan — Land Use i Pay Horseshoe Valley Psh Cz. a 0 0 Map leCt. S Trillium-Tr. �Y .0 2 rri 9� �g R�Oye,�ohat.�'� 1� L Iui `so r � 7 U 9G'O ,e. oTr aP Sugar(,4s _. County of Simcoe — Land Use =3 Subject Lands Settlements Greenlands ,�rl5l'TcnunsI- of _ Rural Proud Heritage,Exciting Future 0 100 m File Number:2024-B-16 IV Development Services June 4, 2025 Report No. DS2025-056 Page 17 of 23 Page 132 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Schedule 7: Township Official Plan — Land Use 3624 3675 \� 3490 11 3 (1 3420 0 1138 - L 460 22 Horseshoe Valley Rtl: V 1 459 4 2 5 8-Psr ct. 7 s 13 O I 343 O 15- 1\s=aPle ct. 10 �fp' 3 23 34 32 Trillium-Tr.- .r _Hickok 37 33 9 6 2 1 260 3 1 -n6 � 3353 J _, boa �o. 79 R'a9N g 50 67 � 28 8 �81 27 � 46 80 76 O� U 36 14 15' `27 I � 1 3 5 9 17 :077 4 g 6 One"aa Abe. o�tCO'c� 1 Township Official Plan — Land Use Pit � eft Subject Lancs Rural Settlements Q Rural 7i�u4>a��ipcf Rural Re identA Proud Heritage,Exciting Future 0 loom File Number:2024-B-16 ti Development Services June 4, 2025 Report No. DS2025-056 Page 18 of 23 Page 133 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re- ConsentApplica... Schedule 8: Township Official Plan — Natural Features E. Aw �CPre xa w.Rac•"d' ." l�� Horseshoe Valley Rd-W. �22. I L a P Maple CC Trillium Tr. e� Hickok 2 co v G Tr sug b o .tea 4s�\ Township Official Plan - Natural Heritage, Water Resources and Natural Hazards M sobje ttt ds Surface Water 'ermanent Streams Woodlands MNR Evaluated Steams Treed Streams Wetlands M Hedgerow 1�`. MNR Un-Evaluated PlantationIiRV115J1I�1 cf Wetlands Proud Heritage,Exciting Future 0, 300 ill File Number:2024-B-16 Ali lI Development Services June 4, 2025 Report No. DS2025-056 Page 19 of 23 Page 134 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Schedule 9: County of Simcoe Comments Dated February 28, 2025. County of Smicoe Main Line:(705)735-6901 Planning Toll Free: 1-800-263-3199 SIMCOE-[y Planning 1110 Highway 26, simcoe.ca "11111111111107" Midhurst.Ontario L9X 1N6 February 28, 2025 **VIA EMAIL" Andy Karaiskakis Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON LOL 2EO RE: Circulation-Consent Application - 2024-B-16 Location: 343 Horseshoe Valley Road West County File: OM-B-24014 Thank you for circulating the above-noted application to the County of Simcoe. County Planning staff understand that the applicant is proposing to sever approximately 70 hectares from an 80-hectare farm.The applicants wish to retain a 10-ha lot consisting of a farmhouse,former farm buildings, a historic church and a small acreage for ongoing agricultural purposes. The details of the proposed consent(severance)are: Lands to be Severed: Lands to be Proposed Easement across Retained: 459 Horseshoe Valley Road West to access the Severed Lands: Frontage: Approximately 618.0 m Approximately 700.0 m 7.6 metres (2,027.6 ft.) (2,296.6 ft.) (25.0 feet) Depth: Approximately 590.0 m Irregular 42.7 metres (1,935.7 ft.) (140.0 feet) Area: Approximately 70.3 ha Approximately '10.0 ha 0.03 hectares (173.7 ac.) (24.7 ac.) (0.08 acres) Use: Agricultural and Agricultural Easement for access to the woodland. severed lands. Planning Comments The subject lands are designated Rural and Greenlands per Schedule 5.1 -Land Use Designation to the County of Simcoe Official Plan (SCOP). The proposed consent is located within the Rural designation. The Rural designation's objective is to recognize, preserve and protect the rural character and promote long-term diversity and viability of rural economic activities. SCOP Policy 3.3.2 states that Subdivision of land by plan of subdivision or consent, or plans of condominium, are permitted only for the land uses permitted in the designation or that maintain the intent of the Plan's objectives and policies. Page 1 of 3 Development Services June 4, 2025 Report No. DS2025-056 Page 20 of 23 Page 135 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... The proposed consent facilitates the continued agricultural uses of both the severed and retained parcels, which is permitted and encouraged in the Rural designation (SCOP Policy 3.7.4).The severed portion also takes into consideration the preservation of the built heritage resource located on the property,the Coulson Church. This aligns with the objectives set forth in the Rural designation,specifically SCOP Policies 3.7.1, 3.7.2, and 3.7.3. These policies emphasize the importance of preserving and protecting rural character, protecting significant natural heritage and cultural features and supporting agricultural and rural land uses. The proposal also appears to comply with SCOP policy 3.7.10, which focuses on minimizing adverse impacts on agriculture, significant natural heritage features,and cultural features. Section 2.6.5 of the Provincial Planning Policy(PPS),2024,and Policy 3.3.14 of the SCOP require that all new land uses, including the creation of lots, shall comply with the appropriate Minimum Distance Separation Formulae, as prepared by the Province. SCOP Policy 3.3.14 states that lots may be created only where they have access to and frontage on a public highway and where an access permit to that highway can be obtained in accordance with the policies of this Plan and the County of Simcoe, the Province of Ontario, or local municipalities. Transportation and Engineering The County's Transportation & Engineering Department do not have any objection with approval of this Application, provided the following conditions are included.- 1. The County of Simcoe Entrance By-law No. 5544 regulates the construction, alteration or change in the use of any private or public entranceway,gate or other structure or facility that permits access to a County Road. The applicant must apply for a field entrance permit for the mutual entrance located on 459 Horseshoe Valley Road East to access severed the lands. 2. The applicant must remove one of the two existing entrances on the retained lands as shown on site plan, and the right-of-way reinstated to the satisfaction of the County of Simcoe. 3. Prior to the final approval of the severance, confirmation of the registration of a mutual access easement is to be provided for the shared access with the 459 Horseshoe valley Road East. The mutual access easement will be in perpetuity and to the satisfaction of the Township of Oro- Medonte and County of Simcoe_ The Owner hereby waives and releases the County from any claim for compensation, injurious affection or other damages,claims,demands,losses,costs,suits or other proceedings arising or which may arise as a result of such access arrangements. Should you have any questions regarding County Road interests, please contact Supneet Singh at supneet.singh@simcoe.ca or 705-726-9300 Ext= 1345. Therefore, the County has no objection to the proposal in principle, provided the Transportation and Engineering conditions stated above are included, and subject to the application being evaluated based on the local municipal planning policy context. The County acknowledges that local planning policies may offer further direction about whether additional lot creation represents desirable rural character and can Page 2 of 3 Development Services June 4, 2025 Report No. DS2025-056 Page 21 of 23 Page 136 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... be considered locally appropriate. The Township should ensure that the new lot complies with the Minimum Distance Separation Formulae; as prepared by the province to be consistent with Policy 3.3.14 of the SCOP and Policy 2.6.5 of the Provincial Policy Statement, 2020. Please circulate a copy of any future notices associated with this proposal to the attention of the County of Simcoe Planning Department via vlannina.notices asimcoe.ca. If you have any questions or require further information, please do not hesitate to contact the undersigned. Sincerely, The Corporation of the County of Simcoe Elizabeth Davis Planner II P: 705.726.9300 ext.1137 E:Elizabeth.davis@simcoe.ca cc_ Dan Amadio, Manager of Planning—County of Simcoe Supneet Singh, Engineering Technician 11 —County of Simcoe Page 3 of 3 Development Services June 4, 2025 Report No. DS2025-056 Page 22 of 23 Page 137 of 146 7.b) DS2025-056, Catherine McCarroll, Senior Planner re: ConsentApplica... Schedule 10: County of Simcoe Comments Dated April 30, 2025. From: Davis, Elizabeth<Elizabeth.Davis@simcoe.ca> Sent:Wednesday,April 30, 2025 3:59 PM To: McCarroll,Catherine<cmccarroll@oro-medonte.ca> Subject: RE:Consent 2024-B-16(343 Horseshoe Valley Road West) This email originated from outside of Oro-Medonte's email system. Please use proper judgment and caution when opening attachments, clicking links, or responding to this email. Hi Catherine, We share those same concems regarding the proposed lot configuration; it is questionable if it is suitable for the overall lot fabric. To clarify, the County only requires the 40 ha minimum lot size for the Agricultural designation, we do not have the same policy requirements for the Rural designation. Regards, Elizabeth Davis, CPT Planner II County of Simcoe; Planning Department Phone: 705.726.9300 ext.1137 Email: elizabeth.davis(aD_simcoe.ca www.simcoe.ca Development Services June 4, 2025 Report No. DS2025-056 Page 23 of 23 Page 138 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re: Minor ... �_ (W Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: June 4, 2025 Report No: DS2025-061 Subject: Minor Variance Application 2025-A-04 (Sharpe), 76 Ward Avenue Type: Requires Action Motion No. Recommendation It is recommended: 1. That Report No. DS2025-061 be received and adopted. 2. That Minor Variance Application 2025-A-04 (Sharpe) specifically to construct a new single detached dwelling with a reduced setback from the average high water mark of Bass Lake of 13.85 metres (45.4 feet) and 14.25 metres (46.7 feet) to the dwelling and 12.7 metres (41.6 feet) to the wood deck stairs, on lands municipally known as 76 Ward Avenue, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2025-061. 3. The conditions are as follows: a) That notwithstanding Table B1 and Sections 5.7(a) and 5.30 of Zoning By- law 97-95, the proposed dwelling shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the proposed development be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; c) That an Ontario Land Surveyor (OLS), Professional Engineer (P.Eng.) or Certified Engineering Technologist (C.E.T.) verify by pinning the foundation wall and verifying in writing or by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that: Development Services June 4, 2025 Report No. DS2025-061 Page 1 of 8 Page 139 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re: Minor ... i. the proposed dwelling is no closer than 13.85 metres (45.4 feet) and 14.25 metres (46.7 feet) from the average highwater mark of Bass Lake; and, ii. the proposed wood deck stairs is no closer than 12.7 metres (41.6 feet) from the average highwater mark of Bass Lake; d) That a permit from the Nottawasaga Valley Conservation Authority be required to be applied for prior to any development or site alteration taking place on the subject lands; and, e) That the appropriate Zoning Certificate, Engineered Lot Grading Plan and Building Permit be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Background Minor Variance application 2025-A-04 was considered by the Development Services Committee at their meeting on M Ii March 5, 2025, and was deferred to provide the applicant the opportunity to address Building Division comments contained within Staff Report DS2025-026. Following the public meeting, the applicant provided Building Staff with information related to neighbouring property wells x. and clearances to the proposed septic system from t.,. � the wells. Building Division staff have reviewed the submitted materials and are satisfied that the proposed septic system would meet the clearance requirements from the neighbouring wells. Any remaining matters would be required at the time of building permit application. The subject property has a lot area of 0.1 hectares (0.25 acres) and currently consists of a single detached dwelling. Surrounding land uses consist of shoreline residential Development Services June 4, 2025 Report No. DS2025-061 Page 2 of 8 Page 140 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re: Minor ... dwellings to the east and west, Ward Avenue to the north and Bass Lake to the south (refer to Schedule 1 Location Map). The purpose of the report is to provide information and a staff recommendation for Minor Variance application 2025-A-04 with respect to a proposal to construct a single detached dwelling on the subject property that reduces the minimum required building setback from Bass Lake prescribed for in the Zoning By-law. Minor Variance Proposal The applicants are proposing to demolish the existing cottage and construct a new dwelling with an attached garage and are seeking relief to the following sections of Zoning By-law 97-95, as amended: Table B1, Section 5.7 (a), Section 5.30 — Minimum Setback from the Average High Water Mark of Bass Lake Required: Proposed: 15.0 metres (49.2 feet) 12.7 metres (41.6 feet) — to wood deck stairs 13.85 metres (45.4 feet) and 14.25 metres 46.7 feet to the dwelling The applicant's site plan is attached as Schedule 2 to his report. Analysis Planning Act, R.S.O. 1990, c. P.13 Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes four tests in order for reviewers and approving committees to consider. The tests are tied to the following questions. 1. Does the proposed application conform to the Official Plan? 2. Does the proposal maintain the general intent of the Zoning By-law? 3. Does the variance represent desirable and appropriate development or use of the land, building or structure 4. Is the variance minor based on all relevant planning considerations? In order for a minor variance to be approved, all four tests must be considered and satisfied. Planning Staff have reviewed this application against these four tests as follows: Development Services June 4, 2025 Report No. DS2025-061 Page 3 of 8 Page 141 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re: Minor ... Do the variances conform to the general intent and purpose of the Official Plan? The subject lands are designated "Shoreline" in accordance with the Township's Official Plan (OP). Permitted uses within the "Shoreline" designation includes single detached dwellings and by extension, accessory buildings/structures including decks. Therefore, based on the above, the requested variances conform to the general intent and purpose of the Official Plan as the proposed dwelling is a permitted use in the "Shoreline" designation. Do the variances conform to the general intent and purpose of the Zoning By-law? The minimum required setback from Bass Lake is intended to provide a buffer between structures and the shoreline that helps to protect structures from flooding, erosion and ice pile-up, as well provides space for a landscaped and/or naturally vegetated buffer which helps to mitigate impacts on Bass Lake. While the Zoning By-law requires a minimum setback of 15 metres from the average high-water mark, the proposed dwelling is to be setback 13.85 metres (45.4 feet) and 14.25 metres (46.7 feet), with the stairs accessing the rear deck to be setback 12.7 metres (41.6 feet). In Planning Staff's opinion, the proposed setback represents a minimal deviation from the required setback. As such, Planning Staff is of the opinion that the proposed variances meet the general intent and purpose of the Zoning By-law. Are the variances desirable for the appropriate development of the lot? Planning Staff considered the proposed application within the context of the surrounding properties and the established character and built form of the neighbourhood. Planning Staff are of the opinion that there would be no new or aggravating impact on Bass Lake. Prior to issuance of a Building Permit, the owners will be required to prepare an Engineered Lot Grading Plan, subject to municipal approval. The plan will ensure that water drainage resulting from the dwelling will be mitigated on the subject lands and will not impact the neighbouring lots. For these reasons, Planning Staff are of the opinion that the proposed variances are considered desirable for the appropriate development of the lot. Are the variances minor? The question of the minor nature of the variances relates to their scale and impact. For the reasons outlined above in this report, and also having concluded that the character, appearance and uses of surrounding properties will not be negatively impacted, it is Planning Staff's opinion that the requested variance is minor. Development Services June 4, 2025 Report No. DS2025-061 Page 4 of 8 Page 142 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re: Minor ... Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities Well Planned Development —to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Building Division — previous comments have been satisfied. Remaining matters can be reviewed through the Building Permit application. Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan Conclusion Planning Staff recommends that Minor Variance Application 2025-A-04 be approved to permit the construction of a new single detached dwelling with a reduced setback from the average high water mark of Bass Lake of 13.85 metres (45.4 feet) and 14.25 metres (46.7 feet)to the dwelling and 12.7 metres (41.6 feet)to the wood deck stairs on the basis that the proposal meets the four tests of the Planning Act and conforms to or is consistent with applicable Provincial, County and Township planning policies. Development Services June 4, 2025 Report No. DS2025-061 Page 5 of 8 Page 143 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re: Minor ... Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, May 29, 2025 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services May 29, 2025 Development Services June 4, 2025 Report No. DS2025-061 Page 6 of 8 Page 144 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re: Minor ... Schedule 1: Location Map 55 8 28 26 24 18 57 6 Glengrove Ave. 1,R°E 61 4 9 5 29 2725 23 63 a 2 oW B.nx"E aW bum R°.E. 67 36 I 32 30 28 26 24 Broadview Ave. 66 - — - 69 V 68 d71 70 7 73 72 1 \� 74 77 19 � 79 75 83 78 80 85 82 87 84 \/ 90 89 \� 204 \ 27 23 St 21 17 15 Location Q Subject Lands TE�wnshlpo Prated Heritage,Exciting Future 0 loom File Number:2025-A-04 ti I I I I I Development Services June 4, 2025 Report No. DS2025-061 Page 7 of 8 Page 145 of 146 7.c) DS2025-061 , Andy Karaiskakis, Manager, Planning Services re- Minor ... Schedule 2: Applicant's Site Plan sOX 1 z �o zss.90 , 25566 ���• ._ '. , °,dc -ucc •'�255.65 I .� F 255 9u 4 �———1 I �T•- 2]6 00 I I F T o C oa W: I s.v�tl I I I tc + r PROPOSED f zs�.e5 01M-40 LEDU 7557 DRUMII I 4 D CROSS FA11 " °`t•_:lo _ I �I �oWEU T i I O z5a oo I C I = Q B. ,x z,x 4 35 — ---J I I ��li. 2�5"5.07 I 7e5 5.74 25d,74 4E— IX , I. 22R M74II — --� - 1,09 I GARAM 1 GF 25S.T4 I PROPOSED 2 STOREY •`b� "' n �.�• I OKLUNG, C,/W CRAYL5PKE. 7 6x I FFA 16O.7m I v i L TTCUC I CSF TR SF 255. v�—.e,-IV 254.47 �' I _ --_—_I IJSF 254.21 (FRONT) I C N A `-TTEP Mr, LUMEN AS SFICMTN. 255.50 a r I 255.O0 7SS.a5 2SS.4S 2S4.6S , _1 7.Ox , e 7a5.45 Rrl 4 LL L ' ar. F� IabarnAlm 14a R ia-4a CM VA al4:'v a I _ r df .III t •m o h33v- 'V. II w1 1= pls nm m'va ` y, a FT=c k „tl..•tl. arm N• 4�Y rlro]�I 7 BASS LAKE 1� Township of Site Plan 0� �� � Proud Heritage,Exciting Future File Number: 2025-A-04 Development Services June 4, 2025 Report No. DS2025-061 Page 8 of 8 Page 146 of 146