Loading...
2005-081 Being a By-Law to Adopt Amendment No. 21 to the Official Plan (Moon Point Corporation, Roll # 030-012-42700)THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2005-081 Being a By-law to Adopt Amendment No. 21 to the Official Plan WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with Section 17 and 21 of the Planning Act, R.S.O. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE it is resolved that: Amendment Number 21 to the Official Plan, attached hereto, is hereby adopted and; 2. This by-law shall come into force and take effect as specified in the Planning Act R.S.O. 1990, aP. 13 AMENDED PURSUANT TO ONTARIO MUNICIPAL BOARD DECISION N0.2263 (PL050836) ISSUED AUGUST 11, 2006 ENACTED PURSUANT TO ONTARIO MUNICIPAL BOARD DECISION N0.0904 (PL050836) ISSUED APRIL 4, 2007 Schedule 'A-1' to Official Plan Amendment No. 21 This is Schedule 'A-1' to By-Law 2005-081 Official Plan Amendment No. 21 passed the 13"' day of July, 2005. Mayor Acting Clerk Neil Craig t:,~~.~ m h~ ~~~,~~ti,,,,pa O N Subject lands to be redesignated from Restricted Rural to Shoreline and subject to section D10.9.1 OFFICIAL PLAN AMENDMENT NO. 21 (MOON POINT CORPORATION) TOWNSHIP OF ORO-MEDONTE Township Application # 2004-OPA-02 Prepared by MERIDIAN Township Planning Consultants February 26, 2007 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT PART I: THE INTRODUCTION 1.0 PURPOSE 2.0 LOCATION 3.0 BASIS PART 11 THE AMENDMENT 2 3 5 PART 111 THE APPENDICES 6 Appendix 1: Planning Report prepared by Meridian Planning Consultants (Township Planning consultant) BY-LAW The Corporation of the Township of Oro-Medonte Being a By-law to Adopt Amendment No. 21 to the Official Plan WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with Section 17 and 21 of the Planning Act, R.S.O. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE it is resolved that: Amendment number 21 to the Official Plan, attached hereto, is hereby adopted and; 2. This by-law shall come into force and take effect as specified in the Planning Act R.S.O. 1990, c.P. 13 Read a first and second time on the _day of June, 2005 Read a third time and finally passed this _day of June, 2005 Mayor Clerk AMENDED PURSUANT TO ONTARIO MUNICIPAL BOARD DECISION NO. 2263 (PL050836) ISSUED AUGUST 11, 2006 ENACTED PURSUANT TO ONTARIO MUNICIPAL 80ARD DECISION NO. 0904 (PL050836) ISSUED APRIL 4, 2007 J. Official Plan Amendment 21 p ! `' (Moon Point Corporation Application) ~ER~~i~l1 Page 1 Township of Oro-Medonte ~ ^^°~~°~~**~~^~ February 26, 2007 Prepared by CONSTITUTIONAL STATEMENT Part 1: The Introduction, provides general information regarding the general policy update. Part I: The Introduction does not constitute an operative part of Amendment No. 21 to the Official Plan. Part 11: The Amendment, provides the details of the Official Plan Amendment. Part II: The Amendment, including Schedule A constitute the operative part of Amendment No. 21 to the Official Plan. Part 111: The Appendices, provide more specific information regarding the Amendment and the background work that led to the preparation of the Amendment. Part III: The Appendices do not constitute an operative part of Amendment No. 21 to the Official Plan. Official Plan Amendment 21 (Moon Point Corporation Application) ~LR1~~~~ Page 2 Township of Oro-Medonte ~«~~~ February 26, 2007 Prepared by PART 1: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No. 21) 1.0 PURPOSE The purpose of this Amendment is to change the land use designation applying to a parcel of land along the Lake Simcoe shoreline to provide for the development of a 14 lot Plan of Subdivision. 2.0 LOCATION The Amendment applies to lands within Part of Lots 15 and 16 in Concession 3 of the former Township of Orillia, now in the Township of Oro-Medonte, as shown on Schedule `A', which is attached to this Amendment. 3.0 BASIS A Comprehensive Planning Report with attachments is attached to this Amendment as Appendix `A'. The Planning Report reviews the application in detail and its conformity with the Township of Oro-Medonte Official Plan. Section D10.3.8 of the in effect Official Plan contains a policy that is intended to be considered when applications for shoreline development are submitted. This policy is reproduced below: "The further expansion of the shoreline development area onto (ands that are not designated Shoreline is not permitted by this Plan. Exceptions may be granted through the approval of an Official Pfan Amendment if the expansion is small in scale, and is either /ocused on the shoreline or is considered to be infilling. Infilling is defined as development that abuts a developed area on two sides and/or is located within a parcel of land that abuts public roads on at least three sides. The creation of strip developmenf across from existing development on existing public roads is not contemplated by this Plan. Council may consider such minor amendments to the Official Plan to redesignate /ands for such limited shoreline development, provided Council is satisfied that: a) The lots will have a minimum area of 0.6 hectares to a maximum area of approximately 1.0 hectare, except where larger sizes may be suitable because of environmental constraints or design considerations; b) The majority of the existing tree cover on the proposed lots is retained and protected as part of the approvals process; c) The development s compatible, in terms of scale, density and character, with existing development; Official Plan Amendment 21 `' (Moon Point Corporation Application) ~E~~~~~n Page 3 Township of Oro-Medonte +~^w~~~ February 26, 2007 Prepared by d) The proposed lots, if located on the shoreline, have a water frontage of no less than 45 metres; and, e) The lots would conform to the general subdivision and consent policies of this Plan. For Plans of Subdivision that involve the creation of lots with water frontage, only a single tier of lots shall be created, all with water frontage as set out in Section Di0.3.6 of this Plan. In addition, no new lots with direct access to County Roads are permitted. If major development is proposed (which is defined as development that does not meet the above criteria), a detailed review of the entire shoreline area shall be carried out fo determine if the proposed location is suitable and appropriate from a growth management perspective." The Amendment to the Official Plan will conform to the policy set out in Section D10.3.8 in every respect. Specifically: • Each of the proposed lots will have an area of 0.6 hectares or greater; • The majority of the existing tree cover on the proposed lots will be retained and provisions will be included in both the Subdivision Agreement and the individual Site Plan Agreements applying to each lot to ensure that the majority of forest cover is maintained; • The proposed development, as a result of its location and large lot sizes, is compatible in terms of scale, density and character with existing development; • Each of the proposed lots will have a water frontage of no less than 45 metres; and, • The general criteria in the Official Plan respecting subdivisions are met. Council has also had careful regard to the environmental impact of the proposed development. The Lake Simcoe Region Conservation Authority, who is responsible for providing objective advice to the Township on environmental planning matters, has confirmed that the site does not support significant natural features and has recommended that development can proceed provided certain conditions are satisfied. These conditions will be included in the implementing documents. The Lake Simcoe Region Conservation Authority letter is attached to the Planning Report in Appendix `A'. Official Plan Amendment 21 (Moon Point Corporation Application) ~~~~~~~ Page 4 Township of Oro-Medonte e °~°~~ February 26, 2007 Prepared by AMENDED PURSUANT TO ONTARIO MUNICIPAL BOARD DECISION NO. 2263 (PL050836) ISSUED AUGUST 11, 2006 ENACTED PURSUANT TO ONTARIO MUNICIPAL BOARD DECISION NO. 0904 (PL050836) ISSUED APRIL 4, 2007 J. PART 11: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 21) ITEM # 1 Section D10 of the Official Plan is amended by adding in a new Section D10.9 as set out below: °°D10.9 EXCEPTIONS D10.9.1 Part of Lots 15 and 16, Concession 3 (Orillia) Notwithstanding any other policy in this Plan, the following policies apply to the lands shown as being subject to this Section on Schedule `A8' to this Plan: a) No more than 14 lots by way of Plan of Subdivision shall be developed b) In order to maximize the tree retention on the lands, a Tree Preservation and Shoreline Access Plan shall be prepared to the satisfaction of the Lake Simcoe Region Conservation Authority and the Township of Oro- Medonte as a condition of Draft Plan Approval. The preparation of these plans must include the expertise of a registered professional forester. Development envelope limits, including, septic system, driveway access, shoreline access and outdoor living space will be defined and assessed. Development envelopes will alter approximately 40% of each lot, retaining approximately 60% of the existing vegetation and 60% of the existing tree cover. Vegetation removal within the 20 metre setback area from the shoreline will be a maximum of 12 metres of shoreline width for each lot. c) In order to ensure that new residents are aware of the value of the woodlands and ephemeral pools on the lands, a Natural Environment Stewardship Manual shall be prepared as a condition of Draft Plan Approval. This manual will also include suggestions on maintaining the health of the eco-system. This would cover such aspects, but not be limited to, the value of native vegetation, control of nuisance plant and animal species, the identification of appropriate species for restoration or enhancement plantings suitable to the area, and limiting pesticide, herbicide and fertilizer use. d) The Subdivision Agreement shall contain provisions that require the preparation of detailed site plans for each lot. The intent of the site plans is to insure that the majority of the tree cover on the remaining area of each lot, beyond the area within the 20 metre setback from the shoreline, is maintained as development occurs. These site plans are to be Official Plan Amendment 21 r (Moon Point Corporation Application) ~ ~ER~~~~N Page 5 Township of Oro-Medonte t *°~~~^~~ February 26, 2007 Prepared by ~"°' approved by the Township and the lake Simcoe Region Conservation Authority as part of the approval process. e) In order to ensure that individual lot owners and future lot owners are aware of the site planning process, each of the 14 lots shall be subject to Site Plan Control pursuant to the Planning Act. These Site Plan Agreements shall include appropriate provisions that provide for maximum tree retention on the property. ITEM # 2 The Official Plan is amended by redesignating the lands subject to Section D10.9.1 from the Restricted Rural designation to the Shoreline designation as shown on Schedule A-1 to this Amendment. AMENDED PURSUANT TO ONTARIO MUNICIPAL BOARD DECISION NO. 2263 (PL050836) ISSUED AUGUST 11, 2006 ENACTED PURSUANT TO ONTARIO MUNICIPAL 80ARD DECISION NO. 0904 (PL050836) ISSUED APRIL 4, 2007 J. Official Plan Amendment 21 (Moon Point Corporation Application) MERIDIAN Page6 Township of Oro-Medonte ~ +~~~^~^~ February 26, 2007 Prepared by ''~'° PART 111: THE APPENDICES Appendix 1 Planning Report prepared by Meridian Planning Consultants (Township Planning Consultant) Official Plan Amendment 21 e !R (Moon Point Corporation Application) ~ERiU~~~ Page l Township of Oro-Medonte ~ ,.»~.ps..,,'.K February 26, 2007 Prepared by ~°° moo, ono, - ~ ~ ~` ~~~` TOWNSHIP OF ORO-MEDONTE REPORT Dept. Report No. 70: Committee of the PD2005-03fi Whole Nick McDonald, RPP Subject: Moon Point Department: Development Planning Applications Council File No: 2004-Sub-01, 2004-OPA-02 and Date: June 22, 2005 C. of 2004-ZBA-09 W Motion R.M. File #: D12013640 # Date: Roii #: 030-012-42700 INTRODUCTION The intent of this repon is to review the comments made by agencies and members of the public with respect to the applications for development submitted by the Moon Point Corporation. A further intent of this report is to provide Planning Advisory Committee and Council wfth recommendations on the applications for development. As Planning Advisory Committee/council will recall, the Moon Point Corporation is seeking approval for an Official Plan Amendment which places a portion of the lands in the Shoreline designation, a Zoning Sy-law Amendment that places a portion of the lands in the Shoreline Aesidential zone, and a Plan of Subdivision application that would allow for the creation of 14 new shoreline lots. Each of the 14 Tots will front on a new public road that extends from Moon Point Drive. Each of the Tots will also have direct water frontage as well. The minimum tot frontage an the road is 21.8 metres (Lot 4) and the highest lot frontage on the road is approximately 50 metres (Lo# 1}. The average lot frontage along the road is F7.9 metres. The minimum lot frontage on the water is 47.6 metres (lot 11). The highest lot frontage along the water is 61 metres (Lot 14}. The average lot ironiage along the water is 49 metres. Each of the lots will have a minimum lot area of 0.60 hectares. An 8-1/2 z t t reduction of the Ptan of Subdivision is afiached io this report as Attachment #1. Each of the proposed lots will be serviced by private wells and septic systems. A dry hydrant accessible to pumper trucks will be installed at the end of the Moon Point Road unopened road allowance, at Lake Simcoe. It is proposed that the dry hydrant be provided as a suitable substitute to an on-site fire well and lire storage as required by the Township's engineering standards. The homes on the lot will be set back a minimum of 20 metres from the average high water mark as per the requirements of the Township's Zoning ey-law. A detailed Concept Plan prepared by the applicant shows the Iocatlon of each of the homes, the driveways, the septic systems and proposed access corridors to Lake Simcoe. These access corridors will be no wider than 12 metres. The proponent has indicated that based on the sizes of the lots and the setbacks proposed, 60°k of each of the lots will remain in forest cover. The detailed Concept Plan is attached to this report as Attachment #2. In order to deal with issues respecting building location, septic system location, driveway location and access corridor siting, each of the lots will be subject to Site Plan Control. it is also proposed as a condition of draft plan approval that a detailed site plan for the entire subdivision be prepared. This detailed site plan would provide the basis for the individual Siie Plan Agreements that would be entered into following the registration of the Plan of Subdivision. This was the same process recently followed fora 13 tot Plan of Subdivision on Highland Drive in the Horseshoe Regon community. Adjacent land uses include the Columbus Boys Camp located to the west and south of the proposed lots. This camp will be retained by the owner (the Moon Point Corporation} and is not part of the Plan of Subdivision. Lands to the south of the proposed Pian of Subdivision are the site of a registered Plan of Subdivision (Plan 940) located on the east side of Moon Point Drive. There are 18 lots within this Plan of Subdivision. The average lot frontage on the street is 34.8 metres. The average lot area is 0.18 hectares. Each of these Tots is developed with a home. The first home in Plan 940 was built in 1955 (lot 4). The remaining homes were developed slowly over a period of 45 years. LAKE 5IMCOE REGION CONSERVATION AUTHORITY COMMENTS The Township of Oro-Medonte relies upon the Lake Simcoe Region Conservation Authority (LSRCA) to provide advice and recommendations on environmental matters. As part of their rote, the LSRCA reviews the ma}ority of applications submitted pursuant to the Planning Act. In this case, the applications and the supporting documentation were sent to the LSRCA in mid 2004. Prior to the submission of the initial reports, the LSRCA met wish the proponents in 2003 to discuss Environmental Impact Study requirements. On September 17, 2004, the LSRCA indicated in writing that they required some additional information from the proponent to complete their review of the applications. Following the submission of a revised Environmental Impact Statement in October 2004 and a meeting on site on October 28, 2004, the LSRCA sent an additional letter dated January 12, 2005 requesting some additional information to complete their review. 2 Following the submission of a iurther revised Environmental Impact Statement in May 2005, the LSRCA provided a commenting letter to the Township of Oro-Medonie dated June 2, 2005. This LSRCA letter is attached to this report as Attachment R3. Below are a number of quotes from the June 2, 2005 LSRCA letter: - The study meets the intent o! our Terms of Reference at that time (2003) as wet/ as our current Terms of Reference. The field survey program was scoped based on the site characteristics. The technical inlormation presented in the report is safistactory". "Based on the additional technical inlormation provided, we do not consider this to be a significant wildlife area based on breeding birds, as such, all potential natural heritage features have now been addressed through the FtS." "We have no concerns with potential impacts /tom natura/hazards." "We recommend that the Township require the following aspects to be addressed as part of the subdivisian conditions as the design o1 the development should be reviewed on a comprehensive basis for the properly rather than through future individual owners. Measures to preserve the integrity of the shoreline and tree cover are acceptable provided that the following aspects are included." On the basis of the above, the LSRCA is supportive of the approval of the requested Official Plan Amendment, Draft Plan of subdivisian and Zoning ey-law Amendment. However, they have made a number of detailed requests regarding each of the documents chat will be under consideration by Council. Specifically, it is requested that: 1. The Official Plan Amendment (OPA) contain some policies that provide some direction on the nature of vegetation removal in the 20 metre shoreline setback area, the need for further approvals regarding shoreline works and vegetation retention on the property; 2. The Draft Pian Approval contain conditions that deal with grading, drainage, erosion and siltation, the need for LSRCA approvals, the need to prepare a Tree Preservation Plan and Shoreline Access Pian, and the need to prepare a Natural Environment Stewardship Manual; 3, The Subdivision Agreement include requirements in the Notice of Afters of Purchase and Sale that indicate that water access and views of Lake Simcoe are restricted through the Zoning 8y-law, Tree Preservation Plan and Shoreline Access Plan, and that a Natural Environment Stewardship Manual has been prepared; and, 4. The Township Zoning By-law Amendment applying to the property includes specific provisions restricting development within 20 metres of the shoreline and which also restricts the width of the shoreline access area to 12 metres. One of the more important conditions requires the preparation of a Tree Preservation Plan and Shoreline Access Pian to the salistaction of the LSRCA. Such a Plan must have input from a registered professional forester. li is the intent of such a Plan to identity development envelopes that alter no more than 40% of each lot, thereby retaining approximately 60% of each lot in a non- manicured vegetative state. 3 It is my opinion that the LSRCA has made every effort to respond to the concerns expressed by resitlents regarding the impacts of deuelopment on the environment. On the basis of the LSRCA comments and their recommendations respecting the Otiiciai Pian Amendment, the Draft Plan of Subdivision and the Zoning By-law Amendment, d is my opinion that development can proceed as proposed. All of the conditions discussed above are reviewed later in this report and have been included within the Official Plan Amendment, the Drafl Plan Conditions and the Zoning By- law Amendment, as required. PUBLIC SUBMISSIONS The public meeting was held on March 21, 2005. Approximately 45 members of the public were in attendance. During the public meeting, and following the public meeting written submissions were received from: NAME DATE Janet Bumstead Aril 1, 11 and 15, 2005 Jim Woodford March 30 and 31 2005 Anna Arnold Aril 7, 2005 Bob and Dodi WeiN A rit 8, 2005 Donna Lowland A rii 11, 2005 Kirsien Buriin A riI 1D, 2005 L nne and Lionel Walters A rii 7, 2005 WilliamMOOre A ri112,2005 John and Carol a Macdonald Aril 13, 2005 Mark Rosati and Mar aret Bur hardt Aril 11, 2005 Les and Paula Kirsh A ri129, 2005 Teresa Reckret A riI 13, 2005 Anne Green Aril 15, 2005 Jessie Alexander March 21, 2005 Sheila Wood A rii 15, 2t)05 Francis Bowers and Ma O'Farrell-Bowers A rii 29, 2005 Brian and Heather Crate Aril 4, 2005 Gar and Isabelle Thiess Aril 14, 2005 Gerr and Pam Murfitt Aril 29, 2005 Moon Point Resident's Association A riI 12, 2005 A summary of the main points raised in the submissions and our responses are below: Submission -The Township should consider acquiring the property for public use. Response -The acquisition of the lands for public use is a Council decision. However, given the opinion and recommendations of the LSRCA and the current policy framework respecting shoreline development, it is my opinion chat Council should locus more on acquiring property that is the site of significant natural heritage features, such as lantls on the Ora Moraine. 2. Submission -The proposed development will have a negative impact on the natural heritage features and functions on the site and beyond. Response -The LSRCA has carefully reviewed the proposal in accordance wish the Provincial Policy Statement, the County of Simcoe Official Plan and the Township Official Plan to determine what impact the proposal wilt have on the environment. The LSRCA has concluded that there are no significant features or iunciions on the site. On this basis, they have clearly indicated that they have no opposition to the development of the site, provided a number of detailed conditions are incorporated info the approvals to ensure that development occurs as planned. Specifically, conditions will require that a certain percentage of the tree cover on the property be retained during and after construction and that an accessfview corridor to the take having a maximum width of 12 metres be permitted. 3. Submission • The proponent's environmental impact statement has not complied with the standards set out by the LSRCA regarding the preparation of such studies. Response - In their June 2, 20D5 letter, the LSRCA has indicated that the work completed by the proponents was completed in accordance with their requirements. 4. Submission -The Township does not have the staff or consulting expertise to carry out an environmental analysis of the property. Response -The Township relies upon the LSRCA to carry out reviews of Environmental Impact Studies on behalf of the Township of Oro-Medonte. It is my opinion and the opinion of the Township that the LSRCA has the staff expertise to properly assess and consider applications for development on behalf of the Municipality. In the carrying out of their duties, they typically work with a proponent to determine exactly what needs to be studied arid what their requirements will be prior to making a final recommendation. Throughout this process, the LSRCA has met with residents, staff and the proponent on numerous occasions to ensure that it had a complete understanding of the issues and was able to provide objective advice to the Township with respect io this application, 6. Submission -The reports prepared by the proponent do not address the fisheries resources on Lake Simcoe. In addition, extremely long docks would be required as a result of the shallowness of the water and these docks would have a negative impact on the fisheries. Response -The final Environmental Impact Statement prepared by the proponents contains a review of the fisheries resources on this part of Lake Simcoe. it is concluded that the 'hearshore fish community is dominated by forage species, primarily shiners, minnows and allies, with a seasonal habitat use by yellow perch and smalfmouth bass. This community type is common !o Lake Simcoe and io other adjacent waterbodies in southern Ontario. There is no evidence of co/dwater fish community production, for example take whitefish, using nearshore habitat in this vicinity for either spawning or nursery habitat The LSRCA has not indicated that they have a concern with the proponent's submission in this regard. However, it is recommended that conditions be included within the 5 approvals that would require the approval of the LSRCA, the Ministry of Natural Resources (MNR) andlor the Department o1 Fisheries and Oceans (DFO) for any works in the shoreline. This is the approach typically ioliowetl by the LSRCA for small-scale developments where individual docking facilities may be proposed. There is no guarantee that a permit will be issued by the LSRCA (or a dock on the site. 6. Submission -The approvals for the proposed development should either be refused or deferred given that an Assimilative Capacity Study of Lake Simcoe is currently underway. Response -The Assimilative Capacity Study currently being undertaken by the Province and the LSRCA will be completed in 2006. Generally, the LSRCA is concerned about the amount of phosphorous leaching into the take from sewage disposal systems, farming activities and general runoff from roads. Both the Province and the County have indicated that planning applications in process need not be delayed until the study has been completed. In addition, one of the primary focuses of the Assimilative Capacity Study and the work emanating from that study will be an assessment of sewage treatment options for large-scale urban development within the Lake Simcoe Watershed. Given the limited amount of shoreline available in the Township of Oro-Medonte for low- density residential development on private septic systems, no concern has been expressed by the LSRCA about the added impact of developing 14 homes on the property on the Take. However, it is my opinion that ft would be appropriate to further study private sewage disposal options on the property to ensure that only systems that have minimal to non-existent impacts on the environment in terms of nutrients and phosphorous are developed. In addition, retaining about 60°!° of the tree cover on the properly will assist in minimizing the amount of phosphorous that enters into the Take from the proposed development. 7- Submission -The introduction of f4 property owners will have an impact on the seasonal birds and other animals that make use of the shoreline. Response -The proponents have indicated that the breeding birds using the property are likely to adapt to habitat changes on the site. In addition, it proposed io ensure that ail construction on site take place in accordance with the Migratory Bird Convention Act. Lastly, the retention of the majority of the trees on the site will ensure that there are minimal impacts on habitat. fl should be noted that the LSRCA has indicated that "we do not consider this to be a significant wildlife habitat based on breeding birds....° 8. Submission -The lands are unsuitable for development as a result of the depth of the wafer table. Response - it is agreed that the water table is elevated on the (ands. As a result, the proposed leaching beds will have to be raised approximately 7.0 metre above grade and the homes will be elevated. This is a typical response to elevated wafer table conditions and has been considered acceptable in other locations. In addition, the detailed stormwater management report prepared as a condition of draft plan approval will also address this issue. 6 g, Submission -The mitigation measures proposed by the developer will not work (or are unlikely to work}. - Response - A number of conditions are required to be tuifilled as a condition of Draft Plan Approval. In addition, individual Sife Pian Agreements entered into pursuant to the Planning Act are also required, The Site Plan Agreement will contain a number of provisions that will require the property owner to ensure that the mitigation measures recommended by fhe LSRCA are implemented. However, there is always the possibility chat an individual lot owner will not comply with the agreement. As a result, the Site Plan Agreement will contain provisions that provide the Township with the ability to order remedial works and/or carry out the remedial works and bill the individual lot owner. The Township can also prosecute a breach of the Site Plan Agreement through the courts. With respect to tree loss, many of the older developments in the Township were not subject to any specific controls regarding the retention of trees on their properties. As a result, many of the trees on existing lots on the shorelines of Lake Simcoe and Bass Lake have been lost. It is for this reason that the Oificiai Plan requires minimum tot sizes of 0.6 hectares io maximize the amount of trees retained on a property. This minimum lots size, coupled with subdivision agreements and site plan conditions will go along way to ensuring that the maximum number of trees are retained on each lot. 10. Submission -The proposed development will not be consistent with the Provincial Policy Statement (PPS) and will not 6e in conformity with the Township's Official Pian. Response -The PPS (March 2005) stales in Section 2.1.3 that development shall not be permitted in significant habitat of endangered and threatened species, in significant wetlands and in significant coastal wetlands. These Teatures do not exist on the property, or within 120 metres of the lands to be subdivided. Section 2.1.a of the PPS states that development may be permitted in significant woodlands, significant valleylands, significant wildlife habitat areas and in significant areas of natural and scientific interest provided d 'has been demonstrated that there wilt be no negative impacts on the natural features or their ecological functions." The LSRCA has confirmed that none oT the above features exist on the lantls to be subdivided and have indicated that they have no objection to the approval of the applications. With respect to the Township Official Plan, Council did adopt an Amendment io the Township of Oro-Medonte Official Plan that included very specific criteria in the Official Pian to deal with applications within the shoreline area. These criteria were subsequently approved by the County of Simcoe in February 2005 with no appeals. These criteria are considered later in this report, however, it should be noted that the proposed development will conform with these criteria in every respect. ti. Submission -Construction will have an impact on the flow of ground water in the area, particularly with respect to flooding. Response - Shallow groundwater flow on the site is expected to be primarily eastwards and northwards towards Lake Simcoe. Rs a result of the elevated water table on the sde, both the homes and the septic systems will be raised, which should minimize impacts. The construction of the road may also have impacts on the flow of groundwater. The stormwater management report prepared as a condition at draft plan approval will address this issue. 12. Submission -The property is one of the last remaining natural areas along the shoreline and therefore should be preserved. Response - It is agreed chat the subject property is one of the last remaining properties along the Lake Simcoe shoreline in Oro-Medonte that has not- been tleveloped. However, there is no policy framework in place at the provincial, county or local level that is intended to preclude development from occurring for this reason alone. Instead, the policies require the careful consideration of the impacts of development and the suitability of the lands tar development. It is on this basis that the LSRCA was asked to review the site and the supporting studies. It is also agreed that there is some benefit in retaining these natural areas over the long term. However, this benefit must also be balanced against the aspirations of a landowner, the policies of the Township's Official Pian and the presence/absence of signii(cant wildlife habitat or other natural heritage features on the lands. Y3. Submission -The reduced lot lrontage on the road for the majority of the lots is inappropriate. Response - !1 is agreed that the lots will have reduced frontages ai the road. However, ail of the lots will have laroer than required frontages on the water. Given the tot sizes involved {minimum lot size 0.6 hectares) and the depth of the lots, a reduced tot frontage a1 the road is considered to be appropriate. The large minimum lot size of 0.6 hectares is considerably larger than the existing lots that are Located to the south of the subject property along Moon Point Drive. This larger tot area allows for the nesting of the proposed development in the existing environment. 14. Submission -The proposed development will act as a precedent for future development in the area. Response -With respect to precedent, the policies of the Official Plan currently prohibit the development of new residential lots on the cringe of the City of Orillia. The exception is along the shoreline where such development can be designed to blend in and tae compatible with existing shoreline development. Given the location of the propeny and the policies of the current Offieiai Pian, it is my opinion chat the development will not set a precedent for additional development along Woodland Drive leading to Memorial Road in the City of Orillia. 15. Submission -The lands are currently environmentally protected and should be maintained as such. Response -The (ands are not designated Environmental Protection ~ or Environmental Protection 2 by the Township of Oro-Medonte Official Pian. The Ernironmentai Protection 7 designation applies to those features that are considered to be signiiicani according to the Provincial Policy Statement. The Environmental Protection 2 designation is intended to apply to lands which are not considered to be significant, but which contribute to the integrity of the Township's Natural Heritage system. Notwithstanding the above there is small area of landon the Moon Point property that is zoned Envitonmenial Protection. However, this zoning has been deemed to be incorrect by both the Township and the LSRCA, since it was intended to apply to a watercourse. Such a watercourse, while appearing on old base maps of the area, does not exist on the site. 16. Submission -The proposal will have a negative impact on the wetlands in the area. Response -The developmenl is located further than 120 metres from the closest wetland. On this basis, the LSRCA does not have any concerns about the impact on the proposed development on wetlands in the area. 17. Submission -The construction traffic, in addition to the traffic generated from the new homes, will have an impact on the area. Response - It is agreed that there will be additional traffic to the site during the construction. However, local Township roads are designed to accommodate up to f 000 to 2000 vehicles per day. At the present time, Moon Point Drive does not support that amount of traffic. As a result, the impact of the additional traffic will be minimal to non- existent. 18. Submission - Locating a cul-de-sac on the property is not good planning. Response -The plan for a cul-de-sac on the property is the most appropriate solution for developmenl on the site. Creating a through street on the site would result in more property being utilized for development and more disturbance antl tree loss. 19. Submission -The approvals would creole a precedent with respect to the remainder of the camp property. Response - Wilh respect to the remainder of the camp property, we are not aware of any plans on the part of the camp to develop the remainder of their property. These plans would have to be supported by an additional amendment to the Official Plan and Zoning By-law and a new Plan of Subdivision application. in addition, Council would have to consent to the lifting of 0.3 metre reserve that will be placed on the end of tfie eul-de-sac. 20. Submission -The development wits have an impact on the private wells in the area. Response - It is my opinion that the assessment has clearly established that the principle of developing 74 lots on the basis of private wells and septic systems is supportable. However, more detailed work will be completed as pars of the draft approval process and such work will have to be to the Township's satisfaction before any final approvals are given. 9 ANALYSIS Description and Rationale of Existing Official Plan Policy In August 2003; Council adopted Official Plan Amendment No. 17. OPA 77 deleted the last sentence of Section Df 0.3.8 which states: 'Any amendment to this Plan that has the effect of permitting additional residential development adjacent to the Shoreline designation will onty be considered as pan of a review of the appropriateness of the extent and limits of the entire Shoreline designation that is carried out and is pan of an Official Ptan review." OPA f 1 replaced the above sentence with the following: 'Amendments to this Ptan that have the elfeG of permitting additional residential development adjacent to the Shoreline designation wilt be discouraged. tt such an application is submitted, the appropriateness of the immediate area for development from an environmental, servicing, character and tradic perspective shalt be assessed. if major development is proposed, a detailed review of the entire Shoreline Area shall be carried out fo determine if the proposed location is suitable and appropriate hom a growth management perspective." It was my initial recommendation during the Official Plan review that the Shoreline policies be modified, since there were a limited number of circumstances under which it was felt that development could occur, under the right conditions. As a result, initial drafts of the proposed policy change included a number of conditions that would have provided the basis for considering such requests. These conditions dealt with servicing, traffic, Nation, size of lots and environmental impact. However, the criteria were not incorporated in the final draft of OPA 17 adopted by Council and instead, the policy only referenced the issues that needed to be considered by Council in a review and an application in the future. In order to provide some time to review the wording of this Section, Council requested the County of Simcoe to not make a decision on the modification to Section D10.3.8. The intent of the request was to ensure that the original intent of Council as articulated in the adopted version of OPA 17 was more clearly articulated. The result was the preparation of a more detailed policy to provide and appropriate basis for the consideration of applications for development in the Shoreline Area in the future. This revised policy, as rnoditied by the County of Simcoe, is bebw: 'The further expansion of the shoreline development area onto Lands that are not designated Shoreline is not permitted by this Ptan. Exceptions may be granted through the approval of an Official Plan Amendment if the expansion is small in scale, and is either focused on the shoreline or is considered to be infilling. InfilJing is defined as development that abuts a developed area on two sides and/or is located within a parcel of land chat atruts public roads on at least three sides. The creation of strip development across from existing development on existing public roads is not contemplated by ibis Plan. Council may consider such minor amendments to the Official Ptan to redesignate lands for such limited shoreline development, provided Council is satisfied that: 70 aJ The tots will have a minimum area of 0.6 hectares to a maximum area of approximately t.0 hectare, except where larger sizes may tre suitable because of environmental constraints or design considerations; b) The majority of the existing tree cover on the proposed lots is retained and protected as part of the approvals process; c} The development s compatible, in terms of scale, density and character, with existing development; d) The proposed Lois, if located on the shoreline, have a wafer frontage of no less than 45 metres: and, e) The tots would conform to the genera! subdivision and consent policies of this Ptan. For Plans of Subdivision that involve the creation of tots with water honfage, only a single tier of lots shaft be ueated, all with water frontage as set out in Section D70.3.6 0l this Plan. in addition, no new lots with direct access to County Roads are permitted. If major development is proposed (which is defined as development that doss not meet the above criteria), a detailed review of the entire shoreline area shall be carried out to determine it the proposed location is suitable and appropriate from a growth management perspective." Conformity of Proposal with the Township Official Plan The subject lands are designated Restricted flural in the Oro-Metlonte Official Plan. It is proposed that the lands be designated Shoreline. The vision of the Official Plan recognizes that the Township's open, relatively natural and rural character is the quality that residents value most about their community. Section A2.3 of the Official Plan states that one of the primary principles of the Pian is to consolidate rural development in existing Settlement Areas to protect the character of rural areas. In addition, it adds "to ensure that there is a clear spatial delineation between the Barrie and Oriltia urban areas and the rural and agricultural area of Oro-Medonte, new development adjacent to either City shall be restricted to agricultural and agriculturalae/ated uses" Although the proposed residenliai development is located close to the Oro-Medonte/City of Oriliia border, the two areas would most likely never be joined by residential development. To the northeast of the property are low swampy lands that are unsuited for development and which are part of the Biufis Creek wetland, which is considered to be a Provincially Significant Weiland. The presence o1 these lowlands within the City of Oriltia antl in Oro-Medonte will ensure that a clear spatial delineation is maintained between the built form of Oriitia and Oro-Medonte. Wdh respect to Section D10.3.8, as modified, below is my opinion on haw the proposed development conforms with the criteria set out in that Section. y. The policy indicates that "exceptions may be granted through the approval of an Official Plan Amendment it the expansion is small in scale, and is either focused on the shoreline or is considered to be inlilling". Given that the 14 lots proposed are focused on the shoreline, the consideration of an Official Pian Amendment by Council is permitted by the policy. 11 p, The policy requires that Tots have a minimum area of 0.6 hectares and a maximum area of 7 hectare. Allot the lots will have a minimum lot area of 0.6 hectares. 3. The policy requires that the "majordy of the existing tree cover on the proposed lots is retained and protected as part of the approvals process': The proponent has indicated that fi0°I° of the vegetation on each lot will be retained. This percentage will be incorporated within the Subdivision Agreement antl the Site Plan Agreements that will be registered on title. As a result, this policy has been satisfied. q, The policy requires that the development be "compatible, in terms of scale, density and character, with existing development': The proposed shoreline residential Lots will have lot areas that are much larger than the majority of existing lots along the shoreline. The larger lot size will provide opportunities for the retention of the majority of vegetation on each lot. In addition, given the location of the lots and the limited amount of land available for shoreline development around Lake Simcoe, it is anticipated that the homes will be relatively upscale in nature and well maintained. lastly, each of the 14 tots will be accessed by a new public road that intersects with Moon Point Road at an appropriate location. It is not anticipated that the iratiic generated from the 14 lots will have a measurable impact on the character of the area. 5. The policy requires that each of the proposed lots with water frontage have a water frontage of no less than 45 metres. Each of the lots will conform with this policy. g. The policy also requires that the proposal conform with the general subdivision and consent policies of the Official Plan. On the basis of a review of those policies contained in the Official Plan, as amended try OPA 17 (Section D2.3), and on the basis of a review of Section 57(24) of the Planning Act, as amended, ii is my opinion that the proposetl development conforms with those policies in every respect. 1t is on [he basis of the above that tt is recommended that Planning Advisory Oommitiee/Oouncil adopt the Official Plan Amendment, grant Draft Plan of Subdivision Approval and pass the Implementing Zoning By-law with a Holding provision. DOCUMENTATION The applicant has applied fo amend the Official Plan, the Zoning ey-taw and to obtain approval for a draft Plan of Subdivision. Given that this report recommends that the applications be approved, below is a brief discussion on the Torm of each of the documents that will provide for the development. Official Plan It is proposed to include site-specific policies in the Shoreline Section of the Otiicial Plan chat would provide very clear guidance on how development on the property is to proceed. Specifically, the policies will require that detailed site plans be prepared for each lot prior to final approval and chat each tot be the subject of Site Plan Oontrol following final approval of the Plan of Subdivision. In addition, the policies clearly articulate the intent of the Township with respect to maintaining forest cover on each of the lots through the site planning process. The proposed OPA is attached to this report as Attachment q4. Zoning By-law It is proposed to place the properly in the Shoreline Residential zone. The only exception required to the zone standards is for the minimum lot frontage. However, it is also appropriate to 12 include a restriction on the number of lots to be developed as well. As a result, the exception will limit the number of lots permitted on the property to 74 and will provide for a minimum lot frontage of 22 metres. The Zoning By-law will include a Holding provision that shall not be lilted until Site Plan agreements have been entered into between the Township of Oro-Medonte and individual lot owners. The draft Zoning By-law is attached to this report as Attachment #5. Plan of Subdivision A comprehensive review of all of the supporting reports and the agency comments has been undertaken as part of fhe process of developing a series of draft plan conditions that would apply to the property. While many of the draft plan conditions are standard conditions that would apply to any subdivision in the Township, there are a number of unique conditions that are intended to ensure that the specific recommendations of the LSRCA are implemented. A brief description of these unique conditions is below. t. Condition 6 requires the preparation of detailed plans showing: a} stormwater management measures; b} general lot grading including existing and proposed elevations; c} building envelopes; d} septic system locations; e) driveway locations; f} erosion control measures; g) site servicing including water, hydro, telephone, cable tv and gas services, as well as main Tine utilities and appurtenances in the road allowance; and, h) areas where existing vegetation is io be retained. 2. Condition t2 requires That the Subdivision Agreement contain provisions notifying prospective purchasers that a Site Pian Agreement between individual lot owners and the Township will be required before building permits can be issued. 3. Condition 19 requires that a common drainage s~vale system be designed at the rear of the septic systems and primarily along the 20 metre shoreline setback limit to ensure that there is some level of water flow to the ponding area locations adjacent to the berm. 4. Condition 20 indicates that the Subdivision Agreement will include provisions that notify prospective purchasers that specffic approvals will be required for any dock construction on the property. 5. Condition 29 requires that a Tree Preservation and Shoreline Access Pian be prepared. It is within this Plan [hat 60% of each lot will be shown as being retained in a non- manicured vegetative state. 6. Condition 30 requires that a Natural Environment Stewardship manual be prepared. This manual is intended to educate lot owners on the value of the woodlands and ephemeral pools on the property. The suggested draft plan conditions are attached to this report as Atachment #6. l1 should be noted that the conditions require either a 5% land dedication for parkland or cash-in-lieu of parkland. The draft plan does not show a parkland block. It is my opinion that i1 would be more appropriate Ior the Township to collect cash-in-lieu of parkland in this case since the siting of a t3 park for public use on the lands to be subdivided is not necessaryor in the public interest, since the potential public use may have an impact on the character of the area. RECOMMENDATION It is recommended to Council that: 7. Report No. PD 2005-036, Nick McDonald, Planning Consultant, re: Moon Point pevelopment Application, Part of Lois 15 and 16, Concession 3 (Orillia), Township of Oro-Medonte, File No's: 200a-Sub-Ot, 2004-OPA-02 and 2004-ZBA-09 be received and adopted; 2. That Official Plan Amendment No. 21 as set out in Attachment N4 to Report No. PD 2005- 036 be adopted; 3. That Zoning By-Law as set out in Attachment t15 to Report No. PD 2005-D36 be passed; 4. That Draft Plan Approval to the lands proposed to be subdivided by the Moon Point Corporation and application of the draft plan conditions as set out in Attachment q6 to Report No. PD 2005-036 be granted; 5. And Further That cash-in-lieu of parkland as part of the subd-+vision approval process be authorized. especttully submitted, ~~~~~~~ Nick McDonald, M 1 RPP Planning Consultant / [~ C.A.O. Comments: Date: ~f k3 ~ cJ J~ t/1C9 V L C.A.O. ~/ Dept. Head P:1PlANNMG\D~Deveiopmmt 6 Planning\D11 YuEtll+lsbn PIaM\]DG6~SUB~01, lOW-ZBAA9, t00a-OPAAt Moor, Painl Caporxtion\gepOR PD 2005-036 Moan Point recommen0ati9n to PAC.000 14 _~;.r ~~r~x~.; -~--~: .~=~~~a: ^~ 6~' FKaIIRE 6 F 1 e /ice =vt~fr.'-'~+~L' --' -- Moon Point Concept Plan Proposed Vegetation etention ~~. ~S~IY~1 JONES e::::E :.~.._- a S€nr by facsimile-l-105.481-0733 June 2, 2005 File `OI141S I~os.UPSDC114C2O4, POFC234,OPZOC465 _ w~'~ ~/~~/~ '<. ~i/ Mr Bruce Hoppe, Director of Planning To~*'nship of Cho-Medonte P.O. Box 140 z~: 9os -ess-rxsr Oro, ON LAL 2X0 t-eoo-nas-omsT °a" ~-esaseas Deaz Mr 13oppe: uo 8nyvtc.~ro•~Y RE: Proposed~OfficSalPlan and Zoning By-iav~'Amendments soY 2s2- - Proposed Draf#Plamof Subdivision N<drnur:cy Oanr~o Columbus Ciub~ of Toronto - ~v °~ Part Lou 15 and 16, Concession 3 ' ToN'nshi of Or Niedonte _. -..... A Warershed for Lr'te The staff of the I-ake Simcoe Region Conservation Authority (LSRCA) have :eviewea me Environmental Impact Stoineers and ~'+'ate shed Managemexn EcologylMay 003) prepared t {Grecmiand Consulting Ens address our cornntents May 3, 2005, Please note that only the main document has been re~nsed. The two appendices remain the same. In preganng the Etivuonntenta]'ltnpact Study, the consultants contacted the LSRCA at the start oftheprojeetin2003'andwereviewedthetermsoft/ellasnourc°iu7emToerrnccn Refertence.The the intent of our Terms of T3 efcrcnce at that time, as field survey Program was s°oped based on the site characteristics. The technical information presented in the report is satisfactory. V.'e note that the concept pl an illustrates woodland cover remaining on the lots in relatively lazge contiguous blocks across the front of the lot. Twelve metre eanuacsho })u Gt~o oss'ble. T'hc illustrated on the plan and located to retain as nanually app g Y report indicates that 62%vegetztion coverage willremalt~o ~'e Lhe sbtdi lion onditions and is iliusuative and +t'ilf be refined throur,kt detail design ' gh site plan approver: Based on ~the`additional~techrucal information provided, t;'e do not consider this to be a <_ ~mificant wildlife area based on breeding birds, ell, they conpot irrti~n11usaatesnde~elopment have now been addressed through the EIS. As eP P ouuidc the flood plain and erosion prone areas. Therefore, we have n0 concerns with potential impacts from natural hazazds. The illustrated vegetation coverage wtill assist in providing the anticipated storm~'ater quality convol. A number of the consultant's recommendations propose further work at the site plan control stage. We'recomruend that the Toumship require the following aryects to be addressed as part of subdi~•isiorr conditions as the desr t~lter hen through future indivtliduaI owners e*Measures comprehensive basis for the property to preserve the integrity of the shoreline and tree cover aze acceptable provided thzt the following aspetts aze included. Pate i of 4 / . June 2, 2005 Pile Nos.: 200-SUB-01, 200.1=OPA-02 &: 2004ZBA-09 --- ~ LvIS Nos.: PSDCI14C2A POFC294; PZOC465 ~- 7vlz grace Hoppe; Ltirettoi of Planning Ton'nship of Oro-Medonte Paee 2 of 4 ' 7, A treepreservation plan and shoreline access plan be prepared bythe developer. This will ensure that development envelopes are located to maxiznizE the woodlot coverage _ --- - in luge conaiguous-bloclts;-while accounting for- ens neering..regnuements u%yth lot __ grading; water Welland rile bed locations. Ftuthet, the location ofsuitable access poinu w971 take'into consideration shoreline Vegetation as well as the location of Uw cp ocm ie~d „Dols: The preparation of these plans will require the expertise of a reai_ _' -'_~.~ a ~:.e -,.,n~fkv of nrntectiori:........."'. professional forester (rcrr~ w ,~~~+~,.. ~•~ •••---- prior to piepaxatibn of these plans, thetfP2n and sheamettaees. Webelit:vet is more establishtbecriteriaforidentifyingsign P appropriate to recocatize these species at the beginning of detail design. 2. We would notrecommend clearing of the water access areas by the developer, although the general criteria for water access needs to be defined by the developer. The future lot o~mer'should be r ven the oppommity to leave the shoreline vegetation intact. Limited shared access should be considered and is recommended by the LSRCA. ,^,, We woulc recommend that if the replacement rile bed location is required in the future, that an equia~aleni aeabe replanted vith woody vegetation. q. We also recommend that a Natural Em~ironment Stewardship Manual (refered to as HorneoU~ner's Manual in the EIS) be prepared as a condition of draft plan approvalued be made available to prospective lot purchaser's. 71ris manual will need to be prep by a qualified landscape architect. We have no ob}ection to the Official Plan amendment provided that it includes the foilo3ving: I, vegetation removal within the 20 metre water setback area shall be limited to provtide for viewing, access to the shoreline and any shoreline strvctures. Removal`oith a her less nurnbes of trees #o provide views of the water will be encouraged along irivnsve measures such as p>'u*dng. 2. Shoreline woxxs may require a permit from the Lake 5imcoe Region Conservation Autilrority, M7nisn'y ofNatuzal Resources, or the Department of Fisheries end oceans. g, Every effort will be made io retain tree cover with this development. Measures such as maximizing the coriti~uvus area. of trcrcovcr and retaining shoreline vegetation, except to provide watei access or v-iews, in the siting of development envelopes will be used. GerieraUy'ihe site will be desiened such that approximately GO% non-manicured vegetative cover:will be retained. { ~ ;fiCt~ ~r,~. ~. L,,~t ~: ~~n .. 7tmc 2, 2405 r•.-- ' ;~•, File Nos.: 2004-SliB-Ol, 2004-OPA-02 & 2044-ZBA-09 /%- IMS Noa: PSDC114C2A, POFC234, PZOC465 ' _~ ' Mr Bruce Hoppe, Director of Plarmin¢ Township of Oro-Medonte Page 3 of 4 We have no objection to drab plan approval with the following conditions: 1, T7rat this approval relates to a drafr Plan of =vbdivision prepazed by Tones Consulting, dated -Apti7.5; 2004: - - - - 2: " ' Prior to"final approval and"to any wading taking' place on the sited a' Stormwater __ MaragementReportincorporatingEriltancedProtection(MOf,2043)beprepazedto tc satisfaction ofthe Lake Simcoe Region Conservation Authority. Provision must be made to locate detention facilities above the elevation of the l:] 00 year storm floodline if applicable. 3, 77tat a lot grading and dzarnaee plan be prepazed to the satisfaction of the Lake Simcoe Region Conser+'ation Authority. d. Thar areport he pTC-pared to the satisfacton of the Authority detailing the means whcr~a erosion and siltation ~w'ill be minimized and contained on the site both during subsequent to the construction period. 9, That the ovrner agree in tlt giudunneitohne construction period in a manneosat3~aaztory to control devices m mood rc~n the Lake Simcoe Region Conservation Authority. (>, That the owner obtain all necessary Authority permits. ~, That the owner prepaze a tree preservation plan and shoreline access plan to the satisfaction'of the Lake Simcoe Region Conservation Authority. The preparation of these plans must include the expertise of a registered professional forester (RPF}• Development envelope limits, including building, septic system, driveway access, shoreline access, acid outdoor living space, ~~ill be defined. Development envelopestititl alter approximately 40% of each lot, retaining appro~in-=ately 60'lc in anon-manicured vegetated state. Vegetarian removal within the 24 metre water setback area will be a maximum of l2 metres of shoreline lenMh for each lot. Q. That the owner prepaze a l~atural Em~rotunent Stewazdship Manual for prospective purchasers that "till educate the landowner on the value of the `°oodla»ds and ephemeral pools as part ofthe Lake Simcoe watershed, as well as suggestions to maintain the health of the ecosystem: This would cover such aspects, but not be limited to, the value of native vegetation, control of nuisance plant and animal species, identify appropriate species for restoration or enhancement plantutg's suitable to the area, and limiting pesticide, herbicide, and fertilizer use. The manual t~7ll be prepazed to the satisfaction a{the Lake Simooe Region Consen'ation Authority. l 1 r fir. ~:. June 2, 2005 File Nos.: 2004-SUB-01, 2004-OPA-02 ~ 2004-ZBA-09 Lu1S Nos.: PSDC1 I4C24, POFC234, PZOC465 Mz Rnrce Aoppe, Duector of Planning Township of Oro-Afedonte page A of 4 9. That thesubdi~~siona~ eementinc]uderegvirementsintheNoticeofOffetsofPutchase -and Sale-for prospective purchasers to the sat5sfaction of the.T..ale ~imcoe Region Conservation Authority: a~ ..water access and viewsofLaiceSimcoearerestrictedthroughiheZoninrBy-law, __ _ _ ,.-.. tree piesenatton plan; and shoreline access g air. b) a J.rattual Environment Stewardship Manual as pzepzred tender condition 8 will be provided to the prospective purchaser. c) that penrrits may be regtnred from the Lake Simcoe Region Consen~ation authority, Ministry ofNatural Resources or l)epattment ofFiaheries and Oceans for <_horeline works- \rvc hn~•e no objection to approval of the Zoning by-law amendment with the following pro~2sions included: 1. TheTo~~a~shipZoningI3y-lawretainnminimvmdevetopmentsetbackof20metresfrom the shoreline.-This would include buildings and strictures including septic <_ystems, but excluding docks, boathouses and other shoreline related structures. 2. A maximum of 12 metres maybe used for shoreline relzted structures and access. Please contact me if you have any questions. Please reference the above file numbers in futtuc correspondence. Yours truly - anet Wong, M , RPP Senior Plnr3ner JWtph c, Kevin Anderson, The Tay 3ak Group, 7-905-665-2031 -Fax Jim Hartman, Gt'YarlershedtManaeemrnt nFcolo~ -426 850-5181 SFax ~ Ge2a Garyardy, S:VsnrtPRisttn'cuub•oromidac~e~iMO~ pant 4.up0 tiC'.6~< ~. ~r4 ,~y';~cf; ~n ~ ¢ y OFFICIAL PLAN AMENDMENT NO. 21 (MOON POINT CORPORATION) TOWNSHIP OF ORO-MEDONTE Township Application # 2004-OPA-02 Prepared by MERIDIAN l~~ Township Planning Consultanis June 6, 2005 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT 2 PART 1: THE INTRODUCTION 3 1.0 PURPOSE 3 2.0 LOCATION 3 3.0 BASIS 3 PART 11 THE AMENDMENT 5 PART III THE APPENDICES fi Appendix 1: Planning Report prepared by Meridian Planning Consultants (Township Planning consultani) BY-LAW The Corporation of the Township of Oro-Medonte Being a By-law to Adopt Amendment No. 21 to the Official Plan WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with Section 17 and 21 of the Planning Act, R.S.O. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE it is resolved that: 1 Amendment number 21 to the Official Plan, attached hereto, is hereby adopted and; 2 This by-law shall come into force and take effect as specified in the Planning Act R.S.O. 1990, c.P. 13 Read a first and second time on the _day of June, 2005 Read a third time and finally passed this ~ day of June, 2005 Mayor Clerk Olficial Plan Amendment 21 MEn~~~AH Page l (Moon Point Corporation Application) ~ June &, 2005 Township of Oro-Medonte ~ Prepared by CONSTITUTIONAL STATEMENT Part !: The Introduction, provides general information regarding the general policy update. Part 1: The Introduction does not constitute an operative part of Amendment No. 21 to the Oiticia! Plan. Part II: The Amendment, provides the details of the Official Plan Amendment. Part 11: The Amendment, including Schedule A constitute the operative parl oT Amendment No. 21 to the Official Plan. part 111; The Appendices, provide more specific information regarding the Amendment and the background work that led to the preparation of the Amendment. Part III: The Appendices do not constitute an operative part of Amendment No. 21 to the 0lficial Plan. OtticialPlanAmendment2t`'MERIDIAN Paget (Moon Point Corporation Application} ,,,,,,w,,,,.,,,.,,,,,.. June 6, 2005 Township of Oro-Medonie Prepared by PART 1: 7tiE INTRODUCTION (this is not an operative part of Official Plan Amendment No. 21) 1.0 PURPOSE land along the Lake Simtloeeshore6nehiogprovideaior the deveiopmenipofy'agla otpPlanl of Subdivision. 2.0 LOCATION The Amendment applies to lands within Part of Lots 15 and 16 in Concession 3 of the former Township of Orillia, now in the Township of Oro-Medonte, as shown on Schedule 'A', which is attached to this Amendment. 3.0 BASIS A Comprehensive Planning Report with attachments is attached io this Amendment as Appendix 'q'. The Planning Report reviews the application in detail and its conformity with the Township of Oro-Medonte Official Plan. Section D10.3.8 of the in etiect Official Plan contains a policy that is intended to be considered when applications for shoreline development are submitted. This policy is reproduced below: "The tunher expansion o1 the shoreline development area onto lands that are not designated Shoreline is not permitted by this Ptan. Exceptions may be granted through the approval of an Official Ptan Amendment if the expansion is small in scale, and is either focused on the shoreline ar is considered to be in/filling. In/i0ing is defined as development that abuts a developed area on two sides and/or is located within a parcel of land that abuts public roads on at least three sides. The creation of strip development across tom existing development on existing public roads is not contemplated by this Plan. , Council may consider such minor amendments !o the Official Ptan to redesignate lands for such limited shoreline development, provided Council is satisfied chat: a) The lots will have a minimum area o/ 0.6 hectares to a maximum area of approximately 1.0 hectare, except where larger sizes maybe suitable because o/ environmental constraints or design considerations; b) The majority of the existing tree cover on the proposed tots )s retained and protected as part of the approvals process; c) The development s compatible, in terms of scale, density and characteG with existing deveiopment~ Official Plan Amendment 27 ~;~ERIdIAN Page3 (Moon Point Corporation Application) ~`.~ ~.,,~ ~ June 6, 2005 Township o1 Oro-Medonte Prepared by d) The proposed tots, it located on The shoreline, have a water frontage of no less than 45 metres; and, e) The lots would conform to the general subdivision and consent porkies of this Plan. For Plans of Subdivision that involve the creation of lots wish water frontage, only a single Fier of lots shalt be created, ad with water 6onfage as set out in Section D1i).3.6 of this Plan. Jn addition, no new tots with direct access to County Roads are permitted If major development is proposed {which is defined as development that does not meet [he above criteria), a detailed review of the entire shoreline area shall be carried out to determinerf the proposed location is suitable and appropriate from a growth management perspective." The Amendment to the Official Pian wilt conform to the policy set out in Section D10.3.8 in every respect. Specifically: Each of the proposed tots will have a» area of 0.6 hectares or greaser; The majority of the existing tree cover on the proposed Tots will be retained and provisions will be included in both the Subdivision Agreement and the individual Site Plan Agreements applying to each lot io ensure that the majority of forest cover is maintained; The proposed development, as a result of its location and large lot sizes, is compatible in terms of scale, density and character wish existing development; Each of the proposed Tots will have a water frontage of no less than 45 metres; and, The general criteria in the Official Plan respecting subdivisions are met. Council has also had careiui regard to the environmental impact of the proposed development. The Lake Simcce Region Conservation Authority, who is responsible for providing objective advice to the Township on environmental planning matters, has confirmed that the site does not support significant natural features and has recommended that development can proceed provided cenain conditions are satisfied. These conditions will be included in the implementing documents. The Lake Simcoe Region Conservation Authority letter is attached to the Planning Report in Appendix 'A'. OfticialPlanAmendment2l ice''; MERIDIAN Page4 (Moon Point Corporation Application} } K~ ~n K June 6, 2005 Township of Oro-Medonte Prepared by PART I1: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 21) ITEM # 1 Section Dt0 01 the Official Plan is amended by adding in a new Section Dt0.9 as set out below:- °D'10.9 EXCEPTIONS D10.9.1 Part of Lots 15 and 16, Concession 3 (Orillia) Notwithstanding any other policy in this Plan, the following policies apply to the lands shown as being subject to this Section on Schedule'-' to this Plan: a) No more than f 4 lots by way of Plan of Subdivision shall be developed. b) The Subdivision Agreement shall contain provisions that require the preparation of detailed site plans for each lot. The intent of the site plans is to insure that the majority of the tree cover within the 20 metre setback area from Lake Simcoe and on the remainder of each lot is maintained as development occurs. These site plans are to be approved by the Township and the Lake Simcoe Region Conservation Authority as part of the approval process. c) In order io ensure that individual lot owners and future lot owners are aware of the site planning process, each of the 14 lots shall be subject to Site Plan Control pursuant to the Planning Act. These Site Plan Agreements shall include appropriate provisions that provitle for maximum free retention on the property. Official Plan Amendmen121 % r ~C~~~~AN Pages (Moon Point Corporation Application} ~ Mm.em..,~,.~ June fi, 2005 Township of Oro-MedoNe ~ Prepared by PART 111: THE APPENDICES Appendix 1 Planning Report prepared by Meridian Planning Consultants (Township Planning ConsuNant) Official Plan Amendment 21 `~ MERIDIAN Page 6 {Moon Point Corporation Application) f Township of Oro-Medonte ~ ~^~°~°"°"°'"` June 6, 2005 Prepared try ,~fuC~rf~,f ` -~ THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2005-_ Being a By-law to amend By-law 97-95 to change the zoning of lands owned by the Moon Point Corporation in Pari of lots 15 and 16, Concession 3 {Orillia) WHEREAS ii is deemed expedient by Council to amend By-law 97-95 io implement Official Plan Amendment No. 21 to permit a 14 lot Plan of Subdivision. NOW THEREFORE the Council of the Corporation of the Township of Oro-Medonte enacts as follows: Schedule 'AS' is hereby amended as set out on Schedule 'A-1' to this ey-law. 2. Section 7.0 {Exceptions) is hereby amended by adding the following sub-section: "7.762 Notwithstanding any ocher provision in this By-law, the following provisions apply to the lands denoted by the symbol '162 on the schedules to this By-law: a) A maximum of 14 Tots are permitted. b) The minimum tot frontage is 21.8 metres. c) The maximum width of an access/view corridor extending from the shoreline to the 20 metre setback tine from the average high water mark is 12 meves. 3. The bolding provision shall only be lifted once a Site Plan Agreement has been entered into. Read a First and Second time on Read a Third and Final time on _ Mayor Clerk Applicant: Moon Point Corporation Date of Decision: June 22, 2005 file Nn.: 204a-Sub-O] Dare of Novice: -- -, 2045 Municipality: Township of Oro-M edonre Last Dare of Appeal: -- --, :005 Subject Lands: Concession 3, P:+rt of Lots IS S l6 (Oritlia) The Township's conditions and amendments to final plan approval for registration of this subdivision are as follows: No. Conditions 1. That this draft plan approval applies to the draft plan prepared b}' ,]ones Consulting dated April 2, 2005, showing 74 Jots in Aart of Lots ] 5 and 1 b, Concession 3 in the former City of Orillia, now the Township of Oro-Medonte. 2. That 03 metre reserves he included on the final Plan of Subdivision along Street `A', which shall be conveyed to the Township of Oro-Medonte without monetary consideration and free of all encumbrances. 3. That the Owner agrees that the road a1low~ance shown as Street 'A' on the draft plan shall be built, dedicated as a public highway and named to the satisfaction of the Township of Oro-Medonte. 4. That the Owner enter into a Subdivision Agreement wish the municipality, agreeing to satisfy al conditions, financial and otherwise, of the Township of Oro-Medonte. 5. That the Owner agree to either dedicate to the Township at least 5% of the land to be subdivided a: public parkland or pay cash-in-lieu ofparkland to the satisfaction of Council. 6. That prior to any site alteration or final approval, a plan or plans shall be prepared to the satisfaction of the Township Engineer and the Lake Simeoe Region Conservation Authority showing: a. stormwater management measures; b. general lot grading ine)uding existing and proposed elevations; c. building envelopes; d. septic system locations; e. driveway locations; f. erosion control measures; g. site servicing including water, hydro, telephone, cable TV, and gas services; as well as mainline utilities and appurtenances in the road allowance; and, h. areas where existing vegetation is to be retained. These approved plan(s) will form part of the Subdivision Agreement with the Township of Oro- Medonte. 7. That the Owner prepare site plans for each lot depicting the information prescribed in Condition 6 as required. 8. That the Owner undertake soil suitability testing on lands proposed for private septic systems to the satisfaction of the Township of Oro-Medonte. - Date of Decision: June 32, 2605 A pplicani: Moon Point Corporation Date of r'otice: - --, ?005 File No.: 2004-Sub-O] Last llate of Appeal: ---, 2005 Municipality: To++•nship of Oro-Medonte Subject Lands: Concevion 3, Part of Lots l5 fi 76 (Orillia) 9. That prior ro final approval, the appropriate zoning shall be in effect for this subdivision, in accordance with the provisions of the Planning. Act R.S.O. 1990, c. P. 13. Such zoning shall include a holding provision that shall not be lifted by Council until an appropriate Site Plan Agreement pursuant to Section 41 of the Planning Act has been emered into between the Township ofOro-Medonte and the owner of the Jot for which a building permit is requested. 1D. Shat such easements as may be required for utility or drainage purposes shall be granted to the appropriate authority. 11. That the Subdivision Agreement contain a clause to the effect that individual lot owners will be required to obtain the services of a professional engineer registered with the Association of Professional Engineers of Ontario experienced in private sewage system design to prepare a detailed site development plan for approval by the Township Engineer prior to the issuance of a Sewage System Permit. This site plan will be in conformity with the plan or plans described above, and will contain the following: a) The location of all buildings and structures existing or proposed on the lot. b) The location, size and header invert elevation of the sewage system including existing and proposed finished grades. c} Drainage control measures. l2. That the Subdivision Agreement contain a clause to the effect that individual lot owners will be required to enter into a Site Plan Agreement +vith the Township of Oro-Medonte pursuant to Section 47 of the Planning Act R.S.O. 1990 c.P.13 before a building permit can be issued. The Site Plan Agreement shall deal with the items listed in Conditions 6, ]9, 24, 29 and 30. 13. Thai the Subdivision Agreement contain the following clause: "The Owner shall include in a71 offers of Purchase and Sale a clause advising perspective purchasers that a Sire Plan Agreement berweetr individual !01 owners and the Township of Oro- Medonte pursuant to Section 41 of the Planning Act, R.S.O. 1990 c.P l3 is required before a building permit can be issued for the lot. " 14. That the Owner shall agree in the Subdivision Agreement, in wording acceptable to the Township Engineer, to ensure that all storm water management facilities and sediment and erosion control measures will be in place prior io any site aheration. 15. That the Owner shall agree in the Subdivision Agreement to engage a qualified professional to cenify in writing that the works referred to in Item l4 were constructed in accordance with the plans, repons and specifications, as approved by the Township Engineer. 16. That the Subdivision Agreement contain the following clause to the satisfaction of the Simcoe Muskoka Catholic District School Board: Date of Decision: Jnne 22, 2tlOS Applicant: Moon Point Corporana° Date of l~oiice: - -, 2005 )~ ile No.: ? 4ll4-Sub-tl1 t.ast Date of A ppeal: - -< 2 005 Municipality: 7o~+•ns6ip of Oro-Medonte Subject Lands: Concession 3. Part of Lms I5 B l6 (Oriltia) "The ot+naer shalt include in al! offers ofpurclaase and sale a clause advising prospective purchasers that pupils Ji•om this development attending educational facilities operated by the Simcoe Muskoka Catholic District School Board may, be transported ro/accommodated in temporaryfacilines Orar of the neighbourhood school's area." 17. That the Subdivision Agreement contain the following clause to the satisfaction of the Simcoe Couniy District School Board: "Purchasers, renters, lessees are wanaed that there are na schools planned within this subdivision, or within waiki+ag distance of it and that pupils may be accommodated in remporaryfaeilities mad or be directed to facilities outside of the area." 18. That the Owner agree in the Subdivision Agreement to make satisfactory arrangements for the construction of a mail facility, if required, to the satisfaction of the Township of Oro-Medonte with confirmation received from Canada Post. 19. That the Owner ensure in the fina3 grading plan that a common drainage Swale system is designed at the lakeside of the septic systems and primarily along the 20 metre shoreline setback limit. To minimize impacts on the moisture regime, pervious connections from the drainage Swale along the 20 metre setback at the ponding area locations will be required to ensure some level of waterflow to these areas. 20. That the Owner agree to include provisions within the Subdivision Agreement which states the following: "Purchasers are notified that there were no permissions at the time this subdivision pion was registered for the construction of docks on the property. Al! works along the shoreline require the approval of the Lake Simcoe Region Conservation Authority and/or the Ministry of Natural Resources and/or the Department of Fisheries and {?ceans. " 2l. That the Owner secure appropriate authorization from the Lake Simcoe Region Conservation Authority or other agency as appropriate pursuant to the Fisheries Act for the outfall design and construction to eliminate or mitigate Harmful Alteration, Disruption or Destruction of fish habitat. 22. That the Owner agree in the Subdivision Agreement that construction activities on the site are to be carried out in accordance with the Migratory Bird Convention Act. 23. That the Owner agree in the Subdivision Agreement to satisfy the Township of Oro-Medonte with respect to lot numbering and to display the lot number and corresponding municipal address in a prominent location on each loi. 24 setba kefrOom Lake S mcoetto thedsatistfactionroflhe Township of Oro-Medonteltmits of the 20 metre Date of Decision: June 22, 2005 .Applicant: Moon Point Curporanoo llate of Notice: ----, 2005 Filc No.:2004-Sub-Ol Last Unte ol'Appeal: ----, 2005 - )\1unicipaliiy: Township of Oro•gledonte Subject Lands: Concession 3, Part of Lots 75 R 76 (Orillia) 25. Prior to final approval and to any grading taking place on the site; a stotmwater management report incorporating enhanced protection (MOE 2003) be prepared to the satisfaction of the Lake Simcoe Region Conservation Authority. Provision must be made to locate detention facilities above the elevation of the I :100 year storm floodline if applicable and if required. 26. That a report be prepared to the satisfaction of the Lake Simcoe Region Conservation Authority detailing the means whereby erosion and siltation will be minimized and contained on the site both during and subsequent to the construction period. 27. That the Owner agree in the Subdivision Agreement to maintain alt erosion and siltation control devices in good repair in a manner satisfactory to the Lake Simcoe Region Conservation Authority. 28. That the Owner agree in the Subdivision Agreement to obtain all necessary Lake Simcoe Region Conservation Authority permits. 29. That the ONmer prepare a Tree Preservation and Shoreline Access Plan to the satisfaction of the Lake Simcoe Region Conservation Authority and the Township of Oro-Medonte_ The preparation of these plans must include the expertise of a registered professional forester. Development em~elope limits, including, septic system, driveway access, shoreline access and outdoor living space will be defined and assessed. Development envelopes will alter approximately 40% of each lot, retaining approximately 60% in anon-manicured vegetated state. Vegetation removal within the 20 metre setback area from the shoreline will be a maximum of 72 metres of shoreline width for each lot. 30. That the Owner prepare a Natural Environment Stewardship Manual for prospective purchasers that will educate the landowner on the value of the woodlands and ephemeral pools as part of the Lake Simcoe watershed as well as suggestions to maintain the health of the eco-system. This would cover such aspects, but not be limited to, the value of native vegetarian, control of nuisance plant and anima] species, the identification of appropriate species for restoration or enhancement plantings suitable to the area, and limiting pesticide, herbicide and fertilizer use. The manual will be prepared to the satisfaction of both the Lake Simcoe Region Conservation Authority and the Township of Oro-Medonte. 3l. That the Owner agree in the Subdivision Agreement to include requirements in the Notice of Offers of Purchase and Sale for prospective purchasers to the satisfaction of the Lake Simcoe Region Conservation Authority and the ToHmship of Oro-Medonte that indicate Shat: a. Water access and views of Lake Simcoe are restricted through the Zoning By-law, Tree Preservation Plan and Shoreline Access Plan; b. A Natural Heritage Stewardship Manual as prepared under Condition 30 will be provided to the perspective purchaser; and, c of Natueral tResour es and/or Department of Fisherieseand Oceans for shoreline woks. 'Ministry Date of Decision: June 22, 200E - applicant: Moon Yoint Corporation bate of Notice: ----, 2005 file No.:2004-Sub-Ol Last bate ofAppeal: ----> 2005 Municipalih~: Toy*nship of Oro-Medonte Subject Lands: Concession 3, fart of Lots 15 & lb (Orillia} 32. That an appropriate number of test wells be drilled on the site to demonstrate the quality and quantity of water available to the proposed lots. 33. That an evaluation of individual private sewage disposal options be carried out to the satisfaction of the Township of Oro-Medome. The intern of the review would be to identify which private sewage disposal option is the most appropriate in terms of: • Land area required; • Ability to treat nitrate; and • Ability to reduce the amount of phosphorous produced. 34. That the Owner carries out an appropriate archaeological assessment to the satisfaction of the Ministry of Citizenship, Culture and Recreation. 35. That the Owner prepare a sample site plan and agreement for each lot to the satisfaction of the Township of Oro-Medonte. 36. That prior to the final approval of this plan, the Township is advised in writing by the Simcoe Muskoka Catholic Separate School Board how Condition 16 has been satisfied. 37. That prior to the final approval of this plan, the Township is advised in writing by the Simcoe County District School Board how Condition 17 has been satisfied. 3$. That prior to the final approval of this plan, the Township is advised in writing by the Lake Simcoe Region Conservation Authority how Conditions 6, 21, 25, 26, 27, 28, 29, 30 and 31 have been satisfied. 39. That prior to the final approval of this plan, the Township is advised in writing by the Ministry of Citizenship, Culture and Recreation how Condition 34 has been satisfied. NOTES TO DRAFT APPROVAL ]. ]t is the applicant's responsibility to fulfil the conditions of Council's approval and to ensure that the required clearance letters are forwarded by the appropriate agencies to the Township of Oro- Medonte, Planning Department, Administration Centre, 148 Line 7 South, Box 100, Oro, ON LOL 2X0, quoting 7owmship file number 2004-sub-01. 2. The Land Titles Act requires all new plans be registered in a Land Titles system if the land is situated in a land titles division and there are certain exceptions. 3. The Township of Oro-Medonte uses a 0.3 metre reserve to notify the public that access to the Municipal highway will not be granted across the reserve. h should be shown as a block on the final plan outside the road allowance. Deeds in triplicate conveying this reserve to the Corporation of the Township of Oro-Medonte together with the proposed final plan should be sent to the municipal Clerk. Date of Decision: dune 22, 200; Applicant: Murat Poini Corporation Date of Notice:' --> 2005 File No.:2004-Sub-Ol Last Date of Appeal: -- -, 2005 Munieipality: Township of Oro-P1edonte Subject Lands: Concession 3, Part of Lnts 15 S 16 (Orillia) ]nauguration, or extension of a piped water supply, or a storm drainage system, is subject to the approval of the Ministry of Environment under sections 23 and 24 of the Ontario Water Resources Act, R.S.O. 19$0. 5. Hydro One wishes to advise the developer of the following: (a) the costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the developer (b} any easement rights of Nydro One are to be respected (c) the developer should contact the local Nydro One Area Office to verify if any low voltage distribution lines may be affected by the proposal b. The final plan approved by the Township must be registered within 30 days or the Township may withdraw the approval under Section 57{59) of the Planning Act, R.S.O. 1990 7. All measurements in the subdivision final plan must be presented in metric units. 8. Clearances are required from the following agencies: Corporation of the Township of Oro-Medonte Box 100 Oro Station, Ontario LOL 2X0 Simcoe County District School Board 7 ] 70 Highway 26 Midhurst,ON LOL 7X0 Simcoe Muskoka Catholic District School Board 46 Alliance Blvd. Barrie,ON L4M 5K3 Lake Simcoe Region Conservation Authority 120 Bayview Parkway Box 2$2 Newmarket, Ontario L3Y 4X1 Ministry of Culture 400 University Ave. 4th Floor Toronto, ON M7A 2R9 Date of Decision: June 22, 2005 Applicant: Moon Point Corporation Date of Notice: --, 2005 File No.:2004-Sub-41 Last Date ofAppeal: - -> 2005 19tnticipalitp: Toy+'nship of Oro-A7edonte Cobjcct Lands: Concession 3, Pan of Lots 15 & 76 (Orillia) If the agency conditions concern conditio»s in the Subdivision Agreement, a copy of the relevant section of the agreement should be sent to them. This will expedite clearance of the final plan. 9. 7f final approval is not given to this plan within three years of the draft approval date, and no extensions have been granted, drafr approval sha^ lapse under subsection 51{32) of the Plarming Act, R.S.O. 1990, as amended. if the Owner wishes to request and extension to draft approval. a written explanation, must be received by the Township of Oro-Medonte Prior to the lapsing date. Please note that an updated review of the plan, and revisions to the conditions of approval, may be necessar;~ if an extension is to be granted. 10. When the Zoning By-lawns being prepared, reference to this subdivision application OM-file number should be included in the explanatory note. This will expedite the Township's and other agencies' consideration of the by-law. M W N O ~. z ~ ~ ~ ~~ v O rn an.~ ~ o wQ N ~ U u~ q ... ~~ ~~ ° ~ ~ v ~~ ~ ~~ ~¢ O~ N 5= O~ V° O V -~ N U N C Z .O w o. o °. 75.3 k c c o Nip (uy~,,-o0 0 •~._ ~ o ~ ~ f Q ~ Y Y Q M p ~~ Q ~ c~''Q Q~ pao ', o fl~ ,~ ~ e ° Q c cn c u3 ~ W e O O O 01 j, +*' c h~ 3 N~ q N o. ~ ~ r, O O C I~ N (SJ ~°c°~ ~co coo r m 3 E `~ c .0 `n ~•~ ° 3~L 30. c~ Vim o c9 ° °~ o ~. w m oo~ ocu g w o E O t'6 ~~ ~ of 3 ~v°-o ~ p O O `° c~. m~c nom rn ° ~ ~.D m o c in cis 'v,~ v cwt cm Q.- E v o a c rn °~iO qo.m o 4u~ o o '~ ~ o Q w 0 0 '~ q o '~ a r ~°~ m o~ c`o~Eo ~o~n ~oc° ~ ~ m -0 3 ~'- c ~ N n o m N O a~ w.o°o ~a on' ° ~ 'o o > o Oc~ o mcu ~ N 3 .~ m~~ m o. ~ n ~~ 0 o Z m '° i, m a ,~ ° a~ ui c o o ~ o` ~ ~a ~ ~ ~m ~ ~ ° ~ ~i°o o m N c ~ ~~ '~ ~ cu '~ ~ c0 a n (n O p L Z = '_ Eo ~o~ E~ `mN o `mo~ U a m~ rn o aci o N U roOQo 3•ac o 3 o-~O-NO ~~'OO j o~ c z ~ to ~ p o ci •m ~ w o u E c o ~•o m - m K o~ 00 m ~ m~~~ m ~ ° m0 $~ L ~ E Q ~ Fi°-¢ o o m~~0 0 0 0~ c c °Z W O w o~ Q m e ~-Z ~-omoZ C c LLI°i~~ ~•m`~acit~ ~•~v~~~~ ~ LLW Q Q d 2 ~ >u. O c E ~ti O c E >~ otL O w ~ ~ ~-- Q c c ~m O m O -o ~ ~m LL hm N' o, n~ mL umi o~ ~~ N~ ° a~ w ~W = m `~ Z ~° ~ ~4 m0 ~.. coi-O ~.. m NOQO m cn~ ~-- !? O Q a N N a o ., N O 4 7} CV C c Q c = m m ~- Q ~ ~ 'v c O c m ONO U g a N C ro ~ _~_ Q ~ ~ y~ ~ m w ~ °~' ~ ~ o O O Q O o tY p c Q 4 L ~ C = O ~ t- F O 4 Q H W U W :- r.. U Q O N T ~ ~ ~ aqT Lt ~ q. m m n Sj t '~ ~ c o; ~ c o 3 $a ~' c P 'N m ~ 4 rn m ~ N M >. ~ O ~ 3 t'i ->'T ,o ~ >~ m oo w C ~? ~ = c +~ m ~i ~ W I ~ 0 ~ Z O i m m ~' mw ~ ~' m~ 'o~ ~ 4 3O ~ • ~ . : ~ g 0... N" a E ~ ~, ~ ~ c 3 0 S w ~ ~ c 3 0 o N ~ x~ roc o ~ .3 o d .3 o w j m c o o O o o ~ v o ~ p o ~p Q l0 C ~ Q U N 3 =_ ~ ~"C ~ ~ T~ O a Q O ~ N 'O ~ ~ N ' N ~ ~ ~ ~ ~ n .C 'O c ' O ~ ff (n T .L.. N ~ W N F p Y a N Z3 U Z T S y. C m N C N m „ '~- C .O O C t0 ~ .- T 11 n G L N O O j l ~ S O N O) N E~ O 7 ~ C' O N a W W- ~ Y C 4 (d O O H ~ O O Ind ~ N ~ N ~O ~ U L w O O N G O T O ~~ O E ~ tp N ,O . Z O J _ [n ~ N O N c E O . In O O d ^ ~ 1- } °~.. c`o °a ~ m w o.o 0 0 o m o.~' N ~~ ~ Q In o o c $ a T m~ v"-~ T ~ ~'°to. vi p O r` m o. ~ a ~- m T Y o .. >. ~ c ' ~ E o pm 3c ~ o • . E N ca °i Err ^E L " ' cm o` m k- ` c aci~ ° m ~ mo E - 19o w'E ~~ m m~ o '~ ? n c ~.o x E E aNi o ~ a m Iu a~ ~ p c O a . x E o ~ n E m m • c :o °~ c ° E o o d a U w v ma ti L QF-~ E n a N c m L 3N ~ a i E ~ v o. a i ~ L ~ ~ 1 - O U N O o V O O aEi .~. w Q W ~ ~ x W L '~ o _ O a ~ o m C G Ol N ~ O . O O . O .. m ~ _ m o o O j r` Z$ m a o r 2~ v~ ~ N a H a w Z W ~ ° ° Z m ~ T m = U ~ ~ s O .v - ~ ~ .v ~ ~ 'o O N ~ W = f0 N N ri N UJ ~` L Q H C ~ F I ~ F .. h C w C N 3 2 N ' (0 ~ ro = ~ ¢ i O O = O b O Z ° . ~i of <r ~ ~ g U g .~... a R :q~u~ h rc\rrr fil q w u,lru7~ ru rr^ a ur.ur Q •y.. ,: ~ a: r % 1 f Y .: .'i.. .:;.: ... ~: rw:;..,lll,lil, .. .; .'~~ j 1111111111111i111i •'~ ••.'L.., 7,7. .,",,:' ••r ~ I'I,Iil;i;l;iil;l;i;li~; ~;.. \ n /.:: •'llt: 11111111111111 ~ yWjl i : 'III 111111111111111111111111111111111~ ~ W .'' 11111111111111111111 r:i. ~:. 111111111111111111111 ••, S, 11111111111111111111 '... 4• ~~ ~i ; III11111111111111111111111111111111111111 Z 111111111111111111111 :%' ~, ~•~.. ~• 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ',i, ~;; ,.•,; 9 : 111111111111111111111111111111111111111t1 ~ w ,:<• , • 111111111111111111111 • r„>; .,~•::, 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 O .. .... .. 1 1111111111111111111111111111111111111111111111 N (9 .:. ~:, '.7 . {. 111111111111111t1111111111111111111111111111111111 +.:• ii Q ^ 'h:. ?tj s : 1111111111111111111111111111111111111111111111111111 C C l.~ Illlllllltlllllllllilllllll IIIIIII11111111111111111111 ~ Q ~ :i,'.~ IIIIIIIIIIIIIIIIIIIIIIIillll r ,.:. i t ,~' 1 1 1 1 l i t l l l i l l l l l l l l i l l l l l l l l ,p CV w p .'• 11111111111111111111111111111 •11111111111111111111111111111 N N E ••.••••• 111111111111111111111111111111 t .r. ;:. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 QJ (V N 111111111111111111111111111111111111111i 11111111111111111111111111 ta•'• IIIIIIIIIIIIIIIIIIIIIIIIIIIillllll 1 X¢~ ; ~. 11111111111111111111111111111111111111111111111111111111111111111111 1 O 111111111111111111111111111111111 (li Q J 1!, W t::, i11111111111111111111111111111111111111111111111111111111 111 N ~ 1 0 J. i.•; t 111111111111111111111111I1111111111111111111111111i111 1 '~ 4~1 ~ pa: 11111111111111111111111111 W ~/ Wp Iltlllllllllllllllillllllll > ~ ~ ~ J LL F W :~• i' f 1111111111111111111111111111i1i111111111111111111111111 K N .- `' 1 3 .';1•: 11111111111111111111111111111111111111111111IIIIIIIIii11 [] J O ''LOS r :• IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIilllllillllliiill t 11111111111111111111111111111111111111111111111111111111 Z U ~ V' Q 111111111111111111111111111 .6••111111111111111111111111111 O M ~ 11111111111111111111111111 al ~ ~ ~ W + f 11111111111111111111111111 LJJ ;: ,1:. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1111111111111111111111111 Z 1111111111111111111111111 (] ~ C 1* O .,;,'1111111111111111111111111 O O //~~ 1111111111111111111111111 O V ..' 'I111II111111111111111111111111111111111111'1'1' ~ N Y•'. 111111111111111111111111 ^^ 111111111111111111111111 N v 4~ :•:.. tllllll 11 lllllillllilllilllllillllllilllllllill .i• 11111111111111111111111 //~/~ :.: 1111111111111111111111111111111111111111111111 V/ 11111111111111111111111111111111111111111111 ~ Q z T s' . 111111111111111111111111111111'1111111111111 ~1 ~ I^ ~L i. 1111111111111111111111 111111111111111111111 Z Z N N O •IIIIIillllllillllllll ~ '•'illlllllllllllllllllll W _ ~ 'v 111111111111111111111 ~(.•'11I1111111ii111111111 p W q. C G IIIIIIIIIIIIIIillllill 1 . IIIIIIIIIIIIIIIIIIIiI 111111111111111111111 Z ~ ~ •:x•1111111111111111111111 Z W 111111111111111111111 O 0 J J •IIIIIIIIIIIIIIIIIIIII 0 m Z :• 111111111111111111111111111111111111111111 ~ W 11111111111111111111 W W W ;111111111111111111111 U W t~~ O ' 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 U Z I U ,, 111111111 '• 11111111111111111111111111111111111111111 to •^ I I I I I I I i i l l l l i l l l l i i Z Q Z ° 111111111 "f111111111111111111i1 ' L_ 1111111111111111111111111111111111111111 U U I` 0 ~•:. ;,',1 i',; 11111111111111111111 O 3 f . ' 1111111111111111111111111111111111111111 j ~IpQ ,I'iiltll "j IIIIIIIIIIIIIIIIiill I I I I I I I I I I I i l l 1 1 1 1 1 1 91 3 m ~~ !'•' 111111111 . I I I I I I I I I I i l i l l l l 1 1 1 O iyl ~ a' `` , 111111111 t" 11111111111111111111 ill w lllllllllllllliillil t' 1111111111 1 1 1 1 1 1 1 1 1 1 1 1 1 r0 O W O ~ ~ II- 0 _ '~ 91 LOl Z~1 19Y1 r 91 !OZ Z/t 1519 LWL'YL R+enu9l :at9O ~7YfIZ'9LiCpOOW o9w9N 8uh+etp N U ~0. Q r o~ cv~ c 0 ~' ~ • C G " V W ~ l6 O w lG w N 0. q j U `0 ~- .C N ~, Q O a C Q C 0. ~ N l0 N W y~ m 3 ~ ~ u w C Q ~ , ~ N T a w ~ ~ ~ ~ ~ ~ c E ~ ~ `n ~ ~ ~ ~ m . C 0 o ~ °' E Q a ~ ~ w ' 0 0 ti 'Q Q p ~j P N m N 4 w O ~ ~ ~ 0 G O w t ~ r m 0. c w c u O O w ,~„ o L O c'r5 N 4: ~ u ~ c C > O m O m O ~ 0 ~ m >. N Q 4 0, m O. c p ~ .. O m w m a = c 3 c (Y t „ ~- N c w L o 'v v F° ~ Li o `° E M w F - ~ ~ ~ Ul Q N r ~ p U `~ N V ~ r o c rn m ~ ~ a' c m c v O N G E > C m L O O N a ° ~ C oo ' O ~ O ~ ~ N ~ E O. T - ~ " m ° n w $ E m w E a - ~- a a c a O m ~ O L = W p ~ U .o to cv ' ^ UJ ~ E C Q m L {- 0: N ~ t6 ~ L d a V Q. .. LL C E ~ ~ ~ m ~ m K m v Q ~ S 2 4:- Y LL I ~. ~ ~ ~ c ~ F-' N tU _ U ~ Z N Z 'j ~ w N d Q~ Q a Z .- ~i ~ ~ V U `o T f0 n ~ (V m ,~~ ~~ C~ ~~ z~ d ~~'aP1.,c~:~,~ 1 0 `u° .Q tiQw c c ~ C o q U O ~ c o ,o O n 9 Q a L w N c ~ N °O 3 O g r°- n. F Z W 4 Z W Q W s d a cv Z c c E Q m O `o C m a .~ a 0 L u~ W N z F a W U X W w 0 O_ M C 0 .N m v O c 0 V a c R N O .~ 0 m d m 0 0 ° 'O m» O°~d°~N pmt ~~4rn `°qV~_~ o. a~'3~~io ~'c<ov >, C O m~ O p O m N c~o ~ o~ 04j p m C ~_ m ~u N ~ O ro L a? ~ ct! N~ N ~ N' C m3 V w t0 ~ ._ W ,~ p ~ C~ ~' w ~ 4- :~ C m O S C O ~O ~ > O N vi C~ ~ .ro N j .g « -0 $~ ~' o `° N •c v ~ N ~' o i ~ c E a`'3i u`°, Q.E t `o E E ~ ~ U O - 1- N {- N~ .° O O C v N w "' O O N~ to - N C W O O. gi ~ r m o o. °. E w v o E ,.- p ro :o a ro c .~2 .° c .°. ro. e .~ O) N w«~ 0.µy N~ •(0 O O z G C C O CL. O N °_° "> mNromNU E>~~ m'~'°rnNC~w 4~-`wNa~~i °~ ~ a o ° a0i ro 3° ~''' ~ ~ m `° N' o~ a `° c p o w h •c% N c'n o E« a~ ~ w c~ a'm 3 ,,., a« ~i ~? c o m '` L y ra m' m o 'pq~ v° n« c o m E m C O o C n Q a ro C y' axl > c m>> io °' ° w~ O p (0 G C p p C C° °O 61 ~~ p O a U 0 19 O U .. N° Q. o m c o `° ° Qc' «« E ;o ~ c 3 °' O - o Y Y o m$ 0. d m 'm 0. '~-' c> t6 m 'x v o a o w~ c ~' % u, ~A ~ ~ ~ Z m ~U~ ~ _ - - ° o m o ° i~ z ~ o ~ N ~ o L ~ Q c N ~ N C u0i C] [i a `oo .3 0 E ~ o. ra ro 1-- > m .~ c a .', E ~~ Y 3 d ~ ~ •Eo ~ m ~ ~ ~ , •c ~ N ~ ro m . 3 $ ~~ ~$ ~t°~. w U c Y o o a >. ~ ra m E =u, ~ G y N ~ aEi ~~ m w m W ° ~ u, row c ~ °- v o ~ > = « o ~ m o -o g' '- °~ ~ E ro ~ ~,{.~~~ ,~~~{{ a~ ~ N~~ "C ~ d N> E 3 ~ ~. ~ W~ j N C N Q' ~ .Lp. d ~° ,,..t'(;~a~r. o ° ~ E m ° ~ a ~ .o o c c v ~ ~ ~ m « 16 ~ c ~ N ~t +; U >~ m N E G N ro C C V C °" U O Qi ~ ro L p L N C~O N p L 0 'O ^_.._.... ~ m o E ro° E° E m ,.. ~° N p a E ro~ o p .o 'm 4 o, ~ o ~ s in c E o c S" c w w o `m ~ a m o ~ °~ ~ °~ N o c '~ a c E '° cn ro o N°~~ ~ ~ s~~ m p« ~ m c v u~ ~ ~ ro Y c 5 'o Y -o c> o> 'm v, E° o o~ a m .. E= e ro o o u E n ro 3 o c m ro m o t m x o m c° a o a ar Z ~ m.~~a0 w~ °~ ro~ ro 3toQr E n acir h a!? at0i!~ N`~ d. t N _~^ a ~ ~ ° o c E m y 2 m m ~ ~ ~ ~ ag m O O ~ c o _p a4°L a m c a ~ " °0 3 n w O ~. H o. o °~ ~ ~~ . ~ ~ a v C ~ N O O O V ~ 's, C ,c O) kJ ~ ~( ~ p N gFa a ~ in ~w a ' ~ U] ~ i ~ o N o u m v i .,1 ~ 44 N ,~. °~ o 0 o Y o o. . o. a ~ 'o a o a o `> ~ a ~ o. a m C o t ~. N N O) ~ j C ` 0 h~ a ~ N C c O 0 Y N o a o~ c d ~ ~ o ~' _ w C ~' N (} o Ul ~ in O ~ U N N . N N N O r ~ > 'c O C N ~ m E ~ 0 0 'o ~ a- ~ E $.? o m ~ ~ m m¢ ~ ai in¢ E N N W F ~~ ~Y O ~- Q N ~ O ~ ~ y G V O ~ ~ o o ~ 3 U N m N N a c a c c d ~ L iN « ~ m ~ c c ~ m ~/+ L N ~ ~ N L a .. 0 a o °~ c E rn N w N ,D C . N N a ~ . ~ ,: N c 'U 'O N O U ~ c c N UJ N {- ~ ¢ ~~ ~~ 4- ~q tV '~~~ ~_~ ~j3~ ~! ~k~~ac:'~°i: y, ;y "".:.,...... 7 C 0 c~ Q N Q c ~ ~ ~ ~ N ~ ~g E o ¢ V_ O_ m ~ o A a o a~ _ a L w N G N ~' Q ~ ~~ Q ~ f (~ ~~ Y Qr\\ 0 4 ~~\ or' p .~1 ~~ ~ ?a tL a O ~,-''.,-~ a~ m o m m •Q' m 'c o.~- ~ FI ~ ~_ ~.o = ~_ ~.,,/ ~ C6 o ~ ~ N c a> O -° c 0 N .~ o Z N ~ W w O ~ r N ~ p O M ~ N w c p~ ~ Q w o 0 U Y° ° ci ~ °ri o o r o ° o u i o ~~ ~ ~d mr ~ o ~ ~ c"o ooh mwo w maw o ~ Q ~. - ~ o `o _ a°i to ~° a ~~ a rn~° O ~ . r m cn o ~, .- N Og (6 tlJ 0 (6 ~ nom. m N N O O U m ~ W Q ~ ~O ' g c N O ~ ~ oU ° co ~¢ ° ~j ~._ °d m O " ~ m _ `~ c ~ p °. N LAO ai (0 > c N V O O ~ O ° ~ ° ~ 0 3 ~ c a ~~,~ ~ m ~ 0 ~ ~ ~ ~cpF°- m~~ ~c~o c ° m o O ~ =Q UA ~ v, a~ a~ r 3 a~ ~ a~ U p g = O D c m Y ° a i • _ m°~° ° ~.-.a~ a°~= ~~ Q Q o a ~ c ~rn~ ~- ~ ~° ~ g c O a h m s .o ~ 'c"_ ~ U`- ~ c c cm o ~ ~ o. ~ o 0 O ~ ~~ ~° a ~~ a~n ° c W a - o ~ c cU o N • c oO N c c n~ ~ N ,E o a d O L °~ O O N O ~~ t6 ' ~ ~ ~ ~, m~ ~ y ~ ~ cr a~3m ~ ~ o ~ 0 0 O~ m ~- o~ on. o a m vi o 0 o v O NN Y~pm ~ p~ N m' m N Q 'a ~' V "" O `~ y ri o .~ c ° ~ w N w ~ ° ~ w a~ c m o Z rn ~-° c ..- to °-- o,~ o c ~ m o O o Q ~ o a c o O ~ o c W o a .-- ~ O amN vN o ~' ~ ~ O O O ~ c O aci ~ ~ Q ~ ° ~ W _ ~ O p- O G N . N O d ~ (n O O `~ N ~v~ ~ E~ r N ~ rn ~ O ~ ~ m U O ~ ~ ~= O ~ s ~ > N OQo N ~ V m m o a `~ w cii w ., OCn O ~... , .. .... '>, N m ~mo o ~°~•`mo _a o~'o pOO V o ° ~o mti o p ~ ` Q -° ~ Oa' NO m ?-p tea' ~ m C ~ U O~ Z N d - ~~ n- O p P O N N U ° N g O O O ~~~ GO ~ j p Q C> N C G C to C C U c O ~ O ~ `~ o O - a R ° 0 0 0 0° W j r d . °- O ~' N O n 0 ti O li ° °° Q a g F- U Q' g g O F- ~ ~ .c' o i~ C7 c ~ ~ i~ O c E ~ o ~- W ~ ~ ~ ~ m ~. o ~; m •~ ~. o~ -~ m a o '~ ~ > ` o ~, Q ~a ~o ~~a~o ~w o ~o ao a ~ ~ o- ~ cn m z N r ~ ono v O C7 ~ ~ N ~ N ~ ~ ~ ro ~. ~ ~ ~ o ~ ~ <~ r. 3 s c m ~ ~ ~ m ~ ~ ~ tOii N ~ i ~ ~ ~ d Cn 3 < ~ Q 'O ~ a N N ~ O n O ~ N A ~ N tU N O O O (D N o ~ o o ~ ~ ~ °m ~ 3 v. °c °' `~ m w m ff N CD ~ 'O ~ Cn Cn (D O O 3 O ~ O O O 'n N n ~ O ~ ~~ C rt ~ r p_ O C ~ O ,-~. o a m m g o <. -p w h o tD. o -o m a v ~ o o < ~ CQ w ~ ~ ~ .a ~, v, cn ~ ~ ~e m ~ " °' m ~ O S` O C ~ ~ N fCA ~ N N a N O N =. v N ~ ~ O C ~ U1 ~ ~ N n rr 'p N d o m °c ~ voi ~ 3 n o 'ooi 3 ~' ~ > ~ ~ CD p1 .~ tp -n ~ tD to CD _- t0 ~. ~ O. N N ~ ~ W .. N ~ N tU S (D ~ y c fA O -I '"" ~ O N K O d (D ~ ? CD !A (Jt C -o o ? ~ v; s m °~ ~ o o N ~ vCDi o G '-~ ~ fD O -~ N N (D '^ j N N ~ O ~ ~ ~ N pOj '~ N S ~ ~ O' N ~° m m o~ o a m~ ~ 3 ? a ~, ~ -o a n D a m ° ~ o ° N ~ ``. ? N y o ~ c3i o -- ~~ ~ m v, ~ v o m ~ <°. .. ~- ~ ~ ~ m ~ m ~' ~ o ~ x ,~ ~ ~ o v Q Q1 (D: N (O O N X m °- ~ o ~. ~ m o ° v1 ~ m ~ c m ~ ~ v ~ ~ °; o a __. a m o~ m a N~ -~ --I ~ O 7 O N Q ~ in > > O O O O ~ O o ~ D ~ Cn ~ No D ~ p ~ ~ j = ~ .O-. z ~ _ ~ _ ~ , C N Vi n p O O v N ^.. m m o ~ . m -a -, .. o m m _ `~ ~ N 7 O ~ ~ .A ~ ~ N III ~ (D LlF 'O O ~ .-. m N d n N O m o ~ o °- o rt ~ ~ `z ~ ~ ~ 0 K ~ O N D N S a ~ ~ ~ D ~ ~ m m N ~ ~ a1 ~ ~ n C . .., S O ,..,, m i o Q v ~+ v O o O ~ ~ y ~ ~ ~ c7 ~ ~ ~' ~ o ~ m ~. ~ s ~ ° v ~ m ~, ~ ~ m ~, ~ ~ ° v ~• a co -- ~ a ° ~ `~~° ~ ~ o `< 3_41_ vr°, ~--- - - ' N ~ v o "" z o W ~ N ~ O O O N O W i ~.'• . CO O Vj ~ N U1 =_ d N N O. N O ~ C '~ O N 'C -o L L-3 °' ~ a - ~ .__.$. _ - o ~ s -- ~ c ~ ~ 4. ~ - o ~ ~ ~ ~ ~ ~ ~ a J (6 r- C h O ~ O. p '~ ~ ~ C p Q. U U ~ N L 0 U ~ U ` - -. . t 0 X N vi a a ~ ~ ~ E N O p, N p N Q ~ N ~ U ~ t9 ~ .O. U C N O O N . (6 C L ~ O ~ *' ~ ~ L L O = i U O L N ' O C c J ' 'O ' ~ ~ (9 N ~ j~ o O w O ~ T c c T ~ ~ a p ° N , ~, Q c a t9 ° 3 ° `~ ~ p c ~ o ~ ~~ ~ cn ~ m ~ c c - a i = a~ c u i O ~ ~C 0 ,~ >+ O tU ~ U a1 ' .-. c d' ~~ ~. O U ~ . .. O G O N T ~ ~ ~ C N a U CO N O L ~ C m c O ? . p '~ > U a r ~ ~ ° ° a ~ T 3 'c ~ o ~ ~ o m O m N L N O C . . , N N ' C O T N O Q U O ~ O- ~ ,~ O - ] i O N O i n .D ~ ~ ~ .. O- tq E T .C ~ N ~ .L M N _ N N ~ N ~ N tq ~ .+ . a C C N O C ~ O ~ N N `~- ~ S "' l4 ~ L N N N O ~ "' . ~ 30 O U W t c ° ~ ~ m o ~ '° c N- a i ' ~ °. a U a~ E o- w L c°> m m ° coo a ~ ~ o 'E ~ E ~ E ~ ~ m ~ in a~ c m -a o r N E N N L "' O N O N C C O ~-' 3 "-' 'O w Cn U -0 C > G > C ~ > . - 'a ~ +• ~ '. -. G 0 N N N t 0 . - O U N O ~ O ~ C ~ t4 ~ 'C ~ O ~ ~ d ~ a ~ j U ~ C .Q ~ ~ > N ~ 4- C ' ~ 'C O O C O p N N O N _ ~ N O O C6 .O > C ~ m lC ~ C N U ~ - U ~ ~ C ~ N O Q N O N d (E ~ fn >~ U N ( 6 ~ .-. O ~ N . tq N N N ° O N _ > G ~ ~ L . O - m -o ~ ~ ~ a~ o c o c ° O c _ ~ 3 c a> 'c o. d o ~ Ll1 O O O _ ~ ~ N c 'C ~ ~ L E- L.L u' U N C n U N > C N ~ C O O " vi Cn t9 .. y N O - ~ C ~ ^ ' ... O O O ~ U ~ N = O •C C O m ~ O N ~ O U ~ ~ N Q 3 = C N a t C O O O N N h ^ (U9 O ~ t`6 n N Q ~ O N O N - O E O tE N ~ ~ L . ~ , . ' L Q .O Q J (6 U . .. W d. O . CO (0 . .+ O O . .+ U CO .. N~ n: y o ro~ ~~° v~ v_ m o ~_ -~ d d CD .-+ O , ~ d ~ "0 p N ~ N 3 ~ N 07 -I ^_ --~ ° ,~.• 3 n o ? m ° ~ v ~ ~- ~ ° v o ~ o r. '0 m 3 ;o m° v o. ~ CD m m v D~ v ?~ cn m m v~ 3~~ -o -.. -~. o o r. ~ -~a ~ `~ ~. ~ m o ° ~ CD p ~ ° °~. v cn a '00 0 ~' v a, ~ ~ ? > > 3 O O O ~Ow N N ~ 3 O. N O N N d fD ~ °- CD ~ CD K O ~ O N ~ ~O-. 3 O Q. , ? CD C' O d N ~ -' n .-« ^' N ~ Q' ~ ~ ~ (D N N N ~ t0 ~ ~ ? O S O ~' ~ O N ~ N. a' 7 O ~. C N < -~ O O (D N a O O ~ N N~ CD {U CD p O N .-. N ~' d 'O m .-. ~ v m ~• -o c „°w d d -: ~°~ m D o m~ v o 5 y 3 a~~ v ~; m ~° °' o a -can m~ -~°- ~ m ~ r o. ~ a s c41n °' m m v co g m ° .oo C7 y a m ~. m -~ c o cp ~ Q ~. o m r.« ~ o N .-. o c -O ~~ G ~ ~ N ~ ~ , C7 N rt d C3D C ~ ~ ~ d O ~ n ~ (GD ~, CGD 'O = O D~ C (D d ,N-. ~ `". v N~ .~ G ro O N• N~ O CD O O O - ~ 3 ~ o ~, °' ~ ~ N o ~ m ~. ~ m 3 0 ~ o -°o o. a ~ v ~ ~~ 3 v Q ~ I m o ~~ ~ S o v m o m 'o 0 0 ~° o~ rn ~- e m s h o w ~~~~ m d °~ o .« N ~ v~ p~ m (gyp O O < C 3 0 O ~ Q N ~. O O O N CD O O p C N S O c m m m .. ~~ .-. .-. v s m m~ r. m m?~ '0 O 0 W rn m 0 0 J i 0 0 o c >, w Q •+ .+ .+ ~ f0 f6 C G L y w ~ ~ ~ ~ ++ ~ (0 f4 _ to ~ Y m ai ~ o ~ ~° N y o c ~ m a~ " n ~ ~ aci . `~ .OO ., ~ (6 3 ~ N 'p GO N ~, N C..1 ~ ro • ~ ~ ~ ~ O c s ~ ~ ~ N rn o ~ >- ~ an d ~ 3 ~ m ~ ~ S o w s ° rn m o N `• ° -a 3 c N c c 3 w ~ _o o a (0 ~i+ N N , o- v N O ~ O (0 ro ro C ~ (6 L7') U ro ~ N ~+ L ~ G ], , • Q N L > N ~ C (6 N N N ro O « N m ~ ro ~ ~ ~- ~ 0 3 0 ~ S o m ro m ~ c C o cn c o n o ~ .. a o ro m ro U o o ~ ` m ro m - m G ro c,.a is a G a .. 0 -. a ~ Q o o c c > o ~ 3 ~ ~ o 0 ~ w ~ = -o • r ~ o ~ o o ~ •. w ~ ~ o o ~ o ~ rn ~ o '~ ~ : m , O C ~ O) O ~ ~ ~ T w ~ ~ N C d ~ C 0 ~ ~ Q O 3 m c N N c 3 ~ a ro N o ro :- ~ N a m °~ m ~ +-' O ~ ~ ~ N ~ c o m v N C t ro C N O O ~ N ~ N M ~ m ` ° ~ ~ ° ~ E -° ~ ~ ~ N L ~ Y a ~° w s ~ ~ s ~ - ~ o , o G ~, ~ a Q o ~ N o o .- o N . ~ c ~ .... a ~«- ~ a ° 3 - ro ~ o ~ a c U m m N ~ °-' a y ~ O `° O ~ ~ o 0 c >, '° ~' ~ a 3 a i x ~ E ro ~ o m o j o G a 3 a •~ m C ro O ~ ~, •p U L O N ~ (9 U C fn ~ U .N. (0 G ~ N N N a • N +-~ ,~, C O. ~ T t~ G •(0 ~' N ro ro Y "- d ~ _ ~ N T ro Cn O N C .~ N L O~ U ~ ~ N N ~ ~ w Q O C ~: E ~ C ~ ~ G N U C '~ N C E ~. ro ~ a N . -• C O N Q ~ N ~ N "" C• i > N to ^ +' .. ~ U C C C ~ Q ro ro C o O ~ N ~ ~ m cn t m ~ w w ~ a ~ > c •3 ro ~ 3 - a w o ~ c a :c c o w N o ~ a ~ V- m • E C~ O ,~ O c V N •N ~ ~ ~ E ~ .,.. O N ~ p ~ O N ro T C O _ E ~ C O ~ N ~ N ~ O O O ~ C N ~ O ~ p C (SS 'O ~. f- ~ ro d C Z C0 Q fq tp C (0 O O G d N Q 0 0 N m ro m O N 0 s N c 0 .N .Q a G N 0 S m c N N N N n1 v p O ~ ~ 'O Q' Cn -0 p .-.. v n C O -O N Q J N N N, N Q (,~ O (D O IV N O O- O N ~' (Oi7 ° ~ J O o- ~ '-' -„ .-. J r« n co ~' '< c o 0 0° s o o~~ J 3 w -' ~° m o -~ ~ ~ ~ s ~ n ~ Q 1i 0 to ~ _ ~ ~ J N 3 p~ (~ N Q SU N O ~ ~ N o v -~ a N J o~ o ~~ J~ C v n v ~ m v v ~ c N ~ ~ N O Q. O N S N 0 3° Q~ ~n m N m m ~ p' m °- -a ~~ N o~ ~D a m m o -0 ~ ~ tQ N N 3 7 'a ~ O N ~ ~ N N N J ~ (L1 ~ v v v ~ ~' ~ < o. v .P J m N ~ °~°p cn o v ~ m m O p O N "" ~ O N ° (~D ~ C -o ° o m m o m 3 0 ~' ~ ~ ~ -moo ° ~ ? ~ 3 m m m ~. m s y r' m ~' o a -°-. c°i .-. -o o 3 ~~ c ,~ v N m -- ~ v m 5 v m -~ v m m v j 0== n N N 0 O O o _. ~ m ~ ~ ~ m S. m (D ~ .« p O v ~ J. O J N N ~ CD N CD ~ f11 ~, n ~ m ~ v ,.+ m ~ ~ a V Q v o m ~ v (n D_ ~, N n n1 v ~ N ~ .~ ~ (D ? .. ~~ N C tfl~ O O N 'O - 0 ~° J C W N .~ ~ O O ~ S N~ X 7 O~ ~ M~ N V/ n ~' O. N r (D fn (D ~ (D (D (D N N 3 ? _ _ N -: N n~ y CD ~ ~. ~ ~ ~ ~ N J-°a am np~ 3 N N o c ~a ~ m N cQ v ~ ai c °- ~ n ° m d o ~ cXi S co 3.° °~ ° ~ ~ O n ~p p m -a ~ acov nJC°_N• O ~ ~ •J•• n a O N y ~ N. O_ ~ N~ O N N n O J O N .: N ~. .. o m • ~ -, J- ~ ~ N .. a ~ m~• ~,~~ maw--~~~ ~ i n N J (D J N N N (D J N N O m ~° 3 O N~~ n N '6 o < ~ ~ ~ m m ~ ~~ oNm °'mm~~m << ~ N O = O J < N C O N N O N N E O O O ~ N° °> CD O n ? O' ~ O N J OQ ~ C ~t»n"0~ ~ a m -« m~~~ y ° ° m m s J. J m v w v v a v° y a.v v J O x m m ~. m o 0 o v w, o. co o.mmx~o o ~ p ~" m w ~ o_ vv ~amvN m ~ ~ Q ~ ? ~ n N ~ ~ v~ = uJi ~ n vi ~ ~ 3 ~ v w °_'. ~'~ mtON~v (D N ~ n N O n o ~~ ~. ,.,, -~ -„ J - -^ J r „, ~' O ~ ~ v W o ~ a rn ~ ~ >, N O ~' y N ~ N N N C ~ t0 N C ~ N ~ .L-~ d' ~ N C t6 .-~ Q, tL 9 C -- C O ~ O i E O r.+ ~ C m Y CA ~ ~ ~ O C O L L O 0 f/) CA 0.. O _ N _ _ - . . E ° c ° N ~ s •~ N o ~ _ > T .3 N .c ~ N ~ ~ a i 3 ~ o ~ N N c ~ N ~ p ~ E _ ~ ~ o ~ ~ c ~ E o s w E m o E c ~ s N m ~ c m .D c m • v i ° o ' - ' M a c m g N o o V- o ,v; u i ,E ~:° ~ N Y ~ > ~ o 0 0 .C N o ~ m ox. d _ _ _ ~ ~ ~ m m r ~ ~° N ~ c • °° 3 ~ ~ t ~ o m o • ° v, ' 0 3 s O ~' o ° Q c ~ a N ~ ~' m w c w °' •v ° ~ N .m v o , ~ m ' ~ ~ o a i u i m ° c 1- s >, m '~ ~ ~ a m m °~ ° °~ :c ~ a t • ~ ~ ~ r 3 c c ~ N o ~ m ° m ~ ~ 3 ~ rn ~ ~ ~ . ~ 0 Q a i ~ ~ w . c "' U ~ ' 'C L C ~ N vi C Q E t6 U ~ 12 C C (6 y te . cn j + . N -. . N N ~ j O T t~ t O. E U r - ~X N i O C U 'O ~ C .-~ N U U L P L _ _T L ~ O O _ d .«: N C 'O ~ ' N N L .O O ~ "O O O O G U N U •p N~ C r O »-. ~ o ° ~ ~ °~ N >' ~ o . U •c ~ r °~ O ~ ` ~' ~ r ' L _, c m ~ m o. co c a~ w ~ ~ ~ m v O ~ ~ ° -a "" 3 N ~ L O r m c m N ~ 3 ~ O ~ ~ > ~ o o ~ ~ `° o o c o ~ c c ~ o a °_ a a i >, p p . c~ N ~ t i a ~ > 3 0 ~ > °~ O N C t O L cD N ~ N >+ C "" t0 N ~- O ~ N ` c a 3 c U o •o ~ o ~ r r ~ ° N c ..-, ~ o ~ i ~: ~+ c ~ o m s - m a ..~ c o a a~ c ~ ~ C ~ p U i N ~ tq ' .~ O p E j O N O O r-. "= L ~ ~ t6 ~ N 'O C yL. . ~ N O ~ C O Q C U '(6 ~ C m (6 C6 (~ O ~ M - 0 4 'v= N O . C 4 G ~ O p C C7 Q f6 (0 L t ~ L ~ ~ •C N C y V ~ a 0 N O U i N N O ~ E ~ C O N ..- i6 N a N `~ m ~. n > w ~ ~ ~ o . o ° N 3 m +-~ N a O =' ca ~ ~ ~ O~ N `~ .O O o s N m c ~ o ca N X E ~ ~ o 0 E «+ E E .O 0 = (0 N C O ~ N 3 (n O G O (O N U > O O N . -~ N ~ ~ O L C C LL U N ~ ~ N t6 U ~ p' C M ~ N 'U > w +~ U t6 C o O E N U 'O (B N U . v CO to U w m rn C .~ d N m M .,. O N N G ~ .-,. - .-. S { s m C .-. ~ CD~ ~ a ~. s o ~. ro ~ ~ ro Q O- ro ~ ro n tU a m ~ -~ ro ~. n ° ~_ ro a ~. ~ ~ o -- o C ro ~ O ~ N , ~ ~ c N ~ troii 7 s e ro a n o ~ d `'G ro '~ ~ - ~ S .-« m_ ~ N ~ N Q `G ~ ° '* N ~ ro s N o S v ". ro m < 7 N v ,~ a K ..: m < ro usi' ~ ~ ~ N w ro ~ ~ ~ ~ o ~ O 3 v o .G N m ~ < a, n N o ? v, < ro ~ ~. o v ~ o N = 'o ro O ~ N ~- ro r n ~' tGD ~ ro ? ro v m a n ~"~ ro -~o N a C a N ~. Q ~ ~ a. g ? N . N w %~: S m -• ~ `f O ~ ~ " `~ N '%' N ~ ~ N n o ~ ro ro O y j. ro O .-+ ro ~ ~ v ~ C a < ~ v O -n r ~ ~ ~' ~ ~. -: 'O o N N a -o o < O O O ~ m ro W CO c ~ -o a a a ~ ,~, S ro c o ° N a O N Q S ro .~ I s ro _ °' C r0" o n ~ `G ~, ~- ° ~ ~ % ~° 3 -o ~ V N o v O N '° ro ~ O ~ ~° O ~ ~ N ~ ro N ~ o 3 ro .O-« v '~p ~_ O O ro a p N ~ N ~ a ~' ro V ~ ro• N ~ o -, ro ~ N -O o o s ro G -a 3 ~ O ~ '0 a~ -o o, ~ > ro N ~ ~ N ro ~ ~ ~ N Q ~ y C v m co o 3 N 7 ro s ro N ~ > "' v ^' ~ ~ ~ N N O ~ O ~ N ~ s 'a o y N ro o m °- O_ O N.. ro o a ~ N Z O ro < oa ro ~ a .r'« a ^" ro ~ ~' N S s ro O ,O« ~ ai ro .. ~ ? N Q a < N: ~ v ~ Wi ~. = ? N O m a ~. s ~, O_ m ~ m ro ~ ~ ~ m ro n-., o W om '' vi ~ _-. _^ n =O ~ N v m s ~ -o ~. N n~. ro a o m O ? N -O o p O ro m ~ ~ ~ O N o -i ro ,.., O c ~ ro s O- < ro ro a 7 .-. N m m C. n ro g o S CD W V r 0 cn 0 w W d7 M O O a W c O a~ O ' ~ N r ~ ~ N ~ L L ~ 4+ L ~ L ~ N L 0 -p . ~ ~ , ~ N O ~ C X w N O .~ L ~ U ~ U ~ C ~ Q "a ~ ~ N N ,~ .,., N c c 3 c N m ', N N L .O ~ N ~ C C N N "O t ., N ~ -o ~ N `•~" _ ~ c- N ~-: ~ N U 0 N > ~ ~ N N N ~ ~ ..~ U N C C ~ > L N L U L N vN- y 0 N O N U N »-~ C t L 3 .c ... W N L N N U Q C N C C N J U ;~ L N _ L O .N' Q M ~- ~ U t!1 ;C G L d N N ~ ~ N L "' C ~ . -. N C ~.- tp O ~ N N E N ... C N ~ .G N `° °c' cn . 3 g ' ( 6 -o o °' N - `~° U v o ~ O m N .. N ~ ~ o Z c p v °~ ~ ~ c 'a '^" N cn c 7 V-- m 3 N ~ y-. O U N N N +-~ n- N ~ N N ~ N E U t .~ ai U N s -p N 'O > O C O O ~ G O Q. ~ ~ m ~ ~ N -a O U y U N ~ ~ N = ' .N ~ ~ O a a~ a~ ~ c a~ ~ ~ L ° ~ ~ "- -a c .~ ~ U c g ~ w- N a~ ~ o o h ~ c U .~ N 3 >' ~ "' U {v U o . ' ~ 6 0 t C • N O O N N v- C~6 N L C O U O N O C N N L d N ~ Q ~ O . .. N ~ N O ~O Q X O >i X N C .c I- ,'G.. > W N L , . - ~p C N Q C O m U N O m O m N c N ~ . Q O UJ c ^_ j N L O N ~'' :.. G N L O C N N C O .y U C O U o~ c ~o m 0 N r 0 m C O N N N m O ~ N O N ~ c~ s ~ ~ O ~ N C C N d C C ~~ O p Q ~ N N y ~ ~ O O L T C ~ p N p ~ .~.+ N ~ ~ ~ U N L ~ N ~ U Y U .+ '-? N_.~ .. . ~ ~7 a .NO 'C f0 ~ N O t O ' N O N N O O o .-~ ~ L N N j ~ ~ V'_ d O Y ~ O U N = ~ N N w 3 N L N ~ C ° N ,p t/) -O U L L N E- G j, N ~ ~ ,~,, o a~ -o s o a ~ ~ ~ m > > = m aNi ~ ' ~ O c p O "6 6 O N ~ ~ N Q N '_' . G N N .~ a ~ .3 ~ ~ ~ ' ... 0 v 0 3 N ~ Q N w Y ~ C ~ d •> N N N O ~ N ~ U O >° N N N 3 N a >, .D °m c ~ cca ~ a~ w U m ,c a i ~ m o `~ °c' m 0 ~ o ~' o ~ ~ ~ p E N . ~ W t0 E N ~p _ o X =i fl- Q a O ~ ~ ~ <° - ~ ~ ~ ~ N p" > T N = O 3 ~ ~m° m r n v N ... m ~ ~ W~~ mm ~~ D Z O -~ 0 v a N O Q N a n ' Q Q' N O CD _ _ ff~~ A `m ni ~ ~° n m n o o ° -°•" o ~ m m co ~< ;~ ~ m v ~ o ~ ~ o o ~ ~ -~ o ~ m ~ y m v co 3 v o n. a n. Q m x ~, a Q m -ti a ~. _ ~ ? O ~ ~ cu N .m o ?. ~ ~ g coi -~ D a ° ~ v o~ m o o ~ ~ p ~, m n 0 0 ~'°' m o ~ cn ~ m ~ ~ v m .~ m c a m ~ ~ m ~ `~ o - ~ ~ ~ ~ ~ _ a ~ ~ < ° ~ X ~ ~, d .~ ~ ? N ~ Q> CD N - N ~ (D O' O ~ 7 `< vl 3 o -o Q Q ~ m o c -0 3 m_ o ~ v, ~ o0 ~ O O' ~ ~ ~' ~ X ~ r. ~ ~ ~ m~ m ? ci a, X ~ ~ n m ~ ~ ~ .~ w m ~ ~ o ~ ~ . m ~ m ~ m a ~ . m -ti ° m m m °' r co ~ ~ o- ° - o m -- ? m - ~ -- -°- o -o -- ~ a -+ a ~ co ai ~ o ~ e ~. N iii' iii" g.~ ~L -. R r: ' s: III ;c III . ca" \ -t :r: m o o JJ " o JJ > -t o Z o "11 -t :r: m -t o ::E z (J) :r: '"IJ o "11 o JJ o . s: m o o Z -t m I\) OJ 0-< 0, CJ1r . > ::E JJ m > o > -t :r: JJ o :::! s: m > z o ::!! z > r r -< '"IJ > (j) (j) m o -t :r: en OJ -< , r > ::E JJ m > o > ::!! JJ (j) -t > Z o (J) m o o z o :::! s: m -t :r: en .... w .... x .... (.) .... x o > -< o "11 c.. C r --< I\) o o ?' JJ-I en:!. . CJ> 00- ',< ~ , co 5> is:E . CJ> o:::r . 0> :0= ~o (.)0 3 co S' 0' 0> CJ> CJ> "0 (]) o =;; (i5' 0. S' ~ :::r co -0 5> ~ ::> S' eo )> o ~ I\.) - o n co 0> ::> 0. OJ A CO CO - - CO o ~ co> -;:3 -co 0> ~ :Eo. :'.3 CJ> CO :::r::> CO ~ ~z CO c ~3 0>0- O-CO o ~ "01\.) 1O~ 0.0' O>~ ::> :::r o-co o :::: o' OJ' -0 OJ ::> 0> ~ ~ 0> o :::r CO 0. :::r CO ~ CO ~ o 0> ::> 0. 0' 3 ::> eo "0 0>. ;::l. o - ~ :::r (ii' ~ O'z =0 ~ ::E CJ>-t :r: m JJ m "11 o JJ m ~ :::r CO o o c ::> Q, o - ~ :::r CO -I o :E ~ CJ> :::r -a' o - ~> 15z "00 5-::E 0' :r: _. m ::>JJ 10m CD> CJ>(J) ~ .' (ii' 0> 3 co ::> 0. 3 (]) ::> - 0' 9' co o - - 0' OJ' -0 0> ::> (ii' 0. co co 3 (]) 0. 0' 0- co 0> "0 "0 ~ o "0 ~ OJ' ~ co 0> ~ 0. S' (j)> coz g.o g::E ~:r: ......m 0> JJ ::>m 0.> I\.)Ul ~~ o:::r -(]) ~"O :::r~ co 0 -00 _co 0> CJ> ::> CJ> ::>- -'0 :J ~ eoo )>0 o ::> ~CJ> JJi5.: , co (j) ~. . ::> Oeo CJ> ~c coo co:::r 00> " ~ -0> ~3 (.)co .. ~ 0. 3 (]) ::> ~ )>> 3 z co 0 R::E ;:+:I: CJ>m OJJ ::::m 0' > OJ' (j) -o-t _:::r 0> co ::>0 0>0 CJ> ~ ~"O co 0 .0 ~ C ~ ~. 0' co ::> 0. o - ~ :::r (]) -I o :E ~ CJ> :::r -a' o - o ~ o , s: (]) 0. o ::> 10 (ii' co 3 "0 o :E co ~ co 0. ~ o -0 O}.::E OJ =>' :r: ::>o.m 00>_ -'< ~ ~om :::r-> (])"I1(j) -tCO-, 00--' :E~:::r ::> 53 co CJ>",O :::r"" 0 -0' ~ c O co ::> coo -""'-J=': Ocoo ~:J- oOJ~ 70:::r ""'~co co coO 0-,< 0 o , ~ ::> -"0 ~O>o co ~ ~ zg;., o 0 ::> COo ......- , ~~ I\.):::r co 0--1 ~,o ::> :E co ~ OJ CJ> :::r co -, ,<"0 ~o 0>- :E 0 ~ ~ o 0 O>~ 0. co 00. "2.0 ~::> :::r~ co (]) 0- 0-' _0. - 0'0 -, ::> O>~ -:::r (]) ~ s: o o ::> '"IJ 2. ::>> -3 0(1) 0::> '"'Co "03 OJ o (1) Q) CD _. -::>::> ci' -to ::> Zlll . 0 JJ" OJ O 1\)'< .... . =.....iii" #O::E ~-- w:::ro '/::'(1)> O')OCo 6=0 w o' "0 0-...... . III 0- ....'"IJ 1\)- , III ~::> I\) -..j o o , o o o o ~ OJ -< , r > ::E Z o -t :r: m o o JJ -0 o JJ > -t o Z o "11 -t :r: m -t o ::E Z (j) :r: '"IJ o "11 o JJ o , s: m o o Z -t m o > -< o "11 c.. C r .-< o <3 , s: co 0. o ::> ~ co :::r co ~ co 0- '< co ::> 0> o ~ CJ> 0> CJ> (ii' ::> 0> o o o ~ 0. 0> ::> o (]) ~, 9' I\) o o CJ1 , o 00 .... 1I1 (j)Ul (1) C nO' ~.CD- g~ Oiii' ~:J 00. ~~ ~O 0' (1) CD a. '" (j) cO. :J ro $' a. o 3 JJ (1) !!l. ~ ~ '" a. JJ c ~ 0' Ul :T o ~ 5' '" ro :J a. (j) c 0' "iii' Q. 0' " ~ ~ ~ "Cl >- I>> ~ ~ III '-< _. 0 III :: .., CD iJCl ('1 Do - .. ("> ::r ;l- CD """ W ; -' t' r I ~ Q~~ z Do I>> '< o ... c.. c - '< ~ N Q Q (II . ~;1 ... -. -. III n -. -- I>> III - (/) ." n -::r I>> CD ::::s Do )it c 3 CD CD . ::::s )it Do, 3 ~ ~ S- .. u:J Z,< o ' . r- N I>> """ ~ N Q Q (II . Q CD """ o S ~ -. ~ - 00 ~g. ~ (0 = Q.. >= :3 ;" (0 _ = > Q... :3 ~ (0 _ = 0 - z o . N ~ OFFICIAL PLAN AMENDMENT NO. 21 (MOON POINT CORPORATION) TOWNSHIP OF ORO-MEDONTE Township Application # 2004-0PA-02 Prepared by MERIDIAN ~IoIDCOMI'.Ij.llllIN'!'Iilt<<; Township Planning Consultants June 6, 2005 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT 2 PART I: THE INTRODUCTION 3 1,0 PURPOSE 3 2,0 LOCATION 3 3,0 BASIS 3 PART II THE AMENDMENT 5 PART III THE APPENDICES 6 Append ix 1: Planning Report prepared by Meridian Planning Consultants (Township Planning consultant) BY-LAW 2005-081 The Corporation of the Township of Oro-Medonte Being a By-law to Adopt Amendment No. 21 to the Official Plan (Moon Point Corporation, Roll # 43-46-030-012-42700-0000) WHEREAS The Council of fhe Corporation of the Township of Oro-Medonte did on the 5th day of February 1997 enact By-law No, 97-12 being a By-law to adopt the Official Plan of the Township of Oro,Medonte AND WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend its Official Plan as required; AND WHEREAS the process for considering such an Amendment is in accordance with Section 17 and 21 of the Planning Act, R,S,O, 1990 c,P 13, AND WHEREAS is amendment to the Official Plan is deemed to be appropriate and in the public interest: NOW THEREFORE it is resolved that: 1, Amendment Number 21 to the Official Plan, attached hereto and forming part of this By-law, is hereby adopted and; 2, This by-law shall come into force and take effect as specified in the Planning Act R,S,O, 1990, c,p, 13 Read a first and second time on the 13TH day of July. 2005 Read a third time and finally passed this _ day of _, 2005 Mayor, J, Neil Craig Clerk, Marilyn pennycook Page 1 June 6, 2005 CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the general policy update, Part I: The Introduction does not constitute an operative part of Amendment No, 21 to the Official Plan. Part II: The Amendment, provides the details of the Official Plan Amendment. Part II: The Amendment, including Schedule A constitute the operative part of Amendment No. 21 to the Official Plan, Part III: The Appendices, provide more specific information regarding the Amendment and the background work that led to the preparation of the Amendment. Part III: The Appendices do not constitute an operative part of Amendment No, 21 to the Official Plan. Official Plan Amendment 21 (Moon Point Corporation Application) Township of Oro-Medonte Prepared by MERIDIAN ~NG~~"I"IC Page 2 June 6, 2005 PART I: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No, 21) 1.0 PURPOSE The purpose of this Amendment is to change the land use designation applying to a parcel of land along the Lake Simcoe shoreline to provide for the development of a 14 lot Plan of Subdivision, 2.0 LOCATION The Amendment applies to lands within Part of Lots 15 and 16 in Concession 3 of the former Township of Orillia, now in the Township of Oro-Medonte, as shown on Schedule 'A-1', which is attached to this Amendment. 3.0 BASIS A Comprehensive Planning Report with attachments is attached to this Amendment as Appendix 'A', The Planning Report reviews the application in detail and its conformity with the Township of Oro-Medonte Official Plan, Section D10,3,8 of the in effect Official Plan contains a policy that is intended to be considered when applications for shoreline development are submitted, This policy is reproduced below: "The further expansion of the shoreline development area onto lands that are not designated Shoreline is not permitted by this Plan, Exceptions may be granted through the approval of an Official Plan Amendment if the expansion is small in scale, and is either focused on the shoreline or is considered to be infilling, Infilling is defined as development that abuts a developed area on two sides and/or is located within a parcel of land that abuts public roads on at least three sides, The creation of strip development across from existing development on existing public roads is not contemplated by this Plan, Council may consider such minor amendments to the Official Plan to redesignate lands for such limited shoreline development, provided Council is satisfied that: a) The lots will have a minimum area of 0,6 hectares to a maximum area of approximately 1,0 hectare, except where larger sizes may be suitable because of environmental constraints or design considerations; b) The majority of the existing tree cover on the proposed lots is retained and protected as part of the approvals process; c) The development s compatible, in terms of scale, density and character, with existing development; Official Plan Amendment 21 (Moon Point Corporation Application) Township of Oro-Medonte Prepared by MERIDIAN iI\.ll}iII,jNGI:)')HiIIJ~nll<:, Page 3 June 6, 2005 d) The proposed lots, if located on the shoreline, have a water frontage of no less than 45 metres; and, e) The lots would conform to the general subdivision and consent policies of this Plan. For Plans of Subdivision that involve the creation of lots with water frontage, only a single tier of lots shall be created, all with water frontage as set out in Section 010,3,6 of this Plan, In addition, no new lots with direct access to County Roads are permitted, If major development is proposed (which is defined as development that does not meet the above criteria), a detailed review of the entire shoreline area shall be carried out to determine if the proposed location is suitable and appropriate from a growth management perspective, " The Amendment to the Official Plan will conform to the policy set out in Section D10,3.8 in every respect. Specifically: . Each of the proposed lots will have an area of 0.6 hectares or greater; . The majority of the existing tree cover on the proposed lots will be retained and provisions will be included in both the Subdivision Agreement and the individual Site Plan Agreements applying to each lot to ensure that the majority of forest cover is maintained; . The proposed development, as a result of its location and large lot sizes, is compatible in terms of scale, density and character with existing development; . Each of the proposed lots will have a water frontage of no less than 45 metres; and, . The general criteria in the Official Plan respecting subdivisions are met. Council has also had careful regard to the environmental impact of the proposed development. The Lake Simcoe Region Conservation Authority, who is responsible for providing objective advice to the Township on environmental planning matters, has confirmed that the site does not support significant natural features and has recommended that development can proceed provided certain conditions are satisfied, These conditions will be included in the implementing documents. The Lake Simcoe Region Conservation Authority letter is attached to the Planning Report in Appendix 'A', Official Plan Amendment 21 (Moon Point Corporation Application) Township of Oro-Medonte Prepared by MERIDIAN ~""NG~~UiWn,~ Page 4 June 6, 2005 PART II: THE AMENDMENT (This is the operative part of Official Plan Amendment No, 21) ITEM # 1 Section 010 of the Official Plan is amended by adding in a new Section 010,9 as set out below: "D10.9 EXCEPTIONS D10.9.1 Part of Lots 15 and 16, Concession 3 (Orillia) Notwithstanding any other policy in this Plan, the following policies apply to the lands shown as being subject to this Section on Schedule 'A l' to this Plan: a) No more than 14 lots by way of Plan of Subdivision shall be developed, b) The Subdivision Agreement shall contain provisions that require the preparation of detailed site plans for each lot. The intent of the site plans is to insure that the majority of the tree cover within the 20 metre setback area from Lake Simcoe and on the remainder of each lot is maintained as development occurs, These site plans are to be approved by the Township and the Lake Simcoe Region Conservation Authority as part of the approval process, c) In order to ensure that individual lot owners and future lot owners are aware of the site planning process, each of the 14 lots shall be subject to Site Plan Control pursuant to the Planning Act. These Site Plan Agreements shall include appropriate provisions that provide for maximum tree retention on the property, Official Plan Amendment 21 (Moon Point Corporation Application) Township of Oro-Medonte Prepared by Page 5 June 6, 2005 PART III: THE APPENDICES Appendix 1 Planning Report prepared by Meridian Planning Consultants (Township Planning Consultant) Official Plan Amendment 21 (Moon Point Corporation Application) Township of Oro-Medonte Prepared by MERIDIAN fU."'M~u;o.;.t"l~ Page 6 June 6, 2005 --=~~ Af!tof ORO. ~" iP"J-~'..r-'-"---'-':!'~ '\I'" ",'Rr ,'6'\;"- ff'g p-~-=.: t) ~, ~.... 4 f'I'!~ '~~~~tj TOWNSHIP OF ORO-MEDONTE REPORT Dept. Report No. To: Committee of the Prepared By: PD2005-036 Whole Nick McDonald, RPP Subject: Moon Point Department: Development Planning Applications Council File No: 2004-Sub-01, C. of 2004-0PA-02 and Date: June 22, 2005 W. 2004-ZBA-09 Motion R.M. File #: # 012013640 Date: Roll #: 030-012-42700 INTRODUCTION The intent of this report is to review the comments made by agencies and members of the public wrth respect to the applications for development submitted by the Moon Point Corporation, A further intent of this report is to provide Planning Advisory Committee and Council with recommendations on the applications for development. As Planning Advisory Committee/Council will recall, the Moon Point Corporation is seeking approval for an Official Plan Amendment which places a portion of the lands in the Shoreline designation, a Zoning By-law Amendment that places a portion of the lands in the Shoreline Residential zone, and a Plan of Subdivision application that would allow for the creation of 14 new shoreline lots, Each of the 14 lots will front on a new public road that extends from Moon Point Drive. Each of the lots will also have direct water frontage as well. The minimum lot frontage on the road is 21,8 metres (Lot 4) and the highest lot frontage on the road is approximately 50 metres (Lot 1). The average lot frontage along the road is 27,9 metres, The minimum lot frontage on the water is 47,6 metres (Lot 11), The highest lot frontage along the water is 61 metres (Lot 14), The average lot frontage along the water is 49 metres, Each of the lots will have a minimum lot area 1 of 0,60 hectares. An 8-1/2 x 11 reduction 01 the Plan of Subdivision is attached to this report as Attachment #1, Each of the proposed lots will be serviced by private wells and septic systems, A dry hydrant accessible to pumper trucks will be installed at the end of the Moon Point Road unopened road allowance, at Lake Simcoe, It is proposed that the dry hydrant be provided as a suitable substitute to an on-site fire well and fire storage as required by the Township's engineering standards, The homes on the 101 will be set back a minimum of 20 metres from the average high water mark as per the requirements of the Township's Zoning By-law, A detailed Concept Plan prepared by the applicant shows the location of each of the homes, the driveways, the septic systems and proposed access corridors to Lake Simcoe, These access corridors will be no wider than 12 metres, The proponent has indicated that based on the sizes of the lots and the setbacks proposed, 60% of each of the lots will remain in forest cover. The detailed Concept Plan is attached to this report as Attachment #2, In order to deal with issues respecting building location, septic system location, driveway location and access corridor siting, each of the lots will be subject to Site Plan Control. It is also proposed as a condition of draft plan approval that a detailed site plan for the entire subdivision be prepared, This detailed site plan would provide the basis for the individual Site Plan Agreements that would be entered into following the registration of the Plan of Subdivision, This was the same process recently followed lor a 13 lot Plan of Subdivision on Highland Drive in the Horseshoe Resort community, Adjacent land uses include the Coiumbus Boys Camp iocated to the west and south of the proposed lots, This camp will be retained by the owner (the Moon Point Corporation) and is not part 01 the Plan of Subdivision. Lands to the south of the proposed Plan of Subdivision are the site of a registered Plan of Subdivision (Plan 940) located on the east side of Moon Point Drive, There are 18 lots within this Plan of Subdivision, The average lot frontage on the street is 34,8 metres, The average lot area is 0,18 hectares, Each of these lots is developed with a home, The first home in Plan 940 was built in 1955 (lot 4), The remaining homes were developed slowly over a period of 45 years, LAKE SIMCOE REGION CONSERVATION AUTHORITY COMMENTS The Township of Oro-Medonte relies upon the Lake Simcoe Region Conservation Authority (LSRCA) to provide advice and recommendations on environmental matters, As part of their role, the LSRCA reviews the majority of applications submitted pursuant to the Planning Act. In this case, the applications and the supporting documentation were sent to the LSRCA in mid 2004, Prior to the submission of the initial reports, the LSRCA met with the proponents in 2003 to discuss Environmental Impact Study requirements, On September 17, 2004, the LSRCA indicated in writing that they required some additional information from the proponent to complete their review of the applications, Following the submission of a revised Environmental Impact Statement in October 2004 and a meeting on site on October 28, 2004, the LSRCA sent an additional letter dated January 12, 2005 requesting some additional information to complete their review, 2 Following the submission of a further revised EnVIronmental Impact Statement in May 2005, the LSRCA provided a commenting lel1er to the Township of Oro-Medonte dated June 2, 2005, This LSRCA lel1er is al1ached to this report as Al1achment #3, Below are a number of quotes from the June 2, 2005 LSRCA letter: . "The study meets the intent ot our Terms of Reference at that time (2003) as well as our current Terms of Reference, The field survey program was scoped based on the site characteristics, The technical inlormation presented in the report is satisfactory", . "Based on the additional technical information provided, we do not consider this to be a significant wildlife area based on breeding birds, as such, ail potential natural heritage features have now been addressed through the EIS," . 'We have no concerns with potential impacts from natural hazards, " . 'We recommend that the Township require the following aspects to be addressed as part of the subdivision conditions as the design of the development should be reviewed on a comprehensive basis for the property rather than through future individual owners, Measures to preserve the integrity of the shoreline and tree cover are acceptable provided that the following aspects are included," On the basis of the above, the LSRCA is supportive of fhe approval of the requested Official Plan Amendment, Draft Plan of Subdivision and Zoning By-law Amendment However, they have made a number of detailed requests regarding each of the documents that will be under consideration by Council. Specifically, it is requested that: 1. The Official Plan Amendment (OPA) contain some policies that provide some direction on the nature of vegetation removal in the 20 metre shoreline setback area, the need for further approvals regarding shoreline works and vegetation retention on the property; 2, The Draft Plan Approval contain conditions that deal with grading, drainage, erosion and siltation, the need for LSRCA approvals, the need to prepare a Tree Preservation Plan and Shoreline Access Plan, and the need to prepare a Natural Environment Stewardship Manual; 3, The Subdivision Agreement include requirements in the Notice of Offers of Purchase and Sale that indicate that water access and views of Lake Simcoe are restricted through the Zoning By-law, Tree Preservation Plan and Shoreline Access Plan, and that a Natural Environment Stewardship Manual has been prepared; and, 4, The Township Zoning By-law Amendment applying to the property includes specific provisions restricting development within 20 metres of the shoreline and which also restricts the width of the shoreline access area to 12 metres, One of the more important conditions requires the preparation of a Tree Preservation Plan and Shoreline Access Plan to the satisfaction of the LSRCA, Such a Plan must have input from a registered professional forester, It is the intent of such a Plan to identify development envelopes that alter no more than 40% of each lot, thereby retaining approximately 60% of each lot in a non- manicured vegetative state, 3 11 is my opinion that the LSRCA has made every eHort to respond to the conc;erns expressed by residents regarding the Impacts of development on the environment. On the basis of the LSRCA comments and their recommendations respecting the 01ficial Plan Amendment, the Draft Plan of Subdivision and the Zoning By-law Amendment, it IS my opinion that development can proceed as proposed, All of the conditions discussed above are reviewed later in this report and have been inciuded within the OHicial Plan Amendment, the Draft Plan Conditions and the Zoning By- law Amendment, as required, PUBLIC SUBMISSIONS The public meeting was held on March 21,2005, Approximately 45 members of the public were in attendance, During the public meeting, and following the public meeting written submissions were received from: NAME DATE Janet Bumstead Aoril1, 11 and 15, 2005 Jim Woodford March 30 and 31, 2005 Anna Arnold Aoril7,2005 Bob and Dodi Weill Aoril 8, 2005 Donna Gowland Aoril 11, 2005 Kirsten Burlino Aoril 1 0, 2005 Lvnne and Lionel Walters Aoril 7, 2005 William Moore Aoril12, 2005 John and Carolvne Macdonald Aoril 13, 2005 Mark Rosati and Mamaret BurQhardt Aoril 11, 2005 Les and Paula Kirsh April 29, 2005 Teresa Reckret April 13, 2005 Anne Green ADril15,2005 Jessie Alexander March 21 , 2005 Sheila Wood Aoril 15, 2005 Francis Bowers and Marv O'Farrell-Bowers Aoril 29, 2005 Brian and Heather Crate Aoril 4, 2005 Garv and Isabel1e Thiess Aoril 14, 2005 Gerrv and Pam Murfitt Aoril 29, 2005 Moon Point Resident's Association Aori112,2005 A summary of the main points raised in the submissions and our responses are below: 1. Submission - The Township should consider acquiring the property for public use. Response - The acquisition of the lands for public use is a Council decision. However, given the opinion and recommendations of Ihe LSRCA and the current policy framework respecting shoreiine development, it is my opinion that Council should focus more on acquiring property that is the site of significant natural heritage features, such as lands on the Oro Moraine. 2, Submission - The proposed development will have a negative impact on the natural heritage features and functions on the site and beyond, 4 Response - The LSRCA has caretully reviewed the proposal in accordance with the Provincial Policy Statement, the County ot Simcoe Official Plan and the Township Official Plan to determine what impact the proposal will have on the environment. The LSRCA has concluded that there are no significant features or tunctions on the site, On this basis, they have clearly indicated that they have no opposition to the development ot the site, provided a number ot detailed conditions are incorporated into the approvals to ensure that development occurs as planned, Specifically, conditions will require that a certain percentage ot the tree cover on the property be retained during and after construction and that an access/view corridor to the lake having a maximum width ot 12 metres be permitted, 3, Submission - The proponent's environmental impact statement has not complied with the standards set out by the LSRCA regarding the preparation of such studies, Response - In their June 2, 2005 letter, the LSRCA has indicated that the work completed by the proponents was completed In accordance with their requirements, 4. Submission - The Township does not have the staff or consulting expertise to carry out an environmental analysis of the property. Response - The Township relies upon the LSRCA to carry out reviews ot Environmental Impact Studies on behalt ot the Township ot Oro-Medonte, It is my opinion and the opinion ot the Township that the LSRCA has the staft expertise to properly assess and consider applications tor development on behalt ot the Municipality. In the carrying out of their duties, they typically work with a proponent to determine exactly what needs to be studied arid what their requirements will be prior to making a final recommendation, Throughout this process, the LSRCA has met with residents, staff and the proponent on numerous occasions to ensure that it had a complete understanding ot the issues and was able to provide objective advice to the Township with respect to this application, 5. Submission - The reports prepared by the proponent do not address the fisheries resources on Lake Simcoe, tn addition, extremely long docks would be required as a result of the shallowness of the water and these docks would have a negative impact on the fisheries. Response - The final Environmental Impact Statement prepared by the proponents contains a review ot the fisheries resources on this part 01 Lake Simcoe. It is concluded that the "nearshore fish community is dominated by forage species, primarily shiners, minnows and allies, with a seasonal habitat use by yellow perch and smallmouth bass. This community type is common to Lake Simcoe and to other adjacent waterbodies in southern Ontario, There is no evidence 01 coldwater fish community production, for example lake whitefish, using nearshore habitat in this vicinity for either spawning or nursery habitat," The LSRCA has not indicated that they have a concern with the proponent's submission in this regard, However, it is recommended that conditions be included within the 5 approvals that would require the approval of the LSRCA, the Ministry of Natural Resources (MNR) andior the Department of Fisheries and Oceans (DFO) for any works in the shoreline, This is the approach typically followed by the LSRCA for small-scale developments where individual docking facilities may be proposed, There is no guarantee that a permit will be issued by the LSRCA for a dock on the site, 6. Submission - The approvals for the proposed development should either be refused or deferred given that an Assimilative Capacity Study of lake Simcoe is currently underway. Response _ The Assimilative Capacity Study currently being undertaken by the Province and the LSRCA will be completed in 2006, Generally, the LSRCA is concerned about the amount of phosphorous leaching Into the lake from sewage disposal systems, farming activities and general runoff from roads, Both the Province and the County have indicated that planning applications in process need not be delayed until the study has been completed. In addition, one of the primary focuses of the Assimilative Capacity Study and the work emanating from that study will be an assessment of sewage treatment options for large-scale urban development within the Lake Simcoe Watershed, Given the limited amount of shoreline availabie in the Township of Oro-Medonte for low- density residential development on private septic systems, no concern has been expressed by the LSRCA about the added impact of developing 14 homes on the property on the lake, However, it is my opinion that it would be appropriate to further study private sewage disposal options on the property to ensure that only systems that have minimal to non-existent impacts on the environment in terms of nutrients and phosphorous are developed, tn addition, retaining about 60% of the tree cover on the property will assist in minimizing the amount ot phosphorous that enters into the lake from the proposed development. 7. Submission - The introduction of 14 property owners will have an impact on the seasonat birds and other animals that make use of the shoreline. Response _ The proponents have indicated that the breeding birds using the property are likely to adapt to habitat changes on the site, In addition, it proposed to ensure that all construction on site take place in accordance with the Migratory Bird Convention Act. Lastly, the retention of the majority of the trees on the site will ensure that there are minimal impacts on habitat. It should be noted that the LSRCA has indicated that "we do not consider this to be a significant wildlife habitat based on breeding birds...." 8. Submission - The lands are unsuitable for development as a result of the depth of the water table. Response _ It is agreed that the water table is elevated on the lands, As a result, the proposed leaching beds will have to be raised approximately 1,0 metre above grade and the homes will be elevated, This is a typical response to elevated water table conditions and has been considered acceptable in other locations, In addition, the detailed storm water management report prepared as a condition of draft plan approval will also address this issue, 6 9, Submission _ The mitigation measures proposed by the developer will not work (or are unlikely to work), Response _ A number of conditions are required to be fulfilled as a condition of DraH Plan Approval. In addition, individual Site Plan Agreements entered into pursuant to the Planning Act are also required, The Site Plan Agreement will contain a number of provisions that will require the property owner to ensure that the mitigation measures recommended by the LSRCA are implemented, However, there is always the possibility that an individual lot owner will not comply with the agreement. As a result, the Site Plan Agreement will contain provisions that provide the Township with the ability to order remedial works and/or carry out the remedial works and bill the individual lot owner, The Township can also prosecute a breach of the Site Plan Agreement through the courts, With respect to tree loss, many of the older developments in the Township were not subject to any specific controls regarding the retention of trees on their properties, As a result, many of the trees on existing lots on the shorelines of Lake Simcoe and Bass Lake have been lost. It is for this reason that the Official Plan requires minimum lot sizes of 0,6 hectares to maximize the amount of trees retained on a property, This minimum lots size, coupled with subdivision agreements and site plan conditions wilf go along way to ensuring that the maximum number of trees are retained on each lot. 10. Submission - The proposed development will not be consistent with the Provincial Policy Statement (PPS) and will not be in conformity with the Township's Official Plan, Response _ The PPS (March 2005) states in Section 2,1,3 that development shall not be permitted in significant habitat of endangered and threatened species, in significant wetlands and in significant coastal wetlands, These features do not exist on the property, or within 120 metres of the lands to be subdivided, Section 2,1.4 of the PPS states that development may be permitted in significant woodlands, significant valleylands, significant wildlife habitat areas and in significant areas of natural and scientific interest provided it "has been demonstrated that there will be no negative impacts on the natural features or their ecological functions," The LSRCA has confirmed that none of the above features exist on the lands to be subdivided and have indicated that they have no objection to the approval of the applications, With respect to the Township Official Plan, Council did adopt an Amendment to the Township of Oro-Medonte Official Plan that included very specific criteria in the Official Plan to deal with applications within the shoreline area, These criteria were subsequently approved by the County of Simcoe in February 2005 with no appeals, These criteria are considered later in this report, however, it should be noted that the proposed development will conform with these criteria in every respect. 11, Submission - Construction will have an impact on the flow of ground water in the area, particularly with respect to flooding, 7 Response _ Shaliow groundwater flow on the site is expected to be primarily eastwards and northwards towards Lake Simcoe, As a result ot the elevated water table on the site, both the homes and the septic systems will be raised, which should minimize impacts, The construction of the road may also have impacts on the flow of groundwater, The storm water management report prepared as a condition of draft plan approval will address this issue, 12, Submission - The property is one of the last remaining natural areas along the shoreline and therefore should be preserved, Response _ It is agreed that the subject property is one of the last remaining properties along the Lake Simcoe shoreline in Oro-Medonte that has not been developed, However, there is no policy framework in place at the provincial, county or local level that is intended to preclude development from occurring for this reason alone, Instead, the policies require the careful consideration of the impacts of development and the suitability of the lands for development. It is on this basis that the LSRCA was asked to review the site and the supporting studies, It is also agreed that there is some benefit in retaining these natural areas over the long term, However, this benefit must also be balanced against the aspirations of a landowner, the policies of the Township's Official Plan and the presence/absence of significant wildlife habitat or other natural heritage features on the lands, 13. Submission - The reduced lot frontage on the road for the majority of the lots is inappropriate. Response - it is agreed that the lots will have reduced frontages at the road, However, all of the lots will have larger than required frontages on the water, Given the lot sizes involved (minimum lot size 0,6 hectares) and the depth of the lots, a reduced lot frontage at the road is considered to be appropriate, The large minimum lot size of 0,6 hectares is considerably larger than the existing lots that are located to the south of the subject property along Moon Point Drive, This larger lot area allows for the nesting of the proposed development in the existing environment. 14, Submission - The proposed development will act as a precedent for future development in the area. Response _ With respect to precedent, the policies of the Official Plan currently prohibit the development of new residential lots on the fringe of the City of Orillia, The exception is along the shoreline where such development can be designed to blend in and be compatible with existing shoreline development. Given the location of the property and the policies of the current Official Plan, it is my opinion that the development will not set a precedent for additional development along Woodland Drive leading to Memorial Road in the City of Orillia, 15, Submission - The lands are currently environmentally protected and should be maintained as such. Response _ The lands are not designated Environmental Protection 1 or Environmental Protection 2 by the Township of Oro.Medonte Official Plan, The Environmental 8 Protection 1 designation applies to those features thaf are considered to be significanf according to the Provincial Policy Statement. The Environmental Protection 2 designation is intended to apply to lands which are not considered to be significant, but which contribute to the integrity of the Township's Natural Heritage system, Notwithstanding the above there is smalt area 01 land on the Moon Point property that is zoned Environmental Protection, However, this zoning has been deemed to be incorrect by both the Township and the LSRCA, since it was intended to apply to a watercourse, Such a watercourse, while appearing on old base maps 01 the area, does not exist on the site, 16, Submission - The proposal will have a negative impact on the wetlands in the area. Response _ The development is located further than 120 metres lrom the closest wetland, On this basis, the LSRCA does not have any concerns about the impact on the proposed development on wetlands in the area, 17, Submission - The construction traffic, in addition to the traffic generated from the new homes, will have an impact on the area. Response - It is agreed that there will be additional traffic to the site during the construction, However, local Township roads are designed to accommodate up to 1000 to 2000 vehicles per day, At the present time, Moon Point Drive does not support that amount of traf1ic, As a result, the impact of the additionaltraf1ic will be minimal to non- existent. 18. Submission - Locating a cui-de-sac on the property is not good planning. Response _ The plan for a cul-de-sac on the property is the most appropriate solution for development on the site, Creating a through street on the site would result in more property being utilized for development and more disturbance and tree loss, 19, Submission - The approvals would create a precedent with respect to the remainder of the camp property, Response _ With respect to the remainder of the camp property, we are not aware of any plans on the part 01 the camp to develop the remainder of their property, These plans would have to be supported by an additional amendment to the Official Plan and Zoning By-law and a new Plan 01 Subdivision application, In addition, Council would have to consent to the lifting of 0,3 metre reserve that will be placed on the end of the cul-de-sac, 20, Submission - The development will have an impact on the private wells in the area. Response _ It is my opinion that the assessment has clearly established that the principle of developing 14 lots on the basis of private welts and septic systems is supportable, However, more detailed work wilt be completed as part of the draft approval process and such work will have to be to the Township's satisfaction before any final approvals are given, 9 ANAL YSIS Description and Rationale of E><isting Official Plan Policy In August 2003, Council adopted Official Plan Amendment No, 17, OPA 17 deleted the last sentence of Section D10,3,8 which states: ':Any amendment to this Plan that has the effect of permitting additional residential development adjacent to the Shoreline designation will only be considered as part of a review 01 the appropriateness 01 the extent and limits of the entire Shoreline designation that is carried out and is part of an Official Plan review. " OPA 17 replaced the above sentence with the following: ':Amendments to this Plan that have the effect of permitting additional residential development adjacent to the Shoreline designation will be discouraged, If such an application is submitted, the appropriateness of the immediate area for development lrom an environmental, servicing, character and traffic perspective shall be assessed, If major development is proposed, a detailed review of the entire Shoreline Area shall be carried out to determine if the proposed tocation is suitable and appropriate from a growth management perspective," It was my initial recommendation during the Official Plan review that the Shoreline policies be modified, since there were a limited number of circumstances under which it was felt that development could occur, under the right conditions, As a result, initiat drafts of the proposed policy change included a number of conditions that would have provided the basis for considering such requests, These conditions dealt with servicing, traffic, location, size 01 lots and environmental impact. However, the criteria were not incorporated in the final draft of OPA 17 adopted by Council and instead, the policy only referenced the issues that needed to be considered by Council in a review and an application in the future, In order to provide some time to review the wording of this Section, Council requested the County of Simcoe to not make a decision on the modification to Section D10,3,8, The intent of the request was to ensure that the original intent of Council as articulated in the adopted version 01 OPA 17 was more clearly articulated, The result was the preparation 01 a more detailed policy to provide and appropriate basis for the consideration 01 applications for development in the Shoreline Area in the future, This revised policy, as modified by the County of Simcoe, is below, 'The further expansion of the shoreline development area onto lands that are not designated Shoreline is not permitted by this Plan, Exceptions may be granted through the approval ot an Official Plan Amendment if the expansion is small in scale, and is either focused on the shoreline or is considered to be infilling, Infilling is defined as development that abuts a developed area on two sides and/or is located within a parcel of land that abuts public roads on at least three sides, The creation of strip development across from existing development on existing public roads is not contemplated by thfs Plan. Council may consider such minor amendments to the Official Plan to redesignate lands for such limited shoreline development, provided Council is satisfied that: 10 a) The lots will have a minimum area of 0,6 hectares to a maximum area 01 approximately 1.0 hectare, except where larger sizes may be suitable because of environmental constraints or design considerations; b) The majority of the existing tree cover on the proposed lots is retained and protected as part of the approvals process; c) The development s compatible, in terms of scate, density and character, with existing development; d) The proposed lots, if located on the shoreline, have a water frontage of no less than 45 metres; and, e) The fots would conform to the general subdivision and consent policies of this Plan. For Plans of Subdivision that involve the creation of lots with water frontage, only a single tier of lots shall be created, all with water frontage as set out in Section D10,3,6 of this Plan, In addition, no new lots with direct access to County Roads are permitted, If major development is proposed (which is delined as development that does not meet the above criteria), a detailed review of the entire shoreline area shall be carried out to determine it the proposed location is suitable and appropriate trom a growth management perspective, " Conformity of Proposal with the Township Official Plan The subject lands are designated Restricted Rural in the Oro-Medonte Official Plan, It is proposed that the lands be designated Shoreline, The vision of the Official Plan recognizes that the Township's open, relatively natural and rural character is the quality that residents value most about their community, Section A2,3 of the Official Plan states that one of the primary principles of the Plan is to consolidate rural development in existing Settlement Areas to protect the character of rural areas, In addition, it adds "to ensure that there is a clear spatial delineation between the Barrie and Orillia urban areas and the rural and agricultural area of Oro-Medonle, new development adjacent to either City shall be restricted to agricultural and agricultural-related uses". Although the proposed residential development is located close to the Oro-Medonte/City of Orillia border, the two areas would most likely never be joined by residential development. To the northeast of the property are low swampy lands that are unsuited for development and which are part of the Bluffs Creek wetland, which is considered to be a Provincially Significant Wetland, The presence of these lowlands within the City of Orillia and in Oro-Medonte will ensure that a clear spatial delineation is maintained between the built form of Orillia and Oro-Medonte, With respect to Section 010,3,8, as modified, below is my opinion on how the proposed development conforms with the criteria set out in that Section, 1. The policy indicates that "exceptions may be granted through the approval of an Official Plan Amendment if the expansion is small in scale, and is either focused on the shoreline or is considered to be infilling", Given that the 14 lots proposed are focused on the shoreline, the consideration of an Official Plan Amendment by Council is permitted by the policy, 11 2, The policy reqUires that lots have a minimum area at 0,6 hectares and a maximum area of 1 hectare, All of the lots will have a minimum lot area of 0,6 hectares, 3, The policy requires that the "majority of the existing tree cover on the proposed tots is retained and protected as part of the approvals process", The proponent has indicated that 60% of the vegetation on each lot will be retained, This percentage will be incorporated within the Subdivision Agreement and the Site Plan Agreements that will be registered on title, As a result, this policy has been satislied, 4, The policy requires that the development be "compatible, in terms of scate, density and character, with existing development", The proposed shoreline residential lots will have lot areas that are much larger than the majority of existing lots along the shoreline, The larger lot size will provide opportunities for the retention of the majority of vegetation on each lot. In addition, given the location of the lots and the limited amount of land available for shoreline development around Lake Simcoe, it is anticipated that the homes will be relatively upscale in nature and well maintained, Lastly, each of the 14 lots will be accessed by a new public road that intersects with Moon Point Road at an appropriate location, 11 is not anticipated that the traffic generated trom the 14 fots will have a measurable impact on the character of the area, 5, The policy requires that each of the proposed lots with water frontage have a water frontage of no less than 45 metres, Each of the lots will conform with this policy, 6, The policy also requires that the proposal conform with the general subdivision and consent policies of the Official Plan, On the basis of a review of those policies contained in the Official Plan, as amended by OPA 17 (Section 02,3), and on the basis of a review of Section 51 (24) of the Planning Act, as amended, it is my opinion that the proposed development conforms with those policies in every respect. It is on the basis of the above that it is recommended that Planning Advisory Committee/Council adopt the Official Plan Amendment, grant Draft Plan of Subdivision Approval and pass the Implementing Zoning By-law with a Holding provision, DOCUMENTATION The applicant has applied to amend the Official Plan, the Zoning By-law and to obtain approval for a draft Plan of Subdivision, Given that this report recommends that the applications be approved, below is a brief discussion on the form of each of the documents that will provide for the development. Official Plan 11 is proposed to include site-specific policies in the Shoreline Section of the Official Plan that would provide very clear guidance on how development on the property is to proceed, Specifically, the policies will require that detailed site plans be prepared for each lot prior to final approval and that each lot be the subject of Site Plan Control following final approval of the Plan of Subdivision, In addition, the policies clearly articulate the intent of the Township with respect to maintaining forest cover on each of the lots through the site planning process, The proposed OPA is attached to this report as Attachment #4, Zoning By-law It is proposed to place the property in the Shoreline Residential zone, The only exception required to the zone standards is for the minimum lot frontage. However, it is also appropriate to 12 include a restriction on the number of lots to be developed as well. As a result, the exception will limit the number of lots permitted on the property to 14 and will provide for a minimum lot frontage of 22 metres, The Zoning By-law will include a Holding provision that shall not be lifted until Site Plan agreements have been entered into between the Township of Oro-Medonte and individual lot owners, The draft Zoning By-law is attached to this report as Attachment #5, Plan of Subdivision A comprehensive review of all of the supporting reports and the agency comments has been undertaken as part of the process of developing a series of draft plan conditions that would apply to the property, While many of the draft plan conditions are standard conditions that would apply to any subdivision in the Township, there are a number of unique conditions that are intended to ensure that the specific recommendations of the LSRCA are implemented, A brief description of these unique conditions is below, 1, Condition 6 requires the preparation of detailed plans showing: a) stormwater management measures; b) general lot grading including existing and proposed elevations; c) building envelopes; d) septic system locations; e) driveway locations; f) erosion control measures; g) site servicing including water, hydro, telephone, cable tv and gas services, as well as main line utilities and appurtenances in the road allowance; and, h) areas where existing vegetation is to be retained, 2, Condition 12 requires that the Subdivision Agreement contain provIsions notifying prospective purchasers that a Site Plan Agreement between individual lot owners and the Township will be required before building permits can be issued, 3, Condition 19 requires fhat a common drainage swale system be designed at the rear of the septic systems and primarily along the 20 metre shoreline setback limit to ensure that there is some level of water flow to the ponding area locations adjacent to the berm, 4, Condition 20 indicates that the Subdivision Agreement will include provisions that notify prospective purchasers that specific approvals will be required for any dock construction on the property, 5, Condition 29 requires that a Tree Preservation and Shoreline Access Plan be prepared, It is within this Plan that 60% of each lot will be shown as being retained in a non- manicured vegetative state, 6, Condition 30 requires that a Natural Environment Stewardship manual be prepared, This manual is intended to educate lot owners on the value of the woodlands and ephemeral pools on the property, The suggested draft plan conditions are attached to this report as Attachment #6, It should be noted that the conditions require either a 5% land dedication for parkland or cash-in-lieu of parkland, The draft plan does not show a parkland block, It is my opinion that it would be more appropriate lor the Township to collect cash-in-Iieu of parkland in this case since the siting of a 13 park tor public use on the lands to be subdivided IS not necessary or in the public interest, since the potential public use may have an impact on the character ot the area, RECOMMENDATION It is recommended to Council that: 1, Report No, PO 2005-036, Nick McDonald, Planning Consultant, re: Moon Point Development Application, Part ot Lots 15 and 16, Concession 3 (OrIlUa), Township of Oro-Medonte, File No's: 2004-Sub-01, 2004-0PA-02 and 2004-ZBA-09 be received and adopted; 2, That Official Plan Amendment No, 21 as set out in Attachment #4 to Report No. PO 2005- 036 be adopted; 3, That Zoning By-Law as set out in Attachment #5 to Report No, PO 2005-036 be passed; 4, That Draft Plan Approval to the lands proposed to be subdivided by the Moon Point Corporation and application of the draft plan conditions as set out in Attachment #6 to Report No, PO 2005-036 be granted; 5, And Further That cash-in-lieu of parkland as part of the subdivision approvat process be authorized, ~eCtfUIlY submitted, crAtu~ 6e.r Nick MCDon~r ;PP Planning Consultant C,A,O. Comments: ~ Date: 0 I b /O~ v,CJJnC4fl, C,A,O. V Dept, Head F:\PLANNINC,\O-Oevetopmefll & Pillllning\Dt2 Subdi...tsloll Plans\20l}4.SUB.OI, 20(}.HBA.09. 2004-0PA-02 Moon Point CorporaliO!1\Repon PO 2005-036 Mooo Point recommendation to PA(.doc 14 It'-' \. ~ , ; I i ! I I , ! -=~"'" ~ - ~7 i , . ., .. ""', , , . ".. t.r- _ ".._~ . ... . .. ..~~'Jt' "r_",. . I'~OT'OSI"'S1.lKI~VI$lON ,.._""....~,".ft"'''''o_'''"" ~;',';;;":,='";:;::.:::::.~~';;'^=;=:.~ '"~'^''' ""'" h~_'"~~''''''''"..._"'. 'm,"'''~'''''_''_'_'-"~ k"""""" ..",-" "",...- ~.~,~'"' ,,~, ~~,~.<<""."'....n""._ ,,~;::::~.~~,~.,,'" ,~,,~.,," .;j,-^"""........"~ ""_L"~^,'_""" _M~._''''''''''''' ~~,:'::.,;:.:.;..:::::;,.::.'''' ~~~~~~~:~~._'= ~ !~h--.:.._ __=_".__d "."- FIGURE6 ",-,,;.,'i.W:~;~J.lil"~W;;J..'Uir_a1~ i!iljm:Jt~~ Moon Point Concept Plan Prop?-~~d Vegetation Retention / /'.,', ~ .~ li:;'-,--(,.;,-.; / .../ / ~-,,- ~.=~=-,;.::.:==...-:=:...-;::.":::......."';;:.~. ..._'"">>...............~..''''..._.....''' E!I~ J~~~,~~~."u"tO r,;....." ~l""'...'. ."'~'..".., .".....YO.. ii1===n !Sl:::~:;':i=~~:: ,-~. /111(:lC H n1Y'/l Y ..... ..::;, ..Illcl 'I !I, C } " ~:; rO~,\!,. ;;v,~. ~. :i.,~') 'i.-, L SRC.t. NO. 60 r. "i/ ~ Tel: 90S .S9S.1281 1_80!>-465-0'37 Fe.r. 9Os-e.6J..S'8S1 E..h1:lil: ivforAJ1sr("~.on..ca Web: 'O~..h;tC~.on,~ 120 B4)""C't'. P:;l.r~Y .B",,2S2 N("Wm~.Jkel, Onn,.iQ UY 4X1 A Watershed for Lift: Sent by Facsimile 1_705_487-0133 June 2, 2005 File ]'\os,: 2004-SUB-Ol, 2004-0PA-02 & 2004-ZBA-09 IMS Nos,: PSDClI4C24, POFC234, PZOC465 Mr Bruce Hoppe, Director of Planning Township of Oro_Mooonte p,O, Box 100 Qro, ON LOL 2XO Dear Mr Hoppe: RE: Proposed Official Plan3nd Zoning By-law Amendments Proposed Draftl'lan of Subdivision Columbus Club ofToronlo Part L015 15 aud 16, Concession 3 TowDshi\lof ()ToMedolJtf , The staff of the Lake Simcoe Region Conservation Authority (LSRCA) have reviewed the Environmental Impact Statement & SWM and Natural Hazard Study Final Study Report (GreenJand Consulting Engineers and Watershed Management Ecology, May 2005) prepared to address our comments May 3, 2005, Please nole that only the main document has been revised, The two appendices remain the same, In preparing the ,Environmental Impact Study, the consultants contacted the LSRCA at the start of the projectin 2003 and we reviewed the terms of reference for this project. The Study meets the intent of our Tcnns ofRcfcrcnee ot that time,as well as our current Term!; of Reference, The field surveYl'rogram was scoped based on the site eharactelistics. The technical information presented in the report is satisfactory, We note that the concept plan illustrates woodland cover remaining on the lots in relatively large contiguous blocks acrosS the front of the lot. Twelve metre wide access points to the water are illustrated on the plan and located to retain as naturally appearing shOI~1im' as posoible, The report indicates that 62% vegetation coverage will remain, We recognize that the concept plan is illustrative'arid \vill be refined through detail design rhrough the subdivision conditions and site plan approval: Based on the additional technical information provided, we do not consider this to be a significant wildlife area based on breeding birds, as such, all potential natural heritage features have now been addressoo through the E1S, As well, the concept plan illustrateS development outside the flood plain.and ero.ion prone areas, Therefore. we have no concerns with potential impacts from natural hazards. The illustrated vegetation coverage ",'ill assist in providing the anticipated stormwater quality control. A number of the conSultant's recommendations propose further work at the site plan control stage, We recommehd that the T o'\.\'IlSmp require the following aspects to be addressed as part of subdivision' conditions' as the design or the de....elopment should to be reviewed on a comprehensive basis for the property rather than through future individual owners, Measures to preserve the integrity ofthe shoreline and tree covel' are acceptable provide~ that the following aspects are included. Page I of4 sUN, 2,2005 t:35PM NO, 60 i ? 2; 4 lune 2, 2005 File Nos,; 2004-S1JB-Ol, 2004.0PA-02 & 2004-ZBA-09 IMS Nos.: PSDCI14C24, POFC234, PZOC465 M:r Bruce Hoppe, DireCtor ofPla.nni.ng TO'<'lIlshipOf OrocMedonte Page 2 of4 1, A tr"epreservation plan and shoreline access plan be prepared by the developer. This will ensure that development envelopes are located to maximize the woodlot coverage in larg~contiguousbJocks, while ac_countingfor engineering_requiremenlswith lot grading, water well and tiJe bed Jocations, Funher, the location of suitable access points wiJItakeirito consideration sr.oreJine vegelation as well as the localion "rUle ephemeral pooJs, The preparation of these plans win require thnxpertise of a registered pro fessfonaTforesier- (iU'FTioi deriiif)'s igiiificani trees on tliesite worthy of protection, Prior to preparation of these plans, the applicant should wnsult with LSRCA staff to establish the criteria for identifying significant and specimen trees. We believe it is more appropriate to recognize these species at the beginning of detail design, 2, We would not recommend clearing of the water access areas by the developer, although the general cnteri. for water acc.'_' needs to be defined by the developer. The furore lot owner should be given the opporrunity to leave the shoreline vegetation intact, Limited shared access should be considered and is recommended by the LSRCA 3, We would recommend that iithe replacement tile bed location is required in the future, that an-equivalent area be replanted v.ith woody vegetation. 4, We also recommend that a Natural Environment Stewardship Manual (refered to as Homeo'wner's Manual in the EIS) be prepared as a condition of draft pJan approval and be made available to prospective lot purchaser's, Tms manual wlll need to be prepared by a qualified landscape architect, We have no objection to the Official Plan amendment provided that it includes the following: 1. Vegetation removal within the 20 metre water setback area shall be limited to provide for viev.ing, access to the shoreline and any shoreline structures. Removal ofa minimum numbe1" of trees to provid.views of the water will be encouraged along with other less invasl'\'e measures such as pruning_ 2. Shoreline works may require a permit from the Lake Simcoe Region Conservation Au1bority, Ministry of Natural Resources, aT the Deportment of Fisheries and Oceans, 3, Every effort will be made to retain tree cover with this development. Measures such as ma.xirriizing-thecontiguous areaofuce:cQver and retaining shoreline vegetation, except to provide water access or views, in the siting of development envelopes will be used. Generally the site will be designed such that approximately 60% non-manic-ured vegetative cov.rwill be retained, dllN. 2.2005 4:35PM LSRCA NO, &G 1 L June 2, 2005 File Nos.: 2004-S1JB-Ol, 2004-0P A-02 & 2004-ZBA-09 lMS Nos.: PSDCI14C24, POFC234, PZOC465 Mr Bruce Hoppe, Director of Planning Township ofOro-Medonte Page 3 of 4 ..( We have no objection to draft plan approval with lhe following conditions: 1, Thanhis approval relates to a draft plan of subdivisi0l1 prepared by Jones Consulting, daledApti15,2004, r Pnofto finaJ approval andtD any gradlng takilig plaa on the site, a StDnnwater Mar.agement Repon incDrporating Enhanced PrOlecriDn (MOE, 2003) be prepared to the sati5faction ofthe Lake Simcoe Region Conservation Authority. Provision must be made tD locate detention facilities above the elevation Df the 1:100 year stonn fioDdline if applicable, 3. That alot grading and drainage plan be prepared to lhe satisfaction Dfthe Lake Simcoe Region Conservation Authority, 4. That a report hepTepaTed to the satisfaction of the Aulhoriry detailing the means whereby erosion and sijtation will be minimized and contained on the site both during and subsequent to lhe consnuclion period. 5, Thatlhe OV.'lJer agree in the subdivision agreement to maintain all erosion and siltation control devices in good repair during the cOD.strUction period in a manner satisfactory to lheLake Simcoe Region Conservation Authority, 6, That the owner obtain all necessary Authority permits, 7, That the owner prepare a tree preservation plan aIld shoreline access plan to the satisfaction of lhe Lake Simcoe Region Conservation Authority, The preparation of these plans must include the expertise of a registered professional forester (RPF), Development envelope limits, including huilding, septic system, driveway access, shoreline access. and outdoor living space, will be defi.ned, Development envelopes will alter approximately 40% of each Jot, retaining approximately 60% in a non-manicured vegetated state. Vegetation removal within the 20 metre water setback area will be a maximum of 12 melTes of shoTeline length for each Jot. 8, Thai the owner prepare a Natural Environment Stewardship Manual for prospective purchasers that will educate the landowner on the value of the woodland. and ephemeral pools as pan of the Lake Simcoe watershed, as well as suggestions to maintain the health of the ecosystell1~ This would cover such aspects, but not be limited to, the value of native vegetation, control of nuisance plant and animal species, identify appropriate species for restoration or enlHillc(-ment plantu1g's suitable to the area, and limiting pesticide, herbicide, and fertilizer use, The manual will be pTepared to the satisfaction of the Lake Simcoe Region Conservation Authority, .. 2, 200S 4: 35PM ~ ~: ~:, C.L !W,60! p, 4.,4 June 2, 2005 File Nos,: 2004-SOO-01, 2004-0PA-02 & Z004-ZBA-09 IMS Nos.: PSDCI14C24, POFC234, PZOC465 Mr Blllce Hoppe, Director of Planning Township ofOro-Medonte Page 4 of 4 . 9, That the ,ubdi,~sion agreement include requirements in the Notice of Offers of purchase and Sale for prospective purchasers to the satisfaction of the Lake Simcoe Region conservation Authority: ,w"ter access and views of Lake Si..'ncoe are restricted through the Zoning By-law, tree preserV:itionpl3ri,arid shorelinellccessplari: b) a Natural Enviromnent Stewardship Manual as prepared under condition g will be provided to tlle prospective purchaser. c) that permits may be required from the Lake Simcoe Region Conservation Authority, MinistrY orNatural Resources or Department of Fisheries and Oceans for shoreline works, We hove no objection to approval of the 20ning by-law amendment with the following provisions included: 1. TIle T O'\'I.'llShip Zoning By-law retnm a minimum development setback of20 metres from the shoreline. This would include buildings and structures including septic systems, but excluding docks, boathouses and other shoreline related structures. 2, A maximum of 12 metres mav be used for shoreline related structures and access, . . Please contact me if you have any questions, Please reference the above tile numbers ill future correspondence, Yours truly, ~:::i,RPP Senior Plo.nner JW/ph c, Kevin Anderson, The T ay J ak Group, 1-905-665-2031 - Fax Jim Hartman, Greenland lntemational Consulting Ltd., 1-705-444-5482 - Fax Geza Ga..<pardy, Watershed Management, Ecology - 1-416-850-5181 - Fax S:\l'3.nd'\\'\Lc:tl:tt'''lJb.oromtd~,rnoon point 4.W'l'C1 ;j",/,.[, r/I, ,/VLPj! f d Y /J f /t-,(.C I,/f,' OFFICIAL PLAN AMENDMENT NO. 21 (MOON POINT CORPORATION) TOWNSHIP OF ORO.MEDONTE Township Application # 2004-0PA.02 Prepared by (J t1JJUPlAM "--' Township Planning Consultants June 6, 2005 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT PART I: 1,0 2.0 3,0 PART II PART III Appendix 1: PURPOSE LOCATION BASIS 2 THE INTRODUCTION 3 3 3 3 THE AMENDMENT 5 THE APPENDICES 6 Planning Report prepared by Meridian Planning Consultants (T ownship Planning consultant) BY-LAW The Corporation of the Township of Oro-Medonte Being a By-law to Adopt Amendment No. 21 to the Official Plan WHEREAS The Corporation of the Township of Oro,Medonte is empowered to Amend its Official Plan as required; r. ~ AND WHEREAS the process for considering such an Amendment was in accordance with Section 17 and 21 of the Planning Act, R,S,O, 1990 c,P 13, AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE it is resolved that: 1, Amendment number 21 to the Official Plan, attached hereto, is hereby adopted and; 2, This by-law shall come into force and take effect as specified in the Planning Act R.S,O, 1990, c,P, 13 Read a first and second time on the _day of June, 2005 Read a third time and finally passed this _ day of June, 2005 Mayor Clerk Official Plan Amendment 21 J (Moon Point Corporation Application) J ....MERIDIAN Township of Oro-Medonte i ~-~~~ Prepared by , Page 1 June 6, 2005 CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the general policy update, Part I: The Introduction does not constitute an operative part of Amendment No, 21 to the Official Plan, Part II: The Amendment, provides the details of the Official Plan Amendment. Part II: The Amendment, including Schedule A constitute the operative part of Amendment No, 21 to the Official Plan, Part III: The Appendices, provide more specific information regarding the Amendment and the background work that led to the preparation of the Amendment. Part It!: The Appendices do not constitute an operative part of Amendment No, 21 to the Official Plan, Official Plan Amendment 21 rJ" (Moon Point Corporation Application) {. I. MERIDIAN Township of Oro-Medonte \. ~..""",,_n'~ Prepared by .......... Page 2 June 6, 2005 PART I: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No, 21) 1.0 PURPOSE The purpose of this Amendment is to change the land use deslgna1ion applying to a parcel of land along the lake Simcoe shoreline to provide tor the development of a 14 lot Plan 01 Subdivision, 2.0 LOCATION The Amendment applies to lands within Part of lots 15 and 16 in Concession 3 of the former Township of Orillia, now in the Township of Oro,Medonte, as shown on Schedule 'A', which is attached to this Amendment. 3.0 BASIS A Comprehensive Planning Report with attachments is attached to this Amendment as Appendix 'A', The Planning Report reviews the applica1ion in detail and its conformity with the Township of Oro-Medonte Official Plan, Section D10,3,8 of the in eHect Official Plan contains a policy that is intended to be considered when applications for shoreline development are submitted, This policy is reproduced below: 'The further expansion of the shoreline development area onto lands that are not designated Shoreline is not permitted by this Plan, Exceptions may be granted through the approval of an Officiat Plan Amendment if the expansion is small in scate, and is either focused on the shoreline or ;s considered to be infilling, tnfilling is defined as development that abuts a developed area on two sides and/or is located within a parcel of land that abuts public roads on at least three sides. The creation of strip development across from existing development on existing public roads is nof contemplated by this Plan, Council may consider such minor amendments to the Official Plan to redesignate lands for such limited shoreline development, provided Council is satisfied that: a) The lots will have a minimum area of 0,6 hectares to a maximum area of approximatefy 1,0 hectare. except where targer sizes may be suitable because of environmental constraints or design considerafions; b) The majority of the existing tree cover on the proposed lots is retained and protected as part of the approvals process; c) The development s compatible, in terms of scale, density and character, with existing development; Official Plan Amendment 21~ /:'J., (Moon Point Corporation Application) { I.. MER IDIAN Township of Oro~Medonte \. ... .. ,",_."lll:;e_J~I"'" Prepared by Page 3 June 6, 2005 d) The proposed lots, if located on the shoreline, have a water frontage of no less than 45 metres; and, e) The lots would contorm to the general subdivision and consent policies of this Plan, For Plans of Subdivision thai involve the creation of lots with water frontage, only a single tier of lots shall be created, all with water frontage as set out in Seclion Dl0,3,6 of this Plan. In addition, no new lots with direct access 10 County Roads are permitted, If major development is proposed (which is defined as development that does not meet the above criteria), a detailed review of the entire shoreline area shall be carried out to determine if the proposed location is suitable and appropriate from a growth management perspective, " The Amendment to the Otticial Plan will conform to the policy set out in Section 010,3,8 in every respect. Specifically: . Each of the proposed lots will have an area of 0,6 hectares or greater; . The majority of the existing tree cover on the proposed lots will be retained and provisions will be included in both the Subdivision Agreement and the individual Site Plan Agreements applying to each lot to ensure that the majority of forest cover is maintained; . The proposed development, as a result of its location and large lot sizes, is compatible in terms of scale, density and character with existing development; . Each ot the proposed lots will have a water frontage of no less than 45 metres; and, . The general criteria in the Official Plan respecting subdivisions are met. Council has also had careful regard to the environmental impact of the proposed development. The Lake Simcoe Region Conservation Authority, who is responsible for providing objective advice to the Township on environmental planning mallers, has confirmed that the site does not support significant natural features and has recommended that development can proceed provided certain conditions are satisfied, These conditions will be included in the implementing documents, The Lake Simcoe Region Conservation Authority leller is allached to the Planning Report in Appendix 'A', Official Plan Amendment 21 ~J\ (Moon Point Corporation Application) ! MER IDIAN Township 01 Oro-Medonte t" ~_=-.I~nHC Prepared by '-...r Page 4 June 6, 2005 PART II: THE AMENDMENT (ThiS is the operative part of Official Plan Amendment No, 21) ITEM # 1 Section D10 of the Official Plan is amended by adding in a new Section D10,9 as set out below: "D10.9 EXCEPTIONS D10.9.1 Part of Lots 15 and 16, Concession 3 (Orillia) Notwithstanding any other policy in this Plan, the following policies apply to the lands shown as being subject to this Section on Schedule '_' to this Plan: a) No more than 14 lots by way of Plan of Subdivision shall be developed, b) The Subdivision Agreement shall contain provisions that require the preparation of detailed site plans for each lot. The intent of the site plans is to insure that the majority of the tree cover within the 20 metre sefback area from Lake Simcoe and on the remainder of each lot is maintained as development occurs, These site plans are to be approved by the Township and the Lake Simcoe Region Conservation Authority as part of the approval process, c) In order to ensure that individual lof owners and future lot owners are aware of the site planning process, each of the 14 lots shall be subject to Site Plan Control pursuant to the Planning Act. These Site Plan Agreements shall include appropriate provisions that provide for maximum tree retention on the property, Official Plan Amendment 21 /J (Moon Point Corporation Application) !.! ME R I DIAN Township of Oro-Medonte \ fVo_"'lU:C...';J~lI<<; Prepared by \......- Page 5 June 6, 2005 . PART III: THE APPENDICES Appendix 1 Planning Report prepared by Meridian Planning Consultants (Township Planning Consultant) Official Plan Amendment 21 (J/"-'" (Moon Point Corporation Application) (ME R IDIAN Township of Oro.Medonte '. _ ~t<IIl ~~nll<. Prepared by Page 6 June 6. 2005 /lflac-Am/I'll' p oS THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO, 2005-_ Being a By-law to amend By-law 97-95 to change the zoning of lands owned by the Moon Point Corporation in Part of lots 15 and 16, Concession 3 (Orillia) WHEREAS it is deemed expedient by Council to amend By,law 97-95 to implement Official Plan Amendment No, 21 to permit a 14 lot Plan of Subdivision, NOW THEREFORE the Council of the Corporation of the Township of Oro-Medonte enacts as follows, 1, Schedule 'A8' is hereby amended as set out on Schedule 'A-1' to this By-law, 2, Section 7,0 (Exceptions) is hereby amended by adding the following sub-section: "7,162 Notwithstanding any other provision in this By-law, the following provisions apply to the lands denoted by the symbol '162 on the schedules to this By-law, a) A maximum of 14 lots are permitted, b) The minimum lot frontage is 21.8 metres, c) The maximum width of an access/view corridor extending from the shoreline to the 20 metre setback line Irom the average high water mark is 12 metres, 3, The Holding provision shall only be lilted once a Site Plan Agreement has been entered into, Read a First and Second time on Read a Third and Final time on Mayor Clerk /l-l/acJr7l't'/7tf >?-0 Applicant: Moon PoiOl Corpor.:l1ion File No,: 2004-Sub-0] lVJunicipnlity: Township of Oro-.Medontf' Subject Londs: Concession 3, PHr! of Lots ]5 & ] 6 (OriJJia) DHte of Decision: Jun" 22, 2005 Date of Notice: --- -, 2005 LHs! Date of Appeal: --- --, 2005 The Townsl1ip's conditions and amendments to final plan approval for registration of this subdivision are as follows; No. Conditions I. That this draft plan approval applies to the draft plan prepared by Jones Consulting dated April 2, 2005, showing 14 lots in Part of Lots] 5 and] 6, Concession 3 in the fanner City of Orillia, now the Township ofOro-Medonte, 2, That 0,3 metre reserves be included on the final Plan of Subdivision along Street 'A', which shall be conveyed to the Township of Oro-Medonte without monetary consideration and free of all encumbrances, 3, That the Owner agrees that the road allowance shown as Street 'A' on the draft plan shall be built, dedicated as a public highway and named to the satisfaction of the Township ofOro-Medonte. 4, That the Owner enter into a Subdivision Agreement with the municipality, agreeing to satisJy all conditions, financial and otherwise, of the Township ofOro-Medonte, 5, That the Owner agree to either dedicate to the Township at least 5% of the land to be subdivided as public parkland or pay cash-in-lieu of parkland to the satisfaction of Co unci!. 6, That prior to any site alteration or final approval, a plan or plans shall be prepared to the satisfaction of the Township Engineer and the Lake Simcoe Region Conservation Authority showing: a. stormwater management measures; b, general ]ot grading including existing and proposed elevations; c, building envelopes; d, septic system locations; e, driveway locations; f erosion control measures; g, site servicing including water, hydro, telephone, cable TV, and gas services; as well as mainline utilities and appurtenances in the road allowance; and, h, areas where existing vegetation is to be retained, These approved planes) will fonn part of the Subdivision Agreement with the Township of Oro- Medonte, 7, That the Owner prepare site plans for each lot depicting the information prescribed in Condition 6 as required, 8, That the Owner under1ake soil suitability testing on lands proposed for private septic systems to the satisfaction of the Township ofOro-Medonte. Applicant: Moon Point Corpon!1ion File No,: 2004-Sub-Ol Municip~llity: Township of Oro-Medon1e Subject Lands: Concession 3, Part of Lots J5 & ]6 (Orillial Da1e of Decision: June 22, 2005 Date of Notice: ._- -., 2005 Lost Dole of Apl",al: --. --, 2005 9, That prior to final approval, the appropriate zoning shall be in effect for this subdivision, in accordance with the provisions of the Planning Act R,S,O, 1990, c, P,]3, Such zoning shall include a holding provision that shall not be lifted by Council until an appropriate Site Plan Agreement pursuant to Section 4 I of the Planning Act has been entered into between the Township of Oro-Medonte and the owner of the lot for which a building permit is requested, 10, That such easements as may be required for utility or drainage purposes shall be granted to the appropriate authority, 1], That the Subdivision Agreement contain a clause to the effect that individual lot owners will be required to obtain the services of a professional engineer registered with the Association of Professional Engineers of Ontario experienced in private sewage system design to prepare a detailed site development plan for approval by the Township Engineer prior to the issuance of a Sewage System Permit. This site plan will be in conformity with the plan or plans described above, and will contain the following: a) The location of all buildings and structures existing or proposed on the lot, b) The location, size and header invert elevation of the sewage system including existing and proposed finished grades, c) Drainage control measures, 12, That the Subdivision Agreement contain a clause to the effect that individual lot owners will be required to enter into a Site Plan Agreement with the Township of Oro-Medonte pursuant to Section 41 of the Planning Act R,S,O, 1990 c,P, 13 before a building permit can be issued, The Site Plan Agreement shall deal with the items listed in Conditions 6, ] 9, 24, 29 and 30, 13, That the Subdivision Agreement contain the following clause: "The Owner shall include in all offers of Purchase and Sale a clause advising perspective purchasers that a Site Plan Agreement between individual lot owners and the Township of 01'0- Med011le pursua11lto Section 41 of the Planning Act, R,S,O, 1990 c,P 13 is required before 0 building permit can be issuedfor the lot, " 14, That the Owner shall agree in the Subdivision Agreement, in wording acceptable to the Township Engineer, to ensure that all storm water management facilities and sediment and erosion control measures will be in place prior to any site alteration, ] 5. That the Owner shall agree in the Subdivision Agreement to engage a qualified professional to certify in writing that the works referred to in ltem ] 4 were constructed in accordance with the plans, reports and specifications, as approved by the Township Engineer, ]6, That the Subdivision Agreement contain the following clause to the satisfaction of the Simcoe Muskoka Catholic District School Board: Applicant: Moon Point Corpon1tion File No,: 2004-Sub-0] J\1unicipality: Township of Oro-JVh'doll1f Subject Lands: Concession 3, Pa,-I of Lots)5 & ]6 (O,-iJlia) Date of Decision: June 22, 2005 Date of Notice: --- --, 2005 Last Date of Appeal: m --, 2005 "The owner shall include in all offers of purchose ond sole a clause advising prospective purchasers that pupils Fom this development allending educational facilities operated by the Simcoe Muskoka Catholic District School Board may, be transported to/accommodated in temporary facilities out of the neighbourhood school's area, " 17, That the Subdivision Agreement contain the following clause to the satisfaction of the Simcoe County District Schoo] Board: "purchasers, renters, lessees are warned that there are no schools planned within this subdivision, or within walking distance of it and that pupils may be accommodated in temporary facilities and or be directed to facilities outside of the area, " 18, That the Owner agree in the Subdivision Agreement to make satisfactory arrangements for the construction ofa mail facility, if required, to the satisfaction of the Township ofOro-Medonte with confinnation received from Canada Post, 19, That the Owner ensure in the final grading plan that a common drainage swa]e system is designed at the lakeside of the septic systems and primarily along the 20 metre shoreline setback limit, To minimize impacts on the moisture regime, pervious connections from the drainage swale along the 20 metre setback at the ponding area locations will be required to ensure some level of waterflow to these areas, 20, That the Owner agree 10 include provisions within the Subdivision Agreement which states the following: "Purchasers are notified Ihat there were no permissions al the rime this subdivision plan was registered for Ihe construction of docks on the property, All works along the shoreline require the approval of the Lake Simcoe Region Conservation Authority and/or the Ministry of Natural Resources and/or the Department of Fisheries and Oceans, " 21. That the Owner secure appropriate authorization from the Lake Simcoe Region Conservation Authority or other agency as appropriate pursuant to the Fisheries Act for the outfall design and construction to eliminate or mitigate Hannfu] Alteration, Disruption or Destruction offish habitat, 22, That the Owner agree in the Subdivision Agreement that construction activities on the site are to be carried out in accordance with the Migratory Bird Convention Act, 23, That the Owner agree in the Subdivision Agreement to satisfy the Township of Oro-Medonte with respect to lot numbering and to display the lot number and corresponding municipal address in a prominent location on each lot. 24, That the Owner agree in the Subdivision Agreement to pemlanently stake the limits of the 20 metre setback from Lake Simcoe to the satisfaction of the Township ofOro-Medonte. Applicant: Moon Point Corporation File No,: 2004-Sub-0] Municipality: Township of Oro-Medonte Subject Lands: Concession 3, Part of Lots ]5 & ]6 (Orillia) Date of Decision: June 22. 20D:; Date of Notice: --- --, 2005 Last Date of Appeal: --- --, 2005 25, Prior to final approval and to any grading taking place on the site, a stonnwater management report incorporating enhanced protection (MOE 2003) be prepared to the satisfaction of the Lake Simcoe Region Conservation Authority, Provision must be made to locate detention facilities above the elevation of the 1: 1 00 year storm tloodline if applicable and if required, 26, That a report be prepared to the satisfaction of the Lake Simcoe Region Conservation Authority detailing the means whereby erosion and siltation will be minimized and contained on the site both during and subsequent to the construction period, 27, That the Owner agree in the Subdivision Agreement to maintain all erosion and siltation control devices in good repair in a manner satisfactory to the Lake Simcoe Region Conservation Authority, 28, That the Owner agree in the Subdivision Agreement to obtain all necessary Lake Simcoe Region Conservation Authority pennits, 29, That the Owner prepare a Tree Preservation and Shoreline Access Plan to the satisfaction of the Lake Simcoe Region Conservation Authority and the Township ofOro-Medonte- The preparation of these plans must include the expertise of a registered professional forester. Development envelope limits, including, septic system, driveway access, shoreline access and outdoor living space will be defined and assessed, Development envelopes will alter approximately 40% of each lot, retaining approximately 60% in a non-manicured vegetated state, Vegetation removal within the 20 metre setback area from the shoreline will be a maximum of 12 metres of shoreline width for each lot. 30, That the Owner prepare a Natural Environment Stewardship Manual for prospective purchasers that will educate the landowner on the value of the woodlands and ephemeral pools as part of the Lake Simcoe watershed as well as suggestions to maintain the health of the eco-system, This would cover such aspects, but not be limitcd to, the value of native vegetation, control of nuisance plant and animal species, the identification of appropriate species for restoration or enhancement plantings suitable to the area, and limiting pesticide, herbicide and fertilizer use, The manual wHl be prepared to the satisfaction of both the Lake Simcoe Region Conservation Authority and the Township ofOro-Medonte. 3 I, That the Owner agree in the Subdivision Agreement to include requirements in the Notice of Offers of purchase and Sale for prospective purchasers to the satisfaction of the Lake Simcoe Region Conservation Authority and the Township ofOro-Medonte that indicate that: a, Water access and views of Lake Simcoe are restricted through the Zoning By-law, Tree Preservation Plan and Shoreline Access Plan; b, A Natural Heritage Stewardship Manual as prepared under Condi'tion 30 wi]] be provided to the perspective purchaser; and, c, That penn its will be required from the Lake Simcoe Region Conservation Authority, Ministry of Natural Resources and/or Department of Fisheries and Oceans for shoreline works, Applic:.ml: Moon Point Corponl1ion File No,: 2004-Sub-OJ J\1unicipnlity: Township of Oro-Medonh> Subj.>ct Londs: Concession 3, Port of LoIs J5 & J6 (Orillio) Date of Decision: Jun'e 22, 2005 Dale of Notice: --- --, 2005 Lost Date of Appeal: --- --, 2005 32, That an appropriate number of test wells be drilled on the site to demonstrate the quality and quantity of water available to the proposed lots, 33, That an evaluation of individual private sewage disposal options be carried out to the satisfaction of the Township ofOro-Medonte, The intent of the review would be to identify which private sewage disposal option is the most appropriate in terms of: . Land area required; . Ability to treat nitrate; and . Ability to reduce the amount of phosphorous produced, 34, That the Owner carries out an appropriate archaeological assessment to the satisfaction of the Ministry of Citizenship, Culture and Recreation, 35, That the Owner prepare a sample site plan and agreement for each lot to the satisfaction of the Township ofOro-Medonte, 36, That prior to the final approval of this plan, the Township is advised in writing by the Simcoe Muskoka Catholic Separate School Board how Condition 16 has been satisfied, 37, That prior to the final approval of this plan, the Township is advised in writing by the Simcoe County District School Board how Condition 17 has been satisfied, 38, That prior to the final approval of this plan, the Township is advised in writing by the Lake Simcoe Region Conservation Authority how Conditions 6, 21, 25,26,27,28,29,30 and 31 have been satisfied, 39, That prior to the final approval of this plan, the Township is advised in writing by the Ministry of Citizenship, Culture and Recreation how Condition 34 has been satisfied, NOTES TO DRAFT APPROVAL 1. 11 is the applicant's responsibility to fulfil the conditions of Council's approval and to ensure that the required clearance letters are forwarded by the appropriate agencies to the Township of Oro- Medonte, Planning Department, Administration Centre, 148 Line 7 South, Box 100, Ora, ON LOL 2XO, quoting Township file number 2004-sub-0I, 2, The Land Titles Act requires all new plans be registered in a Land Titles system if the land is situated in a land titles division and there are certain exceptions, 3, The Township of Orc-Medonte uses a 0,3 metre reserve to notify the public that access to the Municipal highway will not be granted across the reserve, 1t should be shown as a block on the final plan outside the road allowance, Deeds in triplicate conveying this reserve to the Corporation of the Township of Oro-Medonte together with the proposed final plan should be sent to the municipal Clerk, Applic~mt: Moon Point Corpor::l1ion File No.: 2004-Sub-01 l\1unicipalit)': To'wnship of Oro~Medont(' Subject Lands: Concession 3, l'ar1 of Lots 15 & 16 (Odilia) Date of Decision: ,June 22, 2005 Date of Noliee: --- n, 2005 Last Date of Appeal: --- --, 2005 4, Inauguration, or extension of a piped water supply, or a storm drainage system, is subject to the approval of the Ministry of Environment under sections 23 and 24 of the Ontario Water Resources Act, R,S,O, ]980, 5, Hydro One wishes to advise the developer of the following: (a) the costs of any relocations or revisions to Hydro One faciJities which are necessary to accommodate this subdivision will be borne by the developer (b) any easement rights of Hydro One are to be respected (c) the developer should contact the local Hydro One Area Office to verify if any low voltage distribution lines may be affected by the proposal 6, The final plan approved by the Township must be registered within 30 days or the Township may withdraw the approval under Section 5](59) of the Planning Act, R,S,O, 1990 7, All measurements in the subdivision final plan must be presented in metric units, 8. Clearances are required from the following agencies: Corporation of the Township of Oro-Medonte Box 100 Oro Station, Ontario LOL2XO Simcoe County District School Board I ]70 Highway 26 Midhurst,ON LOL IXO Simcoe Muskoka Catholic District School Board 46 Alliance B]vd, Barrle,ON L4M 5K3 Lake Simcoe Region Conservation Authority ]20 Bayview Parkway Box 282 Newmarket, Ontario L3Y 4X] Ministry of Culture 400 University Ave, 4th Floor Toronto, ON M7A 2R9 .. Applicant: ]\1oon Point Corporalion file No,: 2004-Sub-0] Municipalit)': Township of Oro-Medonte Subject Lunds: Concession 3, rurt of Lots 15 & ]6 (Orilliu) Date of Decision: June 22, 2005 Date of Notice: --- --, 2005 Lust Dute of Appeul: - --, 2005 . Jf the ugency conditions concern conditions in the Subdivision Agreement, a copy of the relevant section of the agreement should be sent to them. This wiB expedite clearance of the final plan, 9, If final approval is not given to this plan wilhin three years of the draft approval date, and no extensions have been granted, draft approval shaJl lapse under subsection 51(32) of the Planning Act, R.S.O, 1990, as amended, If the Owner wishes to request and extension to draft approval. a written explanation, must be received by the Township ofOro-Medonte Prior to the lapsing date, Please note that an updated review of the plan, and revisions to the conditions of approval, may be necessary if an extension is to be granted, 10, When the Zoning By-law is being prepared, reference to this subdivision application OM-file number should be included in the explanatory note, This wiJ] expedite the Township's and other agencies' consideration of the by-law,