09 19 2005 PAC Agenda
TOWNSHIP OF ORO-MEDONTE
PLANNING ADVISORY COMMITTEE
MEETING AGENDA
Robinson Room
Date: Monday September 19, 2005
Time: Immediately following
Public Meetings scheduled for
7:00 p.m.
1. Opening of Meeting by Chair
2. Adoption of Agenda
3. Declaration of Pecuniary Interest and the General Nature Thereof - in
Accordance with the Act.
4. Minutes of Previous Meetings - July 18, 2005
5. Correspondence and Communication
None
6. Planning Applications
(a) Planning Report presented by Bruce Hoppe, Director of Planning,
Re: Helen Anderson, Part of Lot 9, Concession 14 (Oro), Township of
Oro-Medonte, Application 2005-0PA-01 (Applicant to be afforded an
opportunity to speak to the application subsequent to the review of the
report)
(b) Planning Report presented by Bruce Hoppe, Director of Planning,
Re: Horseshoe Resort Corporation - Parts 1, 17 and 41, Plan 51R-
32830 (Medonte), Township of Oro-Medonte, Applications 2005-ZBA-
15 and 2005-ZBA-16 (Applicant to be afforded an opportunity to speak to
the application subsequent to the review of the report)
(c) Planning Report presented by Bruce Hoppe, Director of Planning,
Re: Markus and Sonja Schneider - East Part of Lot 1, Concession 7
(Ore), Township of Oro-Medonte, 3224 Line 7 North, Application P-
134/02 (Applicant to be afforded an opportunity to speak to the
application subsequent to the review of the report)
7. Other Business
a. Next PAC Meeting - Monday October 17, 2005
8. Adjournment
,
.
4-1
TOWNSHIP OF ORO-MEDONTE
PLANNING ADVISORY COMMITTEE MINUTES
2003-2006 TERM
July 18, 2005 @ 7:16 p.m.
Robinson Room I Council Chambers
Present:
Council Representatives
Mayor J. Neil Craig
Deputy Mayor Harry Hughes
Councillor John Crawford
Councillor Ruth Fountain
Public Representatives
Terry Allison
Robert Barlow
Mel Coutanche
John Miller
Regrets:
Councillor Dan Buttineau, Councillor Ralph Hough, Councillor Paul
Marshall, Craig Drury
Staff Present:
Bruce Hoppe, Director of Planning; Janette Teeter, Clerk's
Assistant
Also Present:
John Miller, Mel Coutanche. Robert Barlow, Terry Allison, Kris
Menzies, John Evans, Vina Peacock, William Peacock, Peter Hill,
Andria Leigh, Jim Graham, Stacey Graham, David Bachly, AI and
Janet Panting
1. Opening of Meeting by Chair.
Mayor J. Neil Craig assumed the chair and called the meeting to order.
2. Adoption of Agenda.
Motion No. PAC-1
Moved by Robert Barlow, Seconded by Terry Allison
It is recommended that the agenda for the Planning Advisory Committee meeting of
Monday, July 18, 2005 be received and adopted.
Carried.
3. Declaration of Pecuniary Interest and the General Nature Thereof - in
Accordance with the Act.
None declared.
Lf-J.
4. Minutes of Previous Meetings - June 13, 2005.
Motion No. PAC-2
Moved by Robert Barlow, Seconded by Terry Allison
It is recommended that the minutes of the Planning Advisory Committee Meeting held
on June 13, 2005 be received and adopted.
Carried,
5. Correspondence and Communication.
None.
6. Planning Applications.
a) Planning Report presented by Bruce Hoppe, Director of Planning, Re: TRY
Recycling Inc. - Part of Lot 19, Concession 8 (Oro), Township of Oro-Medonte,
Application 2005-ZBA-22.
Andria Leigh, Consultant; Peter Hill, applicant and Jim Graham distributed copies of a
Conceptual Site Plan, Rezoning Proposal with Aerial Photo and Try Recycling Inc.,
information package to the Committee.
Motion No. PAC-3
Moved by Terry Allison, Seconded by Robert Barlow
It is recommended that
1. Report No. PO 2005-048, Bruce Hoppe, Director of Planning re: Application for
Rezoning, TRY Recycling Inc. - 2005-ZBA-22 be received and adopted;
2. And Further That the applicant submit a plan of subdivision application with
supporting documentation to properly address the policies of the Official Plan.
Lost.
Planning Advisory Committee Meeting
July 18, 2005, Page 2
Lf-~
b) Planning Report presented by Bruce Hoppe, Director of Planning, Re: William
Peacock - Lot 20 and West Part of Lot 21, Plan 798 (Oro), Township of Oro-
Medonte, 37 O'Connell Lane, Application 2005-ZBA-20.
Motion No. PAC-4
Moved by Terry Allison, Seconded by Robert Barlow
It is recommended that
1. Report No. PO 2005-047, Bruce Hoppe, Director of Planning re: Application for
Rezoning - Peacock, 37 O'Connell Lane, Ora Station be received and adopted;
2. And Further That it is recommended to Council that Application 2005-ZBA-20,
submitted by William Peacock respecting 37 O'Connell Lane (Oro), Township of
Oro-Medonte proceed to a Public Meeting pursuant to Section 34 of the Planning
Act.
Carried.
c) Planning Report presented by Bruce Hoppe, Director of Planning, Re: Bachly
Investments Inc. - Blocks 65 to 69 inclusive, Registered Plan 51M-679
(Medonte), Township of Oro-Medonte, Application 2005-ZBA-19.
Motion No. PAC-S
Moved by John Miller, Seconded by Mel Coutanche
It is recommended that
1. Report No. PO 2005-044, Bruce Hoppe, Director of Planning re: Rezoning
Application - Bachly Investments Inc., Blocks 65-69, Plan 51M-679, Moonstone be
received and adopted;
2. And Further That it is recommended to Council that Application 2005-ZBA-19 for
rezoning submitted by Bachly Investments Inc. respecting Blocks 65-69, Registered
Plan 51 M-679 (Medonte), Township of Oro-Medonte proceed to a Public Meeting
pursuant to Section 34 of the Planning Act.
Carried.
Planning Advisory Committee Meeting
July 18, 2005, Page 3
Lf-'f
d) Planning Report presented by Bruce Hoppe, Director of Planning, Re: John
Evans - Part of Lot 10, Concession 5 (Medonte), Township of Oro-Medonte,
611 Mount St. Louis Road, Application 2005-ZBA-17.
Motion No. PAC-6
Moved by John Miller, Seconded by Mel Coutanche
It is recommended that
1. Report No. PO 2005-045, Bruce Hoppe, Director of Planning re: Application for
Rezoning - John Evans, Part of Lot 10, Concession 5 (Medonte), Township of Oro-
Medonte, 611 Mount St. Louis Road be received and adopted;
2. And Further That it is recommended to Council that Application 2005-ZBA-17 for
rezoning submitted by John Evans respecting 611 Mount St. Louis Road proceed to
a Public Meeting pursuant to Section 34 of the Planning Act.
Carried.
e) Planning Report presented by Bruce Hoppe, Director of Planning, Re: AI and
Janet Panting - Part of Lot 26, Concession 2 (Oro), Township of Oro-Medonte,
2018 Old Barrie Road West, Application 2005-ZBA-21.
Motion No. PAC-7
Moved by Mel Coutanche, Seconded by John Miller
It is recommended that
1. Report No. PO 2005-046, Bruce Hoppe, Director of Planning re: Application for
Rezoning - Panting, 2018 Old Barrie Road West be received and adopted;
2. And Further That it is recommended to Council that Application 2005-ZBA-21 for
rezoning submitted by AI and Janet Panting respecting 2018 Old Barrie Road West
proceed to a public Meeting pursuant to Section 39 of the Planning Act.
Carried.
7. Other Business.
Next PAC Meeting - Monday September 12, 2005
Planning Advisory Committee Meeting
July 18, 2005, Page 4
Lf-S
8. Adjournment.
Motion No. PAC-8
Moved by Mel Coutanche, Seconded by John Miller
It is recommended that we do now adjourn at 8:25 p.m.
Carried.
Director of Planning, Bruce Hoppe
Chair, Mayor J. Neil Craig
Planning Advisory Committee Meeting
July 18, 2005, Page 5
6(a) - I
TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Planning Advisory Prepared By:
PD 2005-0S0 Committee Nick McDonald RPP
Subject: Helen Department:
Anderson - Application Planning
200S-0PA-01
Concession 14, Part of
East Half of Lot 9 (Oro)
Council
C. of Date: September 14,
W. 200S
Motion R.M. File #:D09014379
#
Date: Roll #:010-00S-42000-
0000
BACKGROUND
An application for Officii'll Plan Amendment was submitted by Helen Anderson in January 2005.
The purpose of the application is to redesignate a portion of the property from the Mineral
Aggregate Resources designation to the Agricultural designation.
Once the lands are redesignated, the landowner wishes to sever the portion designated
Agricultural from the remainder of the property, which is part of the Hillway Pit #5 operation and
designated Mineral Aggregate Resources. In this regard, a consent application has also been
submitted, but it has been deferred until the Official Plan Amendment has been further
considered by the Township.
On March 8, 2005, Ms. Andria Leigh prepared report PD2005-015 (Attachment #1). It was
recommended in the March 8, 2005 report that the application not proceed to a public meeting
1
G{ 0.) - :;z
until such time as comments are received from the Ministry of Natural Resources (MNR)
regarding the application. The MNR was contacted to determine if the redesignation and possible
severance would raise any concerns with respect to the compatibility of the use on the parcel to
be severed with the existing Pit #5 operation. In addition, given that the lands are currently
designated Mineral Aggregate Resources, comments were required from the MNR to determine
whether any of the objectives of the Province with respect to aggregate extraction were being
adversely affected. On June 13, 2005, the MNR responded to the Township's request for
comments (Attachment #2).
The intent of this report is to review the comments of the MNR and to provide a recommendation
to Planning Advisory Committee on how to proceed with respect to this application.
ANALYSIS
In their letter, the MNR indicates that they support the recommendations made by Mr. Fitzgerald
of Geological Investigations in support of the application. Mr. Fitzgerald's letter dated November
18, 2004 is attached to the March 8, 2005 Planning Report. In his letter, Mr. Fitzgerald indicates
that:
. The extraction of aggregate from the lands to be redesignated is not economical;
. The approval of the application will have no effect on the future extraction of aggregates
on lands to the east; and,
. The continued use of the residence on the property will have no effect on the continuing
operation of Hillway Pit #5.
However, it is noted by Mr. Fitzgerald that only the existing land uses be permitted, if the
severance is granted in the future.
On the basis of a review of the application and the comments submitted by the MNR, it is clear
that the lands have limited potential for resource extraction. As a result, the redesignation of
lands from Mineral Aggregate Resources to Agricultural appears to be supportable from a land
use perspective.
However, the intent of the OPA application is to provide the basis for the consideration of an
application to sever the subject lands from the balance of the property. At the present time, the
Official Plan does not contain any policy that would provide for the severance of a portion of the
Anderson property from a licensed gravel pit. This means that if the property was redesignated, a
special exception would also have to be included within the Official Plan to permit the severance.
Although it will not necessarily be a consideration as part of the OPA application, the long term
impacts of the severance do have to be considered, particularly as it relates to the viability of the
lands and the lands under license for agricultural use in the future. As mentioned previously, the
majority of the remainder of the property is currently licensed and under extraction.
Over the long term, as extraction on the Pit #5 property ceases, it is the intent of the Province and
the Township that the iands be rehabilitated. Given the predominant land use in the area is
agricultural, it would aiso be anticipated that the lands be restored to agricultural use. However, it
2
60.-3
should be noted that the Township recently approved the washing of aggregate on the Hillway Pit
#5 lands from other pits, most notably on the 12'h Line. This means that the washing of
aggregate may occur on the site long after the supply of aggregate on the Pit #5 site has been
exhausted.
Over the very long term, the ultimate goal would be that the lands become a viable farm and
become capable of producing crops or livestock. The implications of severing the portion of the
property containing the home and outbuildings from the remainder of the property may have an
impact on the viability of the parcel for farming activities over the long term. On this basis, it is
recommended that the opinion of a professional agronomist be sought on the impact of a
potential severance on the viability of the parcel as a whole.
Notwithstanding the above, it is recommended that the application proceed to a public meeting,
since all of the information necessary to support the change in the land use designation is
available.
RECOMMENDATION
On the basis of the above, it is recommended that Planning Advisory Committee recommend to
Council:
1. THAT Report No. PD 2005-050 be received and adopted; and,
2. THAT the application for rezoning submitted by Helen Anderson respecting Application
2005-0PA-01, Concession 14, Part of East Half of Lot 9 (Oro), Township of Oro-Medonte
be scheduled for a Public Meeting pursuant to Section 17 of the Planning Act.
Respectfully submitted,
~~~
~iCk McDonald, MCIP, RPP
V Township Planning Consultant
C.A.O. Comments:
Date:
CAO.
Dept. Head
6 c., A-
Dept. Report No. To: Prepared By:
PD2005-015 Planning Advisory . Andria Leigh, RPP
Committee .
Subject: Department:
Council . Planning
Helen Anderson, ..
C.ofW. Development Application Date: March 8, 2005
2005-0PA-01 .
. Motion # Concession 14, Part of R.M. File #:
East Half of Lot 9 (Oro) 009 014379
Date: RolI#:
010-005-42000-0000
At1AGt'M~t-\f -- I
TOWNSHIP OF ORO..MEDONTE
REPORT
.
t BACKGROUND:
I
In January 2005 an application for an Official Plan Amendment was submitted by Helen Anderson,
owner of Part of the East Half of Lot 9, Concession 14 (Ora). The purpose of the application is to re-
designate a portion of the property from the Mineral Aggregate Resources designation to the
Agricultural designation and permit the severance of the existing single detached dwelling located on
the property. The applicant has also submitted the Consent application to be reviewed before the
Committee of Adjustment, which will be deferred until the consideration of the Official Plan
Amendment.
The purpose of this report is to review and summarize the application, determine if any additional
information is necessary, and provide Planning Advisory Committee with a recommendation on how
to proceed with the application.
II DETAILS OF APPLICATION:
t
The subject property is a total of 50 ha (125 acres) of which approximately 8 ha (19.76 acres) is the
subject of this application and currently contains the following buildings:
1. A single detached dwelling;
2. A barn;
3. A detached garage;
4. An implement shed; and
5. A pump house
b~ -5-.
A detailed plan has been submitted by the applicant that identifies the area of land subject to the
application and also the location ot the existing structure identitied above. A copy of this plan is
attached tor the Committee's reterence.
.
The remainder of the subject property is currently under license through the Ministry of Natural
Resources by Hillway Equipment Ltd.
The landS to the west and north-west are also under currently licensed tor extraction. The lands to
the north and east are agricultural and the lands to the south are designated tor aggregate but are
not currently under license with the Ministry. .
A technical letter from Geological Investigations dated November 18, 2004 was prepared as the
technical support tor the re-designation ot the property and is attached for the Commitllie'sreview.
This has been torwarded to the Ministry ot Natural Resources as the technical authority on the re-
designation tor their review and comment.
II COMMENTS RECEIVED:
I
The application has been circulated for inter-departmental and agency comments. At the time of
writing this report no comments had been received. A verbal update will be provided at the time of
the meeting in this regard.
~ ANALYSIS:
I
The subject property is currently designated Mineral Aggregate Resources and Agricultural in the.
Township's Olficial Plan and is subject to the policies contained in Section 05.
The portion ot the property designated Agricultural would include the existing house but not the
additional accessory building and is identitied in yellow on the attached plan.
This area however through modification to OPA #16 was to be re-designated to Mineral Aggregate
Resource _ potential given the other potential and licensed properties in this area. However, these
policies are under appeal to the OMS and are therefore not in torce or eHect. The applicant is
theretore looking at the current policies which indicate a portion ot Agricultural designation on the
property that they are wishing to retain and also expand to include the 8 hectares identified in this
application.
Section 05 establishes the objectives of this designation as tollows:
.
To protect mineral aggregate operations, known mineral deposits and areas of high
potential mineral aggregate resources for future resource use.
To ensure that extractive activities are carried out with minimal environmental and social
cost.
.
.
To minimize contlicts among incompatible land uses.
Permilled uses in this designation include: aggregate extraction activities, agriculture, passive
recreation, torestry, and existing uses including residential.
The development policies contained within these policies only provide tor the creation of new lots for
utility purposes and do not provide for the creation ot new residential lots.
- 2 -
b~~6
.
The policies also indicate that other land uses should be discouraged until either the resource is
substantially depleted or it is shown to Council's satisfaction that the resource is not feasible to
. extract. The policies indicate that in these circumstances, an amendment to the Plan that has the
effect 01 re-designating the lands to the Agricultural or Rural designation is required. Based on the
. location of the subject property and the surrounding land use designations, the appropriate
designation lor this property, il the amendment is approved, would be the Agricultural designation.
As indicated above, comments have been requested from the Ministry 01 Natural Resources in
regards to the support material received as justification 01 the re.designation of these lands. This is
required in order to conlirm that the request amendment would conlorm with lhe current policies
established by the Official Plan.
On the basis 01 the above, it is recommended that the application not proceed to apublic meeting
until such time as lavorable comments have been received from the Ministry of Natural Resources
that no additional information is required.
II RECOMMENDATIONS:
I
It is recommended:
1. THAT Report PD 2005-015 (Anderson) be received and adopted; and
2. That the Planning Advisory Committee recommend to Council that 01ficial Plan Amendment
Application 2005-0PA-01, Part 01 the East Hall 01 Lot 9, Concession 14 (Oro), not proceed to
a Public Meeting until such time as lavorable comments are received lrom the Ministry of
Natural Resources that sulficient technical basis is available for the proposal.
Respectlully Submitted,
---1~ -t:---I
Andria Leigh, Md!P,-RPP
Director 01 Planning
--
C.A.O. Comments:
Date:
C.A.O.
Dept. Head
- 3 -
OiD - 5-~LO I
tlc,-
6'0. -7
Box #122, 38 Alpine Drive
Moonstone, Ontario LOK 1NO
Bus/Fax (705) 8~5-5636
E-mail: geologicalinvestigations@sympatico.ca
3EOLOGICAL
INVESTIGATIONS
Township of Oro-Medonte
Box 100,Oro Ontario
LOL 2X0
November 18, 2004
fRECBVED
\ IiOV 19 100\
ORO-NlEDONTE
TOWNSHIP
Attn: Andria Leigh
Planner
Subject: Part E % Lot 9, Concession 14, Township of Oro-Medonte (Oro),
County of Simcoe
Dear Andria
Mrs. Helen M. Anderson has applied to severe a portion of her property,
approximately 8 hectares, consisting of a farm residence and several buildings
including a barn. The remainder of the property is presently licensed under the
Aggregate Resources Act to Hillway Equipment Limited.
Mrs. Anderson has retained Geological Investigations to review and submit an
opinion on the effect of her severance application on the potential aggregate in
the area.
On November 12, 2004 Geological Investigations met on site with Mr. Craig
Laing of the Ontario Ministry of Natural Resources to discuss this application.
The HilIway pit was inspected along with the subject property and the immediate
surrounding area. Mr Laing felt that continued residential use of the farm house,
if severed, would be fine, but higher density residential use would conflict with the
Hillway Pit.
Geological Investigations has also discussed this application with Andria Leigh,
the Township Planner.
. Geological Investigations has extensive experience with aggregate applications
and the factors which must be taken into consideration when deciding to apply
for approval to operate a pit. The extraction of aggregate from this property is not
economical for the fOllowing reasons: .
The site is small and does not contain a large amount of aggregate
Required setbacks from the Trans Canada Pipeline and
Oro-Medonte Concession Road 14 will further reduce the aggregate.
available
The site wouldreqllire re-zoning
An application under the Aggregate Resources Act would be required
The close proximity of the Fergus Hill Estates mobile home community
would require expensive mitigation
The house, barn and accessory buildings on site would have to be
removed at great expensive.
The lands to the east of the subject site are designated aggregate potential in the
Township Official Plan. The approval of this application will have no effect of the
future extraction of aggregate since the farm residence already exists. The
Fergus Hill Estates community will have a much more dynamic effect on any
future aggregate use of these lands than the proposed severance
The existing Hillway pit has operated for many years and the continued use of
the farm residence will have no effect on its continued operation. We agree with
MNR that if the land use were changed to higher density residential that the pit
would be adversely affected. We suggest that if the severance is approved
that only the existing land use be permitled.
In conclusion the proposed severance will have no adverse effect on the existing
or future aggregate resources in the area. The residential land use already exists
and there is no proposal to change this land use.
If you have any questions please give me a call at 705-835-5636.
<
yours.... ~~
,. 4"'"-;,~ ./ ~7.
r-~ ~~:.;4r i'C--,
~~-r...., " ,;/
William D. Fi7sc., P: eo.
b~-8
~
Ministry of
Natural
Resources
Ministere des
Richesses
naturelles
(; a -<1
~-L.
Ontario
2284 Nursery Road
Midhurst, Ontario
LOL 1XO
RECEn/EO
705-725-7532
JUN 1 3 2005
ORO-MEOONTE
TOWNSHIP
Township of Oro-Medonte
P.O. Box 100,
Oro, Ontario
LOL 2XO
Attention: Ms. Andria Leigh, Director of Planning
Dear Ms. Leigh:
Subject:
PI. E1/2 Lot 9, Concession 14
Township of Oro-Medonte (Oro part)
County of Simcoe
I am writing with regard to the above noted property which in close proximity to the Stewart Pit
No.5. I have reviewed the site plans for the licence and have met on site with Mr. Bill
Fitzgerald.
The owner of the property has applied for a severance. Given the existing conditions in the
general area, the recommendations of Mr. Fitzgerald are reasonable. The constraints as noted in
his letter would make the licensing of this resource very difficult.
It is important to note that any proposed increase in housing density would have an adverse
impact on the current operation of this licence. We would be opposed to any additional
severances in this location.
Should you have any questions, or if I can be of further assistance, please give me a call.
2""I';L'
Cr~ing (/
Aggregate Resources Officer
Midhurst District
G t?-I
TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Planning Advisory Prepared By:
PD 2005-051 Committee Nick McDonald RPP
Subject: Application for Department:
Rezoning - Horseshoe Planning
Resort Corporation
Council 2005-ZBA-15
2005-ZBA-16
C.ofW. Date: September 14, 2005
Motion # R.M. File #: 22847
Date: Roll #: 010 00203502
INTRODUCTION
The intent of this report is to provide Planning Advisory Committee with a
recommendation regarding two applications for rezoning submitted by the Horseshoe
Resort Corporation. A Public Meeting on the applications was held on July 18, 2005. No
members of the public attended the Public Meeting nor were any written submissions
from members of the public received.
DESCRIPTION Or APPLICATION
Kris Menzies of MHBC Planning Limited submitted two applications for rezoning to the
Township of Oro-Medonte on June 6, 2005. The intent of the rezoning requests is to
extend the R2-158 Zone to the Heights of Horseshoe Townhouse projects Phases 2 and
3. It is proposed to develop 13 townhouse condominium units on Phase 2 and 15 units
on Phase 3. Phase 1 of the project comprising 24 units is already constructed and is
proceeding to registration of the Plan of Condominium. All three phases contemplate a
total 52 townhouse units.
(; b-J,.
The subject lands are located on the north side of Horseshoe Valley Road on High Vista
Drive, which is a private road. Phase 2 of the project will be located to the east of Phase
1 and Phase 3 of the project will be located to the west of Phase 1. Mapping showing
the configuration of the proposed townhouses is enclosed as Attachments #1-3.
The condominium buildings will be comprised of two-storey townhouses located in
buildings housing between four to five units per building. The townhouse units will be
serviced by the Zone 1 water system. However, at some point in the future, the lands
will be serviced by the Zone 2 water system. The townhouses will also be serviced by
existing sequential batch reactor (SBR) and it has been confirmed by American Water
Services Canada Corp. that there is capacity to service the additional townhouses.
American Water also notes that the additional development beyond the proposed
townhouses will require further assessment.
The current R2-158 Zone contains provisions that only permit the 24 townhouses in
Phase 1. The exception also permits buildings to be located within 1.5 metres of lot
lines and decks to be within 1.2 metres of lot lines. No changes to these standards are
proposed in Phases 2 and 3.
ANALYSIS
The subject lands are included within the Horseshoe Valley Village designation.
Permitted uses in this designation include medium density residential housing such as
townhouses. The policies of the Official Plan require the preparation of a
Comprehensive Development Plan (COP) as well as detailed traffic analysis. Such a
comprehensive development plan was prepared in 2003 and approved by Council at that
time. The COP identified the locations for all proposed uses in the Horseshoe Valley
Village designation. The COP did identify the subject lands as being the site of
townhouse development. As a result, the proposal conforms with the COP.
It should be noted that both an application for site plan approval and condominium
approval will be required to be submitted and will be further assessed by the Township
at that time.
In terms of the proposed Zoning By-law Amendment (Attachment #4), no changes to the
R2-158 Zone standards are required, except that the number of units permitted on the
lands subject to this exception Zone will be 52, instead of 24. All other By-law
requirements will be met on the property, which include the provision of a holding
symbol, removal of which shall only be considered after a site plan agreement has been
approved by the Township.
In terms of supporting materials, a Planning Analysis prepared by MHBC Planning
Limited, a Functional Servicing Report prepared by URS Canada Inc, a Geotechnical
Report prepared by Terraprobe Limited has been submitted. These reports have been
circulated to agencies and various departments and no concerns have been expressed
as a result of the circulation of these reports.
The Simcoe Muskoka Catholic District School Board did indicate that they had some
concerns about whether children would be attracted to the proposed townhouse units.
2
to t:, -3
However, given the nature of the ownership (condominium), house form (townhouse),
access (private road), setting (ski hill and golf course) and the role and function of the
Horseshoe Resort community, it is staff's understanding that the units will be primarily
used as recreational units. A letter will be prepared to the Board responding to their
concerns.
RECOMMENDATION
On the basis of the above, it is recommended that Planning Advisory Committee
recommend to Council:
1. THAT Report No. PD 2005-051 be received and adopted: and,
2. THAT the application for rezoning submitted by Horseshoe Resort Corporation,
files 2005-ZBA-15 and 2005-ZBA-16, to rezone lands described as Parts 1, 17
and 41, RP 51 R-32830, be supported; and,
3. THAT the Clerk bring forward the appropriate by-law for Council's consideration.
Respectfully submitted,
k~P
U Township Planning Consultant
C.A.O. Comments:
Date:
C.A.O.
Dept. Head
3
PLAN 51R-22624
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HEIGHTS of tlORSESHQ(
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TOWNSHIP OF ORO-I.IEDONTE
COUNTY OF SlIACOE
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THE CORPORATION OF THE MUNICIPALlTy1JJ~f" ... 'f
BY-LAW NO. 2005-
Being a By-law to amend the zoning on certain lands located within Part of Lot 1,
Concession 3 in the former geographic Township of Medonte, now in the
Township of Oro-Medonte.
WHEREAS the Council of the Corporation of the Township of Oro-Medonte is
empowered to pass By-laws to regulate the use of land pursuant to Section 34 of the
Planning Act, R.S.O. 1990, c. P. 13;
AND WHEREAS the Committee of Adjustment granted Provisional Consent to create a
lot for the construction of 13 town homes as per application 2004-B-31 on August 12,
2004 and to create a lot for the construction of 15 town homes as per application 2004-
B-55 on December 14, 2004;
AND WHEREAS the Decisions of the Committee of Adjustment were not appealed;
AND WHEREAS the construction of the town homes would conform to the Official Plan
and would conform with the Horseshoe Valley Comprehensive Development Plan that
was adopted by resolution of Council on August 21, 2003;
AND WHEREAS Council deems that adequate public notice of the public meeting was
provided and adequate information regarding this Amendment was presented at the
public meeting, and that a further public meeting is not considered necessary in order to
proceed with this Amendment;
AND WHEREAS it is deemed appropriate to re-zone the lands to permit the
development of residential uses, in accordance with Section E2 of the Official Plan;
NOW THEREFORE the Council of the Corporation of the Township of Oro-Medonte
enacts as follows:
1. Schedule "A 15" to Zoning By-law 97-95, as amended, is hereby further amended
by changing the zone symbol applying to the lands located in Part Lot 1,
Concession 3 in the former geographic Township of Medonte, now in the
Township of Oro-Medonte, from the Future Development Exception Sixty Seven
(FD*67) and Private Recreational (PR) Zones to the Residential Two Exception
One Hundred Fifty-Eight with Holding provision (R2*158(H)) Zone as shown on
Schedule "A-1" attached hereto and forming part of this By-law.
2. Section 7.0 to Zoning By-law 97-95, as amended, is hereby further amended by
deleting the first sentence in its entirety and replacing it with the following:
b b-~
"7.158
*158 - Concession 3, Part Lot 1 (Medonte)
Notwithstanding the Residential Two (R2) provisions in this By-law, no more than
52 townhouse dwelling units may be constructed on lands denoted by the
Symbol *158 on Schedule A 15 to this By-law."
3. The Holding Provision shall not be removed until a Site Plan Agreement that is
satisfactory to Council has been entered into.
This By-law shall come into effect upon the date of passage hereof, subject to the
provisions of the Planning Act, as amended.
READ A FIRST AND SECOND TIME on the
day of September, 2005.
day of September, 2005.
READ A THIRD TIME and finally passed this
Mayor - J. Neil Craig
Clerk - Marilyn Pennycook
CONCESSION
HALF
LOT
LOTS
ANO
-
2
R T
EAST
-
51R-27515
Lands to be Rezoned from the Future
Development Exception Sixty Seven
(FD~67) and Private Recreational (PR) to
the Residential Two Exception One
Hundred Fifty-Eight with Holding Provision
(R2'158(H)) Zone
MEOONTE '"'
GEOGRAPHIC
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KEY PLAN: NTS
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100
200m
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1. AU DIMENSIONS ARt 1N METRES UNLl'.<;~
OTHERWISE NOTID.
2. BASE INfORMATION PROVIDED BY DINO A$TRJ
SUflVEYlNGLTD.
TOWNSHIP OF ORO-MEDONTE
ZONING BY-LAW
SCHEDULE A-I
25
CONCESSION
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TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Planning Advisory Prepared By:
PD2005-052 Committee Nick McDonald, RPP
Subject: Application for Department:
Rezoning P-134/02 Planning
Markus and Sonja
Schneider East Part of
Lot 1, Concession 7
(Oro) 3224 Line 7 North
Council
File No: 2951
C. of Date: September 15,
W. 2005
Motion R.M. File #:
#
Date: RolI#:
010-003-27900
BACKGROUND
The above noted application was submitted to the Township on August 23,2002. The application
is for an amendment to the Comprehensive Zoning By-law to rezone the lands from the "A1RU"
and "EP" zone to an "A/RU" exception zone to permit a site-specific use. The uses proposed as
part of the application are the storage, restoration and sale of used military equipment (Jeeps)
and related parts.
The application was considered by the Planning Department as an application to establish a new
industrial use in the Rural designation, in accordance with Section D3.3.2 of the Official Plan.
The policies of this section require that Council be satisfied that the proposed use:
. Is compatible with the rural character of the area;
. Can be designed and sited to blend in with the rural surroundings;
. Is located where it would have little or no impact on agricultural operations:
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. Can be serviced with an appropriate water supply and means of sewage disposal;
. Is to be accessed by municipal roads that can accommodate the increased traffic
generated by the proposed use;
. Will not cause a traffic hazard as a result of its location on a curve or a hill; and,
. Can be appropriately buffered from adjacent residential uses.
In a planning report dated September 17, 2002, it was determined that the proposed use would
meet most of these requirements. However, further information was required, particularly with
respect to the location of outdoor storage, and at its September 2002 meeting the PAC deemed
the application to be incomplete and requested a complete site plan for its consideration.
Planning Report PO 2004-59 (dated November 3, 2004) recommended to PAC that the
application for the rezoning proceed to a Public Meetin9 in accordance with the requirements of
the Planning Act. However, PAC did not support this recommendation and instead
recommended that further information be submitted.
By letter dated February 24, 2005, appended to this report as Attachment #1, the applicant was
advised that PAC required further information, by way of written response, to the following
matters identified by Committee:
. Does any painting occur on the property?
. What signage is proposed and if any, what is its size and dimensions?
. Is the business exclusively related to military jeeps or also other types of vehicles?
. What is the specific location and dimensions of the outdoor storage area and what type of
fencing/buffering is proposed?
. Are any sanitary facilities proposed within the new building?
. What is the total number of employees, including family members?
. Are any hazardous materials to be stored on the property or with the buildings?
The letter concludes by advising that once this information is provided in writing, the application
will be scheduled before the PAC at which the applicant will have the opportunity to present the
proposed rezoning and answer any further questions from the PAC.
By letter dated May 27, 2005 Mr. Marcus Schneider responded in writing to the Township's
request for additional information, a copy of which is appended as Attachment #2.
It is our understanding that the lands are currently being used for the proposed uses. The
proposed uses do not comply with the current zoning of the property contained in Zoning By-law
No. 97-95.
ANALYSIS
As noted above, the application was being considered by the Township in accordance with
Section 03.3.2 of the Official Plan. However, a review of the County of Simcoe Official Plan
indicates that consideration of single industrial uses on a property would require an Official Plan
Amendment. As a result, if the proposed use continues to be considered as a single industrial
use, an Official Plan Amendment application will need to be submitted.
However, on the basis of the proposed nature of the use and the fact that the owner resides on
the property, it is staff's position that it would be more appropriate to characterize the existing use
2
0c.-3
as a home industry in accordance with By-law 97-95. Home industries are permitted on lands
within the Rural designation in the Oro-Medonte Official Plan and are also permitted by the
County of Simcoe Official Plan without the necessity to apply for and receive an Amendment to
the Township Official Plan. By-law 97-95 defines home industry as a "small scale industrial use,
such as a carpentry shop, metal working shop a welding shop or an electrical shop that provides
services or wares to the rural community and which is an accessory use to an agricultural use or
a single detached dwelling". The definition goes on to state that "for the purpose of this By-law,
the repairing of motor vehicles, mobile homes and trailers is not a home industry. "
Home Industries are a permitted use in the Agricultural/Rural zone. However, the repairing of
motor vehicles is not permitted in conjunction with a home industry. As a result, an amendment
to the Zoning By-law would be required to allow for the existing use to be legalized on the
property. The minimum lot size for a home industry is 4 hectares (9.8 acres). As the property
has an area of 4.6 hectares (11.5 acres) the property meets the minimum lot size requirement set
out in By-law 97-95.
Moreover, consideration of the use as a home industry as opposed to a single industrial user is
recommended by staff, as an industrial zone could potentially be expanded to other conflicting
use in the future which may not be appropriate for the area.
The applicant has provided responses to the information requested by PAC in the letter dated
May 7, 2005. The owner indicates that the use is exclusively related to the storage, restoration
and sale of used military Jeeps and related parts and equipment. Additional details respecting
the use are contained in the applicant's attached letter.
The owner has also submitted a survey sketch, appended to this report as Attachment #3,
showing the existing buildings and facilities and has sketched the location of the proposed
outdoor storage area (206.25 feet width by 318.75 depth and approximately 65,742.18 square
feet in area). A new building is shown on the sketch, having dimensions of 40 feet by 100 feet
and a gross floor area of 4000 square feet. This is a new building not previously shown on earlier
sketches. It may be prudent to review the total area of buildings existing/proposed and, if
approved by Council, consideration of a limit on the total area of the proposed buildings be
discussed to ensure that the built form is not over-intensive for this site. The area of buildings
can then be assessed in comparison to a corresponding reduction in outside storage.
CONCLUSIONS
As requested by PAC, the owner has provided additional details with respect to the proposed use
and the requested rezoning. The nature of the use has now been further defined and refined as
requested by PAC.
The submitted sketch has not been prepared by a qualified professional and does not detail the
full requirements for a complete site plan as requested by the Township in March of 2004. A
detailed site plan would be required, if the application is approved, and it must show all the
required information as set out in Section 41 of the Planning Act as follows:
. Road widening (if required)
. Access ramps, curbing, and traffic direction signs
. Off street loading and parking facilities, access driveways including driveways for
emergency vehicles and the surfacing of the areas
3
0c-Lf
. Walkways and ramps for pedestrian access including the surfacing thereof
. Lighting and floodlighting of any buildings and structures
. Landscaping features including walls, fences, trees, shrubs or other groundcover or
facilities
. Facilities for the storage of garbage and other waste material including vaults, central
storage and collection areas.
The current application has been "in-process" since August 2002. The owner has provided the
additional information with respect to the details of the proposed development and the nature of
the requested zoning. It is therefore recommended that the application be scheduled for a Public
Meeting so that public comment can be obtained prior to any decision by Council regarding the
application.
RECOMMENDATION
On the basis of the above, it is recommended that Planning Advisory Committee recommend to
Council:
1. THAT Report No. PD 2005-052 be received and adopted; and,
2. THAT Rezoning Application No. P-134/02 (M. & S. Schneider) proceed to a Public
Meeting pursuant to Section 34 of the Planning Act.
Respectfully submitted,
~~~
k--NiCk McDonald, MCIP, RPP
U Township Planning Consultant
C.A.O. Comments:
Date:
C.A.O.
Dept. Head
4
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THE CORPORATION OF THE
Mr. Markus Schneider
3224 Line 7 North
R. R. #2
Oro Station ON
LOL 2EO
148 Line 7 5.. Box 100
. Oro. Ontario lOl ZXO
TOW N 6 Ii I D Phone (705) 487-2171
Fax (705) 487-0133
7fj}P/I?F-//~ - -~ -- /- -01-"-
(//U- JP'(;)eao/a8 www.or:m~:.ca
lL e.d Y-CL(J
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February 24, 2005 4t
A T1kt\tEtJt I
Dear Mr. Schneider.
Re: Proposed Rezoning for Outdoor Storage, Repairs, & Sale of Military
Jeeps and Equipment, Concession 7, Part of Lot 1 (Oro)
Application P-134/02; Township of Oro-Medonte
Further to my letter of March 23, 2004 and receipt of a. concept plan the Committee requires
additional details of your proposal prior to a deputation being scheduled for consideration of
your application. Specifically the Committee requires you to provide a written response to the
following matters:
1. Does any painting of the vehicles occur on the property;
2. Is there any signage proposed for the business and what would be the location and
dimensions of any signage;
3. Is the business specifically related to military jeeps or other types of vehicles;
4. What is the specific location and dimensions of the outdoor storage area and what type
of fencinglbuffering is proposed;
5. Will there be sanitary facilities provided in the proposed new building;
6. What is the total number of employees, including family members;
7. Are there any hazardous materials, gasoline, oil, etc. stored on the property or within the
buildings; .
Once this information is provided in writing to the Planning Department you appiication will be
soheduled before the Planning Advisory Committee; at which time you will have the opportunity
to present your proposed rezoning to the Committee members and answer any further
questions they might have about the proposal.
Should you require any further information please do not hesitate to contact me directly.
Yours truly,
-~~~
Andria Leigh, MCIP, RPP
Director of Planning
File: Property File 010-003-27900
,
/. WlUYS AUlES ~
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R. R # 2, 3224 Line 7 North
Ora Station. Ontario LOL 2EO
Canada
Tel. & Fax: (705) 835-5739
Email: willysaCfes@look.ca Web-site: www.willysacres.com
May 27, 2005
AfT~HeMt ~2-
Township of Oro-Medonte
148 Line S., Box 100
Oro, ON LOL 2X0
Attn.: Andria Leigh, MCIP, RPP
Director of Planning
Dear Ms. Leigh:
HE: Proposed Rezoning for Outdoor Storage, Repairs & Sale of Military .Jeeps and
Equipment, Concession 7, Part of Lot 1 (Oro
Application P-134102, Township of Oro-MecIonte
To answer your questions from your letter of February 24, 2005 please see the responses below:
1. For vehicle painting we utilize an auto body shop in Barrie.
2. We have one (1) vinyl sign (not electrically enhanced) above the entrance door in the front of
the shop and the dimensions are 34"H x 72'W.
3. The business is specifically related to Military Jeeps and equipment
4. For the specific location and dimensions of the outdoor storage area as well the
fencinglbuffering please see the attached site plan. The fencinglbuffering is a solid wooden
fence 72"H.
5. There will be no sanitary facilities provided in the proposed new building.
6. The total number of employees, including family member is two (2).
7. We store minimum quantities only of gasoline and oil in approved containers for own use on
our own farm equipment such as lawn tractors and generators.
As part of our services we do not offer oil services or maintenance work on our customers' military
vehicles.
If you have any additional questions or require further information please contact us at (705) 835-5739.
sincerely,.--.~ ._....---.
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Markus Schneider
Willys Acres Inc.
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