02 16 2006 C of A Agenda
Committee of Adiustment Aaenda
Thursdav Februarv 16. 2006. 9:30 a.m.
1. Communications and Correspondence
OACA Newsletter, December 2005
Recognition of Achievement- Designation of Associate Accredited
Committee Secretary Treasurer (ACST-A) from the Ontario Association of
Committees of Adjustment and Consent Authorities
2. Disclosure of Pecuniary Interest
3. Hearings:
9:30
9:40
9:50
10:00
10:10
10:20
4. Decisions
2006-B-01
Dorothy Edwards
Cone. 4, East Part Lot 23, East Part
Lot 24 (Medonte)
2005-A-26
Amy Bond & Kathleen Taylor
Conc.12, Plan 653, Lots 35 & 36
(Oro)
157 Robinson Street
2006-B-02
Muriel Jamieson
Cone. 1, Part Lot 20 (Orillia)
555 Line 14 South
2006-B-03
Robert Drury
Cone. 1, Part Lot 12 (Oro)
661 Penetanguishene Road
2005-B-54
Gail Raikes
Cone. 1, East Part Lot 1 (Oro)
9 Trafalgar Drive
2005-B-55
2006-A-01
CNR Contracting
Plan 798, Lots 73, 74, 75, 77, 78
11 Sunnyside Ave. (Oro)
5. Other business
-Adoption of minutes for January 12,2006 Meeting
6. Adjournment
Township of Oro-Medonte
Committee of Adjustment
Planning Report for
February 16, 2006
Dorothy Edwards
2006-8-01
Concession 4, East Part Lot 23 & 24 (Medonte)
THE PROPOSAL
The purpose of application 2006-B-01 is to permit a lot addition/boundary adjustment. The
land to be severed and conveyed to the adjacent parcel of land, 4989 Vasey Road, is
proposed to have a lot frontage of approximately 6.4 metres (21 feet), a lot depth of
approximately 52.224 metres (171.3 feet), and a lot area of approximately 334 m2 (3,597 W).
The land to be retained, ConcA, East Part Lot 23, East Part Lot 24, would have an area of
approximately 50 hectares (125 acres). No new building lots are proposed to be created as
a result of the lot addition.
MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS
Official Plan Designation - Agricultural
Zoning By-law 97-95 - Agricultural/Rural (A1RU) Zone
Previous Applications -
AGENCY COMMENTS (space is provided for the Committee to make notes)
Simcoe County-
Public Works-
Building Department- The Township Building Dept has reviewed this application and note
that the proposal appears to meet the minimum standards
Engineering Department- No concems
PLANNING DEPARTMENT
BACKGROUND
The applicant is proposing a boundary adjustment to convey and add approximately 3,597 W
to a neighbouring lot that contains a dwelling at 4989 Vasey Road. The purpose of the
adjustment is to provide better access to the attached garage. The land to be retained by
the applicant would have an area of approximately 125 acres, which is being used for
agricultural production.
OFFICIAL PLAN
Section 02.304 of the Official Plan prOVides a speCific policy to allow Committee to consider
applications for farm consolidations and boundary adjustments in the Agricultural
designation. The policy states:
Boundary line adjustments or farm consolidations may be considered where the
effect of the boundary adjustment or consolidation is to improve the viability of
the farm operation provided:
a) no new lot is created; and,
b) the viability of using the lands affected by the application for agricultural
uses is not adversely impacted if the application is approved.
In reviewing the application, no new building lots will be created, the existing farm operation
will continue to exist and given the relatively small amount of land to be conveyed, the
viability of using the lands affected by the application would not adversely impact the farm
operation. On this basis, the application would generally conform to the Official Plan.
ZONING BY-LAW
The retained lands is currently zoned Agricultural/Rural (A1RU) in the Township's Zoning By-
law 97-95, as amended. The lot to be enhanced and the parcel of land to be conveyed to
4989 Vasey Road are zoned Rural Residential Two (RUR2) and would continue to comply
with the provisions of the RUR2 Zone. The application would therefore generally conform
with the policies of the Zoning By-law.
CONCLUSION
The proposed consent application is for a lot addition that does not appear to offend the
principles of the Official Plan and the retained lands would comply with the requirements in
the A1RU Zone and the lands to be enhanced would comply with the requirements in the
RUR2 Zone as an existing lot on record.
RECOMMENDATION
It is recommended that the Committee grant Provisional Consent regarding Application
2006-B-01 subject to the following conditions:
1 . That three copies of a Reference Plan for the subject land indicating the severed
parcel be prepared by an Ontario Land Surveyor be submitted to the Secretary-
Treasurer;
2. That the applicant's solicitor prepare and submit a copy of the proposed conveyance
for the parcel severed, for review by the Municipality;
3. That the severed lands be merged in title with 4989 Vasey Road and that the
provisions of Subsection 3 or 5 of Section 50 of The Planning Act apply to any
subsequent conveyance or transaction involving the subject lands;
4. That the applicants solicitor provide an undertaking that the severed lands and the
lands to be enhanced will merge in title;
5. That all municipal taxes be paid to the Township of Oro-Medonte; and,
6. That the conditions of consent imposed by the Committee be fulfilled within one year
from the date of the giving of the notice.
All of which is respectfully submitted,
jj~s Hons. BA
Planner
Reviewed by,
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Director of Building & Planning Services
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CORPORATE SERVICES
Fax:705-726-9B32
Feb 7 ZUU6 14:46
P. U1
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The Corporation of the
County of
Simcoe
(705) 735-690] Fax: b05) 727-4276
Toll Free 800) 263.3]99
Email: rhamelin@coun .simcoe.OlLca
CORPORATE SERVICES DEPARTMENt
Planning Division
February 1, 2006.
Andy Karaiskakis
Township of Oro-Medonte
P.O. Box 100,
Oro, ON LOL 2X0
Phone #
Dear Mr. Karaiskakis:
Fax" ltei-o\3
Fax #
RE: Consent Application B 1/06
Part of Lot 23, Concession 4, 4989 Vasey Road (County Road 2~)
Former Township of Medonte, now in the Township of oro-Med~nte
Thank you for circulating the County of Simcoe. County planning staff have review~d the
proposed lot line adjustment for the above-noted property. " ~
The subject property is adjacent to County Road 23. The County Transp,ortation 0 'slon has
reviewed the application and the potential impact on the abutting CountiRoad. E closed are
the County Engineering Technician's comments.
Pl.ease forward a copy of the decision. If you require any further information, lease do not
hesitate to contact me, 726-9300, ex!. 1315.
CORPORATE SERVICES
Fax:70S-726-9832
Feb 7 2006 14:47
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Phone: (705) 735-6901 Fax: (705) f7-7984
E-mail: roads@county..i:mcoe.on.ca
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Administration entre
Midh'll!St, ON L 1XO
'The Corporation of the
County of
. Simcoe
Corporate Services Department
Transportation Services Division
TO:
R.achelle Hamelin, Planner n
FROM:
Greg Marek, planning/Engineering Technician
DATE:
February?; 2006
SUBJECT: Consent Application 2006.B-Ol (Dorothy Edwards)
East Part Lot 23, East Part Lot 24, Concession 4, former Township of~edonte, ow in
the Township of Oro-Medonte
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proposed severance ofa parcel ofland consisting of approximately 6.4 metres of frontage by 1 depth
of approximately 52.224 metres, to be conveyed to the adjacent parcel ofland at 4989 Vasey Road
(County Road #23) as part of a proposed lot additionlboundary adjustment.
Transportation Services has no objection to the approval of the application, provided the foll g
condition is included:
1. No new/additional entrances off County Road 23 will be permitted for the residen . al
parcel at 4989 Vasey Road/County Road 23.
Township of Oro-Medonte
Committee of Adjustment
Planning Report for
February 16, 2006
Amy Bond & Kathleen Taylor
2005-A-26(Rev)
157 Robinson Street, Concession 12, Plan 653, Lots 35 & 36 (Oro)
THE PROPOSAL
On July 14. 2005, the applicants applied for and were granted relieffrom Section 5.6 Maximum
Heiqht of a boathouse to permit the enlargement of a boathouse from the required 4.5 metres (14.7
feet) to a proposed 5.6 metres (18.3 feet).
Subsequently, the surveyor determined that the height of the boathouse is 6.14 metres (20.14 feet).
The purpose of the revised minor variance application is to reflect the correct height of the proposed
boathouse.
MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS
Official Plan Designation - Shoreline
Zoning By-law 97-95 - Shoreline Residential (SR) Zone
Previous Applications - none
AGENCY COMMENTS (space is provided for the Committee to make notes)
Simcoe County
Public Works-
Building Department - The Township Building Dept. has reviewed the application and note that
the proposal appears to meet the minimum standards
Engineering Department - No concerns
PLANNING FRAMEWORK
Background
The subject property has a road frontage of approximately 40 metres (131 feet), a shoreline
frontage of approximately 45.72 metres (150 feet) and a lot area of approximately 0.7 hectares
(1.75 acres). The lands currently have a cottage with an area of 111.48 m' (1,200 ft') and a
detached garage.
On July 14. 2005 the applicants applied for and were granted relief from Section 5.6 Maximum Heiqht of
a boathouse to permit the enlargement of a boathouse from the required 4.5 metres (14.7 feet) to a
proposed 5.6 metres (18.3 feet). Based on the surveyors report dated January 27.2006. the applicants
have requested to amend the application to comply with the surveyors report. Furthermore, the applicants
are requesting to revise the minor variance proposal by further increasing the height of the boathouse from
the approved 5.6 metres (18.3 feet) to a proposed 6.14 metres (20.14 feet).
Does the variance conform to the general intent of the Official Plan?
The property is designated Shoreline in the Official Plan. Section D10.1 which contains the
Shoreline policies in the Township's Official Plan sets out the following objectives:
1
To maintain the existing character of this predominantly residential area.
To protect the natural features of the shoreline area and the immediate shoreline.
To ensure that existing development is appropriately serviced with water and sewer
services.
The requested variance for the increased height of the boathouse would appear to maintain the
character of the shoreline area. On this basis, the proposed variance would therefore conform
with the intent of the policies contained in the Official Plan.
Does the variance conform to the general intent of the Zoning By-law?
The subject property is zoned Shoreline Residential (SR) in Zoning By-law 97-95, as amended.
One of the purposes of regulating the location and height of boathouses in the Shoreline
Residential (SR) Zone is to prevent over-development of the shoreline frontage which may lead to
the frontage being dominated by boathouse structures and ultimately impacting the character of
the shoreline. The proposed boathouse meets the locational (setback) provisions of the by-law
and the percentage of water frontage occupied by the structure. The proposed boathouse will
exceed the maximum height standard by 1.64 metres. Boathouse height is calculated not from
the average finished grade (as it is with all other structures in the Township) but from the average
high water mark.
The proposed boathouse will remain, visually, secondary to the dwelling, will not dominate the
shoreline. and will not impact the potential views from adjacent lands.
On this basis the variance is deemed to conform to the general intent of the Zoning by-law.
Is the variance appropriate for the desirable development of the lot?
Based on the site inspection, the proposed boathouse height would appear to be appropriate for
the desirable development of the lot and in keeping with the surrounding shoreline area. Given
that the proposed boathouse height will not result in the over-development of the subject lot or the
shoreline. the proposal is considered appropriate for the desirable development of the subject lot.
Is the variance minor?
On the basis that the proposed boathouse height would not adversely affect the character of the
shoreline residential area. the proposed variance is considered to be minor in nature.
CONCLUSIONS
The subject application generally satisfies the four tests of the minor variance.
RECOMMENDATIONS
It is recommended that the Committee grant Minor Variance 2005-A-26 as revised for a height of
6.14 metres (20.14 feet) above the Lake Simcoe Region Conservation Authority highwater mark
elevation.
All of which is respectfully submitted,
I~H'~.BA
Planner
Reviewed by,
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Director of Buildin9 & Planning Development
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Voice:
Fax:
Website:
E~mail:
(705) 722.6222
1.888.SURVEY-4.U
(705) 722.6655
www.survey4u.com
e~w@survey4u.com
EPlETT & WOROBEC SURVEYING lTD.
134 Anne Street South
Unit#C
Barrie, Ontario
L4N 6A2
Ontario land Surveyors
Sent Via Fax: 487-0133
Township of Oro-Medonte
January 27,2006
Building Department
P.O. Box 100
Oro Station, Ontario
LOL 2XO
Attn: Building Inspector
RE: Minor Variance Application for BuildinQ HeiQht
BuildinQ Permit No.533/05 157 Robinson Street
Lots 35 and 36, Registered Plan 653
Township of Oro-Medonte
(Geographic Township of Ora)
County of Simcoe
I have conducted the necessary research and fieldwork on January 27, 2006 to calculate
the mean level between the eaves and ridge of a boathouse constructed on the above-
mentioned Property. The building height of a boathouse is the vertical distance between
the highwater mark elevation of 219.15 metres set by The Lake Simcoe Region
Conservation Authority and the mean level between the eaves and ridge of a gabled or
hip roof, as per Appendix 2 in The Township of Oro-Medonte Zoning By-Law 97-95.
The mean level elevation is 225.29 metres, which is 6.14 metres above The Lake
Simcoe Region Conservation Authority highwater mark elevation.
EPLETT & WOROBEC SURVEYING LTD.
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Ontario Land Surveyor
Survey Records:
D.H. Galbraith D.LS.
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Survey Records:
P.R. Kitchen D.L.S., C.L.S. W.D. Smith OLS. S.M. Vollick DLS
J.N.E. Bradbury D.L.S.
D.J. Howe O.L.S
Township of Oro-Medonte
Committee of Adjustment
Planning Report for
February 16, 2006
Muriel Jamieson
2006-8-02
555 Line 14 South, Concession 1, Part Lot 20 (Oriffia)
THE PROPOSAL
The purpose of application 2006-B-02 is to permit a lot addition/boundary adjustment. The
land to be severed and conveyed to the adjacent parcel of land, 543 Line 14 South, is
proposed to have a lot frontage of approximately 30 metres (98 feet), a lot depth of
approximately 132 metres (433 feet), and a lot area of approximately 0.5 hectares (1.2
acres). The land to be retained, 555 Line 14 South, would have a lot frontage of
approximately 30 metres (98 feet), a lot depth of approximately 92 metres (301 feet) and an
area of approximately 0.27 hectares (0.66 acres). No new building lots are proposed to be
created as a result of the lot addition.
MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS
Official Plan Desjgnation - Restricted Rural
Zoning By-law 97-95 - Residential One (R1) Zone
Previous Applications -
AGENCY COMMENTS (space is provided for the Committee to make notes)
Simcoe County-
Public Works-
Building Department- The Township Building Dept has reviewed this application and note
that the proposal appears to meet the minimum standards
Engineering Department- No concems
PLANNING DEPARTMENT
BACKGROUND
The applicant is proposing a boundary adjustment to convey and add approximately 1.2
acres to a neighbouring lot that contains a dwelling at 543 Line 14 South. The purpose of the
adjustment is to create a smaller residential lot for 555 Line 14 South. The land to be
retained by the applicant would have an area of approximately 0.66 acres, which currently
contains a dwelling.
OFFICIAL PLAN
The subject lands are designated Restricted Rural in the Oro-Medonte Official Plan. The
Restricted Rural designation is currently silent with respect to lot additions. OPA #17 which
was a general Amendment to the Official Plan was adopted by Council in August 2003 and
approved by the County of Simcoe on November 10, 2004 and subsequently has been
appealed. OPA #17 proposes the following new section for the Committee's reference:
"Boundary Adjustments
A consent may be permitted for the purpose of modifying lot boundaries, provided no new
building lot is created. In reviewing an application for such a boundary adjustment, the
Committee of Adjustment shall be satisfied that the boundary adjustment will not affect the
viability of the use of the properties affected as intended by this Plan. In addition, the
Committee of Adjustment shall be satisfied that the boundary adjustment will not affect the
viability of the agricultural parcels affected."
While it is recognized that OPA#17 is not in effect, it does function as a statement of Council
policy.
ZONING BY-LAW
The subject property is currently zoned Residential One (R1) in the Township's Zoning By-
law 97-95, as amended. The lot to be enhanced, 543 Line 14 South, is currently zoned
Residential One (R1) within the first 50 metres of the subject property and the remainder of
the property is zoned Agricultural/Rural (A1RU). The land to be added to 543 Line 14 South
is zoned R1. If the application were approved, the new lot addition would conform with the
provisions of the A1RU zone. It is recommended that the lot addition be rezoned to the A1RU
zone to be consistent with the zoning fabric of the area.
CONCLUSION
The proposed consent application is for a lot addition that does not appear to offend the
principles of the Official Plan and the retained lands and the lands to be enhanced would
comply with the minimum frontage and area requirements in the A1RU Zone
RECOMMENDATION
It is recommended that the Committee grant Provisional Consent regarding Application
2006-B-02 subject to the following conditions:
1. That three copies of a Reference Plan for the subject land indicating the severed
parcel be prepared by an Ontario Land Surveyor be submitted to the Secretary-
Treasurer;
2. That the applicant's solicitor prepare and submit a copy of the proposed conveyance
for the parcel severed, for review by the Municipality;
3. That the severed lands be merged in title with 543 Une 14 South and that the
provisions of Subsection 3 or 5 of Section 50 of The Planning Act apply to any
subsequent conveyance or transaction involving the subject lands;
4. That the applicants solicitor provide an undertaking that the severed lands and the
lands to be enhanced will merge in title;
5. That the applicant apply for and obtain a rezoning on the subject lands to accurately
reflect the land use;
6. That all municipal taxes be paid to the Township of Oro-Medonte; and,
7. That the conditions of consent imposed by the Committee be fulfilled within one year
from the date of the giving of the notice.
All of which is respectfully submitted,
A~s Hons. BA
Planner
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Bruce HOP~~~~
Director of Building & Planning Services
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Township of Oro-Medonte
Committee of Adjustment
Planning Report for
February 16, 2006
Robert Drury
2006-B-03
661 Penetanguishene Road, Concession 1, Part Lot 12 (Oro)
THE PROPOSAL
The purpose of application 2006-B-03 is to permit a lot addition/boundary adjustment. The
land to be severed and conveyed to the adjacent parcel of land, 655 Penetanguishene Road,
is proposed to have a lot frontage of approximately 7.6 metres (25 feet), a lot depth of
approximately 61 metres (200 feet), and a lot area of approximately 464 m2 (5,000 W). The
land to be retained, 661 Penetanguishene Road, would have a lot frontage of approximately
138 metres (453 feet) and an area of approximately 53 hectares (131 acres). No new
building lots are proposed to be created as a result of the lot addition.
MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS
Official Plan Designation - Agricultural
Zoning By-law 97-95 - Agricultural/Rural (A1RU) Zone
Previous Applications -
AGENCY COMMENTS (space is provided for the Committee to make notes)
Simcoe County-
Public Works-
Building Department- The Township Building Dept has reviewed this application and note
that the proposal appears to meet the minimum standards
Engineering Department- No concems
PLANNING DEPARTMENT
BACKGROUND
The applicant is proposing a boundary adjustment to convey and add approximately 5,000 W
to a neighbouring lot that contains a dwelling at 655 Penetanguishene Road. The purpose of
the adjustment is to ensure that the pool is contained fully on the lot, and to increase the interior
side setback from the existing dwelling to the proposed property line from the existing 0.51
metres (1.67 feet) to 8.13 metres (26.67 feet). Currently, the pool encroaches over the property
line onto 661 Penetanguishene Road. The land to be retained by the applicant would have an
area of approximately 131 acres, which is being used for agricultural production.
OFFICIAL PLAN
Section 02.304 of the Official Plan provides a speCific policy to allow Committee to consider
applications for farm consolidations and boundary adjustments in the Agricultural
designation. The policy states:
Boundary line adjustments or farm consolidations may be considered where the
effect of the boundary adjustment or consolidation is to improve the viability of
the farm operation provided:
a) no new lot is created; and,
b) the viability of using the lands affected by the application for agricultural
uses is not adversely impacted if the application is approved.
In reviewing the application, no new building lots will be created, the existing farm operation
will continue to exist and given the relatively small amount of land to be conveyed, the
viability of using the lands affected by the application would not adversely impact the farm
operation. On this basis, the application would generally conform to the Official Plan.
ZONING BY-LAW
The subject property is currently zoned Agricultural/Rural (A1RU) in the Township's Zoning
By-law 97-95, as amended. The retained lot would continue to comply with the provisions of
the A1RU Zone for agricultural purposes. The proposed severed portion to be conveyed to
655 Penetanguishene Road would be required to be rezoned from the A1RU Zone to the
Rural Residential Two (RUR2) Zone as a condition of consent as the lot to be enhanced, 655
Penetanguishene Road is zoned RUR2 and to reflect its intended usage for residential
purposes. The application would therefore generally conform with the policies of the Zoning
By-law.
CONCLUSION
The application generally conforms to the policies of the Agricultural designation and the
retained and severed lands would comply with the minimum frontage and area requirements
of the A1RU and the lands to be enhanced would comply with the requirements in the RUR2
Zone as an existing lot on record. No new building lots are being created.
RECOMMENDATION
It is recommended that the Committee grant Provisional Consent regarding Application
2006-B-03 subject to the following conditions:
1. That three copies of a Reference Plan for the subject land indicating the severed
parcel be prepared by an Ontario Land Surveyor be submitted to the Secretary-
Treasurer;
2. That the applicant's solicitor prepare and submit a copy of the proposed conveyance
for the parcel severed, for review by the Municipality;
3. That the severed lands be merged in title with 655 Penetanguishene Road and that
the provisions of Subsection 3 or 5 of Section 50 of The Planning Act apply to any
subsequent conveyance or transaction involving the subject lands;
4. That the applicants solicitor provide an undertaking that the severed lands and the
lands to be enhanced will merge in title;
5. That the applicant apply for and obtain a re-zoning on the severed land to accurately
reflect the residential land use;
6. That all municipal taxes be paid to the Township of Oro-Medonte; and,
7. That the conditions of consent imposed by the Committee be fulfilled within one year
from the date of the giving of the notice.
All of which is respectfully submitted,
~ Hons. BA
Planner
Reviewed by,
~U- Iflrc>r-r. -
Bruce HOP~~P
Director of Building & Planning Services
CORPORATE SERVICES
Fax:705-726-9832
Feb 7 2006 14:47
PoOl
I
i
i
I
I
(705) 735-6901 ['ax: (705) 7~7-4276
Toll Free (800) 2 3-3199
Email: rhame/in@County.simco.on.ca
<<
, .
the Corporation of the
County of
Simcoe
February 1, 2006:
I'-
CORPORATE SERVICES DEPARTMENT
planning Division
Andy Karaiskakis
Township of Oro-Medonte
P.O. Box 100,
Oro, ON LOL 2){0
Fax'
Fax'
Dear Mr. Karaiskakis:
RE: consent Application B 3/06 . . I
Part of Lot 12. Concession 1, 661 penetanguishene Road (County Aoad 93)
Former Township of Oro, now in the Township of Oro-Medonte I
Thank you for circulating the County of Simcoe. county planning staff haye ~viewed ~e .
proposed lot line adjustment for the above-noted property. : ~
The subject property is adjacent to County Road 93. The County Transportation Divis! n has
reviewed the application and the potential impact on the abutting County Road. Enclo ed are
the County Engineering Technician's comments. . I
Please forward a copy of the decision. If you require any further information, please do not
hesitate to contact me, 726-9300, ex!. 1315.
Rachelle Hamelin
Planner II
CORPORATE SERVICES
Fax:70S-726-9832
Feb 7 2006 14:47
P.02
'The Corporation of the
County of
. Simcoe
Phone: (705) 735.6901 Fax: (7~) 727-7984
E-mail: roads@county.simcoe.1u.ca
I
1'11 0 Highwa~ 26
Administration Centre
Midhurst, ON LOL lXO
!
. .
Corporate Services Department
Transportation Services Division
TO:
Rachelle Hamelin, Planner IT
FROM:
Greg Marek, planninglEngineering T ecbnician
DATE:
February 7, 2006
SUBJECT: Consent Application 2006-B-03 (Robert Drury)
Part Lot 12, Conc.1, former Township ofOro, now in the Township ofOro- onte
"""''''''00 S=i= h~ ""..... "'" T,_hip ,'Cro-M......-. oi=I"~ "g-~ '"
proposed severance of a parcel of land consisting of approximately 7.6 metres of frontage ~y a depth
of approximately 61.0 metres, to be conveyed to the adjacent parcel ofland at 655 penetanguishene
Road (County Road #93) as part of a proposed lot additionlboundary adjustment.
condition is included:
1. No new/additional entrances off County Road 93 will be pennitted for the resid tial
parcel at 655 Penetanguishene Road/County Road 93.
Township of Oro-Medonte
Committee of Adjustment
Planning Report for
February 16, 2006
Gail Raikes
9 Trafalgar Drive, Cone. 1, East Part Lot 1 (Oro)
2005-8-54
THE PROPOSAL
The purpose of application 2005-B-54 is to permit the creation of a new residential lot. The land
to be severed is proposed to have a road frontage along Trafalgar Road of approximately 6
metres (19.6 feet), a shoreline frontage of approximately 253 metres (830 feet) and a lot area of
approximately 1.5 hectares (3.6 acres). The land proposed to be retained would have a road
frontage along Trafaigar Road of approximately 14 metres (46 feet), a shoreline frontage of
approximately 86 metres (282 feet) and a lot area of approximately 0.6 hectares (1.4 acres).
Consent application 2005-B-54 was deferred by the Committee of Adjustment on December 15,
2005 to allow time for the applicant to prepare a subsurface investigation and slope stability
analysis to assess the soil conditions and the stability of the embankment and the potential of the
proposed lot to adequately support a private septic system. This report was required due to the
severe slopes on the subject land in order to assess Official Plan conformity. The applicant has
since prepared a site drainage plan and an Engineers Report addressing the above.
DISCUSSION
The applicant obtained the services of Geospec Engineering to provide geotechnical consultation
with regard to the stability of the existing slope on the above subject lands. Upon reviewing their
slope stability report, the conclusions were that the proposed residential development will not
meet the requirements of the Natural Hazard Guidelines since the development is situated within
the setback of the stable slope requirement and does not sufficiently allow for either the Erosion
or Dynamic Beach Hazard Limits. They advise that the pool and septic be relocated to a point of
at least 10 metres from the Top of Slope, however, the report is unclear whether the proposed
residential dwelling can be supported. Furthermore, the report addresses the proposed
development on top of the plateau that slopes steeply towards Lake Simcoe. It is critical that the
report discuss the implications of the steep slope rising towards Ridge Road should the proposed
residential development be relocated further from the Top of Slope, closer to the base of the
slope rising towards Ridge Road. The applicant should prepare a Revised Site Drainage Plan
showing the relocated pool and septic system and confirmation in writing from Geospec that the
proposed residential dwelling itself is satisfactory and the relocated septic system and pool is in
an area which is appropriate.
The report has been circulated to the Township Engineer and the Lake Simcoe Region
Conservation Authority however comments were not available as of the writing of this report.
RECOMMENDATION
It is recommended that the Comm ittee Defer Consent application 2005-B-55 for the creation of a
new residential lot to allow the opportunity for comments to be received from the Township
Engineer and the LSRCA after which time a Revised Site Drainage Plan will be required.
All of which is respectfully submitted,
A~'^-
Andy Karaiskakis, Hons. BA
Planner
~wed by,
b~~p.
Director of Building and Planning Services
tit DSPEC ENGINEERING LTD.
287 Tiffin Street, Unit 10, Barrie, Ontario L4N 7R8
TEL: (705) 722-4638 FAX: (705) 722-4958
CONFIDENTIAL
PREPARED FOR:
Raikes Surveying Ltd.
P.O. Box 1150
25 Berczy Street
Barrie, Ontario
L4M 5E2
Geospec Project NO 06-1234
February 3,2006
Distribution: 6 - Client
Geospec Engineering Ltd
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stability Review
9 Trafalgar Drive
Township of Oro-Medonte
TABLE OF CONTENTS
Section
Page Number
1.0 INTRODUCTION .......................................................... 1
2.0 BACKGROUND............................................................ 1
3.0 OBSERVATIONS... ............ .......... ...." ............ .."'" ....... 2
3.1 General ................................................................ 2
3.2 Aerial Photography & Historical Documentation.................. 2
3.3 Slope Geometry............... ............... .................. .......... 4
3.4 Geological Conditions..... ... ." ... ........................... ... ...... 4
3.5 Slope Condition......................................................... 5
4.0 CONSIDERATIONS & RECOMMENDATIONS..................... 5
4.1 Natural Hazards Considerations...................................... 5
4.2 Geotechnical Considerations... ." ......... ... ... ... ... ... ............. 8
5.0 CONCLUSIONS...... ... ...... ... ... ... .. ... ...... ...... ..' ...... ... ... ... 8
FIGURES & TABLES
Figure 1:
Figure 2:
Table 1:
Table 2:
Excerpt 1970 Survey (Lots 1 & 2, Concession 1, Oro)
Excerpt 2006 Survey (SkctchofSeverance)
Pre-Development Slope Inclination
Post Development Slope Inclination
ENCLOSURES
Enclosure 1:
Enclosure 2:
Enclosure 3 & 4:
Enclosure 5 & 6:
Site Drainage Plan (Raikes Surveying Ltd.)
Cross Sections (Raikes Surveying Ltd.)
Borehole Logs
Grain Size Distribution Charts
Geospec Engineering Ltd
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stability Review
9 Trafalgar Drive
Township of Oro-Medonte
1
1.0 INTRODUCTION
Geospec Engineering Ltd. (Geospec) was engaged to provide geotechnical consultation
with regard to the stability of the existing slope on a proposed residential lot, legally
identified as East Part Lot 1, Concession I, E.P.R., formerly Township of Oro, now
Township of Oro-Medonte, County of Simcoe. More importantly, the subject site is
situated on a plateau above the north shore ofKempenfelt Bay (Lake Simcoe).
We understand that the site development proposed is in conjunction with a land
severance from the property municipally known as 9 Trafalgar Drive. In addition, the
site development is proposed to include a private dwelling with septic system and in-
ground pool set back from the existing top of bank.
In this regard, we have reviewed the Site Plan and Cross-Sections prepared by Raikes
Surveying Ltd. (RSL). In addition, representatives attended the site January 5th to
complete an inspection of the slope and January 13th to advance two boreholes at pre-
determined critical slope locations.
2.0 BACKGROUND
Briefly, the proposed residential development is situated on the top of a plateau that
slopes steeply downward to the southwest towards Lake Simcoe. Furthermore, the
proposed development will include a private residence that will be serviced by a private
septic system. A plan of the development is shown on the RSL, Site Drainage Plan,
attached.
This investigation included the advancement of boreholes at two critical locations along
the Top of Bank. Consequently, our overall review encompasses an evaluation of slope
characteristics including geologic conditions (soil stratigraphy, groundwater and seepage
planes), slope geometry (height, shape and inclination), degree of existing slope activity
and indications of instability (creep, slough zones and scars) as well as vegetative cover.
Ultimately, a summary of the pre and post development slope inclination was assessed
from the surveyed profiles at the boreholes. Moreover, detailed descriptions of the soil
stratigraphy and groundwater conditions are provided in this report and borehole logs.
Finally, this review takes into consideration the flooding and erosion hazards identified in
the Ontario Ministry of Natural Resources Natural Hazard Guideline. More specifically,
Wave Uprush, Ice Piling, Stable Slope Allowance and Erosion Allowance have been
addressed in this report through the review of site conditions, historical aerial
photography and geotechnical engineering.
Geospec Engineering Ltd
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stability Review
9 Trafalgar Drive
Township of Oro-Medonre
2
3.0 OBSERVATIONS
3.1 General
To reiterate, the site proposed for development is situated on the edge of a plateau that
slopes down to Lake Simcoe on the southwest side of the property. The overall slope
ranges from gradual to steep. The gradual portion includes a gully that occupies a
majority of the west half of the property. The steep portion occupies the eastern 30 meters
of the property. Both slopes extend to Lake Simcoe but the last six to eight meters of the
slope exists as a very gradually sloped sand & gravel beach.
As the referenced Drainage Plan shows, the proposed development is situated behind the
20 meter setback from the 29\.15 m High Water Mark. More importantly, the closest
development to the Top of Slope, being the pool and septic field, are proposed at five (5)
meters from the Top of Slope. Finally, a boathouse is proposed on the existing gradual
gully slope, on the west side of the property.
3.2 Aerial Photography & Historical Documentation
Our representatives contacted the Ministry of Natural Resources in order to review
historical aerial photography of the site and adjacent lake. Photographs for 1953, 1978 &
1997 were available and reviewed. Despite the overgrowth along the shore, the series of
photographs revealed a consistent shoreline.
The consistent state of the shoreline is further supported by historic and current legal
surveys. More specifically, the April 1970, Plan of Survey completed by Roger R.
WeIsman OLS, for Lots 1 and 2, Concession 1, Township of Oro (Figure 1) established
that the water's edge was 4.69 metres (15.4 feet) from the square iron bar situated at the
southeast comer of Part 8 which includes the subject site. Moreover, the 2006 Sketch
Showing Proposed Severance of Part of East Part Lot 1, Concession 1 E.P.R., by Raikes
Surveying Ltd. (Figure 2) verified that the water's edge was 5.0 meters from the
referenced iron bar. Consequently, it may be concluded that the bar has remained without
being eroded for over 35 years and the water's edge has remained relatively constant.
Geospec Engineering Ltd
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stability Review
9 Trafulgar Drive
To"nsbip of Oro-Medonte
3
FIGURE 1:~_~~E!l:':rI~?.ll S..u:~VJj;~(LOTS 1 & 2, CONCESSION 1, ORO)
," ",-
~
VI
Po
.
=
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'-
\,..
~
~~,
. '-..
A.IIIlC;,.'~...
......<<2 . "Ii
OF
S I M COE
1
."3~iioir
~
~'"
~
Source; Raikes
Weisman.
FIGURE 2:
OF SEVERANCE)
;EOCEne >ANO. ARE:
:;oaSER.....A TlDN$
rCSR$:)~
C>N" J1-USPLAN ARE IN MEmES . AND
Source: Raikes-SW;~~g.i.id 2006'" q ~."
Geospec Engineering LId
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stability Review
9 Trafalgar Drive
Township of Oro-Medonte
4
3.3 Slope Geometry
The datum elevations of the Top and Bottom of Bank, as established by RSL, Ontario
Land Surveyor, within the proposed development area, were established as follows:
~ Top of Bank - 229.5 to 230.0 meters
~ Bottom of Bank - 220.0 meters
~ Water'sEdge-218.6meters
Based upon an overall site inspection, two distinct slopes are included at this site. The
west (gully) slope is considered gradual while the east slope is considered steep. In this
regard, two critical sections of the steep (east) slope were identified and further
investigated with the advancement of Borehole NOs 1 & 2. The geometry of the steep
slope, at the critical sections, is provided in Table 1. These sections are also shown on the
enclosed RSL Site Drainage (Section) Plan and Cross Sections.
TABLE 1: PRE-DEVELOPMENT SLOPE INCLINATION
Cross Length Top of Slope Toe of Slope Height Slope of Bank
Section (m) Elevation (m) Elevation (m) (m) Honz. Vert.
Borehole 1 14.0 230.0 220.0 10.0 1.40 1
Line No. I
Borehole 2 13.0 229.5 220.0 10.5 1.24 1
Line NO.2
Note: The tabulated values represent the steepest secoon of the steep (east) slope.
3.4 Geological Conditions
As indicated, two (2) boreholes were advanced along the Top of Slope at predetermined
locations. The approximate locations of the boreholes are shown on the attached RSL Site
Drainage Plan. Based upon the samples recovered from the boreholes, the investigation
established that tbe subsurface soil conditions were predominantly comprised of compact
to very dense layers of sand & gravel, gravelly to silty sand, sand and sand & silt
Furthermore, Borehole NO 2 encountered groundwater at a depth of 10.7 meters below
the existing grade level or an elevation of219.3 m. Borehole NO 1 was found to be dry to
an elevation of 219.4 m. The groundwater elevation in the borehole is located slightly
higher than the lake level but below the Toe of Slope.
The Angle of Internal Friction, without the influence of seepage planes, provides an
indication of the anticipated long-term stability of a slope comprised of a particular soil.
At this site, the overall slope is comprised of moist, compact to dense sand & gravel,
gravelly to silty sand, sand and sand & silt. The soil at this site is considered moderately
to highly permeable.
Geospec Engineering Ltd.
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stabilily Review
9 Trafalgar Drive
Township of Oro-Medonte
5
Regardless, the angle for wet, compact sand & silt to silty sand has been considered for
the assessment as the worst-case condition applicable to this site. Therefore, the
appropriate range for the Angle of Internal Friction would be in the order of 250 and
represent a slope, horizontal to vertical ratio, in the order of2.2: 1, disregarding the effects
of erosion.
3.5 Slope Condition
As previously described the existing slopes at this site vary from a gradual to steep
inclination. We do advise that portions of the slope were covered with snow at the time of
the site inspection; however, a majority of the steep slope surface, the area of primary
consideration., was exposed for inspection.
The slope surface included ground cover vegetation, forest mat, topsoil as well as
exposed soil. There was no evidence of groundwater seeps over the exposed face.
Vegetation also included large and mature trees; however, several trees were bent or had
leaning trunks. Deformed and collapsed trees are often indicators of historic surface slope
activity. Surface soil creep in the form of soil build-up above tree trunks and cavities
below trunks was evident around several trees. Furthermore, a beach existed beyond the
Toe of Slope. No evidence of erosion or undercut was apparent at the Toe of Slope.
Finally, we reiterate that a gully occupies the western half of the property. No erosional
evidence (ie. streamlet) was found to ascertain the creation of this gully.
4.0 CONSIDERATIONS & RECOMMENDATIONS
The proposed residence, pool and septic locations are shown on the attached Drainage
Plan. The setbacks with respect to the Natural Hazard Requirements, proposed
development window, the client proposed setback and the geotechnically stable setback
locations are provided in Table 2.
4.1 Natural Hazards Considerations
The subject property is situated on the north shore of Kempenfelt Bay approximately nine
kilometers west of the main body of Lake Simcoe, 5.1 kilometers from the west end of
Kempenfelt Bay and 2.9 kilometers from the south shore of Kempenfelt. Lake Simcoe
would be considered a large inland lake and subject to the flooding and erosion
considerations identified in the Ministry of Natural Resources Natural Hazards guideline.
Wave uprush and scour due to wave action are known to occur on Kempenfelt Bay
however, as described in the previous sections no evidence of wave action is apparent
beyond the beach at the Toe of Slope. It may therefore be considered that the slope on the
subject property has been effectively protected from wave scour by the beach. Similarly
Geospec Engineering Ltd
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stability Review
9 Trafalgar Drive
Township of Oro-Medonte
6
no evidence of ice piling/jamming was apparent. Moreover, although the Natural Hazard
Guidelines suggests an allowance offive (5) meters for wave uprush and other hazards,
the existing beach, shown on the Cross-Sections Line NO I & 2, has naturally provided
over six (6) meters wave uprush allowance.
Furthermore, due to the more than ten-meter high bank along this portion of the shore
flooding issues are not considered a concern to development on the plateau.
Also, according to the Natural Hazard Guideline, setbacks due to erosion must consider
either average annual recession or provide a minimum IS-meter setback for erosion
where shoreline protection is not available. Site observations and historical aerial
photographs indicate that the beach has apparently protected the subject slope. In
addition, survey documents from 1970 and 2006 establish that an iron bar has remained
within five meters of the high water mark for over 35 years.
Finally, although the fetch extending from the beach southwest towards the west end of
Kempenfelt Bay is 5.1 k:rn, no Dynamic Beach conditions are known to exist on
Kempenfelt Bay.
Geospec Engineering Lid
Project 06-1234
CONFIDENTIAL
February 3. 2006
Slope Stability Review
9 Trafalgar Drive
Township of Oro-Medonte
7
TABLE 2 - POST DEVELOPMENT SLOPE JNCLINA nON
Length (m) I Slope Slope of Bank
Cross Section i Length Top of Bank Toe of Bank Height
Wave Erosion Dynamic I (m) Elevation (m) Elevation (m) (m) Horiz. Vert.
Uprush Allowance Beach ~
Natural Hazards Required Setback (3:1 unless valId study)
Line No. 1 5 0 0 I 14 230.0 220.0 10.0 3 1
!
Line NO.2 5 0 0 13 229.5 220.0 10.5 3 1
I
Client ProposedlExisting Profile Setback
Line No. 1 ~
6.5 5 0 114 + 5 =19 230.0 220.0 10.0 1.9 1
Line No.2 7.5 5 0 . 13 + 5 = 18 229.5 220.0 10.5 1.7 1
Recommended Development Setback
Line No. 1 6.5 0 0 114+8=22 230.0 220.0 10.0 2.2* 1
Line No. 1 7.5 0 0 113+10=23 229.5 220.0 10.5 2.2* 1
,
* Considered geotechnically stable for wet, compact silty sand with active erosion.
Geospee Engineering Ltd.
Project 06-1234
CONFIDENTIAL
February 3, 2006
Slope Stability Review
9 Trafalgar Drive
Township of Oro-Medonte
8
4.2 Geotechnical Considerations
Geotechnically, the review suggests that the slope is primarily comprised of compact to
very dense layers of sand & gravel, gravelly to silty sand, sand and sand & silt. In
addition, no evidence of groundwater seeps was apparent. Furthermore, the existing ratio
of slope inclination for the critical slope was found to be in the order of 1.24 to 1.40: 1
(horizontal: vertical). However, the critical slope was found to be active, showing signs
of surface creep and slough. The remainder of the slope (gully) is considered stable at a
ratio in excess of 2.3: I, being shallower than 2.1: 1.
The pool and septic are proposed closest to the slope, being situated approximately five
meters from the Top of Slope. Therefore, with setback, they are presently proposed at a
point of slope inclination in the order of 1.7 to 1.9: 1 which is closer to the Top of Slope
than the geotechnically stable slope requirement.
Therefore, the tabulated values established that the steepest slope sections fail the
maximum allowable slope inclination recommend in the Natural Hazards Guideline.
5.0 CONCLUSIONS
Based upon the review, it is our considered oplmon that the proposed residential
development will not meet the requirements of the Natural Hazard Guidelines since the
development is situated within the setback of the stable slope requirement and does not
sufficiently allow for either the Erosion or Dynamic Beach Hazard Limits. We therefore
advise that pool and septic must be relocated to a point of at least 10 meters from the Top
of Slope.
We trust the review has been completed within our present terms of reference; however,
if you should have any questions, please do not hesitate to contact the undersigned.
Prepared By,
Kent Malcolm, Consulting Engineer
Geospec Engineering Lid
Project 06-1234
CONFIDENTIAL
February 3, 2006
Enclosures
Site Drainage Plan (Raikes Surveying Ltd.)
Cross Sections (Raikes Surveying Ltd.)
Borehole Logs
Grain Size Distribution Charts
I
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I
I
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I
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I
I
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I
:::>11 t:.. Ut";AlI'H\ut.. t"LAI'Il
OF PART OF
EAST PART LOT 1
CONCESSION 1 E.P.R.
TOWNSHIP OF ORO, now in the
TOWNSHIP OF ORO-MEDONTE
COUNTY OF SIMCOE
SCALE 1: 500
5 II 5,Ul 20 30 Motr..
RAIKES SURVEYING L ro.
2006
@
i 1" ..,.
1.- \,/ I
(; () lV (; E:- ..'i ..'; I () tv
LEGEND
FINISHED FLOOR= 235.48
TOP OF FOUNDAllON WALL=235.17
GARAGE FLOOR=235.Q2
WALKOUT=232.43
EXISllNG ELEVAllON 234.79
PROPOSED ELEVAllON 234.5
PROPOSED SWALE _
E:LE:VA nON
ElEVAllONS ARE GEODEllC AND ARE
DERI\IEO FROM GPS OBSERVATIONS
IN WGS84 NAD 63(CSRS).
METRIC
DISTANCES SHOWN ON THIS PLAN ARE IN MEmES AND
CAN BE CONVERTED TO fEET BY DIVIDING BY 0.3048.
.
,
,
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,
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RAIKES SURVEYING LTD.
o..W1.1.ozuI ~ . Bou.Dc1u7 _""'16
!Ii Bercz1 street. p.o.BoJ: 11fiO. BarrIe Otltarlo. L411 512
......... ('lOll) .......... ... (lOll) 'I2lI-88Oll
J}-KailAddrea ~
CHK'D BY: P.TA
PROJEC'l': ALLRAIKEll
DRA1IIl BY, R.J.lI.
L-ll ... '-- 1'1"-'.
236.0
II 237.0
236.0
235.0
I 234.0
233.0
232.0
I 231.0
230.0
229.0
I 226.0
227.0
226.01
I 225.0
224.0
223.0
I 222.0
221.0
220.0
I 219.0
218.0
0 10 20 ;j Q 30 40 ~ 50 60 70 75 Metres
I WA 1m'S ill ~
EDGE ~ u u
F F ~
m ~
m ill
I LINE No. 2
I 238.0
237.0
236.0
I 235.0
234.0
233.0
I 232.0
231.0
230.0
I 229.0
226.0
227.0
I 226.01
225.01
224.0
I 223.0
222.0
221.0
I 220.0
219.0
218.0 ;j Ii Ii
I 0 10 20 30 40 50 60 70 75 Metres
WATER'S ~ ~
~ ~ ~ 3 z
EDGE ~
~
I m Q Q
tit OSPEC ENGINEERING LTD.
287 Tiffin Street, Unit 10, Barrie, Ontario L4N 7R8
TEL: (705) 722-4638 FAX: (705) 722-4958
BOREHOLE LOG
CLIENT:
PRO.JECT NAME:
PRO.JECT N":
GROUND ELEVATION:
Raikes Surveying Ltd.
Slope Stability, 9 TrafaIgar Drive
06-1234
230.5 m
BOREHOLE NO:
BORING DATE:
SAMPLING MElHOD:
BORING MElHOD:
I
January 13, 2006
Split Spoon
Hollow Stem
Elevation SoD Water Depth N' N'Valne Water Content
(m) Description Level (m) Value (Blows/t1.3 m) (CA.)
(Unified Soil Classification System) (m) per
230.5 O.3m 20 40 60 81 10 20 30
20 em TopsoD over 0.4 2 I~
Sand & Gravel 0.'
brown, moist, compact to dense L2 15 , )
L' ".
2.0 33
,..
.. 31
3.'
Gradation @ 3.5 m 3.' 26 ti i~
Gravel 52% 4.0
Sand 42% ... , ).,
225.5 Silt 6% .., 14
SDty Sand ,.,
brown, moist, compact ,..
Gradation @ 5.0 m 6.0
224.0 Sand 78% Silt 21% Gravell % ... 14 . 0
GraveDy Sand ..,
brown, moist, dense to very dense 7.'
7.'
8.0 50 . 0
... \
,.,
Gradation@9.6m ,.,
Sand 70% ,.. 64 ,
Gravel 28% 10.0
Silt 2% lOA II
10.8
219.4 11.2 42 .,
END OF BOREHOLE 11.6
Dry & open upon completion. 12.0
12.4
\2.8
13.2
13.6-
14.0
14.4
14.11
15.2
15,6
16.0
GEOSPEC ENGINEERING LTD.
287 Tiffin Street, Unit 10, Barrie, Ontario L4N 7R8
TEL: (705) 722-4638 FAX: (705) 722-4958
BOREHOLE LOG
PROJECT NAME:
PROJECT NO:
GROUND ELEVATION:
Raikes Surveying Ltd.
Slope Stability, 9 Trafalgar Drive
06-1234
230.0 m
BOREHOLE N":
BORING DATE:
SAMPLING METHOD:
BORING METHOD:
2
January 13, 2006
Split Spoon
Hollow Stem
Elevation SOU Waler Depth N' N' Value Water Content
(In) De.criptlon Level (m) Value (B1ow"1.3 m) ('Yo)
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_~~~PEC ENGINEERING LTD.
287 Tiffin Street, Unit 10, Barrie, Ontario L4N 7R8
TEL: (705) 722-4638 FAX: (705) 722-4958
GRAIN SIZE DISTRIBUTION CHART
CLIENT:
Raikes Surveying Ltd.
DATE:
ENCLOSURE NO:
January 31, 2006
S
PROJECT:
Slope Stability
9 Trafalgar Drive
SlNative
Split Spoon
PB
PROJECT NO:
06-1234
SAMPLE NO:
SAMPLE TYPE:
SAMPLED BY:
SAMPLED FROM:
DATE SAMPLED:
DATE RECEIVED:
DATE TESTED:
Jannary 13, 2006
January 13,2006
January 19,2006
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287 Tiffin Street, Unit 10, Barrie, Ontario L4N 7R8
TEL: (705) 722-4638 FAX: (705) 722-4958
GRAIN SIZE DISTRIBUTION CHART
CLIENT:
Raikes Survey ing Ltd.
DATE:
ENCLOSURE NO:
January 31, 2006
6
SAMPLE NO:
SAMPLE TYPE:
SAMPLED BY:
SAMPLED FROM:
Slope Stability
9 Trafalgar Drive
SlNative
Split Spoon
PB
PROJECT NO:
06-1234
PROJECT:
DATE SAMPLED:
DATE RECEIVED:
DATE TESTED:
January 13, 2006
January 13, 2006
January 19,2006
BH2/2.0m . .
Sand & silt with trace gravel
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Silty sand with trace gravel
BH 2/S.1m . .
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Township of Oro-Medonte
Committee of Adjustment
Planning Report for
February 16, 2006
CNR Contracting
11 Sunnyside Ave., Plan 798, Lots 73, 74, 75, 77, 78 (Oro)
2005-B-55
2006-A-01
THE PROPOSAL
Consent application 2005-B-55 was deferred by the Committee of Adjustment on January 12,
2006 to allow the opportunity for the applicant to address the deficient lot area for the retained
lands as a result of the severance. The applicant has since then applied for a minor variance,
2006-A-01 to request relief from the minimum lot area requirement.
The purpose of application 2005-B-55 is to permit the creation of a new residential lot. The land
to be severed is proposed to have a road frontage along Symond Ave of approximately 43.81
metres (143.7 feet), a lot depth of approximately 45.8 metres (150.2 feet) and a lot area of
approximately 0.2 hectares (0.5 acres). The land proposed to be retained would have a road
frontage along Sunnyside Ave of approximately 30.39 metres (99.7 feet), a lot depth of
approximately 45.72 metres (150 feet) and a lot area of approximately 0.14 hectares (0.34 acres).
Minor variance application 2006-A-01 is proceeding with severance application 2005-B-55 that will
be heard at the same meeting. The applicant is requesting relief from the minimum lot area
requirement of 0.2 hectares (0.5 acres) to a proposed 0.14 hectare (0.34 acres) for the retained lot
as a result of the severance. The requested variance would be a condition to be fulfilled if
application 2005-B-55 is approved.
MUNICIPAL POLICY, ZONING AND PREVIOUS APPROVALS
Official Plan Designation -Shoreline
Zoning By-law 97-95 -Shoreline Residential (SR) Zone
Previous Applications -
AGENCY COMMENTS (space is provided for the Committee to make notes)
Simcoe County-
Public Works-
Building Department- The Township Building Dept has reviewed the application and note that the
proposal appears to meet the minimum standards
Engineering Department- No concerns
PLANNING DEPARTMENT
BACKGROUND
The applicant is proposing to create a new residential lot with a road frontage along Symond
Avenue of approximately 43.81 metres (143.7 feet), a lot depth of approximately 45.8 metres
(150.2 feet) and a lot area of approximately 0.2 hectares (0.5 acres). The retained lands would
have a road frontage along Sunnyside Ave of approximately 30.39 metres (99.7 feet), a lot depth
of approximately 45.72 metres (150 feet) and a lot area of approximately 0.1 hectares (0.34
acres).
OFFICIAL PLAN
The subject lands are designated Shoreline in the Oro-Medonte Official Plan. The intent of the
Shoreline policies is to maintain the existing character of this residential area, protect the natural
features of the immediate shoreline. and ensure the development is appropriately serviced with
water and sewer services. Section 010-3.5 Preferred Means of Land ~ivision - indicates that
iand division by plan of subdivision rather than consent shall generally be deemed necessary if:
a) the extension of an existing public road or the development of a new public
road is required to access the proposed lots/units (Modification #51); or,
b) the extension of a municipal water or sewer system is required to service the
proposed lots/units (Modification #51); or,
c) the area that is proposed to be developed is not considered to be infilling; or,
d) a Plan of Subdivision/Condominium (Modification #51) is required to ensure
that the entire land holding or area is developed in an orderly and efficient
manner; or,
e) more than three new lotsiunits (Modification #51) are being created.
The applicant is proposing the creation of one residential lot and the extension of municipal water
is not required to service the proposed lot. The applicant has indicated that in order for the
proposed lot to front on a public maintained road. the applicant will in fact bring up Symond
Avenue to Municipal Standards for the Township to then assume and maintain the road.
On this basis, the application would conform with the policies permitting the creation of a new
residential lot by consent and not require the development to occur by a plan of subdivision.
Section 010.3.7 New Residential lots by Consent - contains the policies required to be
considered for any application to create a new residential lot by consent.
These policies indicate:
D10.3.7
New residential lots by consent
The creation of new lots for a residential use by consent to sever is permitted,
provided a Plan of Subdivision is not required in accordance with Section 010.3.5
and provided the proposed lot and the retained lot (Modification #53):
a) fronts onto an existing public road that is maintained year round by a the
Township or County;
b) will not cause a traffic hazard as a result of its location on a curve or a hill;
and,
c) can be serviced with an appropriate water supply and means of sewage
disposal.
In addition, as a condition of consent to sever, the lands subject to the application and designated
Shoreline by this Plan shall be placed in the Shoreline Residential (SR) Zone in the implementing
Zoning By-law, if required.
The application as proposed does not front onto an existing public road, but as indicated above,
the applicant will bring Symond Avenue up to Municipal Standards. The proposed lot will not
cause a traffic hazard as it is not on a curve or a hill, and can be serviced with onsite water and
sewage disposal.
On the basis of the comments noted above, this application is deemed to generally conform with
the intent and policies of the Official Plan.
ZONING BY-LAW
The subject property is zoned Shoreline Residential (SR) in the Township's Zoning By-law 97-95,
as amended. The proposed and retained lots would comply with the minimum lot frontage in the
SR Zone. The proposed lot, however, will not comply with the minimum required lot area in the
SR zone being 0.5 acres, as the severed lot is proposed to have a lot area of 0.34 acres. The
minor variance application, which would recognize the reduced lot area of the retained lot, has
been received and circulated for this meeting.
CONCLUSION
In reviewing the application for the creation of one new residential lot, it would appear that the
application conforms with the general intent of the Shoreline policies of the Official Plan. As part
of Provisional Approval, it is being recommended that a condition be inserted: i) That the
applicant bring Symond Avenue up to Municipal Standards to the satisfaction of the Township
Public Works Department.
RECOMMENDATION
It is recommended that Committee grant Provisional Consent for application 2005-B-55 for the
creation of a new residential lot and approve Minor Variance application 2006-A-01 for a reduced lot
area of 0.14 hectare (0.34 acres) and subject to the following conditions:
1. That three copies of a Reference Plan of the subject lands prepared by an Ontario Land
Surveyor be submitted to the Committee Secretary-Treasurer;
2. That the applicant's solicitor prepare and submit a copy of the proposed conveyance for
the parcel severed, for review by the Municipality;
3. That the applicant pay $ 2,000.00 for the lot created as cash-in-Iieu of a parkland
contribution;
4. That the applicant pay a Development Charges Fee in the amount of $4,055.78 (By-law
2004-082) to the Township;
5. That the applicant bring Symond Avenue up to Municipal Standards to the satisfaction of
the Township Public Works Department;
6. That the applicants apply for and obtain a Driveway Entrance Permit from the Public
Works Department for the land to be severed; and
7. That the conditions of consent imposed by the Committee be fulfilled within one year from
the date of the giving of the notice of decision.
All of which is respectfully submitted,
Reviewed by,
~.~
Director of Building and Planning Services
A(~
Andy Karaiskakis, Hons. BA
Planner
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Committee of Adiustment Minutes
Thursdav January 12. 2006. 9:30 a.m.
In Attendance: Chairperson Lynda Aiken, Member Dave Edwards, Member Allan
Johnson, Mernber Michelle Lynch and Secretary-Treasurer Andy Karaiskakis
Absent Mernber: Garry Potter
1. Cornmunications and Correspondence
None declared
. DONTE TOWNSHIP I
I
e I I
2 5 2006 I
. COUNCIL 0 I
~~~~C. OF W. ~
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Correspondence to be addressed at the time of the specific hearing.
2. Disclosure of Pecuniary Interest
3. Hearinas:
9:30
Doug Shaw
Plan 882, Part Lots 22, 23 (Oro)
1079 Lakeshore Road East
A-39/03 (Revised)
In Attendance: Doug Shaw, applicant
BE IT RESOLVED that:
Moved by Allan Johnson, seconded by Michelle Lynch
"That the Committee hereby approve minor variance A-39/03 as revised subject
to the following conditions:
1. That the size and setbacks of the proposed garage be in conformity with
the sketches submitted with the application and approved by the
Committee;
2. That the appropriate building permit be obtained from the Township's Chief
Building Official only after the Committee's decision becomes final and
binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13;
3. That the proposed garage be no larger than 59rn2 (644 ft2);
4. That the proposed garage be no closer than 1.8 metres (6 feet) frorn the
interior side lot line;
5. That the proposed garage be no closer than 3 metres (10 feet) from the
front lot line to the closest corner of the garage; and,
Committee of Adjustment-January 12, 2006
Page 1
I'j
- """
6. That an Ontario Land Surveyor provide verification to the Township of
compliance with the Cornmittee's decision by 1) pinning the footing and 2)
verifying in writing prior to pouring of the foundation by way of surveylreal
property report.
.....Carried."
Committee of Adjustment~January 12, 2006
Page 2
9:40
Marion Homer
Conc.9. South Part Lot 22 (Medonte)
6331 Line 8 North
2005-A-53
In Attendance: Marion Homer, applicant and David Fell, contractor
BE IT RESOLVED that:
Moved by Michelle Lynch, seconded by Dave Edwards
"That the Committee hereby approve Minor Variance Application 2005-A-53
subject to the following conditions:
1. That the front yard for the proposed kennel shall be no closer than 94.99
m (311.6 ft), as shown on the Site Plan prepared by Galbraith, Eplett,
Worobec Surveyors dated September 15, 2005;
2. That the proposed structure shall be used in accordance with the
permitted uses of the Agricultural/Rural (A1RU) zone;
3. That the setbacks be in conforrnity with the dirnensions as set out in the
application and on the Site Plan dated Septernber 15, 2005 subrnitted with
the application and approved by the Committee.
4. That an Ontario Land Surveyor provide verification to the Township of
compliance with the Committee's decision by 1) pinning the footing and 2)
verifying in writing prior to pouring of the foundation by way of survey/real
property report; and,
5. That the appropriate building perrnit be obtained from the Township's
Chief Building Official only after the Comrnittee's decision becomes final
and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13.
.. ...Carried."
Committee of Adjustment-January 12, 2006
Page 3
9:50
Spasov
Plan 864, Lot 4 (Oro)
245 Shoreline Drive
2005-A-54
In Attendance: Mike Spasov. acting on behalf of owner
BE IT RESOLVED that:
Moved by Michelle Lynch, seconded by Allan Johnson
"That the Comrnittee hereby approve Minor Variance Application 2005-A-54
subject to the following conditions:
1. The dwelling maintain the existing 4 rnetres (12.9 feet) and 7.5 metres (24.8
feet) for the north-west and north-east corners of the dwelling respectively
setback from the interior side lot lines;
2. That the height of the new roofline be no higher than 11 rnetres (36 feet);
3. That the appropriate building permit be obtained from the Township's
Chief Building Official only after the Committee's decision becornes final
and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13;
and,
4. That the setbacks be in conforrnity with the dimensions as set out in the
application and on the sketches submitted and approved by the Committee.
.....Carried."
Committee of Adjustment.January 12, 2006
Page 4
Q
\
10:00
David & Shelley Fell
Lot 110, Plan M29 (Medonte)
2005-B-56
2005-A-55
In Attendance: David Fell, applicant
BE IT RESOLVED that:
Moved by Allan Johnson, seconded by Dave Edwards
"That the Committee hereby grant Provisional Consent regarding Application
2005-8-56 subject to the following conditions:
1. That three copies of a Reference Plan for the subject land indicating the
severed parcel be prepared by an Ontario Land Surveyor be subrnitted to
the Secretary-Treasurer;
2. That the applicant's solicitor prepare and submit a copy of the proposed
conveyance for the parcel severed, for review by the Municipality;
3. That the severed lands be merged in title with 37 Alpine Drive and that the
provisions of Subsection 3 or 5 of Section 50 of The Planning Act apply to
any subsequent conveyance or transaction involving the subject lands;
4. That the applicants solicitor provide an undertaking that the severed lands
and the lands to be enhanced will rnerge in title;
5. That the shed be removed or relocated in compliance with the Zoning By-
law;
6. That all municipal taxes be paid to the Township of Oro-Medonte; and,
7. That the conditions of consent irnposed by the Committee be fulfilled
within one year from the date of the giving of the notice.
.. ...Carried."
Moved by Dave Edwards, seconded by Michelle Lynch
"That the Committee hereby approve Minor Variance Application 2005-A-55
subject to the following conditions:
1. That the applicants fulfil the conditions of Consent Application 2005-8-56
.. ...Carried."
Committee of Adjustment-January 12, 2006
Page 5
....
10:10
2005-B-57
Plan 860 (Oro)
Road East
In Attendance: Christian Lauder. acting on behalf of applicant, Iris Roe, 303
Shoreline Drive
BE IT RESOLVED that:
Moved by Dave Edwards, seconded by Allan Johnson
"That the Committee hereby grant Provisional Consent regarding Application
2005-B-57 subject to the following conditions:
1. That three copies of a Reference Plan for the subject land indicating the
severed parcel be prepared by an Ontario Land Surveyor be submitted to
the Secretary-Treasurer;
2. That the applicant's solicitor prepare and subrnit a copy of the proposed
conveyance for the parcel severed, for review by the Municipality;
3. The rear property line would have to be located a minimum distance of 40
metres (131 feet) from the rear wall of the house to allow for existing
septic systern;
4. That the severed lands be rnerged in title with 467 Shoreline Drive and
that the provisions of Subsection 3 or 5 of Section 50 of The Planning Act
apply to any subsequent conveyance or transaction involving the subject
lands;
5. That the applicants solicitor provide an undertaking that the severed lands
and the lands to be enhanced will rnerge in title;
6. That all rnunicipal taxes be paid to the Township of Oro-Medonte; and,
7. That the conditions of consent irnposed by the Cornrnittee be fulfilled
within one year frorn the date of the giving of the notice.
.....Carried."
Committee of Adjustment~January 12, 2006
Page 6
10:20
Angus & Marjorie Ferguson
North Part Lot 12, Plan 640A (Oro)
2 Wilson Street
2005-A-57
In Attendance: Doug Akers, representing Cassel mans', future owners of 2
Wilson Street, Marjory Shedd, 103 Shoreline Drive
BE IT RESOLVED that:
Moved by Dave Edwards, seconded by Allan Johnson
"That the Committee hereby approve Minor Variance Application 2005-A-57
subject to the following conditions:
1. That the proposed dwelling be located no closer than 3 rnetres (10 feet)
from the front and rear property lines;
2. That an Ontario Land Surveyor provide verification to the Township of
cornpliance with the Cornrnittee's decision by 1) pinning the footing and 2)
verifying in writing prior to pouring of the foundation that the dwelling be
located no closer than 3 metres (10 feet) frorn the front and rear lot lines;
3. That the appropriate building permit be obtained from the Township's
Chief Building Official only after the Committee's decision becornes final
and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13;
and,
4. That the setbacks be in conformity with the dimensions as set out in the
application and on the sketch submitted with the application and approved
by the Committee
.....Carried."
Committee of Adjustment~January 12, 2006
Page 7
~4-~
10:30
Fred Shellswell
Conc.7. South Part Lot 2 (Medonte)
3548 Line 7 North
2005-A-56
In Attendance: Fred Shellswell, applicant
Secretary-Treasurer read letter from Tim Salkeld, Resource Planner,
Nottawasaga Valley Conservation Authority, dated January 6, 2006
verbatim to the Committee members and those present in the audience.
BE IT RESOLVED that:
Moved by Allan Johnson, seconded by Michelle Lynch
"That the Comrnittee hereby approve Minor Variance Application 2005-A-56
subject to the following conditions:
1. That the size and setbacks of the proposed dwelling be in conformity with
the sketches submitted with the application and approved by the
Cornmittee;
2. That an Ontario Land Surveyor provide verification to the Township of
compliance with the Committee's decision by 1) pinning the footing and 2)
verifying in writing prior to pouring of the foundation so that
i) the dwelling be located no closer than 91.4 metres (300 feet)
frorn the front property line, and;
3. That the appropriate building permit be obtained from the Township's Chief
Building Official only after the Cornmittee's decision becornes final and
binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13.
.....Carried."
Committee of Adjustment~January 12, 2006
Page 8
10:40
CNR Contracting
Plan 798, Lots 73,74,75,77.78 (Oro)
11 Sunnyside Ave.
~<A
2005-B-55
In Attendance: Martin Kichuk, representing applicant
BE IT RESOLVED that:
Moved by Dave Edwards, seconded by Allan Johnson
"That the Cornrnittee hereby Defer Consent application 2005-8-55 for the
creation of a new residential lot to allow the opportunity for staff to discuss with
the applicant the options to address the deficient lot area for the retained lands
as a result of the severance.
.. ...Carried."
Committee of Adjustment~January 12, 2006
Page 9
10:50
Steve Meyer
Cone. 9, West Part Lot 7 (Medonte)
370 Warminster Sideroad
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A-1/03 (Revised)
In Attendance: Steve Meyer, applicant
Secretary-Treasurer read letter from Tim Salkeld, Resource Planner,
Nottawasaga Valley Conservation Authority, dated January 6, 2006
verbatim to the Committee members and those present in the audience.
BE IT RESOLVED that:
Moved by Allan Johnson, seconded by Dave Edwards
"That the Committee hereby approve Minor Variance Application A-1/03 as
revised subject to the following conditions:
1. That the size and setbacks of the proposed dwelling be in conformity with
the sketches submitted with the application and approved by the
Cornmittee;
2. That an Ontario Land Surveyor provide verification to the Township of
compliance with the Committee's decision by 1) pinning the footing and 2)
verifying in writing prior to pouring of the foundation so that
3. the dwelling be located no closer than 5 rnetres (16.4 feet) from the
Environrnental Protection Zone;
4. the dwelling be located no closer than 14 metres (45.9 feet) frorn the slope
that exceeds 33%, and;
5. That the appropriate building permit be obtained from the Township's Chief
Building Official only after the Comrnittee's decision becornes final and
binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13.
.. ...Carried."
Committee of Adjustment~January 12, 2006
Page 10
5. Other Business
i. Adoption of rninutes for the Decernber 15, 2005 Meeting
~ \.
\0. ~ \
Moved by Allan Johnson, Seconded by Dave Edwards
"That the minutes for the December 15th 2005 Meeting be adopted as
printed and circulated
...Carried."
ii. Modify conditions of approval for 2005-A-50 (Harris)
COMMITTEE OF ADJUSTMENT DECISION to MODIFY CONDITIONS OF
APPROVAL
WHEREAS Committee deerns it necessary to clarify the conditions of the minor
variance and finds the rnodifications to be minor and of a technical nature, and
WHEREAS Comrnittee deerns the changes to the conditions to be rninor and
therefore no Notice of the change to conditions is required;
NOW THEREFORE BE IT RESOLVED that:
Moved by Michelle Lynch, seconded by Dave Edwards
"That the conditions to Minor Variance 2005-A-50 be modified by adding a
condition (6):
6. That the deck be no closer than 6.7 rnetres (22 feet) for the north west
corner of the deck from the front lot line.
...Carried."
6. Adiournment
Moved by Michelle Lynch, Seconded by Dave Edwards
"We do now adjourn at 11 :50 a.rn."
... Carried."
(NOTE: A digital copy of this meeting is available for review.)
Chairperson,
Lynda Aiken
Secretary-Treasurer,
Andy Karaiskakis, ACST(A)
Committee of AdjustmentAJanuary 12, 2006
Page 11
..,
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ONTARIO ASSOCIATION OF COMMITTE~~OF
ADJUSTMENT AND CONSENT AUTHORITIES
OACA
Confers the designation of
Associate Accredited Committee Secretary~ Treasurer
ACST (A)
on
Karaiskakis
In effect
November 18. 2005
Date to
Signed~~~
Secretary- Treas r
November 18. 2010
Date
Thiscetlirocala is the property of the Association and remains in llle pOSsession of tl1<lperson wflOW name IUiearsonly so Ion.g as l!UdI ptlrtWn terM.!ns aniember lfI'g06dSi;a.nd!lig
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