04 24 2006 PAC Agenda
TOWNSHIP OF ORO-MEDONTE
PLANNING ADVISORY COMMITTEE
MEETING AGENDA
Robinson Room
Date: Monday, April 24, 2006
Time: 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 - February 27, 2006
5. Correspondence and Communication - Update Of Planning Applications
6. Planning Applications
(a) Planning Report presented by Bruce Hoppe, Director of Building and
Planning, Re: Ian Sponagle, West Part of Lot 17, Concession 11, 563
Line 10 North (Oro), Township of Oro-Medonte, Application 2006-ZBA-
02 (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 Building and
Planning, Re: Helen Anderson, East 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)
(c) Verbal Update presented by Bruce Hoppe, Director of Building and
Planning, Re: Markus and Sonja Schneider, East Part of Lot 1,
Concession 7 (Oro), Township of Oro-Medonte, Application P-134/02
(Applicant to be afforded an opportunity to speak to the application
subsequent to the review of the report)
(d) Planning Report presented by Bruce Hoppe, Director of Building and
Planning, Re: Peter Partridge, 3217 Penetanguishene Road, Part of Lot
29, Concession 2 (Medonte) Township of Oro-Medonte, Application
2006-ZBA.03 (Applicant to be afforded an opportunity to speak to the
application subsequent to the review of the report)
(e) Planning Report presented by Bruce Hoppe, Director of Building and
Planning, Re: Peter Raikes, 9 Trafalgar Drive, East Part of Lot 1,
Concession 1 (Oro), Township of Oro-Medonte, Application 2006-ZBA-
06 (Applicant to be afforded an opportunity to speak to the application
subsequent to the review of the report)
(f) Planning Report presented by Bruce Hoppe, Director of Building and
Planning, Re: Laurel View Homes (H.V.) Inc. and Horseshoe Resort,
3217 Penetanguishene Road, Part of Lot 3 and 4, Concession 4 (Oro)
Lots 1-66, Plan M.741, Township of Oro-Medonte, Application 2005-
ZBA-28 (Applicant to be afforded an opportunity to speak to the application
subsequent to the review of the report)
(g) Planning Report presented by Bruce Hoppe, Director of Building and
Planning, Re: 1533532 Ontario Ltd. (Litz Landscaping), Concession 10,
West Part of Lot 20 (Oro), Township of Oro-Medonte, 74 Schoolhouse
Road, Application 2006-0PA-01, 2006-ZBA-05 (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, May 29, 2006
b. Member Coutanche re: PAC process
8. Adjournment
If,'
TOWNSHIP OF ORO-MEDONTE
PLANNING ADVISORY COMMITTEE MINUTES
2003-2006 TERM
February 27,2006 @ 7:12 p.m.
Robinson Room I Council Chambers
Present:
Council Representatives
Mayor J. Neil Craig
Deputy Mayor Harry Hughes
Councillor Dan Buttineau
Councillor Paul Marshall
Councillor John Crawford
Councillor Ruth Fountain
Public Representatives
Terry Allison
Robert Barlow
Mel Coutanche
Craig Drury
John Miller
Regrets:
Councillor Ralph Hough
Staff Present:
Bruce Hoppe, Director of Building and Planning Services; Glenn
White, Senior Planner; Janette Teeter, Clerk's Assistant
Also Present:
Dianne & Tony Keene, Jeff Briggs, Allan Briggs, Shirley Briggs, Ian
Sponagle, Charles Style, Patricia Griffin, Bruce Griffin, Andria Leigh,
Dianne Johnstone, Harvey Johnstone
1. Opening of Meeting by Chair.
2. Adoption of Agenda.
Motion No. PAC060227-1
Moved by Terry Allison, Seconded by Robert Barlow
It is recommended that the agenda for the Planning Advisory Committee meeting of
Monday, February 27, 2006 be received and adopted.
Carried.
3. Declaration of Pecuniary Interest and the General Nature Thereof - in
Accordance with the Act.
None declared.
4. Minutes of Previous Meetings - January 30, 2006.
q,z.
Motion No. PAC060227-2
Moved by Robert Barlow, Seconded by Terry Allison
It is recommended that the minutes of the Planning Advisory Committee Meeting held on
January 30, 2006 be received and adopted.
Carried.
5. Correspondence and Communication.
None.
6. Planning Applications
a) Planning Report presented by Bruce Hoppe, Director of Building and Planning
Services, Re: Viola Tuck, Concession 1, Part of Lot 16 (Oro), Township of Oro-
Medonte, Application 2005-ZBA-24/25.
Motion No. PAC060227-3
Moved by John Miller, Seconded by Craig Drury
It is recommended that
1. Report No. BP 2006-007, presented by Bruce Hoppe, Director of Building and
Planning Services, re: Zoning By-law Amendment for Viola Tuck and/or The Estate
of Viola Tuck, Concession 1, Part of Lot 16 (Oro), Township of Oro-Medonte, 861
Penetanguishene Road be received and adopted.
2. That Council be requested to approve a Zoning By-law Amendment for Viola Tuck
and/or The Estate of Viola Tuck, that would rezone the lands described as
Concession 1, Part of Lot 16 (Oro), Township of Oro-Medonte, on Schedule A 12 of
Zoning By-law 97-95, as amended from the Agricultural/Rural (A/RU) Zone to the
Rural Residential Two (RUR2) Zone.
3. And Further That the Clerk bring forward the appropriate By-law for Council's
consideration.
Carried.
Planning Advisory Committee Meeting
February 27, 2006, Page 2
b) Planning Report presented by Bruce Hoppe, Director of Building and Planning '1,.3
Services, Re: Harvey and Dianne Johnstone, Part of Lot 22, Concession 9 (Oro)
Township of Oro-Medonte, Application 2005-ZBA-26.
Motion No. PAC060227-4
Moved by Craig Drury, Seconded by Mel Coutanche
It is recommended that
1. Report No. BP 2006-008 presented by Bruce Hoppe, Director of Building and
Planning Services, re: Zoning By-law Amendment for Harvey & Dianne Johnstone
Concession 9, East Part of Lot 22, (Oro), Township of Oro-Medonte, 234 Line 9
North be received and adopted.
2. That Council be requested to approve a Zoning By-law Amendment for Harvey and
Dianne Johnstone, that would rezone the lands described as Concession 9, East
Part of Lot 22 (Oro), Township of Oro-Medonte, on Schedule A 10 of Zoning By-law
97-95, as amended from the Agricultural/Rural (A/RU) Zone to the Rural Residential
Two (RUR2) Zone and the existing Environmental Protection (EP) Zone will not be
changed.
3. And Further That the Clerk bring forward the appropriate By-law for Council's
consideration.
Carried.
c) Planning Report presented by Bruce Hoppe, Director of Building and Planning
Services, Re: Frank Lepschi, Part of Lot 27, Concession 6 (Ore) Township of
Oro-Medonte, Application 2005-ZBA-30.
Motion No. PAC060227-5
Moved by Craig Drury, Seconded by Mel Coutanche
It is recommended that
1. Report No. BP 2006-009 presented by Bruce Hoppe, Director of Building and
Planning Services, re: Zoning By-law Amendment for Frank Lepschi, Concession 6,
Part Lot 27, RP 51 R-33967 Part 1, (Oro) Township of Oro-Medonte, 220 Lakeshore
Road West be received and adopted.
2. That Council be requested to approve a Zoning By-law Amendment for Frank
Lepschi, that would rezone the lands described as Concession 6, Part of Lot 27
(Oro), on Schedule A4 of Zoning By-law 97-95, as amended from the
Agricultural/Rural (A/RU) Zone to the Shoreline Residential (SR) Zone.
3. And Further That the Clerk bring forward the appropriate By-law for Council's
consideration.
Carried.
Planning Advisory Committee Meeting
February 27, 2006, Page 3
If.q
7. Other Business.
a) Next PAC Meeting - Monday, March 27, 2006.
b) Bruce Hoppe, Director of Building and Planning Services gave a verbal update on
outstanding planning applications and upcoming OMB Hearing dates.
8. Adjournment.
Motion No. PAC060227-6
Moved by Robert Barlow, Seconded by Terry Allison
It is recommended that we do now adjourn at 7:31 p.m.
Carried.
Chair, Mayor J. Neil Craig
Director of Building and Planning
Services, Bruce Hoppe
Planning Advisory Committee Meeting
February 27, 2006, Page 4
5-1
TOWNSHIP OF ORO-MEDONTE
II
MEMORANDUM
~
To: Planning Advisory Committee
cc: Jennifer Zieleniewski, C.A.O., Department Heads
From:
Andy Karaiskakis, Planner
R.M. File #:
Date:
March 21, 2006
RolI#:
Subject: Status - Planning Applications
Frank Lepschi, Lot 39 Rezoning to facilitate Approved Appeal period expired - complete
Plan 807, 2005-ZBA-30, boundary addition as
220 Lakeshore Road a condition of consent
West
Jules Goossens, 2005- OPA, Rezoning and Application circulation Staff to assess comments
OPA-04,2005-ZBA-27, consent to facilitate complete, comments received. Await direction from
Consent 2005-B-48 - the creation of 3 provided to applicant applicants agent on how to
2005-B-50, Part of Lot 25, residential lots proceed.
Conc.10 Oro
Jeffrey Gooch, 2005-ZBA- Rezoning to remove Approved Appeal period expired - complete
23, Part Lot 10, Con. 5 special exception
(formerly Medonte), prohibiting
Mount SI. Louis Road development in
proximity to landfill
sites
Viola Tuck, 2005-ZBA- Rezoning to facilitate Approved Appeal period expired - complete
24/25, Part Lot 16 Con. 1, severance and
(formerly Oro), boundary adjustment
Penetanguishene
Road/Ski Trails Road
TRY Recycling, 2005- Subdivision and Statutory Public None at this time - await
SUB-01, 2005-ZBA-22, rezoning for recycling Meeting scheduled technical studies from landowner
Con. 8, West Part of Lot establishment for November 28, to proceed further
19, (formerly Oro), 225 2005
Line 7 North
5--2,.
MSL Properties, D12
P16/89, OM-T-91009 Part
of Lot 27, Conc. 3 (Oro)
Bowes/Braden, D14
P105/00, Part of Lot 8,
Conc. 4 Oro
Ucci, D09 P115/01
Part of Lot 27, Conc. 5
(Oro)
Thatcher, D14 P138/02
Part of Lot 15, Conc. 9
(Medonte)
M & S Schneider (Wiliy's
Jeeps ),
D14.02. P134/02
Part Lot 1, Conc. 7 (Oro),
3224 Line 7 North
1254554 Ontario Limited
(Ken Secord), D14 (03)
P145/03,
Part of Lot 15, Conc.1,
51 R-2993, Part 1 and
51 R-27229, Part 2 (Oriilia)
Bachly, D12 (03) S-2/03,
Part of Lot 15, Conc. 8,
Blocks 65-69, Plan M-679
(Medonte)
1204600 Ontario Ud,
D09, D14, & D12 P-
146/03 & S-1/03, Lots 18-
36, Plan 91, Part of Lot 41
& 42, Conc. 1 (Medonte)
Re-zoning from
Agricultural/Rural to
Residential One, Plan
of Subdivision for 93
residential lots
Re-zoning from
Agricultural/Rural to
ermit allet business
Official Plan
Amendment for Adult
Lifestyle Community
Re-zoning from
Agricultural/Rural
Exception to
Residential One
Holding Zone
Re-zoning from
Agricuitural/Rural
(AlRU) to exception
to permit outdoor
storage, repairs and
sale of military jeeps
and equipment
Re-zoning from
General Commercial
to General
Commercial
Exception to permit
auction sales
Part Lot Control
(Subdivision) to
create 40 lots
Official Plan & Zoning
Amendments to
permit 183 residential
lot subdivision
Inactive since 1999,
lands are designated
in Official Plan,
Township to
comment on draft
plan once servicing
issues addressed,
New owner as of July
04, met with twp to
review subdivision
rocess
Appeal withdrawn
Appealed to OMB,
Hearing scheduled
for April 2006.
Proponent requesting
adjournment due to
MMAH Declaration of
Provincial Interest
Refused by Council,
OMB Hearing
adjourned untii plan
of sub application
(2004-SUB-02) is
rocessed b Tw
Statutory Public
Meeting held in
October 2005.
Ur received from
applicant's solicitor,
hired transportation
consultant to address
MTO letter and
required approvals
Statutory Public
Meeting held
September 2005
Premature until
completion of
Craighurst Secondary
Plan, On hold, Peer
Reviews completed
and provided to
applicant
- 2-
None at this time - await
technical studies from landowner
to proceed further
Applicant to complete site plan
for home industry
None at this time
Settlement on Zoning By-law
appeal to be presented to OMB
after engineering reports
complete
Staff to assess comments
received and report back to PAC
with recommendation report.
Await follow up information to
satisfy MTO letter prior to
preparation of report to PAC
Complete
Application to be reviewed at
time of completion of Secondary
Plan for Craighurst to determine
conformity to the Plan
5-3
Lester Cooke,
009 (03) P-159/03
South Part of Lot 17,
Conc. 3 (Orillia)
Georgian North Lands
Ltd., 014 (04) 2004-ZBA-
02, Part of Lot 2 and 3,
Conc. 9 (Oro)
Official Plan
Amendment to
expand Shoreline
designation to permit
creation of three
residential lots, Re-
zoning to Shoreline
Residential Zone.
Corresponding
severance
a Iications.
Re-zoning to amend
provisions currentiy in
the Residential One
Exception 75 Zone
OPA 19 approved by
Township and
County; currently
under appeal by
abutting landowner.
Applicant submitted
letter to Council with
proposed revised
development
Awaiting OMB hearing date.
Applicant advised to submit
technical studies to support
revised pian. No further action
required at this time.
CRA Developments, Official Plan Application requires Planning report to PAC once
009 & 014 (04) 2004- Amendment to County decision final LSRCA comments received
OPA-03, 2004-ZBA-04 expand Shoreline regarding OPA #17
West Part of Lot 26, designation to permit which amends the
Conc. 9 (Oro) creation of 7 current Shoreline
residential lots, re- policies, Public
zoning to Shoreline Meeting Jan 17/05
Blueberry Beach (Robert Official Plan Application circulation None at this time
Lean), 009 & 014 (04) Amendment to complete, comments
2004-0PA-01, 2004-ZBA- expand Shoreline provided to applicant
05 designation to permit for revisions to
East Part of Lot 20, Conc. creation of residential application
1 (Orillia) lots, re-zoning to
Shoreline Residential
zone
Moon Point Dev. Corp., Official Plan Applications OMB hearing complete: awaiting
009,014, & 012 (04) Amendment to approved by decision
2004-0PA-02,2004-ZBA- expand Shoreline Township and
09,2004-SUB-01 Designation, County; appealed to
Part of Lot 15 &16, Conc. Rezoning from NRU OMB by residents'
3 (Orillia) to SR zone, and Plan association
of Subdivision for 14
lot residential
subdivision
Helen Anderson, 0 09 Redesignation from Statutory Public Staff to complete
(05) 2005-0PA-01 Mineral Aggregate Meeting held October recommendation report for
Conc. 14, E Y2 Lot 9 and Resources to 2005. consideration of PAC.
Ny" Lot 10 (Oro) Agricultural
Ian & Lori Webb, 009
(05) 2005-0PA-02
Conc. 11, N pt Lot 3
(Medonte), 3S0S Line 11
North
Site Specific
designation to permit
severance of
veterinary clinic
Approved by
Township: awaiting
County approval
- 3-
None at this time.
5-"1
Laurel View Homes Inc.,
D 14 (05) 2005-ZBA-28
Conc. 4, pt Lots 3, 4, Plan
M-741 (Oro)
638230 Ont. Ltd. (Keyzer)
D 14 (05) 2005-ZBA- 33,
Part of Lot 5, Conc. 13
(Medonte)
Peter Partridge D 14 (06)
2006-ZBA-03, Conc. 2,
North Part Lot 29 (Oro)
Gail Raikes D 14 (06)
2006-ZBA-06, Conc. 1,
East Part Lot 1 (Oro)
Site-Specific
exceptions to the
section of the Zoning
By-law which allows
encroachments in
required yards for
architectural features
related to a building
or structure
Re-zoning from
Agriculturai/Rural to
Residential One,
Draft Plan of
Subdivision Approved
for 55 residential lots
Re-zoning from Rural
Industrial to
Residential One for
construction of
residential dwelling
Rezoning to facilitate
severance as a
condition of consent
Statutory Public
Meeting held
February 2006
Staff to report back to PAC with
recommendation report
Awaiting circulation
comments prior to a
preliminary report to
PAC
Await comments from NVCA
Received comments
from agencies
Recommendation report to
proceed to Public Meeting
Received comments
from agencies
Recommendation report to
proceed to Public Meeting
Kellwat Ltd & Fred Grant Rezoning from NRU Awaiting circulation Await comments from
Square Ltd. D 12 (06), D to R1* Zone, and comments prior to a department heads and agencies
14 (06), 2006-SUB-01, Plan of Subdivision preliminary report to
2006-ZBA-01, Conc. 4, for 97 lot residential PAC
South Part Lot 4 (Oro) subdivision
James & Kimberley Drury, Rezoning from NRU Received circulation None at this time - await
D 12 (06), D 14 (06), to R1 Zone, and Plan comments from technical studies from landowner
2006-SUB-02, 2006-ZBA- of Subdivision for 12 department head and to proceed further
04, Conc. 5, West Part lot residential agencies. Await
Lot 11 (Oro) subdivision additional engineering
work from landowner
to proceed further
prior to a preliminary
re ort to PAC
Ian Sponagle, D 14 (06), Rezoning from EP to Statutory Public Staff to complete
2006-ZBA-02, Conc. 11, NRU to reflect up to Meeting held recommendation report for
West Part Lot 17 (Oro) date mapping February 2006 consideration of PAC.
-4-
5.~
1533532 Ontario Ltd.
(Litz), D09 (06) 2006-
OPA-01, D14 (06) 2006-
ZBA-05
West Part Lot 20, Conc.
10 (Oro)
Official Plan
Amendment from
Agricultural to
Commercial
Designation,
Rezoning from NRU
to GC* zone
Received comments
from agencies
- 5 -
Recommendation report to
proceed to Public Meeting
5-'
012 P13187 Inactive
J. Johnston Construction
Ltd.
Subdivision
OM-T-93003 (Part Lot 1,
Concession 14 Oro
P21188 Kovacs Inactive
OM-T-91050 Part of Lot
11, Concession 2 (Oro)
P4190 Capobianco Recently Active
43T -93022 Part of Lot 1
and 2, Cone. 7 (Oro)
P1191 Houben Recently Active
OM-T-94003 Part of Lot
10, Conc. 10 (Oro)
P5194 Horseshoe Timber Inactive
Ridge
Part of Lot 1, Conc. 4
Medonte
P77198 638230 Ont. Ltd. Inactive
(Keyzer)
OM-T-90082 Part of Lot
5, Conc. 13 (Medonte)
Homire Inactive
OM-T-90046 Part of Lot
5, Conc. 14 (Medonte)
P13189 Buffalo Springs Active
OM-T-91031 Part of Lots
2 and 3, Concession 9
Oro
P52189 ~iamond Valley Active
Estates
43T-93019 Part of Lot 2
and 3, Conc. 7 Oro
P100100 HRC Lifestyle Active
43-0M-20001 Part of Lots
3 and 4, Conc. 4 (Oro)
Report PO 2005-009 adopted by Council on Feb 23105
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension granted draft plan approval will lapse.
Report PO 2005-009 adopted by Council on Feb 23105
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PO 2005-009 adopted by Council on Feb 23105
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PO 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
pian approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PO 2005-009 adopted by Council on Feb 23105
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PO 2005-009 adopted by Council on Feb 23105
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PO 2005-009 adopted by Council on Feb 23105
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Redline revision received by Township in January 2004,
on hold as per applicant's request.
Proceeding towards registration.
Parts Registered. Time limit imposed in draft plan
approval. One year extension granted by the Township
on December 22, 2004.
- 6 -
Current Development
Applications
Township of Oro-Medonte
~
1
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.. I ~ ~ v JhEL::rx1~ ~ -;7"=-~ ~~ .1
n ~' ~ ~n. v<~~~\~~ - ~ ~~'I II
.. """ ~ }-, ~" '" " "--.J... Thatcher II-- ~
II I'" ~ Dr-\. X ..-.r<JI' I--fB hi -----. Re-Zomng ~~I" II m 11II m
14 i ill ~~a~~~ Vr\~~tb.\vI'P1138/~02\ 1'\.J---.2..../'~~I-- ~----- ~---I__-, II
.. ~~~ ct.J.ll -ih J r.J r ~/ ~ L ~
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: P~.~~ ''', o-..~ . -l ~~~X1t u:~~_ '{ s.," L ~L-/l.
· ~ r -r - _fJ~p ,--="i2=~ l ~~=Ti ·
· ~~ It /~ rF ~ '(J[-" EP, .6C --'1 - '18\:-"=\ .
.., ~~ 11' 2 tr --..,,;~__;r r::r;[ ~~rt= P( ~J: .L I I
II ~ IrrL ~unt t.LousRd.W"'l _, ~.~ l1..Jr2...JJ~N-- j---Fl ~ ~t1- -Ill
:~. · L ~~~=-r ~fl/~"'"'/ t1-::R-b.~ n 7 7\- rl)'-) 10
1"=7 '~$I -- U~~ LI \ L A
II '~I T--... -~Y~--LL-- X. __ D~--=..J ~ I
Ie ~ ~~ -.;;:; ~ ~ IIJl!' '1.. ~ '-- - -----< ~ ~~ ~ ::::::::: ~P---r----l. I
II }--- :.:...~ ......-.: "l"' I ""V 1\ n I ----' t l: ~ ~ r ~ r---cl
I~, ~ 1 ~~ ,./'\ K '-.., - ~~~ Homire ~,
II H -= ~ -/~h J ~ _ _ -~ Ih-~ I ~lkubdivision I
-- ~ -- ~"'\ ~ --.... ~ r 1 L"1 . . L-10M-T-90046 I
..~ - J.. ~~ " ~ /~ ~ ~ l I arininsIJs~e~'( J .-lliCl'
.~~'\. \. \ ~ '-V 7/(1K.~ ~t==~. idi~s:::::~~~ 6j~;1'P1 I"~~~ ·
"I I ~ "\.. ~ ~ ?' (\ J ~ ~ . ~ ~ ~?~~b _) ~~~%~I,~~00nci5~~BZt~I~9 e:: :I ~ ----r ~
.. V_ I 1. ""\./ Horseshoe Resort:!::. ,jlAill Qnd --, L-.c _ 2005-0PA-02 -=---., I--- L---..4 ~I I
,P12046000nt..Ltd.(Slnton). " a~ r Condominium 11 I 1'17 ~ ... 1--_ ,-1'. ~ r- ~
44 OPA, Re-Zonlng, SubdiVISion ~ "'" P5/94 _/ V b-- - c-r- - -----. =-- -
.. P146/03andS-1/03 If / :J 15'" ~~~s:- I~I c: c: I--- c: I-- ~ ,
I ~' I I ~lr' K-~ ~! l! ~~ (1) ~ (1) I~l~: I
~,~. \"~~rn\;o:~,,~f~~ ~/c~JtJ::tJl~ H-fc;~~ ;ft~L ~r~,~~~:.
.. \~. ...1 ~ '- Horsesh~~ ~esort ..... \t> ~ I liB I~ a'/ 1 ~I ~ ~S;c~h~n~e~i~d~e~r ~ );; rr 11 ~ Johnston Construction H~ I
: 1,\_ ~ _; "' ~,,"- ~~3~;: r:~ ~~~?9~V~""" I;~ PJI.~= --=-,_ S~ ~~~""" I r- -
It I 'P::::::1- P Ib....- L ~ ~.J ~ :::=\:: --=- 1
II ~~ ~ ~~~~;~ing, Subdivision ~ r-= 7l ;---:-B~rgian North Lands Ltd., I~ r:.-.r Baa
II ~ 2006-ZBA-01, 2006-SUB-01 r::--l \ r-- 1) \ OPA, Re-Zoning, SubdivISion I::::::: "7 ~ Lake
.. I \l I" I I \ Diamond Valley Estatesl ---\. ~ ~BA-02
~ IIH~rseshoeResorUL ewl I Subdivision I ~ 1.1 ~ ~
II ~ ............. ~ II Subdivisio _ oning P52/89. .rd" -I I ~ tz::::;:::::..( ~ I.
II I----L.....J 1 P ,05-ZBA-28 I-P-- r--a-r~ L2l ~ r--?l 1 ~ /" ~ I', ...
r====I~ r- F r-----r-- ~ 1 -./ 1 n Ba Lake Side Rdl EI. . :::E -I ~
: Ip 30/31 SirlprQ",rl PI ~ n ~ --c::s-- c: == tBJ- J I WU ~..!!..- ---E r- '3 '
~II - ~ D :::LL-~ ~1--71
II ~s partndg~l & J c= LU Lafarge ~ 1. == P I-- r---, L ~==::ii. 1+ Anderson I
181 Rezoni~g IE~_~3eiil~ Re-Zonmg 1--- L---_ -~'------. I OPA
2006-Z~- · Bowes / Braden 1 1 . 2005-ZBA-31 }.... Houben ~q- - l - I · 2005-0PA-01
Ir7 ~.J" --- ~ro~~~ng ~ I ----c - ~ ~~?9d~VISlon ~ It ~ L ....!l...,~
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LEGEND
II Current Development
~ Applications
. m
, (HIUU)
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March 21,2006
.
6a.. ,
TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Prepared By:
BP 2006-013 Planning Advisory Andy Karaiskakis
Committee
Subject: Department:
Council Zoning By-law Amendment Building & Planning
for Ian Sponagle,
C.ofW. Concession 11, West Part of Date:
Lot 17 (Oro), 563 Line 10 March 21, 2006
Motion # North R.M. File #: D1425664
Application # 2006-ZBA-02
Date: Roll #: 010-004-15700
I'
II BACKGROUND:
The purpose of this report is to consider a proposed Zoning By-law Amendment application submitted by
Ian Sponagle. It has been brought to the Township's attention that the mapping of a wetland
(Hawkestone Swamp Class 3) in the 1995 Official Plan is incorrect. The boundaries of the wetland in the
1995 Official Plan were translated into the Zoning By-law. A map showing the location of the wetland
and the location of the Environmental Protection Zone in By-law 97-95 is shown on Attachment #1. It
appears as if the wetland that shows up on the Township base map has been incorrectly shown on both
the Official Plan and the Zoning By-law Schedules. The result is the Environmental Protection Zone was
incorrectly located on Schedule A 11 of the Zoning By-law which precludes development of structures
and buildings in the north half of Concession 11, West Part of Lot 17.
Given that the Environmental Protection One designation of the Official Plan was implemented by the
placing of an EP Zone on the property, building permits for new buildings and structures cannot be
issued in the EP Zone and within 30 metres (98.4 feet) of the limits of the EP Zone Boundary by the
Township of Oro-Medonte. At the present time, the Township is in receipt of a building permit application
for a covered porch on the subject land. Unless the designation and zoning is corrected on the property,
the Township will not be in a position to issue the building permit.
In order to correct this problem, Mr. Sponagle has applied for the amendment to develop his property as
proposed. The applicant submitted the application for rezoning and a public meeting as required by the
Planning Act was held on February 27, 2006. No concerns were raised at the public meeting and
favorable written comments were received from the Lake Simcoe Region Conservation Authority and the
Simcoe County District School Board. The purpose of this report is to review the proposed application
and make recommendation as to the disposition of the matter.
I DESCRIPTION OF PROPERTY AND ADJACENT USES:
6a .. 't
I
The subject land has an area of approximately 42 hectares (104 acres) and fronts on Line 10 North.
The property is located in a predominantly agricultural area. Land uses in the surrounding area include
single detached dwellings, farm land (north & west) and wood lot (south).
II ANALYSIS:
1-
Conformity with Oro-Medonte Official Plan
This section of the report is intended to assess the policies of the Official Plan as they apply to the
existing property. The subject property is designated Agricultural and Environmental Protection One for
the Hawkestone Swamp located on the southern portion of the property.
Section D2.1 indicates the objectives of the Agricultural designation are:
To maintain and preserve the agricultural resource base of the Township.
To protect land suitable for agricultural production from development and land uses unrelated
to agriculture.
. To promote the agricultural industry and associated activities and enhance their capacity to
contribute to the economy of the Township.
To preserve and promote the agricultural character of the Township and the maintenance of
the open countryside.
Permitted uses in this designation include agriculture and single detached dwellings. The proposed use
is compatible with the existing agricultural character of the area.
The Environmental Protection One designation is intended to include the following significant features:
. Provincially significant wetlands (Classes 1, 2 and 3);
. Provincially significant Areas of Natural and Scientific Interest;
. Significant wildlife habitat areas; and
. Any other areas that have been determined to be environmentally significant as a result of
a development review process. (Modification #24)
In reviewing Schedule B-Natural Features, it appears that the Environmental Protection located on the
lands is part of the Hawkestone Swamp, a Provincially Significant Wetland, one of the components of
the Environmental Protection One Designation.
The use of the property for agricultural production and dwelling conforms to the policies of the Official
Plan and would maintain the intent of OPA #17.
Summary
The Ministry of Natural Resources has provided the municipality with mapping showing the location of
the wetlands in areas of the Township. On the basis of a site visit with representatives of the Lake
Simcoe Region Conservation Authority, it has been confirmed that the location of the Hawkestone
Swamp on Schedule A 11 of Zoning By-law 97-95 is indeed in error.
2
ba"3
Section J4, Interpretation of Land Use Designation Boundaries, of the Oro-Medonte Official Plan states
the following:
"It is recognized that the boundaries of the Environmental Protection One designation and Environmental
Protection Two overlay designation may be imprecise and subject to change. The Township shall
determine the extent of the environmental areas on a site by site basis when considering development
proposals, in consultation with the appropriate agencies. Any refinement to either the Environmental
Protection One designation or Environmental Protection Two overly designation shall not require an
Amendment to this Plan."
The mapping schedules contained in OPA #17 has correctly identified the location of the Hawkestone
Swamp on the applicants' lands. Given the above, an Official Plan Amendment is not required. However,
Zoning By-law 97 -95 must be amended to reflect the correct location of the Hawkestone Swamp.
On the basis of the analysis provided above, the correspondence from the Ministry of Natural Resources
and a site inspection, it is staff's position that the proposed amendment conforms to the intent and
policies of the Oro-Medonte Official Plan and Official Plan Amendment #17. Schedule A 10 & A 11 of
Zoning By-law 97-95 should be amended to reflect the correct location of the Environmental Protection
(EP) Zone.
1-
II RECOMMENDATION (5):
On the basis of the above, it is recommended that Planning Advisory Committee recommend to Council:
1. THAT Report No. BP 2006-013 be received and adopted;
2. That a Zoning By-law Amendment for Ian Sponagle, that would rezone the lands described as
Concession 11, West Part ofLot 17 (Oro), on Schedule A10 & A11 of Zoning By-law 97-95, as
amended from the Environmental Protection (EP) Zone to the Agricultural/Rural (A1RU) Zone and
show the correct location of the Environmental Protection (EP) Zone for the Hawkestone Swamp
be given favorable consideration: and
3. That the Clerk bring forward the appropriate By-law for Council's consideration.
Respectfully submitted,
~
Ahdy Karaiskakis, HBA, ACST(A)
Planner
C.A.O. Comments:
Date: ~ \ d VO~
G:5vxJJ,r,
C.A.O.
Dept. Head
3
BLUFFS
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THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
BY-LAW NO. 2006-###
A By-law to change the zoning on the lands within Concession 11,
West Part of Lot 17 (Ore) now in the Township of Oro-Medonte
(Sponagle- Roll #4346-010-004-15700)
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 location of the Environmental Protection Zone boundary on certain lands
within Concession 11, West Part of Lot 17, in the former geographic Township of Oro, now in
the Township of Oro-Medonte is not correct;
NOW THEREFORE the Council of the Corporation of the Township of Oro-Medonte
hereby enacts as follows:
1. Schedules 'A10' and 'A11' to Zoning By-law No. 97-95 as amended, are hereby further
amended by changing the zone symbol applying to the lands located in Concessions 10
and 11, West Part of Lot 17, in the former geographic Township of Oro, now in the
Township of Oro-Medonte, from the Environmental Protection (EP) Zone to the
Agricultural Rural (A/RU) Zone as shown on Schedules 'A' attached hereto and forming
part of this By-law.
2. This By-law shall come into effect upon the date of passage hereof, subject to
the provisions of the Planning Act, as arnended.
BY-LAW READ A FIRST AND SECOND TIME THIS
DAY OF
,2006.
BY-LAW READ A THIRD TIME AND FINALLY PASSED THIS
,2006.
DAY OF
THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
Mayor, J. Neil Craig
Clerk, Marilyn Pennycook
kr-rAGNI4EA/-r" 3
Schedule 'A' to By-law
This is Schedule 'A' to By.Law 2006.
passed the day of
Mayor
Clerk
J. Neil Craig
Marilyn Pennycook
"Q.-7
A-r?'AGNMEIJ-rd1
200
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200 MeIers
E8883 ew Location of
E888a nvironmental Protection (EP) Lands
TOWNSHIP OF ORO.MEDONTE
A """'.4' _ J N nJ-r tJ ~
6"-1
TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Prepared By:
BP 2006-012 Planning Advisory Nick McDonald, MCIP,
Committee RPP
Subject: Department:
Council Official Plan Building and Planning
Amendment for Helen Services
C. of Anderson Date:
W. Concession14, East
Half of Lot 9 (Oro) March 2, 2006
Motion Township of Oro- R.M. File #: D09 14379
# Medonte Application #2005-
1004 Line 14 N OPA-01
Date: Roll #: 010-005-42000
II BACKGROUND:
I
The purpose of this report is to review the applications submitted by Helen Anderson
and make a recommendation as to the disposition of the matter.
The application for Official Plan Amendment was submitted by Helen Anderson in
January 2005. The purpose of the application is to redesignate a portion (approximately
8 ha) of their property from the Mineral Aggregate Resource 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
leased to Stewart Construction and is part of the Hillway Pit # 5 operation. 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.
A public meeting on the application was held on October 24, 2005. No one spoke in
favour or in opposition to the proposed redesignation. Following the holding of the public
meeting, the consideration of the application by staff was delayed due to the ongoing
1
6".. 2-.
process related to the Ontario Municipal Board hearing on OPA 16. Given that OPA 16
has been approved by the OMB in principle (February 6, 2006), it is staff's position that
consideration of this application can now proceed.
~ ANALYSIS:
II
The two questions to be answered in the context of making a decision on this application
are below:
1. Is it appropriate to redesignate the property from Mineral Aggregate Resources to
Agricultural as it relates to the future use of the lands for extraction?
2. Is it appropriate to facilitate, through the redesignation of the land, the severance of
the lands from the existing gravel pit operation?
With respect to question # 1, the Ministry of Natural Resources has already indicated
that the extraction of aggregate from the lands to be redesignated is not economical.
This means that there is no reason to continue designating the lands for extraction
purposes.
With respect to the second question, it is noted that the intent of the application is to
facilitate the severance of lands which are not being used for gravel extraction from
those lands that are being used for gravel extraction.
Typically, once extraction ceases, the lands under extraction are rehabilitated. In this
case, given that the lands under extraction were previously used for agricultural
purposes, it is expected that the lands will be rehabilitated so that they can again be
used for agricultural purposes.
Prior to the commencement of extraction on the lands, the lands were the site of a farm,
with the farm buildings being located on the lands that are now proposed to be severed.
As a result, if the lands under application are severed, the ability of the land that would
be rehabilitated to be used for agricultural purposes may be affected, because the
residence and outbuildings are no longer on the property.
In reviewing this application initially, it was staff's position that it would be appropriate to
determine what impact the severance of the residence and farm buildings from the lands
would have on the viability of the entire parcel to be used for agricultural purposes in the
future. However, it would be difficult to determine viability at this point in time and in the
foreseeable future, since it is difficult to determine when the use of the portion of the
property for a gravel pit will cease. This is primarily because the Ontario Municipal
Board recently approved a zoning by-law amendment that permitted the washing of
aggregate on the Hillway Pit 5 site from other aggregate operations. This means that
the Pit 5 site may be used for washing purposes long after the aggregate has been
extracted from the property. On the basis of the above, it is staff's position that there
would be no benefit in carrying out such an assessment.
In addition, given that the use of a portion of the property for a gravel pit may continue
for many years into the future, the benefit to the landowner in retaining ownership in both
the gravel pit and non-gravel pit portions of the property is diminished. As a result, it is
2
,...3
reasonable to sever that portion of the lands not used for a gravel pit from the gravel pit
operation.
On the basis of the materials reviewed and the discussions held between County and
Township Planning staffs, staff concludes that the proposed severance would not impact
existing and/or potential extraction uses since the severed parcel contains an existing
residence. If the severance had the effect of permitting a new home to be constructed,
the siting of a new home on the parcel could potentially impact on the ability of other
landowners to develop gravel pits in the area. However, that is not the case.
On the basis of the above, it is recommended that the application to amend the Official
Plan be approved and further, an exception be included within the Official Plan to
provide for the severance of the eight hectare parcel from the lands within the Mineral
Aggregate Resource designation.
II RECOMMENDATION(S):
II
On the basis of the above, it is recommended that Planning Advisory Committee
recommend to Council:
1. THAT Report No. BP 2006-012 be received and adopted;
2. That a Official Plan Amendment for Helen Anderson, attached as Attachment #2,
that would designate the lands described as Concession 14, East Half of Part Lot
9 (Oro), on Schedule A 13 of the Official Plan from Mineral Aggregate Resource
designation to Agricultural designation be given favourable consideration; and
3. That the Clerk brings forward the appropriate Official Plan Amendment for
Council's consideration.
()
NJJI ~
I
'-./
Respectfully submitted, flU)
Nick McDonald, MCIP, R#P
Planning Consultant
CAO. Comments:
Date:
CAO.
Dept. Head
3
CORPORATE SERVICES
Fax:705-726-9832
Mar 27 2006 11:48
P.01
b b -If
The Corporation of the
County of
Simcoe
(705) 726-9300 Fax: (705) 7271276
. Toll Free (800) 26313199
E"'LNW"~_'_~'[
11 1 0 Highw),y 26
Administration Centre
"''',n, 0".,,, 1 m
BY FAX ONLY I
!
CORPORATE SERVICES DEPARTMENT
Planning Division
March 24, 2006
Mr. Bruce Hoppe, MCIP, RPP
Director of Planning
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100
Oro, Ontario LOL 2)(0
RE: Proposed Official Plan Amendment
Part East Half Lot 9, Concession 14 (former Township ofOro)
TownshIp File: 2005-OPA-01 (Anderson)
Dear Bruce, 1
This letter .is further to our recent electronic correspondence as well as the County's com ent
letter dated February 15, 2006. The County has no objection to the proposed official Ian
amendment (OPA) seeking to redesignate the subject lands from Mineral Aggregate Reso rces
to Agricultural to permit the severance of approximately 8 hectares.
In accordance with Section 4.11 of the County of Simcoe Official Plan. this application is also
subject to all other applicable Provincial, County and Local policies and by-laws.
If you have any questions or require further clarification, please do not hesitate to contact me.
I
Sincerely, !
~~, fr
Nathan Westendorp, B.E.S.
Planner II
cc.
N. McDonald
Meridian Planning
(By Fax Only 705-737-5078)
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OFFICIAL PLAN AMENDMENT NO.
LOT 9, CONCESSION 14 (ORO)
HELEN ANDERSON
TOWNSHIP OF ORO-MEDONTE
Township Application # 2005-0PA-01
Prepared by
MERIDIAN
~IIiOCC!I&I\XIIoNft11\lC.
Township Planning Consultants
March 2, 2006
TABLE OF CONTENTS
CONSTITUTIONAL STATEMENT
PART I:
THE INTRODUCTION
1.0 BACKGROUND
2.0 LOCATiON
3.0 BASIS FOR THE AMENDMENT
PART II THE AMENDMENT
PART III
THE APPENDICES
"I, - 7
2
3
3
3
3
6
7
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BY-LAW
The Corporation of the
Township of Oro-Medonte
Being a By-law to Adopt
Amendment No. to the Official Plan
WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend its Official
Plan as required;
AND WHEREAS the process for considering such an Amendment was in accordance with
Section 17 and 21 of the Planning Act, R.S.O. 1990 C.P 13.
AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the
public interest:
NOW THEREFORE it is resolved that:
1.
Amendment number _ to the Official Plan, attached hereto, is hereby adopted
and;
2.
This by-law shall come into force and take effect as specified in the Planning Act
R.S.O. 1990, C.P. 13
Read a first and second time on the _day of March, 2006
Read a third time and finally passed this _ day of March, 2006
Mayor
Clerk
Official Plan Amendment
(Helen Anderson)
Township of Oro-Medonte
Prepared by
MERIDIAN
IIIJj)>O>Il>ICl:ON!JJ~!~
Page 1
March 2, 2006
,,,.q
CONSTITUTIONAL STATEMENT
Part I: The Introduction, provides general information regarding the general policy
update. Part I: The Introduction does not constitute an operative part of
Amendment No. to the Official Plan.
Part II: The Amendment, provides the details of the Official Plan Amendment. Part
II: The Amendment, including Schedule A constitute the operative part of
Amendment No. to the Official Plan.
Part III: The Appendices, provide more specific information regarding the Amendment
and the background work that led to the preparation of the Amendment. Part III:
The Appendices do not constitute an operative part of Amendment No. _ to the
Official Plan.
Official Plan Amendment
(Helen Anderson)
Township of Oro-Medonte
Prepared by
MERIDIAN
.........l\lO.CONJJLr/lINtI.I~
Page 2
March 2, 2006
, 1, - (0
PART I: THE INTRODUCTION
(this is not an operative part of Official Plan Amendment No. _)
1.0 BACKGROUND
The intent of this Amendment is to redesignate eight hectares of land from the Mineral Aggregate
Resources designation to the Agricultural designation and to include a specific permission in the
Official Pian to allow for the severance of the lands to be placed in the Agricultural designation
from the balance of the lands, which are designated Mineral Aggregate Resources.
2.0 LOCATION
This Amendment affects 8 hectares (ha) in Part of the East Half of Lots 9, Concession 14 (Oro).
3.0 BASIS
The application for Official 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 Resource 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 leased to Stewart Construction and is part of the Hillway Pit #
5 operation.
On the basis of comments received from the Ministry of Natural Resources it has been
determined that it would not be feasibie to extract aggregate from the lands proposed to be
redesignated. As a result the redesignation of the lands to Agriculturai is deemed to be
appropriate.
With respect to the request to permit the severance of the subject lands from the balance of the
property, it has been determined that such a severance is appropriate since:
. The extraction/washing use on the licensed portion of the property will continue for some
time into the future;
. The licensed portion of the lands and the subject lands are separated by the
TransCanada gas pipeline;
. The severance of the subject lands would have no impact on the ability of existing
mineral resource extraction uses in the area to continue operating or on new operations,
since the severed parcel is currently the site of a dwelling, and no new development is
proposed.
On the basis of the relatively unique circumstances, affecting the lands, the redesignation and
provision for severance represents good planning.
Official Plan Amendment
(Helen Anderson)
Township of Oro-Medonte
Prepared by
Page 3
March 2, 2006
hb-II
PART II: THE AMENDMENT
(This is the operative part of Official Plan Amendment No. _)
ITEM # 1
Schedule A-1 is amended by redesignating the lands shown on Schedule an attached from the
Mineral Aggregate Resources designation to the Agricultural designation
ITEM #2
Section _ of the Official Plan is amended by adding the following subsection:
Part of East Half of Lot 9, Concession 14 (Oro)
Notwithstanding any other policy in this plan, the severance of the lands subject
to this Section from the balance of the parcel is permitted. No further severances
on the severed parcel will be permitted.
Official Plan Amendment
(Heien Anderson)
Township of Oro-Medonte
Prepared by
MERIDIAN
__~WiNf1INC.
Page 4
March 2, 2006
btl- I
TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Prepared By:
BP 2006-014 Planning Advisory Adrian Cammaert, BA CPT
Committee Plannina Technician
Subject: Department:
Council Zoning By-law Amendment Building & Planning
for Peter Partridge, Services
C.ofW. Concession 2, North Part of Date:
Lot 29 (Oro) April 18, 2006
Motion # 2032 Line 2 North R.M. File #: D1426157
Application # 2006-ZBA-03
Date: Roll #: 010-001-20000
I'
II BACKGROUND:
The purpose of this report is to consider the proposed Zoning By-law Amendment application submitted
by Peter Partridge. The intent of this application is to rezone an existing lot of record to permit the
construction of a single family dwelling.
Based on survey information provided by the applicant, a pumphouse was previously located on the
subject site, which historically had assisted in providing water to the Edgar Centre. This pumphouse
was abandoned in 1964; however, the industrial zone has remained. The property in question is
approximately 0.2 ha (0.5 acres). The subject land contains a chain-link fenced area within which the
pumphouse structure is located. This structure is in poor condition which is evidenced by the fact that it
has been abandoned over 40 years ago.
The application applies to lands legally described as Concession 2, North Part of Lot 29 in the Township
of Oro-Medonte (formerly Oro). A map showing the location of the subject site is shown on Attachment
1. The subject parcel is currently zoned Rural Industrial (IR) in the Township's Zoning By-law. The
intent of the proposed Zoning By-law Amendment is to rezone the entire parcel from the Rural Industrial
(IR) Zone to an appropriate residential category to permit the intended residential land use.
The application has been circulated to all department heads and necessary outside agencies, all of
which have reported to have no concerns.
II OFFICIAL PLAN:
I>d to Z,
I~
The subject property is designated Agricultural in the Official Plan. Section D2.2 of the Official Plan is
clear that in the Agricultural designation, "other permitted uses include single detached dwellings...". As
such, the application's intent of creating a residential use on this parcel is consistent with the intent of
the Official Plan.
II PROVINCIAL POLICY STATEMENT:
The Planning Act requires that every decision shall be consistent with the PPS and in that regard,
permitted uses in prime agricultural areas are agricultural uses, secondary uses and agriculture-related
uses. There is no direction in the PPS on the development of residential uses on existing lots of record.
In this case, permitting the residential use on an existing lot of record would be more consistent with the
PPS than the current industrial zoning which could permit any industrial use, including non-agriculture
related.
II ANALYSIS:
As noted above, the present zoning would allow for the establishment of an industrial use on this
property. It is staff's position that an industrial use that has no relation to agriculture in a prime area is
inconsistent with the PPS. Given this industrial use (pumphouse) had been abandoned years ago, the
Township could have rezoned this parcel to an appropriate residential category, which would have
permitted the intended residential use. However given this has only recently come to staff's intention,
the subject rezoning application is required at this time.
The proposed Zoning By-law Amendment would conform with the intent and policies of the Oro-Medonte
Official Plan and Provincial Policy Statement. On this basis, it is recommended that a Zoning By-law
Amendment proceed to a statutory Public Meeting.
II RECOMMENDATION(S):
On the basis of the above, it is recommended that Planning Advisory Committee recommend to Council:
1. THAT Report BP 2006-014 be received and adopted; and
2. That the Planning Advisory Committee recommend to Council that Zoning By-law Amendment
Application 2006-ZBA-03, Concession 2, North Part of Lot 29 (Oro), proceed to a Public Meeting
in accordance with the provisions of the Planning Act.
Respectfully submitted,
&~//7 @/./
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Reviewed by,
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Adrian Cammaert, BA CPT
Planning Technician
Bruce Hoppe, MCIP, RPP
Director of Building & Planning Services
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~ LANDS SUBJECT TO A1rAct\MttJT J
THE REZONING
- 100 0 100 Meters
---_.. -
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6e-1
TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Prepared By:
BP 2006-019 Planning Advisory Committee Andy Karaiskakis
Subject: Department:
Council Gail Raikes, Zoning By-law Building & Planning Services
Amendment Application 2006-
C.ofW. ZBA-06, Concession 1, East Date:
Part of Lot 1 (Oro) April 19, 2006
Motion # 9 Trafalgar Road R.M. File #:
27039
Date: RolI#:
010-006-04900
II BACKGROUND:
~
On March 16, 2006 an application for a Zoning By-law Amendment was submitted by Gail Raikes, owner of
Concession 1, East Part of Lot 1 (Oro) located at g Trafalgar Road. The purpose of the application is to obtain
site specific exceptions to comprehensive Zoning By-law 97-95 to permit the construction of a new dwelling.
The application was submitted by Mr. Peter Raikes, Raikes Surveying for the applicant. A copy of a site plan
that identifies the lands subject to the application is attached to this report (Attachment #1).
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:
II
The lands are subject to a Provisional Consent which was granted on March 16,2006 to sever a shoreline lot
having a shoreline frontage of 253 metres and area of 1.5 hectares. The retained lot, which is also subject to
this application for rezoning, has a shoreline frontage of 86 metres and a lot area of about 0.6 hectares.
Currently, the lot subject to this application is occupied by a single detached dwelling with an attached garage.
The proposed residential development is situated on top of a plateau that slopes steeply towards Lake Simcoe
and another steep slope rising towards Ridge Road.
It is the intent of the applicant to redevelop the vacant severed shoreline property by building a new dwelling
with a finished floor area of 235.48 m2 (2,534 ft2) together with a pool and boat house, as shown on
Attachment #2.
The following summary table should assist Committee in comparing the required Zoning standards to the
proposed standards:
Summar Table Com
be-l,
Minimum Lot Area (SR Zone)
Minimum Interior Side Yard
for new dwellin
Minimum Setback from Slo e
30 m (98.4 ft)
3 m (9.8 ft)
23 m (75 ft)
10m (32.8 ft)
Minimum Lot Frontage
The specific zoning exceptions requested by the applicant are:
1. That the minimum required lot frontage for a lot, established in Table B1 of the Township's Zoning By-
law of 30 metres (98.4 feet) be reduced to 6 metres (19.6 feet) and to 14 metres (46 feet) for the
severed and retained lots, respectively: and,
2. That the minimum required setback from slope exceeding 33% or 3:1 be reduced to 10 metres (32.8
feet) for the proposed pool and septic system on the severed lot.
The following information was submitted in support of the application:
A. Site Drainaqe & Elevation Plans
The applicant has submitted a site drainage plan of existing and proposed structures based on a survey
prepared by Raikes Surveying. Copies are attached (Attachment # 3).
The applicant's surveyor, Mr. Peter Raikes, has prepared a site plan of the proposed dwelling, pool, septic
system and boathouse. The plan indicates that swales will be installed along the interior property line and
around the house to provide proper drainage and surface runoff directed away from the abutting neighbour.
B. Slooe Stabilitv Review
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. The findings of the Engineering Report are that
a shallow swale will be required near the property line to direct surface run-off away from and around the front
and west sides of the proposed residences. Furthermore, the currently proposed residence location will
provide sufficient separation to allow construction of the residential development without affecting the stability
of the road embankment. The Report concludes by stating that the Revised Site Drainage Plan has shown the
dwelling, pool and septic system at or beyond the 10 metre Setback Line from Top of Slope which appears to
be geotechnically stable under the Natural Hazards Guideline requirements.
The report had been circulated to the Lake Simcoe Region Conservation Authority and concur with Geospec
Engineering that the slope stability will not be compromised with the re-Iocation of the pool and septic system
and that the LSRCA have no further comments with respect to the siting of the pool and septic. The Township
Engineer has also reviewed the Report and stated that he is in general concurrence with the addendum;
however it is recommended that a complete technical review be completed as a condition of provisional
consent.
- 2 -
II ADDITIONAL INFORMATION REQUIRED:
be.. 3
II
The information provided by the applicant has been detailed in conveying the intent of the proposal. 1t'should
be noted that a complete engineering analysis of this application including reduction of setback from slopes
will need to be completed by the Township engineer. At this juncture the information submitted by the
applicant appears sufficient to allow the application to be appropriately assessed and to proceed to a public
meeting.
II COMMENTS RECEIVED:
~
On April 10th, 2006 the application was circulated for inter-departmental and agency comments. The following
comments have been received to date:
1. Simcoe County District School Board - none received;
2. County of Simcoe - none received;
3. Clerk's Department - no concerns;
4. Engineering Department - no concerns
5. Public Works Department - no concerns; and,
6. Building Department - no concerns at this time
II ANALYSIS:
II
The subject lands are designated Shoreline in the Oro-Medonte Official Plan. According to Section 010, there
are three primary objectives of the Shoreline designation:
. to maintain the existing character of this residential area;
. to protect the natural features of the immediate shoreline; and,
. to ensure development is appropriately serviced with water and sewer services.
On the issue of maintaining character of the shoreline, staff is in the opinion that this property is located in an
area of the Oro-Medonte shoreline that features large lots, wider shoreline frontages and larger estate style
homes. Staff feel that the proposal meets this general intent.
With respect to the intent of the Official Plan to protect natural features in the shoreline, it is noted that the
Zoning By-law provides the right to utilize up to 30% of a shoreline frontage for a boathouse. In this case the
applicant proposes to use about 2%. Given the stated intent of the Plan to protect natural features in the
shoreline, there may be merit in considering the proposed amendment given that it would result in less of the
natural shoreline being developed than would be permitted as-of-right by the Zoning By-law.
The Shoreline policies of the Official Plan also speak to the need for appropriate sewer and water servicing for
new development. It is understood that the proposed lot will be serviced with an individual well and septic
system. Comments from the Engineering Department are that the proposed septic system will have to be
designed to provide for the required setback from the house, top of slope and property line. The technical
review of the precise septic system design will be required as part of the normal building permit process.
It should be clear that the retained lands and the lands to be severed are both subject to the zoning
amendment, which will rezone the lands from the Agricultural/Rural (A1RU) Zone to the Shoreline Residential
- 3 -
Exception (SR') Zone to reflect the deficient lot frontage for both lots. The applicant is proposing a~t~e;lf
driveway to access the existing dwelling on the retained lands and to the proposed dwelling on the severed lot.
On the basis of the above, it is recommended that the application proceed to a public meeting in accordance
with the requirements of the Planning Act in order to provide an opportunity for public comment.
I RECOMMENDATION(S):
II
It is recommended:
1. THAT Report BP 2006-019 (Raikes) be received and adopted; and
2. That the Planning Advisory Committee recommend to Council that Zoning By-law
Amendment Application 2006-ZBA-06, East Part of Lot 1, Concession 1 (Oro), proceed
to a Public Meeting in accordance with the provisions of the Planning Act.
Respectfully submitted,
;\(Ol~\;
Andy Karaiskakis, HBA, ACST(A)
Planner
Reviewed by,
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Glenn White, MCIP, RPP
Senior Planner
C.A.O. Comments:
Date: 41/;\ Z\/Ub
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Retained lot
LAKE SIMCOE
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Lands to be re-zoned from Agricultural/Rural (A/RU)
to Shoreline Residential (SR)
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SKETCH SHOWING PROPOSED SEVERENCE
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: 1000
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RESIDENTiAL
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ELEVA TlON
ELEVATIONS ARE GEODETIC AND ARE
DERIVED FROM GPS OBSERVATIONS
IN WGS84 NAO 83(CSRS).
AREAS
PART 1 14714.8 Sq.m.
PART 2 5842.8 Sq.m.
METRIC
DISTANCES SHOWN ON THIS PLAN ARE IN METRES AND
CAN BE CONVERTED TO FEET BY DIViDING BY 0.3048.
1_ ,
RAIKES SURVEYING LTD.
Ontario LaDd Surveyors A Boundar;y CollBultazzts
25 Berczy street, P.O.Bo:z U50, BIurte Ontario, JA.W 5E2
Telephone (705) 728-8863 Fu (705) 728-aage
E-Mail Address IlUI"veyuOre.Utl!BlJUrveying.oom
CHK'D BY: P.T.R I PROJECT: ALLRAIKES
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SITE DRAINAGE PLAN
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
$ 0 5 10 20 JOMelrn
RAIKES SURVEYING L TO.
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LEGEND
FIN!SHED FLOOR=235.48
TOP OF FOUNDATION WALL=235.17
GARAGE FLOOR=235.02
WALKOUT~232.43
EXISTING ELEVATION 234.79
PROPOSED ELEVAT!ON 234.5
PROPOSED SWALE __
ELEVA TlON
ELEVATIONS ARE GEODETIC AND ARE
DERIVED fROM GPS OBSERVATIONS
IN WGS84 NAD 83(CSRS).
METRIC
DISTANCES SHOWN ON THIS PLAN ARE IN METRES AND
CAN BE CONVERTED TO FEET BY DIVlD1NG BY 0.3048.
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SILT CONTROL WILL BE INSTALLED
'WHERE NECESSARY.
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Ontario Ltu2d Surveyors .. BoUJJdal'y ConsultaDts
25 Berezy street, P.O.Box U50, Barrie Ontario, lAW 5E2
TelepholJ.l! (705) 726-8B63 Fu: {705} '1'26-6898
E-Keil Addr_ SUM'eyaOraikeesurvey1ng.com
THE FIELD SURVEY REPRESENTED BY THIS PLAN WAS
COMPLETED ON FEBRUARY 3, 2006.
CHK'D BY: P,T.R.
PROJECT: ALLRAIKES
DRAWN BY: R.J.H.
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TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Prepared By:
BP 2006-018 Planning Advisory Committee Glenn White, MCIP, RPP
Subject: Department:
Council Zoning By-law Amendment Building and Planning
for Laurelview Homes (H.V.)
C.ofW. Inc. and Horseshoe Resort , Date:
Part of Lots 3 and 4, Aoril18, 2006
Motion # Concession 4, Lots 1-66 of R.M. File #:D14 24997
Plan 51M-741, (Oro), Application # 2005-ZBA-28
Township of Oro-Medonte
Date:
II BACKGROUND
II
The purpose of this report is to consider an application to amend the Zoning By-law submitted by Laurelview
Homes (H.v) Inc. and Horseshoe Resort. The proposed amendment would amend Section 7.140 Exception
of Zoning By-law 97-95 by refining the encroachment standards for architectural features and landscaping
treatments which are normally specified in Section 5.9, "Encroachments in Required Yards". The subject
lands are presently zoned Residential One, R1*140 exception.
Section 5.9.1 of the Zoning By-law is a general provision that permits minor encroachments into required
yards for buildings or structures. The current provision reads as follows:
Architectural features such as sills, belt courses, cornices, eaves or gutters, chimney breasts,
pilasters, roof overhangs, stairs and landings used to access a main building, cantilevered
window bays, unenclosed porches and balconies may encroach into any required yard a
distance of no more than 1.0 metre (3.2 feet).
While this provision has worked well and provided some flexibility for minor encroachments into front, side and
rear yards, the builders of the Laurelview subdivision at Horseshoe Valley have encountered a number of
problems with building encroachments which Section 5.9.1 does not specifically address.
b' -t,
The applicable yard requirements and regulations for a detached dwelling in Laurel View are as follows:
1. Minimum lot area
2. Minimum lot frontage
3. Minimum required front yard to the dwelling unit
4. Minimum required front yard to the garage
5. Minimum required rear yard
6. Minimum required interior side yard
. one side
. alternate side
7. Minimum required exterior side yard
8. Maximum building height
9. Minimum landscape open space
10. Maximum building coverage
11. Minimum required rear yard for a deck is:
. for those lots abutting a golf course
or recreational trail
. for all other lots
0.045 hectares (0.11 acre)
15 metres (49.2 feet)
4.5 metres (14.8 feet)
6.0 metres (19.7 feet)
7.5 metres (24.6 feet)
1.5 metres (4.9 feet)
0.75 metres (2.5 feet)
3.0 metres (9.8 feet)
11 metres (36. 1 feet)
25%
50%
4.5 metres (14.7 feet)
5.0 metres (16.4 feet)
In order to address encroachment issues which have arisen, Laurelview and/or new homeowners have
submitted a number of minor variance applications in recent years. A summary of these applications indicating
the purpose of the application and relief granted is summarized in Table 1. It is noted that only one such
application has been refused by Committee. Refer to attached Figures 1 to 6 which illustrate architectural
features and landscaping treatments that represent possible variances without the proposed zoning
amendment.
Table 1 . Summar of laurelview Minor Variance Ap Iications
A plication No. Pur ose Relief
2004-A-29 Ste s in front ard 0.7 m
2005-A-03 Porch encroachment 0.29 to 0.94 m'
2005-A-03 Ste s in front ard 0.5 m
2005-A-22 Ba window in rear ard 0.30 m
2005-A-22 Ba window in rear ard 0.30 m
2005-A-22 Ba window in rear ard 0.30 m
* Application applied to 8 different lots.
Decision
Not A roved
A roved
A roved
A roved
A roved
A roved
II OFFICIAL PLAN
II
The subject property is designated Horseshoe Valley Low Density Residential by the Township's Official Plan.
The intent of these policies is to promote the consolidation of residential development in existing development
nodes and to ensure that all new development is sensitive to the natural heritage system and rural character of
the area. The Low Density Residential designation specifically permits existing single detached dwellings and
golf courses.
The proposed amendment would provide specific zoning standards and encroachments for architectural
features and landscaping treatments related to a residential development, single detached dwellings, which
conform to the policies of the Official Plan.
II ZONING BY-LAW
I
The purpose of the Laurelview zoning amendment is to modify Zoning By-law 97-95 in a site-specific manner
for the Laurelview subdivision. The primary objectives of the amendment are:
- 2-
6f-3
1. To modify the existing provision by reducing the encroachment in the side yard from 1 metre to 0.5
metre. In addition, all stairs would be deleted from the list of features permitted to encroach into a side
yard;
2. To modify the existing provision by allowing the 1 metre encroachment for architectural features only in
the front and rear yards;
3. To establish that stairs and landings which are "attached to or form part of the building foundation" (as
defined by the Ontario building Code) are subject to the 1 metre encroachment provision: and,
4. To establish that landscaping treatments such as natural or man-made stone landings, staircases or
walkways are not subject to the provisions of the Zoning By-law unless they are determined to be a
structure under the Ontario Building Code.
It is noted that except as noted above, the provisions of the R1 Zone and the general provisions of By-law 97-
95, as amended shall continue to apply to the lands subject to the R1*140 exception.
II ANALYSIS:
II
The proposed zoning amendment is intended to eliminate the need for future Committee of Adjustment
applications addressing similar yard encroachments. Another purpose of the Zoning Amendment is to provide
clarification to Township staff and the property owner on what is the difference between an architectural
feature and landscaping treatment being accessory to a single detached dwelling. Examples of architectural
features are stairs, porches and landings which are attached to or form part of the building foundation as
defined by the Ontario Building Code, whereas landscaping treatments are stone (natural or man-made)
landings, staircases and walkways which lay on the ground and not governed by the Ontario Building Code.
The proposed changes to the permitted encroachments are to recognize the Laurelview's dwelling design in
relation to the lot size prevalent in this subdivision (i.e. bay window and porch encroachments).
The Laurelview subdivision is characterized by a more urban and denser form of development generally not
prevalent in the Township of Oro-Medonte. This denser form is supported by communal services which
support small lots and smaller front yard setback of 4.5m rather than the normal 7.5m front setback found in
most R1 zones. Given the topographical challenges present in the Laurelview subdivision and the denser
housing form, these factors contribute to the need to provide the proposed refined encroachment standards.
The proposed Zoning By-law Amendment conforms to the intent and policies of the Oro-Medonte Official Plan.
The zoning changes are appropriate for the Laurelview subdivision and their dwelling design. Lastly, the
proposed changes would eliminate confusion and interpretation challenges while maintaining the intent of the
original Zoning By-law for this subdivision. On this basis, it is recommended that the proposed Zoning By-law
Amendment be given favorable consideration by Council.
II RECOMMENDATION(S):
II
On the basis of the above, it is recommended that Planning Advisory Committee recommend to Council:
1. THAT Report No. BP 2006-018 be received and adopted;
2. That a Zoning By-law Amendment for Laurelview Homes (HV) Inc. and Horseshoe Resort, attached as
Attachment #1, which would amend the zoning provisions of the lands described as Concession 4, Part
- 3 -
,,~ - q
of Lots 3 and 4 (Oro), on Schedule A15 of Zoning By-law 97-95 as amended by Exception 140, by
clarifying the permitted encroachments into the front, rear and side yards of the Residential One
(R1*140) be given favorable consideration; and
3. That the Clerk bring forward the appropriate By-law for Council's consideration.
Respectfully submitted,
~
Glenn White, MCIP, RPP
Senior Planner
C.A.O. Comments:
Date:
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Dept. Head
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TOWNSHIP OF ORO-MEDONTE
BY-LAW 2006-**
Landscapes at Horseshoe
Draft April 2006
A By-law to amend the Township ofOro-Medonte Zoning By-law 97-75 in respect to
lands legally known as Plan 5IM-741, Lots 1-66, and Part ofthe North Half and South
Half of Lot 3 and Part of Lot 4, Concession 4, Township ofOro-Medonte (Geographic
Township ofOro), County of Simcoe
WHEREAS authority is given to Council by Section 34 of the Planning Act,
R.S.O. 1990 c.P.I3, as amended to pass this By-law; and
WHEREAS Council for the Township of Oro-Medonte have provided adequate
information to the public and have held at least one public meeting in accordance with
the Planning Act;
WHEREAS By-law 2006-** is enacted in accordance with the Township of Oro-
Medonte Official Plan;
AND WHEREAS Council deems it appropriate to amend the zoning on the lands
to more clearly articulate the standards applying to the lands;
The Council of the Township ofOro-Medonte HEREBY ENACTS as follows:
I. Section 7.140 Exccptions of By-law 97-75 as amended is hereby further
amended by adding a new subsection (I) under the regulations for single
detached dwellings as follows:
"Notwithstanding the provisions of Section 5.9, Encroachments in Required
Yards, the following shall apply to those lands zoned RI *140:
Architectural features such as sills, belt courses, cornices, eaves or gutters,
chimney breast, pilasters, roof overhangs, cantilevered window bays may
encroach into the required side yard a distance of not more than 0.5 metres
(1.5 feet).
Architectural features such as sills, belt courses, cornices, eaves or gutters,
chimney breast, pilasters, roof overhangs, structural stairs and landings as
defined by the Ontario Building Code, cantilevered window bays,
unenclosed porches and balconies may encroach into the required front yard
or required rear yard a distance of not more than 1.0 metres (3.2 feet).
April, 2006
&~-,
For the purposes of this site, landscaping treatments such as natural or man-
made stone landings, staircases, or walkways are not subject to the provisions
of the Zoning By-law unless defined as a structure under the Building Code.
Except as otherwise provided herein, the provisions of the RI Zone and the
general provisions of By-law 97-95, as amended, shall continue to apply to the
lands zoned RI *140."
2. For the purposes of this By-law, the terms set forth in quotes shall have the
same meaning as such terms have for the purposes of By-law No. 97-75, as
amended unless otherwise defined herein.
3. THIS BY-LAW SHALL COME into force on the date of passage and take
effect the day after the last date for filing of appeals where no appeals are
received, or, where appeals are received, upon the approval of the Ontario
Municipal Board, and in either case, in accordance with Subsection 24 (2) of
The Planning Act, R.S.O., 1993 c.P.13, as amended.
By-law read a first and second time this ** day of ** 2006.
By-law read a third and final time and passed this ** day of ** 2006.
J. Neil Craig - Mayor
Marilyn Pennycook - Clerk
April, 2006
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By-law Amendment Application
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LAURELVIEW HOMES
FIGURE 1
13 Poyntz Street ....1......1......1
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TOWNSHIP OF ORO-MEDONTE
REPORT
Dept. Report No. To: Prepared By:
BP 2006-021 Planning Advisory Bruce Hoppe
Committee
Subject: Department:
Council Official Plan and Zoning By- Building/Planning
law Amendment for 1533532
C.ofW. Ontario Ltd. (Litz Date:
Landscaping), Concession April 20, 2006
Motion # 10, West Part of Lot 20 R.M. File #: 01426478
(Ore), 74 Schoolhouse Road Application # 2006-0 PA-O 1 ,
2006-ZBA-05
Date: Roll #: 010-010-00501
1-
II BACKGROUND:
The purpose of this report is to consider proposed Official Plan and Zoning By-law Amendment
applications submitted by Ms. Andria Leigh on behalf of the above noted property owner, and make
recommendations to Planning Advisory Committee as to the disposition of the matter.
II DESCRIPTION OF PROPERTY/PROPOSAL:
I'
The subject land has an area of approximately 3 hectares (7.4 acres) and fronts on Schoolhouse Road
and Highway 11. Schoolhouse Road is a small local road which runs easterly from Line 9 South.
Vehicular access to the subject property is currently gained via Schoolhouse Road. Although the subject
site enjoys direct Highway 11 frontage, no changes and/or direct access to Highway 11 is proposed.
The site currently supports a 273 square metre (2,940 square foot) landscaping supply office and
showroom.
The subject applications would serve to redesignate the site from Agricultural to Commercial, and
rezone the property from Agricultural/Rural (A1RU) to a site-specific General Commercial (GC') Zone.
The intent of the subject application is to permit the expansion of the existing landscaping business and
permit the expansion of highway commercial-type uses on the balance of the property. A conceptual
site plan, affixed to this report as Attachment #1, shows a proposed highway commercial building o~j" Z,
approximately 2,500 square metres (26,910 square feet). Associated parking is located east of the
proposed building, although it is acknowledged that this is simply a conceptual plan and the actual
proposed development is yet to be determined. If approved, the subject property would be subject to
site plan control which would afford the Municipality the ability to review detailed development plans at
the appropriate time.
It is anticipated that the proposed development be supported by private on-site sewage disposal (septic)
and private well(s).
I'
II CIRCULATION COMMENTS:
Supporting documentation was submitted in support of the proposed development and circulated to
internal Township Departments and relevant external agencies. Specifically, the following supporting
studies have been submitted and are on file with the Planning Department
Planning Analysis Report dated January 2006 from MHBC Planning Consultants
Agricultural Viability Assessment dated October 18, 2005 from Azimuth Environmental Consulting
Traffic Impact Study from Cole Engineering
Functional Servicing and Preliminary Stormwater Management Report prepared by R.J. Burnside and
Associates Limited
The subject application and relevant studies were circulated to relevant agencies and the following
responses have been received:
Lake Simcoe Region Conservation Authority - No objections to the proposed applications. A detailed
stormwater management plan will be required to review water quantity and quality controls.
County of Simcoe (refer to Attachment #2) - No objection. Recommend site plan approval and a review
of the specific Highway Commercial uses proposed.
Ministry of Transportation - No objection to the subject application in principle. No access to Highway
11 will be permitted. All structures to be set back a minimum of 24 metres from the Highway property
limit. A detailed site plan including site servicing and grading details and a stormwater management
report will be required.
No other concerns have been expressed by internal Township Departments.
1-
II ANALYSIS:
As indicated in the applicant's Planning Report, the subject site represents a development of a Highway
Commercial Use on a remnant parcel of land which is an odd-shaped linear parcel of land which is a
result of the construction of Highway 11. While the property is designated Agricultural in the Township's
Official Plan, the fact that the property is separated by a Provincial Highway to the north and a local
Township road to the south effectively limits its use for agricultural production as evidenced by the
Azimuth Report. Further, the applicant has reviewed the County Official Plan and concludes that the
proposal in conformity with the County OP, which has been confirmed by written comments from this
agency in terms of the supply of diversified economic functions.
No direct vehicular access to Highway 11 is proposed, and the MTO has advised that such access would
not be permitted. No objections from this agency has been received subject to a detailed Stormwater
Management report which will be required at the site plan approval stage of development. The traffic
2
"3
impact study has indicated that a northbound right-turn taper on Line 9 North will be required, the detail ~ ..
of which will be reviewed in the context of the site plan application. Such improvements will be at the
sole cost of the proponent.
The existing land uses include a veterinary clinic directly to the west of the subject property, as well as
automotive uses at the nearby Highway 11/Line 9 intersection. A dairy farm operation is located to the
south, as well as one existing rural residential lot and a second which has recently been approved by the
Ontario Municipal Board. As indicated previously, the subject site is located between a Provincial
Highway to the north and a local Township road to the south.
In terms of proposed land use, the County's comments express some recommendation as to the specific
uses that may be established. Staff share these concerns, especially as it may impact the visual
aesthetics of the highway corridor, and will endeavour to discuss the specific proposed uses with the
applicant and report back to Committee at the recommendation stage. At that time, a complete analysis
of the permitted uses, including an assessment on visible impact will be provided for the Committee's
consideration. As well, options such as the use of a Holding provision will be considered by staff to
ensure that the appropriate site plan controls are in place prior to any development of this site.
At this time, it is staff's position that adequate information has been received in order to proceed to the
formal statutory Public Meeting as required under the Planning Act. A full analysis of the planning merits
taking into account comments received to-date as well as additional information which may be received
during the public comment portion will be assessed by staff and reported back to Committee at a future
meeting.
I'
II RECOMMENDATION (5):
On the basis of the above, it is recommended that Planning Advisory Committee recommend to Council:
1. THAT Report No. BP 2006-021 (Litz Landscaping) be received and adopted: and
2. That the Planning Advisory Committee recommend to Council that Official Plan and Zoning By-
law Amendment Applications 2006-0PA-01 and 2006-ZBA-05, Part of Lot 20, Concession 10
(Oro), Township of Oro-Medonte proceed to a Public Meeting in accordance with the provisions
of the Planning Act.
Respectfully submitted,
~U~~.
Bruce HOP~~~~ R~P
Director of Building and Planning Services
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ADDlTIONAL LANDS
OWNED BY APPLICANT
ORIGINAL ROAD ALLD\JANCE BET\JEEN LOTS 20 AND 21
Proposed Billboard
SlgnageLocation
Approximate
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CONCEPTUAL
SITE PLAN
LITZ LANDSCAPING
PART OF LOT 2ll
CONCESSION 10
GEOGRAPHIC TOWNSHIP OF ORO
Township of Oro~Medonte
County of Simcoe
2005
---
KEY PLAN
LEGEND
PlOpertyBoundary
AddiUona! Lands Owned by Applicant
Existing Driveway
NOTES
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CORPORATE SERVICES
Fax:705-726-9832
Apr 4 2006 14:22
P.01
,
6~-5
The Corpo,ation of the
County of
Simcoe
(705) 726-9300 Fax: (705) 727-4:276
Toll Free (800) 263-3199
Email:NWestendorp@coun(Y.simcoe.OtLca
CORPORATE SERVICES DEPARTMENT
Plonning Division
1110 Highwo:y;26
Administration Goitre
Midhurst, Onrario LOL lXO
April 4, 2006
BY FAX ONLY
Mr. Bruce Hoppe, MCIP, RPP
Director of Planning
Township of Ora-Medonte
148 Line 7 South
P.O. Box 100
Oro, Ontario LOL 2XO
RE: Proposed Official Plan & Zoning By-law Amendments
Wes.t Part Lot 20, Concession 10 <former Township of Oro)
Township File: 2006-OPA-01, 2006-ZBA-05 (L1tz Landscaping)
Dear Bruce,
Thank you for circulating information regarding the above-noted application to the Counl}' of
Simcoe. This letter is further to the Counl}"s precorlsultation letter dated August 16, 2005 '
,
Specifically, the proposed official plan amendment (OPA) seeks to redesignate the subject
landS from the Township's Agricultural designation to the Commercial designation. !The
rezoning application proposes to amend the zoning for the site from the Agricultural/Rural ~one
to the General Commercial Exception zone. The zoning exception will limit the nature o~ the
uses on the site to highway commercial uses. The property is designated Rural & Agricultural in
the Simcoe Counl}' Official Plan with agricultural policies currently applicable. '
The applicant has SUbmitted various studies in support of the above applications. Of particular
note, the Agricultural Viability Assessment has concluded that the properly's size is! not
conducive to cultivation with modern farm machinery. Neither have any unique microhabitat
conditions or soils for specialty crop production been identified on the site. The assessment has
determined that the proposed commercial activity on the property will have no adverse irrlpact
on agricultural uses in the surrounding area. If th I
Further to Section 3.6.7 of the Simcoe County Official Plan, if the subject property :was
redesignated, commercial uses permitted on the site should be limited to highway commercial
uses. Highway commercial uses are permitted according to the rural polices of the Coui'tty's
Rural & Agricultural designation. Upon review of the accompanying Planning Analysis (Mt-IBC
Planning, January 2006), County staff note that the range of uses proposed in the rezqning
application allows uses that are beyond the scope of what the County considers "higmway
CORPORATE SERVICES
Fax: 705- 726- 9832
Aor 4 2006 14:22
P.02
bj ;..,
commercial". The County defines highway commercial uses as "those which provide a serVice
to the traveling public and include uses such as automotive servicing, accommodation, tourist,
craft and special feature establishments, and restaurants." Given the examples provided in the
County definition, the following uses proposed by the rezoning application do not seem to m;eet
the intent of what is considered highway commerciai: '
. Convenience retail stores
. Farm implement dealers
. Landscaping and/or garden supply outlet
. Marine sales and service establishment '
. Retail stores
. Trailer or mobile home sales establishment
Notwithstanding the above, it is understood that the applicant wishes to expand the existing
landscaping supply operation. The County has no objection to limited expansion of the existing
operation, but the County Official Plan directs future similar uses to settlement areas, business
parks or special development areas. It is also requested that business offices only be allo""'ed
provided they are accessory to a permitted use. In addition, the subject property is highly visible
from Highway 11. Site plan control is a potential means for the local municipality to further
guide the detailed design of future development i
Therefore, the County of Simcoe has no objection to the proposed Official Plan Amendment, I
subject to the comments above. It should be noted that in accordance with Section 4.11 of t~e
County of Simcoe Official Plan, this application is also subject to all other applicable Provincii3I,
County and Local policies and by-laws. i
,
If you require more information or clarification, please do not hesitate to contact the undersigned
at 705-726-9300 Ext 1360. :
Sincerely,
~~
Nathan Westendorp, B.E.S.
Planner II
cc.
N. McDonald
A. Leigh
Meridian Planning
MHBC Planning
(By Fax Only 705-737-5078)
(By Fax Only 705-728-2010)
'.:b~~4 )
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SUGGestions. ReGuests and Comments re the O-M PAC Process
# Suaaestions & Reauests Comment Innut
1 Twice per year, devote several hours This would clarify for the PAC, MC
reviewing the details (background, the long-term planning and
scope, timing, probability, potential potential development problems
problems, likely interventions, etc.) and opportunities in the entire
of the master list of development Township.
applications and intentions. (The list
with the coloured maD)
2 Have some "less formal" meetings of Formality of PAC meetings does CD
the PAC public members - to discuss not facilitate much discussion of MC
how we could improve our input. the issues - which is what our
committee should do.
3 At the beginning of the PAC 3-year This would improve the PAC's MC
term, provide a detailed understanding of the larger CD
presentation-type explanation of the context of the Township's and
Official Plan and planning strategies - the Province's planning
and the "process" for applications, strategies and makes it less
public meetings, etc. difficult to vote the specific
issues.
4 -After Council votes (following the PAC At least refer to the Council JM
recommendations), provide feedback vote at the next PAC meeting -
to the PAC public members ASAP. along with reasons if Council
does not follow the PAC
recommendations.
5 At each PAC meeting, provide This would help us to MC
updates for current and probable understand the positions taken
OMB Hearings (status, positions, by the Township and equip us
Township strategy, costs, etc.) to be better advocates for
Dositions taken.
6 Obtain PAC public member input to This would include the PAC MC
the Township strategy - prior to OMB members in at least inputting to
HearinQs the controversial decisions.
7 Prior to the final PAC meeting in Perhaps the members could CD
2006, devote an hour or so to meet with Bruce and combine MC
obtaining input from the other PAC our input and recommendations
members - including Staff and to Council
Council - about what could be
chanoed.
8 Improve the timing of PAC members Some applications need a site CD
receiving the agenda and material in visit
the agenda. Now, we only have a
weekend to review.
9 For applications, ask the respective JM
Ward Councillor speak to the
application and issue - using a large
maD
10 Other