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03 08 2007 Sp C of A Agendatuawlan 1. Communications and Correspondence -Appointment of Chairperson -Appointment of Secretary-Treasurer 2. Disclosure 0f Pecuniary Interest 3. Hm8hAAS: 9:38 2007-B-06 Horseshoe Valley Resort Lot 1, Concession 4 (Former Township 8fyWedOnt8) Lot addition &severance 9:40 2007-R-07 Horseshoe Valley Resort Lots 1& 2. Concession 4 (Former Township 8fMed0nte\ Severance 9:58 2007-B-03 Horseshoe Valley Resort Part Lot 4' Concession 4 (Former Township 8fOro) Utility Lot ���� 5. Other business 6. Adjournment Township of a Planning i • 4 Report f, March • 0: i, Lot 1, Concession 4 (Former Twp. Of Medonte) The purpose of application 2007 -B -06 is to permit the severance of lands currently draft- approved for plan of subdivision from existing resort lands. The lands to be severed have an area of 19.15 hectares (47.32 acres). The lands to be retained currently function as a golf course and resort, and have a lot area of 31 hectares (76.6 acres). C. i I I 1' 1, 111 i 5 W111113 IN R 11, 1 13104i is a, I igirfffliiii#� Official Plan Designation: Horseshoe Valley Medium Density Residential, Horseshoe Valley Village Horseshoe Vallev Recreational Zoning By -law: Residential Two Exception 60 (R2 *60) Zone Future Development Exception 67 (FD *67) Zone Private Recreational (PR) Zone Environmental Protection (EP) Zone t Simcoe Countv — No concerns Public Works Department — No Concerns Building Department— No concerns Engineering Department — No concerns Ontario Realty Corporation — See attached The subject lands are located within the Horseshoe Valley settlement area. The proper", is located north of Horseshoe Valley Road, where single detached dwellings fronting onto Pine Hill and Pine Ridge he to the south and east. Lands to the north of the subject property consist of the Copeland Forest Tract, The applicant is proposing to separate, by wait of severance, the existing golf course from the "Timber Ridge' development lands in anticipation of the sale of Horseshoe Resort. However, the applicants intend to retain only the lands with previous development approvals and /or that are designated for future development. Official Tian The Official Plan contains policies which intent to recognize development proceeding in this area by way of a Comprehensive Development Plan (CDP). Among other matters, the CDP is intended to deal with issues such as phasing, form and density, scale of development, integration of residential and non - residential uses, access, and urban design. Application 2007 -13-06 would result in a division of land assets due to the proposed sale of the resort. According to the CDP Concept Plan prepared by IBI Group and approved by Council in 2003, the subject lands are designated primarily for medium density residential uses, consisting of the Timber Ridge Subdivision which received draft approval on September 15, 1995. A portion of lands to be added to the severed lands are designated Horseshoe Valley Village, and are located at the extreme western edge of the proposed lot. However, the lands to be added do not consist of part of the Timber Ridge subdivision. The balance of the proposed retained land consists of part of the Horseshoe Valley Golf Course, and is designated Horseshoe Valley Recreational. A small portion of land in the southwest corner of the retained lot is designated Horseshoe Valley Village. Staff has reviewed the application with respect to potential future impacts on the portion of retained lands that are designated Horseshoe Valley Village, along with potential impacts on the draft- approved Timber Ridge subdivision being designated Horseshoe Valley Medium Density Residential. Permitted uses in the Horseshoe Valley Designation consist mainly of non - residential uses, such as retail stores, business offices, medical clinics, golf courses, hotels, and other resort - related amenities. The Official Plan also states that `yrredium density pouring such as townhome , apartments, and multiple rhvellings may also be permitted provided they support the planned function of the Horseshoe Valley Village designation ". Lands containing the Horseshoe Valley Medium Density Residential designation also wholly_ contain the Timber Ridge subdivision, where 250 "multiple residential" dwelling units have been draft approved. For the purpose of this application, severing the Timber Ridge subdivision lands and adding a portion of lands designated Horseshoe Valley Village to the severed parcel will not likely have a negative impact on or hinder future resort and /or medium density residential development on the severed or retained parcels. Further, this application will not detract from the Horseshoe Valley Comprehensive Development Plan. With respect to the Horseshoe Valley Recreational designation on the retained lot, this application will not lead to an Official Plan Amendment should future owner(s) wish to develop these lands for resort - related recreational uses and facilities, such as expansion of or reconfiguration of the existing golf course. Therefore, this application will maintain the character of Horseshoe Valley, and not impede or hinder future development. Zoning By -law The lands proposed to be severed are zoned Residential Two Exception 60 (R2 *60) Zone, reflecting the anticipated multiple residential character and design of the Timber Ridge subdivision. The majority of the retained lands are zoned Private Recreation (PR) Zone, and contain part of the Horseshoe Valley golf course. However, the western portion of the retained lands are also zoned Future Development Exception 67 (FD *67) Zone, where permitted uses including swimming pools, hotels, golf courses, ski facilities, and buildings for the storage of maintenance equipment. The creation of two separate parcels will not hinder or impede the development of permitted uses within the various zones on the properties, as discussed above. Further, the proposed retained and severed lands, being 31 hectares and 19.15 hectares, both will exceed the minimum required lot area for lands zoned R2 *60, PR, and FD *67. Consent Application 2007 -B -06 proposes to separate "development lands" from resort lands and amenities due to the sale of Horseshoe Resort. A review of Official Plan and Horseshoe Valley Comprehensive Development Plan policies has determined that the creation of two lots, consisting of a 19.15 hectare parcel containing the Timber Ridge subdivision and the 31 hectare retained lot containing the golf course, does not offend policies geared to the orderly development of Horseshoe Valley. In addition, any proposed future development on the retained sands will still require planning review and approval. With respect to the Timber Ridge subdivision, any proposed changes to the subdivision layout, proposed number of units, or boundaries of the draft plan will continue to require approval for any such changes, as required under the Planning Act and Township Official Plan. Where new development may be proposed that differs from the overall concept plan for Horseshoe Valley, any necessary planning applications will continue to apply, and will not be compromised by this consent. { i7:YY[ {3►1 It is recommended that the Committee grant Provisional Consent to Application 2007 -B -06 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 1ylunicipalip, - 3. That all municipal taxes be paid to the Township of Oro -Yledonte; and, 4. 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, Reviewed by, Gleam White, MCIP RPP Senior Planner WEST HALF LOT 2 I EAST HALF LOT 2 CONCESSION I TO LUJSTRA7E �4 w° RIK Cis VF® LANDS PROPOSED TO OE SEARED v' ° ae z LOTS 3 2 19.1$6 HA. I � 8413 4 u WEST HALF LOT ✓ LANDS OWNED BY y° HORSESHOE /SALVIL 1° (MEDONTE) LTD. 1e w naP 37 ° CONCESS /0 4 17 4.873 HA. w .�° 41 J5 % 3.] 32 16 31 4o IS dy 38 tt 14 K 4g 4e 8 n 1° 13 4° fe Mve 37.082 HA. 1' RETAINED LANDS 1° ORIGINAL ROAD ALLOWANCE BETWEEN CEOORAPHIC TDWNSHIPS OF MEDONTE AND ORO COUNTy ROAD N ®a 22 (HORSESHOE V ) T61RN1 M0.i MPIfi° tll PE 'Mq MY 6 YNLA('�t mn °s aaln o.s ® DINO A. •VRVt17�N a LTD. � 11mpon Orftri0 socidtill Ferguson Block Queen's iQ5m��b!8lbr0 u^ono 21 Corpoiration Realty romntoomurio de POn�Wio w/^2`s Tel: 416'326-9823 February 21, 2007 Mr. Adam Kozlowski Secretary-Treasurer Committee ofAdjustment Township of0no^Medonte 148 Line 7 South P.O. Box 10D Oro ON LOL2XU Dear Mr. Kozlowski: o^m000 Edifice Ferguson Queen's Park Toronto, Ontario w7A 2oo Fax 416-212-1131 Re: Committee of Adjustment Applications Nos. 3QO74B~DG and 2O87~B~8T Horseshoe Valley Resort Ltd. Conc. 3 and 4, Pt. Lots 1 & 2 (former Township of_Medonte)_ Thank you for circulating Ontario Realty Corporation (ORC) on the above noted application. ORC is the strategic manager of the provincial government's real property and has a mandate of maintaining and optimizing value of the portfolio, while ensuring real estate decisions reflect public policy objectives. The protection of hydro corridor interests is also mandated to ORC, as ownership nf these lands is now vested with the Province. We are writing to provide you with the following initial comments for consideration and inclusion in your planning file. Unfortunately m/e were not able to provide comments prior tn the February 15 hearing, but we would request that our comments be kept on file and regarded during any future planning process. Our land use planning group has conducted a preliminary review of your notice and supporting information indicates that ORC managed lands are present in the area. Asa result, the proposal may have the potential to impact these lands and/or the activities of tenants present on ORC managed lands. Please see the map below that identifies ORC managed lands to assist you |n identifying and avoiding potential impacts. Negative impacts to land holdings, such as taking of developable parcels of ORC managed land or fragmentation of utility or transportation corridors, should be avoided. If the potential for such impacts is present as part of this undertaking, you should contact the undersigned \o discuss these issues at the earliest possible stage of your study. |f takings are suggested an part uf any alternative these should ba appropriately mapped and quantified within the planning documentation. In addition, details of appropriate mitigation and or next steps related to compensation for any required takings should be present, Figure 1: Map of ORC Managed Lands Township of Oro- Medonte Special Committee of Adjustment Hearing Planning Report for March S, 2007 Horseshoe Valley Resort fi -99 Lots 1 & 2, Concession 4 (Former Twp. Of Medonte) The purpose of application 2007 -P -07 is to permit the severance of lands from existing resort facilities. The lands to be severed have an area of 20.16 hectares (49.8 acres). The land to be retained contains the "snowmaking" facility for ski hilts within Horseshoe Valley Resort, and is proposed to have a lot area of 3.5 hectares (8.6 acres). Application 2007 -P -07 was initially deferred at the February 15, 2007 Committee of Adjustment hearing to allow staff to conduct further investigation into the application, and to seek additional information from the applicant. MUNICIPAL PLANNING POLICY Official Plan Designation: Horseshoe Valley Recreational Horseshoe Valley Village Environmental Protection One Environmental Protection Two Overlay Zoning By -law 97 -95: Future Development Exception Sixty -Seven (FD *67) Zone Private Recreational One - Eighteen (PR *118) Zone Environmental Protection (EP) Zone Simcoe County —No concerns Public Works Department — No concerns Building Department — No concerns Engineering Department — No concerns The subject lands are located within the Horseshoe Valley settlement area, north of Horseshoe Valley Road Lands to the north of the subject property consist of the Copeland Forest "Tract The Horseshoe Heights Resort and townhome complex is 'immediately_ west of the subject lands, and would continue to have access to Horseshoe Valley Road via a private road and easement that extends across the proposed severed parcel. WIMMU The Official Plan contains policies which intent to recognize development proceeding in this area by way of a Comprehensive Development Plan (CDP). Among other matters, the CDP is intended to deal with issues such as phasing, form and density, scale of development, integration of residential and non - residential uses, access, and urban design. Application 2007 -B -07 would result in a division of land assets due to the proposed sale of the resort. According to the CDP Concept Plan prepared by 113I Group and approved by Council in 2003, the subject lands are designated primarily for resort - related residential uses, consisting mainly- of "Private Ski Club Unit Clusters ". The balance of the subject lands, particularly in the northern segment consist largely of wooded area containing cross- country skiing and snowmobile trails. The Horseshoe Valley Sewage Treatment plant is located north -east of the subject lands, but does not consist as part of this application; access to the plant from Horseshoe Valley Road will be maintained through an easement and private road. Staff has reviewed the application with respect to potential future impacts on the portion of Property that are designated Horseshoe Valley Village. Permitted uses in this designation consist mainly of non - residential uses, such as retail stores, business offices, medical clinics, golf courses, hotels, and other resort - related amenities. The Official Plan also states that `ynedium density housing such as townhorrres, apartments; and multiple dwellings may also be permitted protided they support the planned function of the Horseshoe Valley Village designation ". For the purpose of this application, severing the snowmaking facility and reconfiguring property boundaries will not likely have a negative impact on or hinder future resort and /or resort - related residential development on the severed parcel, as this application will not detract from the Horseshoe Valley Comprehensive Development Plan. This application will maintain the character of Horseshoe Valley, and not impede or hinder future development. Zoning By -law The lands proposed to be severed and retained are predominantly zoned Future Development Exception 67 (FD *67) Zone. This zoning is found at the southern and mid sections of both proposed lots. The northern -most section of the retained lands are zoned Private Recreation Exception 118 (PR* 118) Zone. Lands zoned FD *67 permit only those uses that existed on the date of passing of the By -law, and enlargements or renovations to such structures. In addition, the FD *67 Zone also allows for the development of swimming pools, hotels, golf courses, ski facilities, and buildings for the storage of maintenance equipment. Lands zoned PR *118 allow for golf courses, ski hills and other recreational amenities, and as well private sanitary sewage and water facilities. The proposed severed and retained lands will not require a Zoning By -law Amendment as a result of this consent application, and nor will the creation of oco separate parcels hinder or impede the development of perm tied rises within the various zones on the properties, as discussed above. Further, the proposed retained and severed lands, being 20 hectares and 3.5 hectares, both will exceed the minimum required lot area for lands zoned PR *118 and PD *67. Consent Application 2007 -8 -07 proposes to separate "development lands" from resort lands and amenities due to the sale of Horseshoe Resort. A review of Official Plan and Horseshoe Valley Comprehensive Development Plan policies has determined that the creation of two lots, consisting of a 3.5 hectare parcel containing the snowmaking facility and the 20 hectare retained lands, does not offend policies geared to the orderly development of Horseshoe Vallev. In addition, any proposed future development on either the retained or severed lands will still require planning review and approval, and where new development is proposed that differs from the overall concept plan for Horseshoe Valley, any necessary planning applications will continue to apply and will not be compromised by this consent. It is recommended that the Committee grant Provisional Consent to Application 2007 -13-07 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 Sure >evor be submitted to the Secretary- Treasures; 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 all municipal taxes be paid to the Township of Oro- ;tiledonte; and, 4. 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, Reviewed bv, r� f Glenn White, MCIP RPP Senior Planner SKETCH TO ILLUSTRATE PROPOSED SEVERANCE OF PART OF LOTS 1 & 2 CONCESSION 4 (GEOGRAPHIC TOWNSHIP OF MEDONTE) TOWNSHIP OF ORO-MEDONTE COUNTY OF SIMCOE DINO R.S. ASTRI, O.L.S. 2007 HORSESHOE VN ROAD <cae+ttRIEAD Na BE) METRIC DISTANCES BROWN ON THIS PI-AN ARE IN METRES 00 CAN BE CONVERM TO FEET BY DIVIDING SY 0.3048. DINO ASTRI WOM SURVEYING LTD. WArAM 1-661 Walham Road, Same, Ontario, L4N OB7 00 Phone: 705-7923780 Fax: 705-7924164 DATE. DINO R.S. ASTRl ram movv,.astdsmeylng,00m ONTARIO LAND SURVEYOR Copies available @ Asndsuveyrecords.WM PROJECT N., ORAWN BY: RG CHECKED BY. DRSA 7103-PROP-SEV-W-jAN-07 Township of Oro-Medonte Planning Report for March r - 3 8, 2007 Horseshoe Valley Resort Ltd. Dart of Lot 4, Concession 4 (Former Tivp. Of Oro) "Utility Ttility Lot" The purpose of application 2007 -B -03 is to permit the creation of a "utility lot" for the construction of a sanitary sewer pumping station. The land to be severed is proposed to have 50 metres (165 feet) of frontage along Line 4 North, an approximate depth of 39.42 metres (130 feet) and a lot area of approximately 0.19 hectares (0.47 acres). The land to be retained currently functions as a golf course, hating an area of 16.43 hectares (40.6 acres). Official Plan Designation — Horseshoe Valley Low Density Residential Zoning By -law 97 -95 — Residential One Exception 140 (R1 *140) Previous applications — None AGENCY COMMENTS Simcoe County —No concerns Public Works Department - No concerns Building Department — No concerns Engineering Department — No concerns The subject lands are located within the Horseshoe Valley settlement area, located on the west side of Line 4 North approximately 2 kilometers south of Horseshoe Valley Road. The proposed utilit.% lot will have an area of 0.19 hectares (0.47 acres), a lot depth of 39.42 metres, and a frontage on Line 4 North of 50 metres. The lands to be severed currently contain an abandoned farmhouse and barn structure. The retained lands currently function as a portion of the Horseshoe Valley Golf Course, having an area of 16.4 hectares (40.6 acres). The existing Laurelview plan of subdivision lies approximately 300 metres to the north. The applicant has indicated that a pumphouse will be needed in order to service future residential development within the Horseshoe Valley settlement, and that the proposed location is ideal due to the nature of topography in the area. The subject property is designated "Horseshoe Valley Low Density Residential" by the Official Plan, and consists of the eastern portion of the "Horseshoe Valley Adult Lifestyle Community" plan of subdivision, proposed to contain 595 residential lots, which was draft- approved on April 5, 2001. With respect to sanitary services, the draft plan specifically depicted that Block 614 will be used for a sanitary sewage facility, and in particular a pumping station. As discussed above, the subject property is designated Horseshoe Valley Low Density Residential. Permitted uses in this designation include single detached dwellings, home occupations, private recreational uses and accessory uses. Section D2.2.4 of the Official Plan lists policies for the creation of new lots for utility uses. The Plan states: "Tbe creation of new lots for public utilities, communication utilities and water and server infrastructure may be permitted provided a) the area of the proposed lot is minimitied and reflects what is required of the use; and b) the voplementing Zoning By -tau, as a condition of Provisional Consent, only permits uses that are related to the utility on the lot" In accordance with the draft- approved plan of subdivision existing on the subject property, the proposed utility lot dimensions reflect the original dimensions shown for Block 614, as was approved in 2001. The size of the utility lot is such that a sewage pumphouse facility will be accommodated, takuig into consideration the required setbacks for any structure(s) that will house pumphouse machinery or other equipment. On this basis, the proposal is deemed to conform to the Official Plan. The subject property is zoned Residential One Exception *140 (R2 *140) Zone in Zoning By -law 97- 95. Permitted uses in this zone include, but are not limited to: single detached dwellings, golf courses, stormwater management facilities, and sanitary sewage facilities. Therefore the proposed creation of a utility lot for a sewage pumphouse constitutes a permitted use in the R1*140 Zone, and would be in compliance with Zoning By -law 97 -95. Application 2007 -B -03 is in keeping with previous planning approvals for the Horseshoe Adult Lifestyle draft plan of subdivision, and generally conforms to the Official Plan and use provisions as listed in the Zoning By -law. RECOMMENDATION It is recommended that the Committee grant provisional consent for Application 2007 -B -03 subject to the following conditions: 1. That the maximum total lot area for the new lot be no greater than 0.19 hectares (0.47 acres); I 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; 3. That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality; 4. That all municipal taxes be paid to the Township of Oro- lbledonte; and, 5. 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, Reviewed by, 1 r�i Glenn White MCIP, RPP Senior Planner fd 40 Li NO, 2 8 PUM SlADON q. X i ST I N' 'Ann R SJDEN (IAL at 2 7 C 76 2 0 px t 4%. 1 i3 3 �Rw r 24 xr z 71 m It 0 COVVJNIC�T CNS --- 7CVVER SCHE- " R� ILE 0� V,� - ,� �— ?L — — H- I