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10 16 2001 PAC AgendaE • TOWNSIIIP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE AGENDA TUESDAY OCTOBER 16, 2001 1. Call to order by Chairman. 2. Declaration of Pecuniary Interest and the General Nature Thereof - in Accordance with the Act. 3. Adoption of the Minutes of September 18, 2001 4. Correspondence and Communication None Received. 5. 6 Deputations 7:00 p.m. 7:15 p.m. 7:30 p.m. 7:45 p.m. Seleri Investments Concession 3, Part of Lot 27 (Oro) Proposed Zoning By-law Amendment Horseshoe Resort (Shell Vacations) Concession 3, Part of Lot 2 (Oro) Proposed Zoning By-law Amendment Sinton Family Holdings Concession 1, Part of Lots 41 and 42 (Medonte) Proposed Plan of Subdivision FSP Holdings (Settlers Ghost Golf Club) Concession 1, Part of Lots 41 and 42 (Medonte) Proposed Zoning By-law Amendment P-124/01 P-125/01 Ic- R± 7 8:00 p.m. Combustion Research Concession 3, Part of Lot 20 (Oro) Proposed Zoning By-law Amendment Other Business Adjournment ~ ~': n ~ P ~ >~ M ~{ P-116/01 P-123!01 TOWNSHIP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE MINUTES SEPTEMBER 18, 2001 PRESENT: Peter Wigham, Susan Grant, Robert Barlow, Fran Sutton, Councillor Paul Marshall, Councillor Ruth Fountain, and Mayor Ian Beard ABSENT: Don Bell STAFF PRESENT: Andria Leigh 1. Call to Order by Chairman Chairman Ian Beard called the meeting to order at 7:05 p.m. 2. "DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF - IN ACCORDANCE WITH THE ACT." Fran Sutton declared a pecuniary interest with Development Application P-121/01 (Lloyd Squire), as the applicant is her brother. Mrs. Sutton was not present for the deputation and did not participate in the discussion or voting on this application. 3. Minutes Moved by Susan Grant, seconded by Robert Barlow That the minutes of the meeting of the Township of Oro-Medonte Planning Advisory Committee held on June 19, 2001 be adopted as printed and circulated. Carried. 4. Correspondence and Communication None received. ` 5. Deputations 7:00 p.m. Christopher Iles P-120/01 Concession 6, West Part of Lot 28 (Oro} Proposed Zoning Bylaw Amendment' In Attendance: Chris Iles and Noreen Duivenvoorden, Applicants Ms: Leigh explained the proposed rezoning to the Committee members and explained the current business. being operated on the property. Thee. neighbouring land uses were identified for the Committee as well as the improvements. completed by the applicant in regards to' buffering. A review of the applicable Official Plan policies was provided by Ms. Leigh. Moved by Susan Grant, seconded by Fran Sutton "It is recommended to Council that Development Application P-122101, a proposed Zoning By-law Amendment for Christopher Iles, Concession 6, .West Part of'Lot 26 (Oro}, proceed to a Public Meeting in accordance with the requirements of the Planning Rct." ...Carried 7:10 p.m. Seleri Investments'. P-124101 Concession 3, Part of Lot 27 (Oro} Proposed Zoning Bylaw Amendment In Attendance: Lee Feliciano, Applicant Ms. Leigh explained the background of the proposed applieation'and its previous connection to the CN Rail line and that on this basis no zoning was currently in place on the subject property. ;The Gommittee discussed the possibility that the applicant would be required to construct a fence on the side property line'next to ' - the' Township trail to ensure buffering between the two uses. Discussion also occurred regarding the potential to connect to the existing watersystem in Shanty Bay; the applicant was advised to discuss this with Keith'Mathieson to determine the feasibility and cost estimates. • Moved by Robert Barlow, seconded by Susan Grant "It is recommended to Council that Development Application P-124101, a proposed Zoning By-law Amendment for Seleri Investments, Concession 3, Part of Lot 27 (Oro), proceed to a Public Meeting in accordance with the requirements of the Planning Act." ...Carried. 7:20 p.m. Combustion Research P-123/01 Concession 3, Part of Lot 20 (Oro) Proposed Zoning Bylaw Amendment In Attendance: Randy Forbes, Applicant Ms. Leigh explained the background of the application and the process previously considered by the Committee of Adjustment. She explained that the Agricultural designation did not currently contemplate expansion to industrial uses and therefore the application as proposed did not conform. She further explained that the existing business was not currently within the Industrial designation in the Official Plan, which should have been completed with the new document. Ms. Leigh indicated that she needed an opportunity to talk to the County of Simcoe to determine the options available to Mr. Forbes. Moved by Peter Wigham, seconded by Robert Barlow "It is recommended that Development Application P-123/01, a proposed Zoning By-law Amendment for Combustion Research, Concession 3, Part of Lot 20 (Oro), be deferred to allow for additional discussions with the Township Planner and County of Simcoe." ...Carried. :........7:30 p.m. Lloyd Squire P-121 /01 Concession 7, East Half of Lot 7 (Oro) Proposed Official Plan and Zoning Bylaw Amendment • In Attendance: Lloyd Squire, Applicant, and BiII Fitzgerald, Applicant's Consultant Mr. Fitzgerald explained the details of the site and the surrounding land uses. He explained the process the applicant would be required to complete in regard to the aggregate license. To date the environmental assessment and the archaeological assessment have been completed. Additional studies to be completed include: aggregate analysis, hydrogeological assessment, and assessment of added impact to address impacts on existing pits in the general area and future pits on lands that are designated but not licensed. Discussion occurred in regard to the 7`h Line Agreement and the Aggregate Resource Management Plan currently being initiated by the Township. Moved by Peter Wigham, seconded by Susan Grant "It is recommended that Development Application P-121/01, a proposed Official Plan and Zoning By-law Amendment for Lloyd Squire, Concession 7, East Part of Lot 7 {Oro), be deferred until the additional studies as discussed are completed and the appropriate technical review comments and received and reviewed. And further, that this be brought back to the Committee for a recommendation to Council." . ...Carried. 6. Other Business None. 7. Adjournment Moved by Robert Barlow That the meeting now adjourn at 8:45 p.m. Carried. Mayor lan Beard, Chairman Andria Leigh, Planner PLANNING ADVISORY COMMITTEE October 16, 2001 Selri Investments Limited P-124/01 West Part of Lot 27, Concession 3 (Oro) Proposal The subject property is located in Concession 3, Part of Lot 27 and is located on the east side of Line 2 South at the northern boundary of the settlement area of Shanty Bay. The property subject to the rezoning is a total of 0.49 acres size with a lot frontage of 66 feet. The applicant's have applied for a Zoning By-law Amendment to establish a zone on the subject lands which were previously owned by the CN Railway and to permit a lot frontage of 20 metres (66 feet) and not the required 30 metres (98.4 feet). County Official Plan Currently - Settlement Township Official Plan Currently - Rural Settlement Area Designation Proposed - No Amendment Proposed Township Zoning By-law Currently - No Existing Zone Proposed -Residential One Exception (R1 ") Zone Department Head Comments Roads Superintendent - will drainage be a concern if the lot is filled - what will soil conditions be ie. contaminated soil from rail road? - Trail activities, will this be a problem in future with new home being so close, should there be buffering required (ie. fence) Fire Chief- No Objection Clerk - Chief Building Official -building size and area unclear, no reduction in side yard setbacks or others and minimum 100 feet from any other well location then ok 1 Engineering and Environmental Services -privacy fence along north property line between recreational trail and proposed lot should be required Planning Department Comments September 11, 2001 The subject property is designated Rural Settlement Area in the Township's Official Plan. The objectives of these policies are to maintain attractive communities with suitable amenities and to ensure that settlement areas are developed in a logical and cost effective manner. Permitted uses within this designation include low density residential uses as proposed by this application. The subject property is an existing lot of record and was sold by the CN Railway privately to create this parcel and in accordance with the Planning Act did not require the approval of the Committee of Adjustment for the Township. The subject property is only 66 feet wide and therefore does not comply with the • minimum lot frontage provisions of the Township's Zoning By-law 97-95, as amended. The property because of its depth (330 feet) does comply with the minimum lot area requirement of 0.2 hectares (0.49 acres). Due to the frontage of this property and the minimum setback requirements, the lot is constrained in regards to the siting and size of a dwelling which could be located on the property. Comments from the Simcoe County District Health Unit will be required prior to consideration of any by-law to ensure that the parcel is capable of being adequately serviced to permit a dwelling. The Township has required in other instances that the applicant provide the required buffering to the Township Rail Trail and have required fencing inside the property line. The Department Heads are clearly indicating that this should be considered on this property, especially due to the potential close distance between the trail and the dwelling. Recommendation It is recommended that Development Application P-124/01, a proposed Zoning By-law Amendment for Concession 3, Part of Lot 27 (Oro), proceed to a Public Meeting in accordance with the Planning Act. . October 16, 2001 This application proceeded to Council for consideration of the recommendation from the Planning Advisory Committee meeting of September 11, 2001. Council 2 • did not adopt the recommendation of the Committee and deferred it back to the Committee for further discussion. Council indicated verbally that they had concerns with the size of the property and the site-specific exceptions being requested in order to accommodate a house on the property. Recommendation It is recommended that Development Application P-124/01, a proposed Zoning By-law Amendment for Concession 3, Part of Lot 27 (Oro), be discussed further by the Committee to determine if the application is appropriate and whether it should proceed to a Public Meeting in accordance with the Planning Act. /t(~1>~.tC.lL9 ~hr ~- {2L? ~II { ~ ~7a ~. CrJNCG55t~J/J ~? V ~t ~ S QZ`C<"'i~~ i~ M ~~~!-tC./v~t~~ ~~ ~~ ~it~ ~=Q ~ ~~ t5 3 ~G t~`~ C.,v ~ l'(,.~4N~ ~~~ , C ~ ,~ ~~ (~~ps~~rr%, c~n3 si R c.R-t'~A 3 PLANNING ADVISORY COMMITTEE October 16, 2001 Sinton Holdings -Craighurst Settlement Area Lots 18-36, Reg. Plan 91 (Deemed) and Part of Lots 41 and 42, Concession 1 (Medonte) Proposal The subject property is located in Concession 1, Part of Lots 41 and 42 and is located in the north east corner of the Craighurst community at the intersection of Horseshoe Valley Road West and Penetanguishene Road. According to the applicant's plan the property is a total of 76.7 hectares (189.23 acres); however according to the assessment records at the Township offices the property is a total of 74.77 hectares (184.77 acres), this should be verified with the applicant. The applicant's have submitted a conceptual development plan to permit residential development in three phases on the subject property. • County Official Plan Currently - Settlement, Rural and Agricultural, and Greenland Township Official Plan Currently - Rural Settlement Area, Rural, Horseshoe Valley Road Special Policy Area, and Environmental Protection Two Overlay Proposed -Rural Settlement Area Township Zoning By-law Currently -Agricultural/Rural Exception (A/RU'15), Agricultural/Rural (A/RU) and Environmental Protection (EP) Zones Proposed -Site Specific Residential and Environmental Protection (EP) Zones Planning Department Comments (April 17, 2001) The proposal before the Committee is a request for pre-consultation in regard to a conceptual development plan for a property located within and adjacent to the . Craighurst Settlement Area. The property is located within the area, which is subject to the Official Plan policies that relate to the Craighurst community; specifically section 4.3.5 establishes the special development policy for 1 Craighurst. There are also additional policies within Section F1 -Environmental Protection Two which are required to be considered in regards to this proposal. Section D4.3.5 specifically indicates that the creation of additional lots is not permitted n the Craighurst Settlement Area until an Official Plan Amendment in the form of a detailed Secondary Plan is adopted by Council. The intent of the Secondary Plan is to address a number of matters: a) the mix, density and phasing of proposed land uses; b) the appropriate form of servicing; c) the location, scale and type of commercial uses; d) the impacts of development on community facilities such as schools; e) the compatibility of proposed uses with adjacent land uses outside of the Special Policy Area; . f) the provision of parkland; g) the provision of an appropriate road network within the planning area and the impacts of development on the two County roads in the settlement area; and, h) the impact of development on the Highway 400/HorseshoeValley Road interchange which would be determined through the completion of atraffic-impact study to be reviewed and approved by the Ministry of Transportation. Any highway improvements recommended by the traffic study will be financial responsibility of the proponents. One of the most significant factors to resolve is the form of servicing and the financial implications of both constructing and operating the servicing systems. These issues shall be the subject of a servicing options report, that examines the feasibility of developing communal services, and is to be prepared to the satisfaction of Council and appropriate agencies. The cost of preparing the required servicing, environmental and planning studies needed to support the Secondary Plan will be borne by • the landowners who will benefit from the approval of the Secondary Plan. 2 In regards to the status of the Secondary Plan process, the Township has held a number of public open houses with the members of the Craighurst community to determine their desires for the community. The Township Planning Consultant is currently preparing several conceptual plans with a variety of servicing options which are anticipated to be presented to Committee of the Whole in May. It is intended that once a recommended conceptual option is determined by Council an additional public open house will be held in the community prior to proceeding with the Secondary Plan policies. The work program requires the Secondary Plan to be completed prior to December 2001. The proposal would be premature to be considered by this Committee or Council until such time as the Secondary Plan is in a draft format in order to determine conformity with the Secondary Plan policies. Recommendation • It is recommended that the review of the conceptual development plan be deferred until the completion of the Craighurst Secondary Plan in accordance with the policies of the Official Plan. October 16, 2001 Comments This proposal was presented to the Committee in April of this year at that time the conceptual plan was discussed but no decisions were forthcoming as the application was considered premature until completion of the Secondary plan for Craighurst. Additional work has been required on the Craighurst Secondary Plan in regard to the technical reports for servicing and transportation and these have now been completed. A report will be prepared by the Township planning Consultant in regard to the options for Council's consideration in the near future with the intent to proceed back to a public information meeting to explain the options after Council's consideration. Until such time as Council considers the Secondary Plan the application should not proceed forward and should continue to be deferred. 3 ~ EINDER August 22, 2001 THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE Post Office Box 100 Administration Centre Oro, Ontario LOL 2X0 VIA HAND DELIVERY ATTENTION:Ms. Andria Leigh, Planner Dear Ms. Leigh: RE: ORO MORAINE STRATEGY 8 CRAIGHURST SECONDARY PLAN Parts of Reg. Plan 91, Lots 41 8 42, Conc. 1, E.P.R. (formerly Twp. of Medonte) Township of Oro-Medonte -Our Project No. 7434 The purpose of this correspondence is to provide comments concerning the proposed Work . Program of the Oro Moraine Strategy. While we generally do not object to the Township undertaking a planning initiative concerning the Oro Moraine, we do not agree that all previous planning work concerning the Craighurst Communlty has to now be suspended or ended. Over the fast year we participated in and attended a number of Public Meetings and design workshops concerning the Craighurst Secondary Plan as well as reviewing the Draft Craighurst Secondary Plan Background Report Document prepared in support of the Secondary Plan. Our client also expended a significant amount of money creating and obtaining a site specific survey, conceptual development plans, topographical information, as well as detailed hydrogeological information for the subject site. On April 24, 2001, we attended with our clients a regularly scheduled Township Planning Committee Meeting in which our development proposal was presented and where we were told that a draft of the Craighurst Secondary Plan would be available for review by ourselves by the end of May or the middle of June of this year. We were never formally notified by the Township that the Secondary Plan planning process underway and started by the Town was to be ended and to this point we are uncertain as to the ultimate fate of this important planning initiative. It is our opinion that the Growth and Settlement Study completed by the Township's planning consultant in support of the present 1997 approved Official Plan is an adequate foundation on which to base Secondary Planning policies for the Craighurst Community area and we do not agree that completion of a j5lahhing strategy for the Oro Moraine Strategy necessitates a freeze on the Craighurst Secondary Plan process. We would respectfully suggest to the municipality that the two planning processes both proceed in parallel processes. As we believe we represent the only landowner in the Craighurst Community area actively seeking development approval we take this opportunity to state that we would like to proceed with a redevelopment Plan of Subdivision for the (ands adjacent to, and presently part of a Registered Reinders and Associates (Barrie) Ltd. Engineers, Planners, Building Design & Project Managers Unit ?201, 54 Cedar Pointe Qrive, Barrie, Ontario L4N 5R7 Phone: (705) 726-6722 Fax: (705) 726-9445 E-mail: enouinesCc~reinders-barrie.com Website: www.reirsders-barrie.com • Plan No. 91, most of which was formerly owned by Mr. George Snider. As you are aware, the (ands situated west of the watercourse were previously designated Residential by the Official Plan for the former Township of Medonte. The conceptual development plan previously forwarded to the municipality in April proposed a total of 38 lots in this area. We would request that the Township permit our client to proceed with Draft Plan of Subdivision approval for development in this area at this time. We do not believe development of this area would prejudice future development of the Craighurst Community because a road and/or servicing crossing of the existing ravine and watercourse would be illogical and prohibitively expensive. We have enclosed, for your information and review, three (3) copies of the Conceptual Development Plan for this area. It is our opinion that this is a reasonable approach and a compromise between the legitimate planning goals and interests of the municipality and the objectives of our clients. We would Tike to discuss the above noted matter and the completion of the Secondary Plan for the Craighurst community further with you and the Planning Advisory Committee of the Township of Oro-Medonte. Please consider this letter a request to appear as a deputation at the next regularly scheduled meeting of this Committee. Please advise when this could be arzanged. We trust that the above is self explanatory and satisfactory to you. If you have any questions or comments regarding the contents of this letter please do not hesitate to call the undersigned at (705) 726-6722. Yours very truly, • REINDERS AN ASSOCIATES (BARRIE) LTD. i"i /`i% !t Mr. ay K~Iso, Planner, B.E.S. P anner ;1 r c~=`'The Sinton Family, Landowners Mr. George Worzall, Royal LePage Rk Reinders and Associates {Barrie) I_td. engineers, Planners, &uilding Design & Project Nlanaaers Unit 1201, 54 Cedar Pointe Drive, Barrie, Ontaric L4N 5R7 Phone: (705) 726-6722 Fax: (705) 728-9445 E-mail: enauirias(tDreinders-barrie.com 1Nebsite: www.reinders-barrie.con~~ PLANNING ADVISORY COMMITTEE October 16, 2001 Combustion Environmental Inc. P-123101 Part of Lot 20, Concession 3 (Oro) Proposal The subject property is located in Concession 3, Part of Lot 20 and is located at the north west corner of the intersection of Highway 11 and Line 3 North. The property subject to the rezoning is a total of approximately 4.82 acres in size with a lot frontage of 300 feet on Line 3 North and a depth of 700 feet. The applicant's have applied for a Zoning By-law Amendment to permit the expansion of an existing industrial business. County Official Plan Currently - Rural and Agricultural Designation Township Official Plan Currently -Agricultural Designation Proposed -Industrial Designation Township Zoning By-law Currently -Rural Industrial (IR) and AgriculturaURural (A/RU) Zone Proposed -Rural Industrial (IR) Zone Department Head Comments Roads Superintendent - No concerns, provided the drainage swale is maintained along the south west corner of the area to be rezoned Fire Chief - No Objections Clerk - Chief Building Official - No Objection Engineering and Environmental Services - No concerns 1 • Planning Department Comments The proposal before the Committee is a request for a Zoning By-law Amendment to permit the lands added by the Committee of Adjustment in 1999 to be utilized for outdoor storage facilities on the subject property. The Committee of Adjustment granted an application for a lot addition to the existing business and required the applicant to obtain the respective zoning amendment to ensure the intended use complied with the zoning by-law requirements. The area of the property proposed to be rezoned is subject to the Agricultural policies (Section D2) of the Official Plan. Permitted uses within this designation would include the existing industrial use of the property; however the Official Plan does not establish policies for the expansion of such industrial uses. The Committee should discuss with the applicant the intended use of the remainder of the property to determine if such use would fall under the commercial development policies of Section D2.3.6 or would an Official Plan amendment as well. Recommendation • It is recommended that Development Application P-123/01, a proposed Zoning By-law Amendment for Concession 3, Part of Lot 20 (Oro), be deferred to allow for additional discussion with the applicant. October 16, 2001 Comments In reviewing the subject property further it has been determined that the existing business was not correctly designated as part of the comprehensive Official Plan update in 1997 and that the existing business is currently located within the Agricultural designation. However the property is appropriately zoned in the Rural Industrial zone which is not consistent with the Official Plan designation. In order to resolve this non-conformity between the Official Plan and Zoning By-law and to recognize the existing business, an Official Plan Amendment is required and would be considered along with the proposed Zoning By-law Amendment. Recommendation ~~ 9~ 5~ - ~5r~ It is recommended that Development Application P-123!01, a proposed Official Plan and Zoning By-law Amendment for Concession 3, Part of Lot 20 (Oro), proceed to a Public Meeting in accordance with the requirements of the Planning • Act. 2 • PLANNING ADVISORY COMMITTEE October 16, 2001 Horseshoe Resort P-125!01 Part of Lot 2, Concession 4 (Oro) Proposal The subject property is located in Concession 4, Part of Lot 2 and is located on the east side of Line 3 North, south in its intersection with the orseshoe valley Road. The property subject to the rezoning is approximately acres m lot areal ~-`~1~; The applicant's have applied for a Zoning By-law Amendment from the existing Agricultural/Rural Exception (A/RU'15) Zone to the Residential Two Exception (R2123) Zone to permit a 64 unit timeshare establishment. County Official Plan Currently -Settlement Designation Township Official Plan Currently -Horseshoe Valley Medium Density Residential Designation Proposed - No Amendment Proposed Township Zoning By-law Currently -Agricultural/Rural Exception (AlRU*15) Zone Proposed -Residential Two Exception (R2*123) Zone Department Head Comments Roads Superintendent- Fire Chief - Clerk - Chief Building Official - Engineering and Environmental Services - • Planning Department Comments The proposal before the Committee is a Zoning By-law Amendment to permit a 64-unit timeshare establishment on the above noted property. The subject property is located within the Horseshoe Valley Settlement Node Boundary and is designated Horseshoe Valley Medium Density Residential in the Township's Official Plan and is subject to the policies of Section E2.5 and specifically Sections E2.5.1 (Improvements to Horseshoe Valley Road), E2.5.2 (Timeshare Developments), E2.5.6 (Horseshoe Valley Medium Density Residential), E2.5.8 (Conditions of Approval) each of which is specifically discussed below. Section E2 5 6 Horseshoe Valley medium Density Residential Desianation This section indicates that permitted uses include townhouse dwellings, multiple dwellings, apartment dwellings, and home occupations. Timeshare developments may also be permitted. This section further indicates that the density of development shall not generally exceed 30 units per gross hectare. The proposed timeshare development would not exceed 15 unit per gross hectare. This section finally states that the specific conditions for approval of development are found in Section E2.5.8. Section E2 5 8 Conditions for Approval This section indicates that prior to approval of a request to rezone lands, Council shall be satisfied that: a) the proposed form of servicing for the lands is appropriate and agreed to by the Township and the appropriate agencies; The proposed time share development is intended to be serviced by the existing municipal water system and the private sewage treatment facility and on-site storm water management facilities. The specifics of the servicing are addressed in the Functional Servicing Report prepared by URS Cole Sherman. This report has been received by the Township Engineer and is currently under review. Pre-consultation discussions did occur with the Township Engineer to ensure compliance with Township standards. b) the proposed location, nature and timing of improvements to Horseshoe Valley Road and other roads is appropriate and agreed to by the Township and the appropriate agencies in accordance with Section E2.5.1; and, The nature and timing of road improvements are specifically identified in Section E2.5.1 and will be discussed later in this report. 2 ., • c) The phasing of development is appropriate given the timing of the installation of services and the improvements to Horseshoe Valley Road and other roads. It is the intent of the applicant that this proposal is not phased but will be developed at one time for all 64 units. The Township must ensure that servicing and road improvements are addressed prior to the actual development this timeshare. This section does indicate that all development will be subject to Site Plan Control and this will therefore be a requirement for this timeshare development. The Site Plan shall be completed prior to the rezoning being in force and effect. The Site Plan will be utilized to ensure servicing is in place and the road improvements required by the Official Plan are implemented. E2.5.2 Timeshare Development These policies are applicable whenever timeshare developments are listed as a permitted use. This policy indicates the timeshare may be a free standing building or contained in a multi-use building as proposed in this application. This • section also requires all timeshares to be subject to rezoning. This section finally indicates that a timeshare will be subject to an agreement to ensure matters of municipal interest and jurisdiction are addressed to the Township's satisfaction. This agreement will be implemented through the Site Plan Control process. E2 5 1 Improvements to Horseshoe Valley Road This section outlines the various road improvements that are required as development continues to occur in the Horseshoe Valley Resort Node. Irr June 2000 a Traffic Impact Assessment was completed and its recommendations implemented through the Official Plan policies. It is the policy of the Official Plan to require improvements to the road infrastructure related to the intersecting of Line 3 and 4 and Township roads in accordance with these policies. The improvements, which would be required at 55 new dwelling units, would include a right turn lane from the eastbound approach at the intersection of the Horseshoe Valley Road and the entrance to Horseshoe Resort. This improvement requirement will be incorporated into the site plan agreement to ensure its completion as satisfaction of the Official Plan policies. Zoning By-law 97-95 r, The property is currently zoned Agricultural/Rural Exception (A/RU*15) which restricts the lands to only existing uses which existing on the date of the by-law 3 coming into force and effect (November 5, 1997). The intent of this provision was to ensure that a Zoning By-law Amendment process was required for any new development and to ensure the Official Plan policies were applicable and conformed with as part of the Zoning By-law Amendment process. The proposed Residential Two Exception (R2*123) Zone currently applies to Carriage ills Phases 1-3 and would be considered appropriate for this Phase 4 as well. Recommendation f„t~ P ~-~ 5~,. ~~ It is recommended that Development Application P-125101 for Horseshoe Resort, a proposed Zoning By-law Amendment for Concession 4, Part of Lot 2 (Oro), fora 64 unit timeshare proceed to a Public Meeting in accordance with the requirements of the Planning Act. ! ~ GI? 4 f ' • ~ ~ O ~f' m J as • • W ~~~ Y ~O m ~' /fit M 0~5 S C W Z ~~ a Ys ~~ Su 3 B~ $e v~ ~ 9; ~z s$ ~3 99 3~ ..~ L7 W ~ H O A ;~~U oa a oa pia SOW ~ x ~ ~ -. ~^ `- 0 O O O O N w e 0 b ~ e to °n a 9 p x W m m D OO` d °~ :: .pq u°p .°A.~ .pA. i g Yg p m V .~. (y u p «+< V p 0 p u m u-' pD p p r ~$ W p7 mw ~ a W ow 'p"a P. u~ asps °uw dQ pu7 oa = 9 wm m~ mp po m p-~ pw $ W FO ~' Om Opt W Q ~60 OV n7 1.0 /... 4p MR Me NO y~ ~ ~" OY f.u rvd+ Oy O.i Op O Op Op ~ `~ G~ 4f a wa" z sa o a ~ wa ~a ~ xw x> xa x3 x~ xa .h co I '. as ~.._ __ ~ ~ O 00 Township of Oro-~iedonte, PO Box 100, Oro, Ontario, LOL 2X0 Development Application Application No. P- ~ Z5 ~ P ~ [ ] Application to amend the Official Plan of the Township ~ 1 a - ~ - ~ 3 C [.~ Application to amend the Comprehensive Zoning By-law [ ] Application for a Temporary Use By-law [ ] Application to consider a Draft Plan of Subdivision [ ] Application to Remove a Holding Provision on an assumed public street [ ] Other, please specify 1/We hereby apply, as specified above, to the Corporation of the Township of Oro-Medonte. It is expressly understood that this application is in regard only to the lands as hereinafter described; and is made pursuant to the provisions of The Planning Act, R.S.O., 1990. All costs associated with the application shall be paid as per the Tariff of Fees By-law including all costs associated with an appeal of the application to the Ontario Municipal Board. • I1We enclose herewith application and processing fees in the amount of 52450.00 for an amendment to the Official Plan ($1200.00 is a refundable deposit in accordance with the Tariff of Fees By-law). I/We enclose herewith application and processing fees in the amount of 52450.00 for an amendment to the Comprehensive Zoning By-law ($1200.00 is a refundable deposit in accordance with the Tariff of Fees By-law). IIWe enclose herewith application and processing fees in the amount of 52450.00 for a Temporary Use By-law ($]200.00 is a refundable deposit in accordance with the Tariff of Fees By-law). I/We enclose herewith application ara9 processing fees in the amount of 51250,00 for a Removal of Holding Provision ($1000.00 is a refundable deposit in accordance with the Tariff of Fees By-law). I/We enclose herewith application and processing fees in the amount of 8,500.00 (1 OO lots or less); 8,750.00 (101 to 799 lots); or 9,000.00 (200 lots or more) for a draft Plan of Subdivision ($5500.00 is a refundable deposit in accordance with the Tariff of Fees By-law). DATED AT THE 'tnu~n5i. •a OF _ bn~- Mtrt~{-rIN THE OF ~,~„~ apt THIS t`^ DAY OF OL'6o1,7Ci SigEaturdb€x';~19c2fit br Aut ized Aunt (To be witnessed by a Com ssioner) 200 ~ . Signature of Com sio er • Township of Oro-hledonte, PO Box 100, Oro, Ontario, LOL 2X0 ~ Development Application Application No. P- To be completed by the Applicant or Authorized Agent (Please print or type) Name of Applicant _~~\ V~.cr..t~co-~ CHor3c-sh~r Rc3p,r~,-, Full Mailing Address _ LED 5~ 5t_. c 3\vd _ ~ti. f ~5n 'N,.r'N"1~C~\L T \\in~S,- (.,f'~(oa Telephone Number _ 2. Name of Applicant's Agent _~ti~_l~.[~_Z1~Z -~fV+? ~c? ~^~+-~-~ ~1c"~~ Full Mailing Address _ ~ri2\ C ~,~,P ~~__ D ro Sk. + ~„ t~ o~, ~ ~ b Telephone Number ~`+3~-Ga_4~ 9 -Fia y 4 Q,~ • t-~ t~ oR • NOTE: All correspondence and communications will be directed to the Applicant's Agent unless otherwise specked. 3. Full legal description of the property which is the subject of this Application including the nan7e of the former Municipality in which it is located, eg. Lot 1, Concession 1, Township of Orillia, and, if known, the area of the l,urd covered by the proposed. amendment. '1k r-~ t.~~._-~riv.. i-s~ii5 ~'Fi^~r w.~r ~` c'k~(7-!"~ To be answered by the Applicant (Please print or type) 4. 1.1 Are you the registered owner of the subject lands? Yes_ No~~ 1.2 Do you act on behalf of the registered owner? Yes ~ o • 2.1 Do you have an option to purchase the subject lands? Yes_ No / 2.2 If so, what is the expiry date of the Option? Township of Oro-Medonte, PO Box 100, Oro, Ontario, LOL 2X0 ~ Development Application Application No. P- 2.3 Have you an offer to Purchase or Agreement of Sale in respect of the subject lands, or any portion thereof with the Registered Owner? Yes_ No / 2.4 What is the expiry date of any Offer or Agreement mentioned in 4.2.3? 2.5 Is the above noted Option, Offer or Agreement conditional on the success or failure of this Application? Yes_ No 5. Present Official Plan designation(s) Hz,«.< ~ ~ ~ ~«~- --~tc4-~ Dtrss.~w~ ~n~:.,,j 6. Present Zone classification(s) 7. Present Use of subject lands 8. Proposed use of subject lands 6~„v~9tncFC~ 9. Official Plan designation required ~.. __ . • 10. Zone Classification required x 11. Applicant's reason, argument and/or justification for requiring the proposed Amendment(s) (attach a supplementary schedule if necessary). • 3 ~~ ToNmship of Oro-Medonte, PO Box 100, Oro, Ontario, LOL 2X0 Development Application Application No. P- 12. Supplementary and supporting material to be submitted by the Applicant: 1; All information as required under the Tov~mship of Oro-Medonte Development Guidelines. 2. Survey or sketch prepared by an Ontario Land Surveyor showing: [ ] Applicant's/Owner's total holdings of land in the subject area. (] Land which is to be subject of the requested Amendment clearly indicated thereon (in the case of an amendment, please provide ten (10) 11" X 17" copies of the site plan or boundary survey). ] The location, size and use of all existing buildings or structures on the subject lands and on immediately adjacent properties. All topographical features shall also be shown. • (] The location, width and names of all road allowance, rights-of--ways, streets or highways within or abutting the property, indicating whether they are public travelled roads, private roads, rights-of--way or unopened road allowances.. 13. What other Provincial Ministries or other Agencies or individuals have been consulted with prior to the submission of this Application? (eg. Ministry of Municipal Affairs, School Boards, District Health Unit, County Engineer, etc.) 14. Is the subject land or any land within 120 m (400 ft) of the subject land the subject of another Development Application made by the applicant for approval of an Official Plan amendment, a Zoning By-law amendment, a Plan of Subdivision, a Minor V ariance, a Consent; or a Site Plan? ..Yes No If yes, please state which type of application, if known, the application number, and describe the lands which are subject to this application. LJ 4 •' Township of Oro-Medonte, PO Box 100, Oro, Ontario, LOL 2X0 Development Application Application No. P- NOTE: Only fully completed rpplications accompanied by ilze necessary supporting materials will be processed. It is acknowledged that the application wilt not be deemed to be complete until all of the relevant prescribed information set out in the Schedule to Ontario Regulation 260//00 (formerly Ontario regulation 198/96) is submitted in accordance with Section 22(4) of the Planning Act R.S.O. 1990 c.P. 13. In addition, it is acknowledged that fhe time periods referred to in Section Z2(7)(a) to (d) of the PlmmingAct, R.S.O. 1990 e.P. 13 do not begin until it has been determined by the Township that all of the relevant prescribed information set out in the Scheduled to Ontario regulation 260/00 (formerly Ontario Regulation 198/96) is submitted in accordance with Section 22 (4) of the Planning Act, R.S.O. 1990 c.P. 13. The personal information on this form is being collected pursuant to the Planning Act, R.S.O., 1990, cP.13 and will be used in relation to tl:e processing of this Development Application. If you have any questions, please ask at die Oro-Medonte Township Offices • s SKI LFi $KI Lil nXxtE14MCE RULOKG XuXiEXKXCf vxxxc \\` SWM POND '/' `C' `~ \ \ / ~ N ~ B~ `~ ~~\~~ ~~ ~\ \ \ ypEW.LK `\ \~\ PPOPERtY LeIE `\`\ CENTER LxE OF POAD O 0~ \ \ \ .. \~ / P ~,... ~~ \ \ ~\ LrtIE W iPEES \,\ ~ ~\ ~ *. ,\ ~ \~ `\ \ ~ \ 'J ~. % ~~ ~ `~ _ vxxs HIOLIA:P~u BiIJQH:WUIe BIPaC:Mmie aLaQO:mmw TOT.1L :4m1e 91}R.LLPAUtIi® PE@EKiNI} CENTRE JI $KI Lii x511x4\P0105 OiifY t0 BE vEH .\ .\ Iwcas \~\ ~ \ ~` i `\ \ ~1 I \` ~`` \ , `~, '~~ "__ _ ~~ 4 '~~~ YS 4~ „.~Y~= IBI ~~~ ~~E~-' ~HOrseshoe Resort SCHEMATIC $RE PIAN OPTION B tm ra `°" Isao °id/RS mM wa... M °~`r°DH v..;«i w. 9.n iw. 20003 1 .ZC ~' W R C~~tif~~j __ ~~.f~ ~. Y • PLANNING ANALYSIS Carriage Hilis Phase 4 Horseshoe Resort Township of Oro-Merlonte Prepared by PK Menzies Planning & Development Inc. October 8`~, 2001 • TABLE OF CONTENTS I.0 INTRODUCTION .............................................................. ...................................... I 2.0 LOCATION ........................................................................ ...................................... 1 3.0 THE SITE ........................................................................... ...................................... 1 4.0 THE PROPOAL ................................................................. ...................................... 2 5.0 OFFICIAL PLAN .............................................................. ...................................... 2 6.0 PROVINCIAL POLICY STATEMENT ........................... ...................................... 5 7.0 ZONING ........................................................................... ....................................... b • 8.0 CONCLUSION ................................................................ ....................................... 6 • `October 8, 2001 1.0 Introduction HORSESHOE RESORT Carriage Hills Phase 4 Planning Analysis Horseshoe Resort is a major destination ski and golf course Resort located in the heart of the Township of Oro-Medonte in the County of Simcoe. The Resort hosts a combination of permanent residence and Resort guests. One form of development which has recently been introduced to the Resort community is the development of Carriage Hills. Carriage Hills is a timeshare development located in the geographic center of the community. Due to its success, Horseshoe Resort is seeking an application to rezone additional lands in order to expand the Carriage Hills project. Site Plan Approval will also be requested of the Municipality. This Report outlines the development proposal. • 2_0 Location The proposed Carriage Hills Phase 4 site is located on Part Lot 2, Concession 3 in the former Township of Oro now Oro-Medonte. Generally the site is located on the east side of the Third Line Concession Road, north of Carriage Hills Phase 3. The site is also located at the back side of the existing ski runs. The site is surrounded by ski hills to the east, a bush lot and the Resort's maintenance yard to the north, vacant land and Carriage Hills Phase 3 to the south, and to the west, the Third Line and vacant bush land owned by the Resort. 3.0 The Site The subject lands are approximately 2.'75 hectares (6.8 acres) in size. The site is "P" shaped and is surrounded by various forms of tree cover on all sides. The property is the site of a wayside pit which, it is understood, has been in existence for decades. Given the site's former use as a pit, the site is below grade from t)^e existing Third Line with slopes that meet the road profile. The property hosts gravel soils and is well drained. The north end of the property hosts a natural depression and functions as an outlet for stormwater. This function will be • retained. PK Menzies Planning & Development Carriage Hills Phase A c n ~ cap R~ ~--~ ruin i,uva n. ti--~ CI1 -A W (U ~ ~ ~ ~ O • ~ ~ . ~ ~ ~. c~ O b 4.0 The Proposal The site is proposed to be developed for 64 timeshare units in multiple buildings. Two of the buildings will mirror the existing Carriage Hills configuration (buildings B and C). This configuration is stacked townhouses. Four flanking buildings will be constructed in a three plus one building format of an eight-plex configuration; four units on the ground . floor and four units above. Unlike Carriage Hills, these buildings will be cube shaped rather than rectangular in shape. Three of the buildings will be located on the site's northern boundary, and one will be located on the site's southern boundary. The introduction of the new building type is to provide variety for the purchasers. A concept site plan is attached. The buildings will be dispersed though the site in order to take advantage of views and retain tree cover and also to accommodate a central water feature and recreation centre. The water feature will function as amenity space as well as serve a stormwater function. An additional stormwater pond will be located on the site's northern boundary in the location of the natural depression on the property. The finished floor elevation of the site is proposed to be raised three to four metres in some areas in order to allow for proper stormwater function and also to raise the development up closer to the existing boundary road profile. • There is proposed to be one main road access to the site in the middle of the property. An emergency access is also proposed on the site's southern boundary. The development however, will host additional pedestrian access in the form of ski in and ski out facilities for its guests in that the patrons can access the top of the ski hill from their units. 5.0 Official Plan The Township of Oro-Medonte Official Plan Policies applying to the lands are "Horseshoe Valley Medium Density Residential" (section E2.5.6). The site is also subject to the general policies of the Plan as well as specific policies related to timeshares which are found in Section E2.5.2 of the Official Plan. An amendment to the Official Plan is not required in order to permit the development proposed. The policies as they relate to the proposal are discussed herein. The Timeshare policies, in effect, contemplate that any new timeshare development shall be subject to a development agreement in order to ensure that matters of municipal jurisdiction are regarded. It is the intention of Horseshoe Resort that this shall be undertaken though the entering into of a Site Plan Control Agreement. The Horseshoe Valley Medium Density Residential designation permits, among other • uses, the development of timeshares. The permitted density is to generally not exceed 30 units per hectare (uph). Carnage Hills Phase 4 hosts a density of 15 uph. PK Menzies Planning & Development 2 Carriage HiIIs Phase 4 { ~ ~ ail e ~ I i ~ p{{{1 ~; ___________ 55 ~ ~4 ~ ~ ~ ~ ' /! / i j i // ~' / ~; ', 1 / / r / 1 ~ r_._d _____-_g _~_-___~ a i ~ ~,,- / ~ ~ fl ~~/ ~ , x ~ o~ ® , , r i;!i ~ ~ ;' ; ,~ i' ~~ s ~i ~ ~ ~ /~ i / 1~ ~= 9 ; t / / i jj/ i j ; ~ / ~,~ ;~ /// / '~ i !; i • The Official Plan outlines several conditions of approval which Council is to be satisfied with prior to approving the development. These include the following: 1. the proposed form of servicing for the Zands is appropriate and agreed to by the Township and the appropriate agencies; The Functional Servicing Report, which accompanies this Planning Analysis, was prepared by URS Cole Sherman Consulting Engineers and is intended to be read in conjunction with this Report. Briefly stated, the site is to be serviced by full sewage treatment and Municipal water. An on site stormwater management facility is proposed to be constructed which will deal with both water quality and quantity. The site will be connected to the Sequential Batch Reactor (SBR) which is currently operating at the Resort and currently services the preceding phases of Carnage Hills. The SBR is a fully operational sewage treatment plant. The site is proposed to be connected to the existing Zone 2 water system which is currently operated by the Municipality. It is proposed that the existing watennain at Carriage Hills Phase 3 be extended along the Third Line road allowance and connect • to the proposed Carriage Hills Phase 4 site. Stormwater solutions are proposed to be multi faceted in order to facilitate in stonnwater runoff infiltration. A series of perimeter drainage swales is proposed in order to enhance infiltration. The stormwater from these swales will lead to an enclosed pipe system which will feed the centrally located amenity/stormwater pond. This pond will also be connected to the recharge basin to be located at the north end of the site. All stormwater run off from the urbanized areas will not have access to the drainage swales but will have direct access to the piped system. This has been specifically designed in order not to comprise the naturalized stormwater with the urbanized stormwater. 2. the proposed location, nature and timing of improvements to Horseshoe Valley Road and other roads is appropriate and agreed to by the Township and the appropriate agencies in accordance with Section E2.5.1, and,- The Resort, in concert with the Township, undertook an exhaustive analysis of the traffic patterns in the area of the Resort and transferred the findings of this analysis into Official Plan Policy in Section E2.5.1 of the Plan. This policy, in effect, contemplates various road improvements to the Resort's boundary roads during various stages of development of the Resort and areas beyond the Resort's landholdings. The determination of the road improvements is based on the anticipated • growth in particular zones at the Resort and beyond. PK Menzies Planning & Development 3 Carriage Hills Phase 4 • Carriage Hills Phase 4 is located in development zone 5. Upon review of the transportation requirements in Section E2.5.1, a right turn lane will be required Co be constructed (or secured though an agreement) on the eastbound approach of the intersection of County Road 22 (Horseshoe Valley Road) and the Resort entrance when 56 units are permitted in zone 5 or zone 6. Zone 6 hosts the newly approved Adult Lifestyle Community, among other projects. The Adult Lifestyle site is currently Draft Plan Approved and Final Approval is being actively pursued. The first phase of the Adult Lifestyle conununity hosts 55 units. An agreement for the construction of the aforementioned tom lane will be required either as a condition of the Adult Lifestyle community or Carriage Hills Phase 4. This approach is acceptable to the Resort. From a site specific perspective, the Functional Servicing Report prepared for the site outlined transportation matters in Section 5.0. In effect, the Report recommends that a secondary emergency access be provided for on the south end of the site and that a northbound acceleration lane on the Third Line be provided for. Both of these requirements have been accommodated in the development submission. Additional recommendations include reducing the posted speed limit to 60 km/h, installation of a "hidden entrance' sign for the northbound traffic, and removal of obstructive vegetation on the east side of the Third Line. 3. the phasing of development is appropriate given the timing of the installation of services and the improvements to Horseshoe Valley Road and other roads. The development is proposed to be developed in one phase and it is submitted that the proposal, with the conditions discussed herein, is appropriate. A portion of the site is located in the Groundwater Recharge Area of the Municipality (Schedule C of the Official Plan). These policies require that a Hydrogeological Analysis be undertaken which addresses the effect of the development on the groundwater recharge function of the area, the potential effect on drinking water of adjacent wells, and the degree to which the Township's groundwater objectives aze being maintained. Terraprobe Limited has conducted a hydrogeological review of the area and has concluded that the proposed development shall have no detrimental effect on groundwater function if the use of a properly designed quality control stonnwater system is in place. Terraprobe also concluded that given that the development is to connected to the existing water system, negative effect on individual or high capacity wells in the area would not occur and that given that the SBR will be utilized for sanitary sewage disposal, this with further protect the groundwater regime. Based on the analysis conducted by Terraprobe, the stormwater measures to be put in • place, the use of the SBR and water system, it is concluded that the objectives of the PK Menzies Planning & Development ~} Carriage Hills Phase 4 • Municipality in maintaining the protection of this identified groundwater recharge area are met. 6_0 Provincial Policy Statement The Provincial Policy Statement has been reviewed in :he context of the proposed development at Carriage Hiles. Given that the proposed de~~elopment is recreational and not for long term housing, many of the Policy Statements do not apply. Some of the relevant policies are discussed herein. It is submitted that the Carriage Hills proposal is supportive of the Principals of the Policy Statement. With respect to the specific policies, Carriage Hills Phase 4 is located in a designated Settlement Area and is designated in the Township Official Plan for the proposed timeshare development. The development, it is submitted, will not cause any environmental, public health, or safety concerns. The densities contemplated for the site are slightly less than that permitted by the Official Plan (I S uph vs. 30 uph) however, the topographical nature of the site as a depression, the desire to retain as much of the existing tree cover o.~ site as possible as well as the • compact, low height nature of the community all lend a hared in determining that the site should be properly developed at a lower density that is allowed in the OP. It is submitted that this approach will not offend Section 1.1.2 (b) of the Policy Statement. The development is appropriate for the type of sewage and water system planned and, with the exception of the infrastructure lines, theses systems are in place. The extension of the infrastructure system is not deemed uneconomical as the termination of the required systems currently exists in the nearby Carriage Hills Phase 3. Although the site is not to be developed in an area where public transit currently exists, public transit is not available in the Township as a whole and given the nature of the development as timeshare, this component is not as neces>ary as conventional housing due to the type of trip generation occurring in that the owners will likely undertake their substantive driving to access the timeshare and to ]eave at the end of their holiday. It should be noted that the Resort hosts a private shuttle service to Carriage Hills. The Natural Heritage Policies of the Statement do not apply to Carriage Hills Phase 4. Though use of full sewage treatment and Municipal water systems as well as an engineered stormwater solution, the function of the ground water system shall be maintained. . The Cultural Heritage Policies do not apply. PK Menzies Ptanning & Development 5 Carriage Hills Phase 4 • The Public Health and Safety Policies also do not apply to this development proposal. It is submitted that the proposal for Carriage Hills Phase 4 conform to the Polices of the Province. 7_0 Zonine The Carriage Hills Phase 4 site is zoned A/RU* 15. This zone, in effect, is a zone which recognizes existing uses on the site. As the lands are currently vacant, a rezoning is required. As the existing Carriage Hills project is zoned site specifically to permit the development of a timeshare project on a private street, it is being requested that the same zone apply to Carriage Hills Phase 4. This zone is R2*123. The multiple unit building zone provisions would apply; the proposal conforms to these provisions. 8.0 Conclusion The Carriage Hills Phase 4 proposal is located on lands which are designated in the Township Official Plan for use as a timeshare property. An amendment to the Official Plan is therefore not required. It is submitted that the Township Zoning By-law however contemplates maintaining the site for existing uses until such time as a specific development proposal was put forward by the Resort. That proposal is Carriage Hills Phase 4. Carriage Hills Phase 4 is proposed to be developed with full compliance with the Township policies and R2 zone provisions. The development is similaz to the existing Carriage Hills development at the Resort and therefore is a proven entity. The site will be fully serviced and will be respectful of the Township's initiatives to maintain high quality and quantity groundwater recharge for the community. It is my opinion as a Professional Planner that the proposal for Carriage Hills Phase 4 represents good planning. ~11 ` Kris Menzies, MC'FP~ PK Menzies Planning & Development 6 Carriage Hills Phase 4 1 ~~ 1 1 1 1 1 1 1 1 1 1 1 1 1 f 1 HORSESHOE -- CARRIAGE HILLS, PHASE 4 TIME SHARE DEVELOPMENT FUNCTIONAL SERVICING REPORT Horseshoe Highlands ~t~t~S Cole Sherman October 2001 Ref: CN30701104 i 1 L u TABLE OF CONTENTS 1.0 INTRODUCTION ............................................. ........................................1 1.1 Purpose ...................................................... ........................................1 2.0 BACKGROUND INFORMATION ......................... ..`...................................... l 2.1 Site Description ........................................... ........................................1 2.2 Proposed Development ............................... .........................................1 2.3 General Engineering Criteria ........................ .........................................1 3.0 WATER SUPPLY ............................................. .........................................2 3.1 General ...................................................,,. .........................................2 3.1.1 Existing Facilities ................................... .........................................2 3.1.2 Design Population ................................. .........................................2 3.1.3 Water Distribution System ..................... .........................................3 4.0 SANITARY SEWER SERVICING ....................... ......................................... 3 4.1 General ...................................................... .........................................3 4.2 Sanitary Sewer Pipes .................................. .........................................3 4.2.1 On-Site Sewers ..................................... .........................................3 4.2.2 Off-Site Sewers ..................................... .........................................3 4.3 Sanitary Sewage Capacity Allocation ............ .........................................3 5.0 GRADING AND DRAINAGE ............................. .........................................4 6.0 TRANSPORTATION ....................................... ..........................................4 7.0 STORMWATER MANAGEMENT PLAN ........................................................7 LIST OF FIGURES Figure 2-1 General Location Figure 2-2 Development Concept Figure 3-1 Watermain Figure 3-2 Water Distribution System -Internal Services Figure 4-1 Sanitary Sewers Internal Services Figure 4-2 Sanitary Sewers -External Service Figure 5-1 Grading & Drainage Plan ,~ Horseshoe Page i of 7 N Carriage Hills Phase 4 Time Share Development Horseshoe Highlands 1.0 INTRODUCTION 1.1 Purpose ' This FSP (preliminazy engineering) was prepared to support the Zoning application for a proposed 64 unit time share /townhouse style development proposed for this site. The topics covered include the proposed municipal services, stormwater management, traffic considerations on Oro 3`d Line, and grading proposed as well as a discussion of the proposed re-distribution of sanitary sewage treatment allocation proposed for remaining undeveloped areas of the Horseshoe complex. 2.0 BACKGROUND INFORMATION 2.1 Site Description The subject land is located on the east side of the Oro 3`d Line about 700 metres north of Highland Drive. Further, it is just south of the Horseshoe Maintenance Facility and is • bounded on the east by ski slopes. A General Location Plan, Figure 2-1 shows the site locations within the Horseshoe Resort area. The site drains from south to north and a former sand quarry lies approximately in the middle of the site. 2.2 Proposed Development The proposed development includes a 64 unit time share /townhouse complex which includes a recreation centre with swimming pool. The existing ski slopes located immediately to the east are to be easily accessible by residents of the development. Figure 2-2 shows the Conceptual Plan. 2.3 General Engineering Criteria The provision of services and design of infrastructure would be completed within the guidelines and criterion of the approving agencies. The following is a list of some applicable criterion: ' Oro-Medonte Planning Standards Oro-Medonte Engineering Design Requirements and Standards The Ministry of the Environment Guidelines for sewage collection and water supply The Ontario Building Code (OBC) Nottawasaga Valley Conservation Authority Utilities Standazd Practices N:uaWdeMCN30'/OIIPADoc memeLL2eporcaVvoaomiSmicin8<~-~i}doc Page 2 of 7 Horseshoe I• Carciage Hills Phase 4 Time Share Development Horseshoe Highlands The following sections present the details on the topics which constitute the basis of the feasibility study. ' 3.0 WATER SUPPLY ' 3.1 General The master water supply plan for the Horseshoe area of Oro-Medonte was prepazed by ' Knox Martin Kretch (KMK), Consulting Engineers, dated June 30, 1992 entitled "Report on Valley Zone 1 Municipal Water System." In the above noted report, the water supply system for the Horseshoe Valley communities is shown divided into two pressure zones, 1 and 2. These zones limit the operating pressures, in any one district, to a maximum of '700 Kpa and to a minimum of 140 Kpa. ' The study azea lies entirely in Zone 2 with the upper limit of services at ground elevation at about 383m above sea level (ASL). 3.1.1 Existing Facilities The existing water supply system for Zone 2 is operated by the Township. The source of water is from deep ground aquifer via two wells, M2-1 and M2-2, located on the south side of Horseshoe Valley Road. The wells and associated pumping facilities have the capability to deliver 4588m3/day (53.1 1/s). ' d stora e h g e users an Water is pumped from the wells through the distribution system to t is provided at the elevated tank, located on Highland Drive, east of the Third Line. The ' storage tank has a capacity of 1280 m3 at a top water level (TWL) of 432m. Water in the storage tank provides for fire flow demands plus 25% contingency as outlined in the MOE design guidelines. ' d i i i ct an s str The Zone 1 water supply system lies generally north of the Zone 2 D developed on its own infrastructure. There is an interconnection of the two systems through a pressure reducing valve, which is to be activated only in cases of emergencies; other than this arrangement, the two systems operate independently. The existing water supply system is shown on Fig. 3-1. 3.1.2 Design Population ' The water system design criteria for the 64 unit development proposed for Carriage Hills, Phase 4 will be 2.85 p.p.u. as contemplated by the zoning by-law. Since this part of the Horseshoe Resort complex was not accounted for in previous water supply studies, then this area will result in an increase of 182 equivalent population to the system. N:llgoJdeJCN30'/01104~DocumcuuWeW~uVVrcciomi SercicmB(Occ2001).doc Page 3 of 7 Horseshoe Carriage Hills Phase 4 Time Share Development Horseshoe Highlands 3.1.3 Water Distribution System The existing and proposed water distribution system is shown on Figure 3-1. It is noted that the elevation of the Carriage Hills, Phase 4 site is at approximately the same elevation as that of the existing Phase I, 2 and 3 so that the normal static water pressure at the Phase 4 site will be similar to that which currently exists for the existing area. Predicted normal and fire flow residual pressures are expected to be above the required minimums using a 200mm diameter main proposed to be constructed along the side of Oro 3`d Line from the existing 200mm diameter main located on the Phase 3 site. As is shown on Figure 3-2, the 200mm diameter water main along Oro 3`d Line will also run across part of the site. The remainder of the site main consists of a 150mm diameter loop which is-being proposed to minimize stagnation which sometimes occurs at the end of dead end water mains. 4.0 SANITARY SEWER SERVICING 4.1 General It is proposed that sanitary sewage from the Carriage Hills, Phase 4 area will have treatment and disposal at the existing communal plant facility located north of Horseshoe Valley Road. 4.2 Sanitary Sewer Pipes ' 4.2.1 On-Site Sewers The on-site sanitary sewer system is shown on Figure 4-1 and will consist of 200mm ' diameter mains which will convey sewage from each building to the north-east corner of the site area. 4.2.2 Off-Site Sewers Sanitary sewage will drain from the north-east corner of the site down the ski slope area and connect to the existing trunk sewer main located in the valley as shown on Figure 4- 2. As per Cole, Sherman's Functional Servicing Report for the Adult Lifestyle Community dated March 2000, a maximum allowable sewer grade of 12% is proposed ' for this area. A series of drop structures will be required to take up remaining vertical elevation differentials. 4.3 Sanitary Sewage Capacity Allocation With regard to remaining sewage treatment plant capacity, our understanding is that the ' plant has 356m3/d residual capacity available for development currently. N:Wealde."GN3Q701104~D000memaV2eWrt¢~Fun+o,ral5ervkw8 (OU.2001).doc Page 4 of 7 Horseshoe (• Carciage Hills Phase 4 Time Share Development Horseshoe Highlands The 64 time share townhouse units are to be allocated capacity at 1.4m3/uniUday = 90m3/day (Flow/unit is taken from the Cole Sherman Functional Servicing Report for the I Horseshoe Adult Lifestyle Community dated Mazch 2000, Table 4-1. Therefore remaining sanitazy sewage capacity for the Adult Lifestyle Community is ' 356m3/day minus 90m3/day equals 266m3/day. Sewage allocation to each Adult Lifestyle unit per the above report is 0.9m3/day, therefore there is remaining sewage treatment plant capacity is 266m /day divided by 0.90m3/unit/day equals 295 units. '" Since Horseshoe has decided to allocate 202 units in the first phase of the Adult Lifestyle Community, there will still be spare treatment plant capacity for a further 93 units in the Adult Lifestyle second phase before further plant expansion is required. ' S.0 GRADING AND DRAINAGE Preliminary project grades, overland storm flow swales, ponds and storm sewers aze shown on Figure 5-1. Using the concept shown on that plan, street and parking area grades will be generally in the 1% to 2% range and all landscaped areas will be designed at a minimum of 2%. ' 6.0 TRANSPORTATION Two entrances are proposed for the subject development. The primazy entrance would serve all residential access and egress. The secondary entrance would be gated and only used for emergencies in the event that the primary entrance was obstructed. The entrances ' would be located on 3rd Line and situated between County Road 22 and Highland Drive. The proposed primary site entrance for the subject development proposal is connected to 3rd Line. 3rd Line is a two-lane, north-south rural road under the jurisdiction of the Township of Oro-Medonte. The road extends from County Road 22 southerly to I Kempenfelt Bay. Jurisdiction of 3rd Line reverted from the County of Simcoe to the Township on June 1, 1999, and was formerly known as County Road 57. The posted speed limit is 80 kilometres per hour. In the study area, 3rd Line has a paved surface. However, the pavement is in extremely poor condition with evidence of wheel track rutting, alligator cracking, potholes, and radial fractures. In addition, the geometric form of the road is significantly substandazd, in terms of narrow lanes and shoulders, as well as for both the horizontal alignment and vertical profile. For example, the horizontal curve radius for the west-south turn located approximately 700 metres south of the County Road 22 / 3rd Line intersection is significantly sub-standard, resulting in an extremely sharp turn condition and poor road safety conditions. There is a posted advisory speed of 30 kilometres per hour at this curve. N:V<~devlCN30'/01104~D000rzemsUteWcuWuoctuml Servici^B <Occ2WlJ.b~c Page 5 of 7 Horseshoe Carriage Hills Phase 4 Time Share Development Horseshoe Highlands The future traffic projections for 3rd Line in the vicinity of the proposed site outlined in the Traffic Assessment Report for the Horseshoe Valley Settlement Node Lands, prepazed by URS Cole Sherman in June 2000, as well as the anticipated site traffic volumes for the subject time-share development were reviewed. Based on the anticipated traffic volumes at the site entrance, left or right tum improvements are not required. URS Cole Sherman conducted a site visit on September 26, 2001 to review potential sight distance concerns at the above-mentioned location. The site review revealed limited sight distances on the southerly approach due to the existing horizontal curve in combination with the vertical crest curve on 3rd Line south of the proposed site. The sightlines were also reviewed based on plan and profile drawings for 3rd Line in the vicinity of the proposed accesslegress. Based on this review, the available turning sight distance (TSD) was determined to be about 130 metres. This is the sight distance for a vehicle undertaking a left turn departure manoeuvre from astop-condition at the site entrance. The sight distance for a vehicle approaching the entrance in the northbound direction on 3rd Line was also determined to be about 130 metres. These sight distance measurements were compared to the minimum sightline distance . criteria for a variety of design speeds outlined in the Transportation Association of ' Canada's (TAC) Geometric Design Guide for Canadian Roads, and the Ministry of Transportation for Ontario's (MTO) Geometric Design Manual. The determined sight distances aze surrrmarized in the following table. Typically, the TAC manual provides ' more appropriate design standards for municipal roads. Whereas, the MTO standazds are generally used for King's highway design. SIGHT DISTANCE SUMMARY I.J L MINIMUM SIGHT DISTANCE (Metres) (Desi n S eed of 60/70/80/90 km/h) Approach Needs Departure Needs CONDITION Stopping (SSD) Decision (DSD) Right Turn; Vehicle Approaching from Left (TSD) Available Distance TAC MTO n/a 85 / 110 ! 135 / 160 80/110/130/160 = 130 165 / 200 / 235 / 270 170/200/230/270 = 130 160 / 200 / 250 / 305 1$0/220/270/320 The stopping sight distance (SSD) is the minimum distance required to allow a motorist to bring a vehicle to a stop condition. These distances are often inadequate if the motorist must make an instantaneous decision, where information is difficult to perceive, interpret or unexpected manoeuvres are required. In this regard, it is often more appropriate to design according to the decision sight distance (DSD) for approaches where there is no control. In the subject case, this would N:Ua¢dde."LN30]OS IOO~Da~vmeonViW~na~Fuvccnml Servicm8)Oct.2001).doc ' Horseshoe Page 6 of 7 Carriage Hills Phase 4 - Time Share Development Horseshoe Highlands be for the northbound through movement at the 3rd Line entrance location. This would rovide for adequate sight distance in the event that a vehicle on the westbound approach p of the entrance violated the stop control without yielding right-if-way to the northbound ' vehicle. The decision sight distance (DSD) provides for a motorist to detect an dition that d i way con n a roa information source or hazard which is difficult to perceive may be visually cluttered, recognize the hazard or its potential threat, select an ' appropriate action, and complete the manoeuvre safely and efficiently. The turning sight distance (TSD) is the minimum distance required for a turning vehicle ' undertaking a departure manoeuvre from astop-controlled approach. In the subject case, this would be the sight distance for a motorist in a westbound right turning vehicle to a northbound through vehicle on 3`d Line. This minimum distance provides for the turning ' vehicle to accelerate to 85% of the design speed, and provide a 2-second headway d hi l c e to Line without requiring the northbound ve between the northbound vehicle on 3r decelerate below 85% of the design speed. In summary, the primazy criteria for establishing appropriate sight distance for an intersection with stop-control on the minor leg is to apply the turning sight distance d f ' o (TSD) requirement for the minor street departure manoeuvre. Based on a design spee 80-90 km/h, the required turning sight distance (TSD) is approximately 250 to 320 metres. The secondazy sight distance provision is the decision sight distance (DSD) for the approach manoeuvre on the uncontrolled leg of the intersection in the event that a vehicle violates the stop-control on the minor leg. The required decision sight distance (DSD) is approximately 230 to 270 metres. Since the available sight distance does not meet the required criteria for a design speed of 80-90 km/h, it is recommended that several measures be incorporated. These include: • Reduction of the posted speed limit in the vicinity of the site entrance to 60 km/h; ' • Installation of a "Hidden Entrance" warning sign for northbound traffic on 3~ Line; and • Maintenance of the east side of the 3`d Line right-of-way to remove sightline ' obstructions, such as vegetative overgrowth. In addition, the entrance should be reconfigured as follows: • Relocation of the proposed entrance 50 metres northerly to increase the available ' sight distance on the south approach; or • Construction of a northbound acceleration lane to facilitate outbound right turning traffic from the site entrance. This would provide for a downstream merge point between northbound through and westbound right turning traffic. The pazallel and N:V.eiuXlevACN30]OIIOCVbcwrevutReportslFuocirovai 5ervicivg (Occ200t).doc Page 7 of 7 Horseshoe Carriage Hills Phase 4 Time Share Development Horseshoe Highlands merge taper components of the acceleration lane should be 55 metres and 35 metres in length, respectively. ' Given that there are low northbound through traffic volumes on 3rd Line and the outbound right turn volume from the entrance is also expected to be low, the potential for conflicts is minor. 7.0 STORMWATER MANAGEMENT PLAN ' A stormwater management plan has been prepared for the subject site that addresses erosion, quality, quantity and rechazge issues as required by the approval agencies. The ' developed stormwater management plan as identified on Figure 5-1 includes the use of drainage swales, an enclosed piped system, a wetpond and a recharge basin. Drainage swales aze being proposed along the periphery of the site to capture runoff from the external areas and convey it to either the proposed central stormwater management pond or the recharge basin to be located immediately east of 3rd Line. The overland flow paths are also identified on Figure 5-1. Runoff from the urbanized area of the site, which ' includes roadways, parking lots and the buildings, would be collected by a storm sewer system designed to handle the flow associated with the 5 year design event. A planimetric view of the sewer layout is given in Figure 5-1. The proposed central stormwater management wetpond would address the erosion, quality and quantity control requirements of the project. The wetpond, designed in accordance with the current MOE design guidelines would have a maximum depth of 2m and 3:1 sodded sideslopes. In addition to the pond being used for flow attenuation it would be designed as an amenity to the development with a maintained normal water level. Outflow from the facility would be controlled by a combination orifice/weir structure to be located within a catchbasin manhole (refer to Figure 5-1 for location). Sufficient storage would be provided within the pond to attenuate peak outflows ' associated with the 2 to 100 year design storm events to their predevelopment condition. A 375mm storm sewer would convey dischazge from the pond to the proposed rapid infiltration facility to be located at the north limit of the development, adjacent to the 3rd ' Line. An emergency overflow would be provided from the pond to ensure that the adjacent development would not be subjected to a flood hazard. The internal roadway system would convey any weirflow from the pond to the recharge facility. ' The infiltration basin being proposed would be designed to provide, as a minimum, the recharge lost as a result of the impervious area associated with the development. Additional geotechnical information is being gathered to confirm the hydraulic conductivity of the soils in the area of the proposed facility. The area requirement and drawdown time of the infiltration basin would be confirmed once that information is available. ' With the proposed stormwater management plan in place the potential impacts of the proposed development on the hydrologic regime would be addressed. N:Wv~ddeJCN30]01104\D000~rcwsVtN^n+Vvuctbrel Scrvkl^B (Oc~.200t}dac 1 r ~e-~-- w LL ~ W W Y O W ~ ~ ,. a_o = W ((wN~ (L W W V O 2 J o ~~~~~ ~~-. ~ A O~~ ~ W F ~ ~ a ~~~ W C O ~~ ~~~ ~_ ~ ~~ W W a ~ ~6 a (!) W gN O d~ , ~ }, ~ 2 ~6 7 0 O ~ ~ / ~~i S ~ `" d O ,y z c 0 ~~ t6 U J ^~^' ~W V ~r N L LL 1 i 1 1 1 1 1 1 1 T 1 1 1 1 1 1 1 1 FIGURE 2 - 2 HORSESHOE, CARRIAGE HILLS, PHASE 4 DEVELOPMENT CONCEPT OCTOBER 2001 \~,~. ~~, ~„ os =o zo +o o zo w so uma. SCALE: 12000 _______ Cole Sherman 1 1 1 1 1 1 1 1 r ~i A~ ~ ~, ._ ~ ~~ W .. •, a ~:.~ a a ~..,. ~ N `. ~ a eD ~~~. ~., Q 6 J fW\\,:.,,. I U W F \\ `, I I O ~~.~ 2 \~ ~ ~ P N 1 _ _ ' __ _._ ~. ORO 4th LINE 1 1O- ~ ''~ 11 N ~ 1 ~ ~~ / I\.E' °'a ~V~ i8 ,~~.. %a ~ MHO ~ IS _ t /'-~~~ .A W ~ ~ %` ._._ ~ ~.~~~ N ~ G~ a .~..__.__ ._ Ii W \ ~~ NN % EE ~ / Q \\~ ~ ~ y El pOdn ~ I i' i ~E` 1 +~~ 4 V im- ~ Q ~ \ ~` / (~~ I ,,` E M... S / IN I II I ~ n 1 NiN ~ ~ i~ ~ ~ ~ 1 ~ ~~~~ ~~ J ~, 1 Z ~I ,,~~ e[. 1~ N~ \ ,\ ~~~ >N 1 1 / ~ ~ ~; ~~ r i ~` J i - / ~~ J I ~ W r ~ / i ~~ ~ 1 ¢ - i. `. 1 ^ ' ~, ~ ~ s ~ i, B~ 1 '. A '~ o ~ ~ yr ~~ o '• ¢ ~ ,... ~ ~-' 1 . _ ' -- IN S 1 ~ W I W W 1 1 ~~ N BIZ U 1 ' ~iO _a! m .N Ecl ~~ ~ ~ ...~ I U~ 1 al of '~~ ~~ I FgFi Z 1 _ S R / _. _- ~ 1 _, . . ' .1 ._ m ~ 47 F ~ 1 . r •. ~ ~ 0 ~ __ ~ ,... ~ , _ . %~ ORO 3rD LINE ' . ~... Z ~N ~. 1 Op s ,~., ~ 4 W ,..- ,,_ ~ w ~ \ i ~ 3 < ~ W 2 a r i w // 2 ~ K W Q / .. / N X F ~ h ; w . W F j W LL 6 6 N / - A ~ z .. z W ; 1 ® w ~ W 1 z,. .a ~ o d' ~ ~ o it c I z°m ~ ~ N 0 fi ~ z O °' d~ „~ vz m o mp °U ~ T ~/ 1 l rTl 1~ V1 U ~ H V1 O C f6 t Q~ V l~ ~~ 1 lJ tl 0 El Cole S n _ I ,\ ., , ,Dm ,; _~ _ - I ,~ ~~ ~P. ;~ ~' ~ ~/ BLOCK D ,' '- ~r \ ~'A'^°' 'SWM PONOI "- \ \ SWM POND J I - SCALE. 1.1,ZSO ` Sm ~ l~ ~\ \ / ` ~ ' gECREAT101J CENTgE `\ `\ `~ a~ ~ '~ / \ ~\ \ BLOC%C ~ ' ' ~~ I' V A ~ sIDEW ALK ~ I i I .\ ~\ \ PROGERTY LINE I ' J \\ 1 _- /\/ _ SKI LIFT `~ q ~\ WNTEft LINE DP ROAD ' ` S ~ ~\ ~ EXISTING ROdL~$ DOTtE0 CfJ-J~ ' ^ ^ TP BE MOVED \ \ '~sO ` a~ aP mow' \ ~ \ \ \\ \ of \ /'1 \\\ \ `\ ~\ ~ \ 6'n ~$LOC%B \\ ~y~~ ~~4. ~ 1d~u f' \ `\ \ ~b~ \ ~P ~P 2 i \ ~? \ \~ \\ ` \ LINE OF TREES-"'- - ,1~ \`~ ~ \ i ` I ~ .V ~ ~ ___ I ~ ~ OHO .\ \ ,\ _- , \ \\`\ ------., ~ ------`_\'~_ ~~ _~ / r~~~ roe _ o ~ \ FIRE ROUTE _~ ~,~ FIGURE 3 - 2 `~ ~ ~ -~-~ ~ \ ~ ~.~.....~ ~ • E ` \ `-~ ~ ~ \ ~`~. ` \ _ ~ ¢~y' ^^' q.1 PM WR1EftYMV ~~- _--~~ _ ~. ~~ HORSESHOE, CARRIAGE HILLS, PHASE 4 ~_ ____ WATER DISTRIBUTION SYSTEM ~-~----~ --'------ ---_ ~e OCTOBER 2001 ~--- ~a U C~ l C C 1 r [; u 0 ~~»~~ ~ __ Cole Sh n \` ~~~ \ ~ ~\ SWM POND \ ` \ / Sm `~ \~ ~~~ ~~ ~ `\ \~\ PRDPERTY UNE \~\ CENTER UNE OF ROAD ~~, ~~ ~. ' / ~ O ~ BLOCRC~ ' ~ i~d ~ SIDEW pLN ~ 1 ~i //,. 1 ~~, 0 `~ ~ ~\ \ LINE OF TREES ~ -- .\ ~\ .\ Q \~~ ~~ ~ ~\\\~ 31~~ ~ \ Lj~~ FIGURE 4-1 .a ~= HORSESHOE, .CARRIAGE HILLS, ,~ SANITARY SEWER SYSTEM _~ OCTOBER 2001 .~ i' --SWM POND I - RECREATIOi~ CENTRE I o SCALE: 1:1,250 b ~,. -. ALL PROPOSED SANITARY SEWERS ARE 200m DIAMETER J, / ~ SNI LIFT EkISiING\R080$ DDTTE~ Tp-RE MOVED ~ '- , ~, ~, LOCxs ~~ .\ .~ ,\ ~ - i ( `~ _ _ __. \ ~~ ~ ~~ BLOCR A' ~~ i eumn i\ I ~~ , \ FIRE ROUTE `\ \ \' \ ~ uuwar euvw I ~\ ,\ _\ ~~` ~ I .PHASE 4 ~-` --__~_ --~---_ -~ -- _ ----_ ---__ --_ -----_-_ J L1 n r n o ~« o c° ° ~ o ° ~ .~ V' ~ A o° ~ O °' '" O m U ., ~ v 2 mp oU W a C7 d U O W O ~U ~~ WW ~~ ~Q H ~4 ~-, W ~~ W 0 U 1 r ~I C C C v ~~ u ~~~~~ Cole S n ti O 2 i~ b ~wv SCALE: 1:1,250 `\ \ / ~ \~~~~~ ~~ ~~ ~ .~ ~~ `\ \ SWM PON PROPERTY LINE LWE OF ROAD \\ J\~ ~ ~ ~\ / 1515 S ga` \\ \ .\ O ~ ~~ ~, c~j,~ FIGURE 5-1 LINE OF TREES ~--" :„moo ---- ~ I 2X5 ~ n I' ,. SWM POND-- ; I RECRE ATIOr~ CENTRE I ~- ~` \~- I I ~ J ~. I ~~`~ ~~` C\ \ d sKl LIFr , ?~`'\./~(, `\ ~ E%ISiIN6 Rod DorrED p W ~ ~ TO-BE MOVED \ ~ \ .,; \~ \ \ ~o ~~$~LOCB B-. \ ~\ , ~ ~ _ ~• , ~\` ~\ I I ~ I bm \ ~ ~ ~ ~' ~ ~ l ~~~ __._ li _~ ,\; ;~ I ~ ~~ ~~~' ~ ~\ \ 1~0 FIRE ROUTE `\ `~ i .nr e..ww ` ~~ ` \ \ I \ \~_ HORSES~IOE, CARRIAGE HILLS, PHASE 4 \ ~~~~ ~~~-~-_ -_ '--'---- GRADING AND DRAINAGE PLAN ~`~-~--- --'---- ~~ dCTOBER 2001 ~ _ ~ ~~ T¢rraprobQ Consulting Geotechnical & Environmental Engineering Construction Materials Engineering, Inspection & Testing 1_' HYDROGEOLOGIC REVIEW ' PROPOSED SHELL GROUP INCORPORATED CARRIAGE HILLS PHASE 4 TIMESHARE DEVELOPMENT HORSESHOE VALLEY RESORT AREA 3RD LINE ' TOWNSHIP OF ORO-MEDONTE, ONTARIO PREPARED FOR: Shell Group Incorporated 40 Skokie Blvd., Suite 350 North Brook, Illinois, USA ' 600 62 Attention: Mr. Gary Marks C ' OUR FILE NO. 01631 OCTOBER 4, 2001 ~ ©T¢rtaprob¢ Llmit¢d DISTRIBUTION: 2cc: Shell Group Incorporated 7cc: PK Menzies Planning and Development lcc: Carillion Construction Canada 2cc: Terraprobe Ltd. T¢rraprob¢ Umit¢d 12 Bram Court, Unit 18 220 Bayview Drive, Unit 25 1012 Kelly lake Road, Unit 1 Brampton, Ontario L6W 3V1 Barrie, Ontario l4N 7T3 Sudbury, Ontario P3E 5P4 (905) 796-2650 Fax 796-2250 (705) 739-8355 Fax 739-8369 (705) 670-0460 Fax 670-0558 www. terraprobe. on.ca 903 Barton Streei, Unit 22 Stoney Creek, Ontario l6E 5P5 (905)643-7560 Fax 643-7559 1-800-465.2066 I * Proposed Timeshaze Development October 4, 2001 Shell Grou Inco orated File No. 01631 ~• I TABLE OF CONTENTS 1.0 INTRODUCTION ........................................................ .... 1 ' 2.0 REGIONAL HYDROGEOLOGY ............................................ .... 2 3.0 TOPOGRAPHY AND SURFACE DRAINAGE ................................ .... 4 4.0 SHALLOW SOIL AND GROUNDWATER CONDITIONS ....................... .... 4 S.0 DISCUSSIONS AND ANALYSES ........................................... .... 5 ' 5.1 Review Of Township Official Plan: Section 2.1 "Objectives Of Groundwater Recharge Areas" and Section F2.3.1 Policy ................... .... 5 ' S. I.A Effect Of The Proposed Development On The Groundwater Recharge Function ................................ .... 6 ' S.1.B The Effect Of The Proposed Development On The Quality And Quantity Of Drinking Water In Adjacent Wells ..................... .... 6 ' S.1.C The Effect Of The Development To Adjacent High Capacity Well ..... .... 7 ' S.l.D The Degree To Which The Objectives Of The Township Official Plan Are Met ? ...................................... ..... 6.0 SUMMARY ............................................................ ..... 8 ' Figures 1 to 4 u u Page No. i C:\WP8UC.T\01631 'Proposed Timeshare Development October 4, 2001 Shell Group Incorporated File No. 01631 (• 1. INTRODUCTION Terraprobe was retained by Shell Group Incorporated to provide a hydrogeologic overview of the proposed Timeshare Development, located in the Horseshoe Valley Resort area. Authorization to carry out this assessment was provided by Mr. Graeme Clark on behalf of the Shell Group Incorporated, on September 26, 2001. The purpose of the review was to characterize the hydrogeologic regime of the proposed development area and to specifically address concerns outlined in The Township of Oro-Medonte's policies with respect to "New Development in Groundwater Recharge Areas". ' The subject property is located at the top of the-Oro Moraine on the east side of the 3`d Line as shown on Figure 1. Figure 2 presents the general boundaries of the proposed property at approximate 1:4000 scale ' along with overall regional topography. ' The subject property covers approximately 2.75ha and is at the crest of several of the ski slopes associated • with Horseshoe Valley Resort. The site had been previously used as an aggregate extraction pit which ' currently has a flat base several metres below original grades. It should be noted that another gravel extraction operation is located immediately northwest of the property associated with the maintenance ' building for Horseshoe Valley Resort. ' It is proposed to develop the properly with Timeshare Townhouse condominium units. A Preliminary Site Concept Plan is presented on Figure 4. We do understand that this concept is preliminary in nature and may ' be changed during the design and approval process. It is intended to raise the grade with suitable fill in the order of 2.0 to 3.Om in the area where aggregate extraction had taken place in the central area ofthis property. This is to develop grades which are compatible with stormwater management issues as well as siting proposed buildings. L~ PageNo.l C:\WP8\1C7\01631 Proposed Timeshare Development October 4, 2001 Shell Grou Inco orated File No. 01631 • An interior aesthetic pond system which will also function as a stormwater quality facility is to be constructed as shown in the middle of Figure 4, which will be connected to the proposed stormwater management pond/groundwater recharge facility to be located along the 3`d, Line. Drainage from the site extends to the proposed stormwater pond management area and enters a culvert which then extends beneath the 3`d Line. The stormwater management pond will act primarily as a quality controllrecharge measure for ruri off from the property. Also, associated with the site development will be the requirement for some cutting and filling on the property to achieve workable grades. The property will be serviced with full municipal services. A water line will be extended to the property from Horseshoe Valley's current water system and sewage discharge will be routed to the treatment plant located on the north side of Horseshoe Valley Road. ' 2. REGIONAL HYDROGEOLOGY • The site is located near the crest of the Oro Moraine and is considered a groundwater recharge area. ' Terraprobe has in the past carried out extensive hydrogeologic studies both for The Town of Oro-Medonte in support of the current Official Plan as well as for private development interests in the area. Detailed ' documentation ofthe hydrogeology is included as a background report document associated with the Official Plan. Basically, the site, as well as the Oro Moraine, general lies within the physiographic region referred to as the ' Simcoe Uplands. This moraine is the result of deposition of till, glacial lacustrine sediments and glacial fluvial sand and gravel. Chapman and Putnam (1984) described the Oro Moraine as an interlobate formation, possibly the result of a split between two ice lobes. It could also be a sandy moraine built earlier by a Georgian Bay lobe and over ridden by the last glacier. ' Bedrock is located in the order of 200m below grade. CI! ' ~ Page No. 2 C:\WP8\KJ10 1631 L' ' Proposed Timeshare Development October 4, 2001 Shell Grouo Incomorated _. _._. File No. 01631 '~ Quaternary Geology presented on Figure 3 indicates that the specific site is partially within a glacial till deposit of moderately stoney to stoney, silty sand to sand. The immediate area also associated with glacial ' fluvial ice contact. Stratified sediment is a fine to very coarse graded sand, gravelly sand and gravel with minor amounts of silt, clay and flow till. Investigation specifically on the sites nearthis property supports thatthe upper materials are primarily a sand ' to silty sand. These are loose near the surface becoming compact to very dense with depth. ' The upper groundwater aquifer identified below this general area is near the elevation 280 to 290m or in excess of 100m below existing ground surface. Stratified glacial deposits from ground surface over the ' aquifer provides excellent protection with respect to possible infiltration of contaminated surface water and/or spills. The upper or the intermediate aquifer found within or near the base of the moraine is ' considered an excellent aquifer containing potable water supplies. Currently there is sparse development in and around the area of the site. Most well users are from the Carriage Hill Resort Facility and newer residential development to the south of Highland Drive (ie. Communal Township Well). These developments obtain water from the deep intermediate aquifer. The upper or intermediate groundwater aquifers identified are associated with the Coldwater River watershed with flow direction primarily towards the north and northeast towards discharge into the Coldwater River. Current properties down gradient from this site are minimal and comprise primarily of associated recreational ski operations and the Copeland Forest property (ie. Crown Land) located between Horseshoe Valley Road and the Coldwater River. ' Infiltrating surface water on the site or general site area is anticipated to ultimately migrate downward and then flow north to northeastward towards tributaries of the Coldwater River some SOOm and more from the ' site. J _~ D Page No. 3 C:\WPS\IU10t631 Proposed Timeshare Development October 4, 2001 SheII Grou Inco orated File No. 01631 (~ 3. TOPOGRAPHY AND SURFACE DRAINAGE Site specific topographic information is being prepared by others at the time of preparing this report. Based on a site visit to the site October 3, 2001, the site grades can be characterized in general terms. The central area of the proposed development area is an existing floor of a previous aggregate extraction pit. A drainage ' Swale extends northward from this gravel pit area towards the lowland to the north ofthe property which then leads to a culvert which extends below the 3rd Line. This culvert is located directly opposite.the proposed ' Stormwater Management Pond/Recharge Area indicated on Figure 4. As a result of the previous aggregate extraction there is a rise of land on the property near the proposed central Recreation Building and aesthetic ponds. Grades then fall to the south and east into the existing ski trails associated with Horseshoe Valley Resort (see Figure 2). ' Based on our site inspection, the observed soils at ground surface can be classified as a silty sand with traces ' of gravel. This is consistent with Quaternary Geology of the area as well as previous investigations in and around the brow of the Horseshoe Valley Resort area. ,~ There is no evidence of ponded water or a water course on the property. It is anticipated that under current ' conditions precipitation and surface water will partially infiltrate into the soil and/or flow off to the north and south with topographic relief. ' 4. SHALLOW SOIL AND GROUNDWATER CONDITIONS ' No specific site investigations have been carried out on the property. It is our understanding as the design proceeds that geotechnical information will be obtained of the site property for geotechnical purposes. However, based on our examination of the current cuts on the property as well as the geology of the azea a silty sand with some stone is the predominant soil type encountered. However, occasional silt layers and ' lensing are anticipated which are part of the glacial formation of the Oro Moraine. ' It is anticipated that no groundwater table will be encountered within 6.Om of the current lowest grade. These details will be further determined during a subsequent geotechnical investigation. Page No. 4 C:\WPS\K]\01631 LJ I Proposed Timeshare Development October 4, 2001 Shell Group Incomorated File No. 01631 5. DISCUSSION AND ANALYSES The following discussion, analyses and recommendations are based on factual data available for the overall f area and our site visit. They are presented for feasibility and planning purposes. The studies intend to address the overall hydrogeologic features and constraints which characterize the site and surrounding area. ' Based on these constraints or features, the impact ofthe proposed development scheme on local groundwater conditions have been assessed to address the requirements expressed in The Township of Oro-Medonte's ' Official Plan. ' 5.1 Review Of Township Official Plan: Section 2.1, "Objectives Of Groundwater Recharge Areas" and ' Section F2.3.1 Policy, "New Development In Groundwater Recharge ' Areas" The objective of The Township ofOro-Medonte with respect to development in groundwater recharge areas is to primarily ensure that the headwaters of rivers and streams are not impacted by changes in the hydrogeologic regime and that potable groundwater is maintained. ' Specifically, new developments in groundwater recharge areas require a hydrogeologic assessment t addressing the following issues; A The effect of the proposed use on the groundwater recharge function and the associated ecological systems; ' B The effect of the proposed use on the quality and quantity of drinking water in adjacent wells; C The effect of the proposed use on adjacent high capacity wells, and ' D The degree of which the objectives of The Township are met if the development is approved. I' ,per ' Page No. 5 C:AWP8\KAO1631 II~ ' ~ Proposed Timeshare Development October 4, 2001 Shelf Group Incorporated File No. 01631 5.1.A Effect Of The Proposed Development On The Groundwater Recharge Function ' These hydrogeologic characteristics ofthe area indicate that the site is within a groundwater recharge area. ' However, no groundwater taking will take place in the vicinity of this site as water will be piped to this location from the existing water well systems. Sewage effluent generated from the development will not be re-entered into the ground on-site but will be directed to the treatment plant located on the north side of ' Horseshoe Valley Road. ' The site development will entail construction of buildings and pavements with anticipated coverage only in the order of 30% hardened surfaces. The remaining 70% of the site can and will be available to maintain ' current recharge volumes. Perimeter swales are also being proposed to collect surface run off from outside the development boundaries. ' The silty sand nature of the site soil can be utilized to maintain or enhance recharge stormwater run off. It is envisioned by the combination of swales recharge areas and perhaps "soak-away-pits" on the property that groundwater recharge can be maintained. Further investigations of the site soil conditions are planned to be carried out as the design proceeds in order to address this in more detail. ' 5.1 B The Effect Of The Proposed Development On The Quality And Quantity Of Drinking Water In Adjacent Wells ' The site is located in a relatively remote area with very few nearby wells. stormwater run off or infiltration of the site will be contained or controlled from a quality perspective by the various infiltration techniques suggested above as well as by the proposed stormwater management pond. ' It is anticipated that the normal aspects associated with urban stormwater run off {ie. fertilizer, road salt, and the like) be handled through natural re-infiltration processes as well as the stormwater management pond. ' It should be noted that the drinking water aquifer in this area is well protected by in the order of 100m of interlayered glacial till material which also provides additional protection with respect to quality. Page No. 6 C:\WPS\KJ\0163 t Proposed Timeshare Development October 4, 2001 Shell Groa Inco rated File No. 01631 • The development site will be such that stormwater infiltration will be maintained or enhanced. In this regard, this will reduce or eliminate the risk of a depletion of qualiTy of recharge to the drinking water aquifer and eliminates the concern of possible impacting existing wells in the vicinity. 5.1 C The Effect Of The Development To Adjacent High Capacity Wells The nearest highest capacity welts are located in the lower area of the Horseshoe Valley Resort which are advanced into the intermediate aquifer system. The development ofthis property will have no impact on the high capacity wells. The actual supply system for this development from these wells is to be addressed by others. I 5.1 D The Degree To Which The Objectives Of The Township Official Plan Are Met ' The Official Plan Policy objectives of protecting or maintaining headwaters of rivers or streams and protecting drinking water quality and quantity will be maintained with the development of Carriage Hills Phase 4. This is accomplished through various means including maintaining the infiltration rates on the site, the inherent nature of the silty sand soils to infiltrate water readily, the use of quality and quantity recharge ' facilities, the use of shallow drainage swales and the potential use of soak-away-pits. These objectives are further achieved though the development's use of the existing sewage treatment facility located atthe Resort ' and through use of the existing water system. The advantage of use of these two systems is that there will be no sewage effluent disposable on the property and no taking of water on the property. I~~ Page No. 7 C:\WPS\ICJ\01631 u Proposed Timeshaze Development October 4, 2001 Shell Grou tnco orated File No. 01631 (~ 6.0 SUMMARY Based on this hydrogeologic review, it is anticipated that the proposed development will have negligible or at least acceptable impact to the groundwater regime provided that attempts are made to maintain or enhance the infiltration of stormwater. Further geotechnical investigation of this site is proposed to better define the ' actual infiltration capability of these soils and permit design of suitable infiltration techniques (ie. size and location). ' We trust that this report is adequate for your present requirements. Ifyou should have any questions, or need ' further assistance, please do not hesitate to contact the undersigned. Sincerely, ~ TarraprobQ Llmitad ' Kirk R. J hnson, P. 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P-116101 Part of Lot 41 and East Part of Lot 42, Concession 2 (Medonte) 3241 Line 1 North Proposal The subject property is located in Concession 2, Part of Lots 41 and 42 and is located on the east side of Line 1 North, on the north side of the Horseshoe Valley Road. The property subject to the rezoning is a total of 116 acres in lot area. The applicant's have applied for a Zoning By-law Amendment from the existing Agricultural/Rural (AIRU) and Environmental Protection (EP) Zones to the Private Recreational (PR) and Environmental Protection (EP) Zones to permit the establishment of a golf course. County Official Plan Currently -Agricultural and Rural, Greenlands Designation • Township Official Plan Currently -Rural and Environmental Protection Two Overlay Designation Proposed - No Amendment Proposed Township Zoning By-law Currently -Agricultural/Rural (AIRU) and Environmental Protection (EP) Zones Proposed -Private Recreational (PR) Zone Department Head Comments Roads Superintendent - No Concerns Fire Chief - Clerk - Chief Building Official - No Objection • Engineering ahd Environmental Services = No Concerns 1 t Planning Department Comments The proposal before the Committee is a Zoning By-law Amendment to permit a golf course on the above noted property. The subject property is designated Rural and Environmental Protection Two Overlay in the Township's Official Plan and is subject to the policies of Sections D3 (Rural), F1 (Environmental Protection Two), and G3 (Requirements for an Environmental Impact Study). At the time of receipt of this application in March 2001 there was currently permission in the Official Plan to permit golf courses within the Rural designation subject to an amendment to the implementing Zoning By-law. Subsequently the Township adopted an Official Plan Amendment (Number 8) which established a new Section-D6 -Recreational-that-replaced-the existing D6 -Open-Space and requires that all new recreational uses to proceed by way of an Official Plan Amendment and removed existing permissions for such uses in the Rural designation. This application pre-dates the requirements of the new Section D6 requirements and is being considered under the existing requirements of Section D3.3.2 for a rezoning request. • The policies of this section indicate that before considering an amendment to the Zoning By-law to permit this use Council shall be satisfied that the proposed use: a) is compatible with the rural character of the area; b) can be designed and sited to blend in with the rural surroundings; c) is located where it would have little or no impact on agricultural operations; d) can be serviced with an appropriate water supply and means of sewage disposal; e) is to be accessed by municipal roads that can accommodate the increased traffic generated by the proposed use; f) will not cause a traffic hazard as a result of its location on a curve or a hill; and, g) can be appropriately buffered from adjacent residential uses. The applicant's have provided the following studies in accordance with the Official Plan requirements in order to satisfy the above criteria and the general requirements of the Official Plan: • 1. Hydrogeological Assessment Proposed Settler Ghost Golf Course prepared by Burnside Golf Services 2. Traffic Impact Study prepared by R.J. Burnside and Associates Ltd. 2 • 3. Water Budget and Preliminary Stormwater Management Report prepared by Burnside Golf Services 4. Environmental Impact Study prepared by Michalski Nielsen Associates The above studies have been circulated for technical review by the Township Consultants and to date no negative comments have been received. Portions of the property are subject to the Environmental Protection Two Overlay designation, which reflects the Significant Vegetation on the subject property as identified on Schedule B of the Official Plan. The Environmental Protection Two Overlay require that as either an amendment to the Zoning By-law or to the Official Plan is required the applicant is required to prepare an Environmental Impact Study and a Management Plan to the satisfaction of Council before such an amendment is adopted. The applicant's have completed such a study and it is currently being reviewed by the Township's Environmental Consultant. The applicant's have completed all the required studies in accordance with the policies of the Official Plan subject to amendments proposed by the Township Consultants this application has sufficient information available to proceed to a Public Meeting as required by the Planning Act. • Zoning By-law 97-95 The property is currently zoned Agricultural/Rural and Environmental Protection in the Township's Comprehensive Zoning By-law. The Environmental Protection area is located around the existing creek traversing through the property. The property is intended to be rezoned to a Private recreational (PR) zone in order to reflect the intended use of the property for the golf course and this is the appropriate zone classification in accordance with the Comprehensive Zoning By-law 97-95. Recommendation -~(~ - (~,,,~ 5f~ ^ SG- It is recommended that Development Application P-116/01 for FSP Holdings (Settlers Ghost), a proposed Zoning By-law Amendment for Concession 2, Part of Lots 41 and 42 (Medonte), for a golf course proceed to a Public Meeting in accordance with the requirements of the Planning Act. 3