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12 18 2001 PAC Agenda,-f n TOWNSHIP OF ORO- MEDONTE PLANNING ADVISORY COMMITTEE AGENDA TUESDAY DECEMBER 18, 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 October 16, 2001 4. Correspondence and Communication (a) Big Cedar (Oro) Residents Association, Letter dated November 30, 2001 re: Application for a Category 3 — Class "A" Pit, Concession 12, Part of Lots 8 and 9, and Concession 13, Part of Lot 9 (Oro) — Hillway Equipment Ltd. 5. Deputations 7:00 p.m. Horseshoe Resort (Shell Vacations) P- 125/01 Concession 3, Part of Lot 2 (Oro) Proposed Zoning By -law Amendment 7:15 p.m. FSP Holdings (Settlers Ghost Golf Club) P- 116/01 Concession 1, Part of Lots 41 and 42 (Medonte) Proposed Zoning By -law Amendment 7:30 p.m. Combustion Research P- 123/01 Concession 3, Part of Lot 20 (Oro) Proposed Zoning By -law Amendment 7:45 p.m. Lloyd Squire P- 121/01 Concession 7, East Half of Lot 7 (Oro) Proposed Zoning By -law Amendment 8:00 P.M. Jonathan and Vanda Palter P- 127/01 Concession 5, North Part of Lot 3 (Oro) Proposed Zoning By -law Amendment 6. Other Business (a) Status of Hillway Equipment Ltd Zoning By -law Amendment Application 7. Adjournment 0 PLANNING ADVISORY COMMITTEE November 30, 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 Horseshoe valley Road. The property subject to the rezoning is approximately 7 acres in lot area. 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 (R2 *123) Zone to permit a 78 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 Department Head Comments Currently — Agricultural /Rural Exception (A/RU *15) Zone Proposed — Residential Two Exception (R2* 123) Zone Roads Superintendent — Concerns with additional traffic for the added units, should be upgrades to Line 3 North so as to no increase traffic on Line4 North and Highland Drive, Martin Kimble has suggested to light the intersection of Horseshoe Valley Road and Line 3 North Fire Chief — Clerk — Parking for Recreation Centre, only for resident's use? Chief Building Official — Verification of Capacity of Sewage Plant should be verified prior to assessment of this application. Engineering and Environmental Services — Detailed study of the existing water system and required upgrades required to facilitate the addition of this 78 unit development and the Adult Lifestyle Community, road upgrades on Line 3 North Planning Department Comments (October 16, 2001) The proposal before the Committee is a Zoning By -law Amendment to permit a 78 -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 Designation 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. 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. In 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 3 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 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 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 It is recommended that Development Application P- 125/01 for Horseshoe Resort, a proposed Zoning By -law Amendment for Concession 4, Part of Lot 2 (Oro), for a 64 unit timeshare proceed to a Public Meeting in accordance with the requirements of the Planning Act. Planning Department Comments (November 30, 2001) • This application proceeded to a Public Meeting on November 21, 2001 at which time written comments were received from Nottawasaga Valley Conservation Authority (NVCA) and is attached for the Committee's reference. The comments indicated that in principle they have no objection to the application but have two specific requests in regards to the site plan approval process: 1. That a stormwater management report be prepared to the satisfaction of the NVCA and the Township; and 2. That the remnant refuse be removed and transported to a registered landfill and /or recycling facility. A remedial plan may be required in accordance with Ministry of Environment standards if this site is suspected to be contaminated. Both of these conditions would be addressed through the Site Plan Approval process and are not required to be completed prior to the consideration of the Zoning By -law Amendment. As per Township policy the property would be subject to a Holding Provisions which would not be removed until such time as the Site Plan Agreement is executed by Council and registered on title. Verbal comments were made at the Public Meeting by Chris Ellsmere who farms • the land across from the property intended to be rezoned. He indicated that this proposal would encroach on his right to farm his property and should therefore M be sited in a more suitable location. The subject property has been designated • in the Official Plan for medium density development since the late 1970's and therefore allows certain permissions to the applicant. The site plan approval process will allow an opportunity to attempt to buffer the proposed development from the agricultural operation across the road. The applicant's indicated at the public meeting that they intend to maintain the vegetation already existing along Line 3 north and this would distance the two types of uses. James Blackburn also provided verbal comments at the Public Meeting and indicated that the density of the property seemed to be too high and that when does the development end. The Official Plan indicates that the density of development shall generally not exceed 30 units per gross hectare and the applicant is proposing approximately 20 units per hectare. And therefore conforms with the policy requirements. This property is one of two parcels that are identified as medium density residential and without further amendments that would be the end of the medium density development. As indicated in the previous planning comments the application conforms to the policies of the Official Plan and can satisfy all comments made at the public meeting. Recommendation rAi' v. 5�, 5N n 1) . It is therefore recommended to Council that the proposed Zoning By -law Amendment for Development Application P- 125/01 (Horseshoe Resort), Concession 4, Part of Lot 2 (Oro), be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. (A11 cb • X 0 11 LJ PLANNING ADVISORY COMMITTEE November 30, 2001 FSP Holdings Inc. P- 116/01 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 (A/RU) 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 Department Head Comments Currently — Agricultural/Rural (A/RU) and Environmental Protection (EP) Zones Proposed — Private Recreational (PR) Zone Roads Superintendent — No Concerns Fire Chief— Clerk — Chief Building Official — No Objection Engineering and Environmental Services — No Concerns 1 Planning Department Comments (October 16, 2001) 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 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. Planning Department Comments (November 30 2001) This application proceeded to a Public Meeting on November 21, 2001 at which time written comments were received from Nottawasaga Valley Conservation • Authority (NVCA) and are attached for the Committee's reference. The comments indicated that they have a number of questions in regards to this 0 application that should be addressed prior to approval of the zoning by -law amendment. The applicant's consultant is intending to respond to the questions raised in the NVCA letter and the Consultant's planning report is attached to this report for the Committee's review. In reviewing the response it appears that the comments have been adequately addressed. As per Township policy the property would be subject to a Holding Provision, which would not be removed until such time as the Site Plan Agreement is executed by Council, and registered on title. Copies of the additional reports related to storm water and hydrogeology have been sent to the NVCA in accordance with their letter for review. Verbal comments were made at the Public Meeting by Barb Sinton, Stephanie Sinton, Elizabeth Hurl, Barb Dunsmore, Joyce Sinton, Kathy Buckingham, Martin Kimble, and Sandy Hosy. As indicated in the previous planning comments the application conforms to the policies of the Official Plan and can satisfy all comments made at the public meeting. On this basis, it is recommended that the proposed Zoning By -law Amendment be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. Recommendation t"D - by _ P It is recommended to Council that the proposed Zoning By -law Amendment for Development Application P- 116/01 (FSP Holdings), Part of Lots 41 and 42, Concession 2 (Medonte), be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. C �4;rb . 9 0 9 PLANNING ADVISORY COMMITTEE Combustion Environmental Inc. Part of Lot 20, Concession 3 (Oro) October 16, 2001 P- 123/01 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 Agricultural /Rural (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 Planning Department Comments (September 18 2001) 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 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. • November 30 2001 Comments 2 iThis application proceeded to a Public Meeting on November 21, 2001 at which time written comments were received from: 1. Nottawasaga Valley Conservation Authority (NVCA) — which indicated that they had no objection to the approval of the application 2. Ministry of Transportation (MTO) — which indicated that they had no objection to the approval of the application 3. County of Simcoe — Section 3.3.8 of the County Plan allows the expansion or enlargement of legally existing uses which do not conform to the Plan but would be subject to the requirements of Section 4. Section 4 outlines the general policy statements for the County Plan. The majority of these policy statements are not applicable to this application as they relate to matters such as: settlement form, community facilities, aggregate developments, natural and cultural heritage, water and sewer services, waste management, and transportation. 4. Roy Hastings — indicates his concern that a building permit has been issued, concern with sign advertising business that is not approved. On October 17, 2001 the applicant was issued a building permit for agricultural storage buildings on the subject property in accordance with the agricultural /rural (A/RU) Zoning. If the application for the Official Plan Amendment and rezoning are considered favorably by Council then the buildings would be • converted to use for the outdoor storage business. The applicant's sign indicates that the proposed Mini - Storage business will be opening soon, which again if the amendments are approved would be permitted. Copies of all correspondence are attached for the Committee's reference. As indicated in the previous planning comments the application for Official Plan Amendment is required to ensure the Official Plan, Zoning By -law, and the existing use are compatible. The Zoning By -law would permit the expansion of the existing business and permit the outdoor storage business. This is permitted within the County of Simcoe policies and would be permitted with the Official Plan Amendment. Recommendation �-O' _ iV) � N _ 5 It is recommended to Council that the proposed Official Plan and Zoning By -law Amendments be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. 3 14 0 LJ PLANNING ADVISORY COMMITTEE December 3, 2001 Lloyd Squire P- 121/01 East Half of Lot 7, Concession 7 (Oro) Proposal The subject property is located in Concession 7, East Half of Lot 7 and is located on the east side of Lint 7 North between the Old Barrie Road and the Bass Lake Side Road. The property subject to the Official Plan and Zoning By -law Amendments is a total of 100 acres in size. The applicant's have applied for an Official Plan and Zoning By -law Amendment to permit the subject lands to be used for an aggregate operation; only portions of the property require re- designation and the entire parcel requires rezoning. County Official Plan Currently — Greenland, Rural & Agricultural Designation with Primary and Secondary gravel identified on the Schedules to the Official Plan Township Official Plan Currently — Mineral Aggregate Resources, Rural and Environmental Protection two Overlay (Significant Vegetation) Designation Proposed — Mineral Aggregate Resources Designation Township Zoning By -law Department Head Comments Currently — Mineral Aggregate Resources Two (MAR2) and Agricultural /Rural (A/RU) Zone Proposed — Mineral Aggregate Resources One (MAR1) Zone Roads Superintendent — No Concerns with the amendment, but would this applicant as part of the Line 7 North road agreement contribute to the haul route improvements 0 Fire Chief — No Objections Clerk — Located on Oro Moraine, wait for strategy or already has permission? • Chief Building Official — No Objection Engineering and Environmental Services — Holding Symbol or other means available to the Township should be use to ensure the applicant contributes their portion for the upgrades to Line 7 North Planning Department Comments (September 14, 2001) The application is a proposal for a new pit operation on a property owned by Lloyd Squire. The application before the Committee is a request for an Official Plan and Zoning By -law Amendment. To date, the applicant has provided an Natural Environmental Study and Impact Assessment and a complete set of Site Plan drawings. The applicant is currently completing additional studies in support of this application. In accordance with the Township, these studies will be required to be technically reviewed by the Township Consultants prior to a complete report being presented to this Committee for consideration. The applicant will also be proceeding at a future date with the required application under the Aggregate Resources Act. 0 Recommendation It is recommended that Development Application P- 102/00 a proposed Official Plan and Zoning By -law Amendment be deferred until the appropriate peer review comments are received and reviewed; and further that this be brought back to Planning Advisory Committee for future consideration. Planning Department Comments (December 3, 2001) The applicant has now completed additional studies to support his application and these are currently being technically reviewed by Township Consultants. Section D5.3 outlines the conditions under which new mineral aggregate operations may be permitted. This section indicates that all new operations shall require an amendment to the implementing Zoning By -law and shall be subject to the requirements of Section D5.3.1.2 and D5.3.1.3. Section D5.3.1.2 relates to the assessment of environmental impact. This section requires the applicant to complete an Environmental Impact Study that addresses, in accordance with Section G3 - Requirements for an • Environmental Impact Study: 2 0 a) the effect of the operation of the pit or quarry on: • the natural features and ecological functions of the area; • nearby communities; • agricultural resources; • the character of the area; • the groundwater table; and, • nearby wells used for drinking water purposes; b) the effect of the increased truck traffic on the environment; C) the suitability of the proposed haul routes; d) the effect of the noise, odour, dust and vibration generated by the proposed use on adjacent land uses; and, e) how the site will be progressively rehabilitated to accommodate subsequent land uses after the extraction is completed; and, f) how the impacts from the proposed pit or quarry will be mitigated in order to lessen those impacts. . The EIS prepared in accordance with this Section shall demonstrate that there will be no negative impacts resulting from the development of a new mineral aggregate extraction use on the significant natural features that are identified on Schedule 'B' to this Plan or the ecological functions for which the area is identified. The Township Consultant is currently reviewing this study to ensure that the study complies with the requirements of Section D5.3.1.2 and Section G3. If additional details are required the applicant will be advised and requested to complete this work. Section D5.3.1.3 - Assessment of added impact requires that an applicant complete an assessment of the added impact of the proposed pit operation on the items listed in Section D5.3.1.2 and that also takes into account the impacts of: a) existing pit or quarry operations in the general area; b) future pit or quarry operations on lands in the general area that are designated for aggregate extraction but not yet licensed under the Aggregate Resources Act. In considering the added impact of the new pit operation to existing known . impacts, Council shall ensure that mitigation measures intended to lessen the 3 added impact are reviewed and applied as required. During the course of this • review, phasing options shall be considered by the applicant as one means to minimize the combined impacts of the proposed pit or quarry and existing pits or quarries on the general area. The applicants have now completed an impact assessment of an aggregate operation and this is currently being reviewed. A copy of this is attached for the Committee's reference. If additional details are required the applicant will be advised and requested to complete this work. All studies required by the Official Plan have now been submitted, it is recommended that a Public Meeting now be scheduled to allow public input to the application and the related technical work prior to any amendments being made to the reports. Recommendation bp, It is recommended to Council that Development Application P- 121/01 a proposed Official Plan and Zoning By -law Amendment proceed to a Public Meeting in accordance with the requirements of the Planning Act. 0 0 fr-, . i no f ('i3u�; 4..A-tt 2. •i ^/;9..£ j' Snnrt'y IS +2`, (c_tn -, ti{ }?�;`,j � �: ?Jl�hilc x; g� Cu�,t'iJRtt�; ;hPh•�i .h >S�)S � -tC�`i - F �ZD�ti'� ?N G-AJ- iC? (.L 7 �'CASCM(" Fink; `Arf)- =Joe, t2y; +ia,L S TOWNSHIP OF ORO- MEDONTE • PLANNING ADVISORY COMMITTEE MINUTES OCTOBER 16, 2001 PRESENT: Peter Wigham, Susan Grant, Robert Barlow, Fran Sutton, Don Bell, Councillor Paul Marshall, Councillor Ruth Fountain, and Mayor Ian Beard 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." None Declared. • 3. Minutes Moved by Robert Barlow, seconded by Susan Grant That the minutes of the meeting of the Township of Oro - Medonte Planning Advisory Committee held on September 18, 2001 be adopted as printed and circulated. Carried. 4. Correspondence and Communication None received. 5. Deputations 7:00 p.m. Seleri Investments P- 124/01 Concession 3, Part of Lot 27 (Oro) Proposed Zoning Bylaw Amendment In Attendance: No One 11 Ms. Leigh explained that the recommendation in regard to this application had • been discussed at the Committee of the Whole meeting and had been referred back to the Planning Advisory Committee for further deliberations. The Committee of the Whole had indicated concerns about the appropriateness of this application. The Committee discussed the suitability of this application and indicated concerns in regards to its compatibility within the community of Shanty Bay and its configuration adjacent to the Oro - Medonte Trail. Moved by Peter Wigham, seconded by Robert Barlow "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), not proceed to a Public Meeting in accordance with the requirements of the Planning Act as the application is deemed not to comply with the intent of the Official Plan and is not considered to represent good planning." ...Carried. 7:15 p.m. Horseshoe Resort (Shell Vacations) P- 125101 Concession 4, Part of Lot 2 (Oro) Proposed Zoning Bylaw Amendment 0 In Attendance: Kris Menzies, Applicant's Planning Consultant, and Larry Henniger, Applicant's Engineering Consultant Moved by Susan Grant, seconded by Don Bell "It is recommended that Development Application P- 125!01, a proposed Zoning By -law Amendment for Horseshoe Resort, Concession 4, Part of Lot 2 (Oro), for a 64 unit timeshare establishment proceed to a Public Meeting in accordance with the requirements of the Planning Act." ...Carried. 7:30 p.m. Sinton Family Holdings Concession 1, Part of Lots 41 and 42 ( Medonte) Proposed Conceptual Plan of Subdivision 9 In Attendance: Ray Kelso, Applicant's Planning Consultant, George Worrall, Real • Estate Consultant Mr. Kelso explained that they were looking to continue to express their interest in regards to developing within the community of Craighurst. They explained that initially they were seeking to expand with a Phase 1 residential subdivision and that Phase 2 would look at more of a retirement community concept. Ms. Leigh explained that the intent is for a report to be presented to the Committee of the Whole at their November 14 meeting from the Planning Consultant in regards to the Craighurst Secondary Plan. The applicants were advised that their concept plan should be deferred until such time as Council receives the Report on the Secondary Plan. 7:45 p.m. FSP Holdings Inc. (Settlers Ghost Golf Club) P- 116/01 Concession 2, Part of Lots 41 and 42 (Medonte) Proposed Zoning Bylaw Amendment In Attendance: Norm Grant, Applicant, Rick Hunter, Planning Consultant, Gord Neilson, Environmental Consultant • The applicants provided a background overview of the proposed golf course, its design, and all the technical studies that had already been completed in regards to this application in accordance with the requirements of the Official Plan. Favorable review comments had already been received from the County of Simcoe in regards to the Traffic Impact Study. Moved by Peter Wigham, seconded by Susan Grant "It is recommended to Council that Development Application P- 116/01, a proposed Zoning By -law Amendment for FSP Holding Inc. (Settlers Ghosl Golf Club), Concession 2, Part of Lots 41 and 42 (Medonte), proceed to a Public Meeting in accordance with the requirements of the Planning Act." ...Carried. 8:00 p.m. Combustion Research P- 123/01 Concession 3, Part of Lot 20 (Oro) Proposed Official Plan and Zoning Bylaw Amendments • In Attendance: No One • Ms. Leigh explained the status of this application and explained that an Official Plan Amendment was required in order to recognize the existing business on the property, which was not identified when the Official Plan was completed in 1997. She explained that currently the Official Plan designation and Zoning By -law provisions were not consistent and needed to be corrected. Moved by Peter Wigham, seconded by Robert Barlow "It is recommended that Development Application P- 123101, a proposed Official Plan and Zoning By -law Amendment for Combustion Research, Concession 3, Part of Lot 20 (Oro), proceed to a Public Meeting in accordance with the requirements of the Planning Act." ...Carried. 6. Other Business om 7. Adjournment Moved by Don Bell That the meeting now adjourn at 9:00 p.m. Mayor Ian Beard, Chairman Andria Leigh, Planner 0 Carried. Big Cedar (ORO) Residents Association • P.O. Box 500, Big Cedar Estates, R.R. #2, Hawkestone, Ontario, Canada LOp 1T0 (705) 325 -7100 FAX: (705) 325 -4633 1- 800 - 669 -4894 November 30, 2001 Township of Oro- Medonte Box 100 Oro. Ontario 1,01, 2XO Atten planning and Advisory Committee Dear Sir /Madam Re• Annlication for a Cate�ory 3- Class "A" Pit for the excavation --above wafer table located at Part Lots S and 9 Conces4ion 12, and Part Lottsl9 Concessi�l3, Towns hip —f Oro- Mcdonte County of SiMcOe. Attached please find a copy of our letter to the Ministry of Natural Resources regarding the above application Bruce porter President Big Cedar (Oro) Residents Association > 0pGE0/�T�S A 2 FP �J Big Cedar (ORO) Residents AssoCiation P.O. Box 500, Big Cedar Estates, R.R. #2, Hawkestone, Ontario, Canada LOL 1TO (705) 325 -7100 FAX: (705) 325-4633 1- 800 - 669 -4894 Ministry of Natural Resources Midhurst District Midhurst, Ont. LOL 1X0 att. Craig Lang November 30, 2001 Dear Sirs; co R"�. Re: Application for a Category 3 - Class "A" Pit, for the excavation above the water table located at: Part Lots 8 and 9 Concession 12 and Part Lot 9 Concession 13 Township of Oro - Medonte, County of Simcoe. By letter dated Nov. 7, 2001, under the letterhead of G H STEWART CONST INC AND HILLWAY EQUIPMENT LIMITED, we have been advised that in 40 the with Aggregate Resources Act, Section 4.3.3.2, we, as objectors to the Hillway application to operate a gravel pit on part of Lots 8 & 9, Concession 12, and Lot 9, Concession 13, must submit to the Ministry of Natural Resources, (MNR), recommendations that may resolve the objections. In this letter, and another dated Oct. 13, 2001, Mr. Stewart claims to have addressed the objections of those who have filed objections with the MNR. We have reviewed our detailed objections, contained in a Letter dated January 20, 2000, to the MNR, and find that a total of thirty -five (35) individual objections were listed. Of these, only two have been addressed by Mr. Stewart. Subsequent to our initial submission, we have sent a follow -up letter to the MNR on Nov. 22, 2001, detailing an additional ten items, pertaining to the Environmental Report, which we find objectionable. Naturally we do not yet have a response to this follow -up letter. We also sent a letter to Mr. Stewart, in Oct., 2001, in which we described as completely inadequate the information contained in his letter of Oct. 13, 2001, due to his failure to address our objections. This letter was copied to MNR. a 0 � His letter dated Nov. 7, 2001, is also filled with generalities. Both letters, as well as the technical reports filed with his original applications, lack so many specifics, and deal in generalities and banalities, that we believe they should be rejected outright. Nonetheless, we will attempt to comply with the spirit of the regulation, although we are unable to comply with the demand, as worded in the regulation. Technically we cannot comply with Section 4.3.3.2, as it instructs us to submit "recommendations that may resolve the objections ". We cannot make such recommendations as we are unalterably opposed to the establishment of gravel pits on any part of the proposed pit locations. Mr. Stewart proposes to locate gravel pits in such close proximity to our 230 homes in Big Cedar Estates that our water supply will most certainly be placed at risk. There will be a deleterious effect to the health of our 360 residents due to noise and dust conditions. Our peaceful and tranquil rural lifestyle will be shattered. Our homes will be devalued by at least an average of $20,000 per home, as a conservative estimate. (Numerous real estate salespeople have confirmed this, despite Mr. Stewart's unsupported claim, in his letter of Oct. 13, 2001, that: "From my past experience with pit our operators, there have been no negative property value impacts." This would result in a total real value loss of $4,600,000 to our community, and no doubt, subsequent property tax losses to the Municipality of Oro - Medonte. • We have included, for your review, copies of all correspondence from us which present our detailed objections. Mr. Stewart has not seen fit to provide us with detailed replies. Therefore, we repeat, that the only resolution to our objections is for Mr. Stewart to withdraw his application, or for the MNR to reject the application. Should you wish to obtain any clarifications, or any further information from us, please do not hesitate to contact me. Yours truly, C. Bruce Porter President, Big Cedar (Oro) Residents' Association p.s. We have been advised that only 11 official objections have been received to this application. The presentation which we sent to you included 143 letters of objection and an additional 24 signatures appended to a petition against the application. We request that all these letters, and signatories to the petition be recognized as official objections. cc Hillway Equipment RR 4, Orillia, Ont. L3V 6H4 att. Glen Stewart Skelton Brumwell 151 Ferris Lane Suite 300 Barrie, Ont. L4M 6C1 att. Gary Bell & Scott Brumwell Township of Oro - Medonte Box 100 Oro, Ont. LOL 2X0 att. Mayor & Council Members, Andria Leigh, Members of Planning & Advisory Committees LI • Big Cedar (ORO) Residents Association P.O. Box 500, Big Cedar Estates, R.R. 1, Hawkestone, Ontario, Canada LOL 1TO (705) 325 -7100 FAX: (705) 325 -4633 1- 800 - 669 -4894 January 20, 2000 Ministry of Natural Resources Midhurst District Midhurst, Ontario LOL 1 XO attention Craig Lang Dear Sir: Re: Application for a Category 3 - Class "A" Pit for the excavation above the water _. _ _ . — — _. - �n _ - -.s a,-. «a ■ ..ale \O !`nvna.eann 13 _ We wish to present the Ministry of Natural Resources with our documented opposition to the proposed Application. Big Cedar Estates is a senior citizens community of 230 homes and 360 residents, located approximately 0.5 kilometers north of the proposed extraction site. We oppose this • Application as we fear that serious disruption to our lifestyle will ensue should it be granted. We fear the etli!cts on our health of dust and noise pollution. We fear that increased truck traffic may result in serious accidents , particularly on Bass Lake Sideroad, which is not suitable to such traffic, but which may well see heavy usage lion empty trucks en route to the proposed site. We tear that aggregate extraction on this site, which is surrounded by identified sensitive ecological areas, may well cause irreversible damage to some or all of these areas. More than that, we tear interference with our water supply. The site in question is situated on the Oro Moraine, as are our homes. We believe that the removal of such vast tonnage of sand and gravel, which presently serves as a natural filter for waters entering the aquifers of the Moraine, may well result in less pure water entering the aquifers. The source of all drinking water i'or the Township of Oro- Medonte is the Oro Moraine aquifers. No risk to this water source should be countenanced. We have analyzed the Archaeological, Noise, Environmental and Technical Reports which were submitted as backup to this application. An overview of our findings for each �OLfOAN E$igTfS q F OEkT OWNEO LOS • report is enclosed, as well as detailed commentary on the various points of contention. We have also submitted a copy of our presentation to the Township Council, at an information meeting held to discuss the application for rezoning, on January 11, 2000. We have also submitted copies of 142 letters written by our residents, representing 263 residents, opposing this rezoning request. In addition we presented a petition against the rezoning, signed by 24 residents. In total, 79% of our community population presented written opposition. This, at a time when many of our residents are wintering in warmer climate locations. A major observation resulting from our review of the various reports is that the Environmental Report acknowledges that "the site is completely surrounded by features of ecological significance." Despite this acknowledgment, and despite the fact that the site itself is atop sensitive Moraine lands, the authors conclude that "... there are no vulnerable, threatened or endangered species or fish habitat, significant wetlands or valley lands on or within 120 meters of the site." It also suggests that a setback of 50 meters from adjacent woodlands is sufficient to isolate the site of disturbance from adjacent and surrounding features. (Environmental Report, page 16, pars 6.0, Conclusion.) It is incredible to us that the authors could somehow create a positive interpretation for their client's application, from such an outstandingly negative observation. We wish to emphasize that our community was established in 1977; well prior to the applicant for the pit excavation obtaining any interest in the lands in question, and also predating the creation of an Official Town Plan by several years. We, and our neighbours, moved to this country location in order to escape city living. The neighbourhood property was zoned either agricultural, wetland, or occupied by a wildlife preserve and a provincial park. We did not wish to be plagued by industrial noise or traffic. The rezoning of neighbouring lands, and the granting of an excavation permit, would constitute a breach of faith on the part of the Oro - Medonte Township council, and an abandonment of responsibility on the part of the Ministry of Natural Resources. We note that we have faced severe time restraints in preparing for the Township information meeting, and also our report to the Ministry. Notice of the meeting appeared in mid - December, leaving us facing the necessity to prepare our reports during the holiday season. Therefore we reserve the right to provide additional data, should any pertinent information be brought to our attention. Should you wish to obtain any clarifications, or any further information from us, please do not hesitate to contact me. BrucelPortcr, J' . President, Big Cedar (Oro) Residents Association. • cc. Hillwav Equipment Ltd. RR 4, Orillia , Ont. L3V 6H4 Attention: Glen Stewart Skelton Bramwell 151 Perris Lane Suite 300 Barrie, Ont. LAM 6C I Attention Gary Bell and Scott Bramwell Township of Oro - Medonte Box 100, Oro, Ont. LOL 2X0 Attention: Mayor, Council Members, Andria Leigh and members of the Planning and Advisory Committee • • r BIG CEDAR (ORO) RESIDENTS ASSOCIATION Overview to: Sketon, Bramwell & Associates Inc. October, 1999 Technical Background Report Hillway Equipment Limited 12'h Line Pit License Application Township of Oro - Medonte We submit that as the series of reports, Archaeological, Noise, and Environmental, as well as this Technical Background Report, make virtually no reference to the existence of Big Cedar Estates, all the reports are invalid. Big Cedar Estates is a seniors residential community, consisting of 230 homes, situated within approximately one half kilometer of the proposed extraction pit. (Big Cedar Estates is identified only on the Figure 4 -Land Use illustration, page 10 of this report, but not otherwise considered a factor by the authors,). We further submit that there will be negative impact on the natural environment, natural resources, and rural character of the community, as illustrated by • our detailed comments on the three reports. We note that this report "... concludes that there are no vulnerable, threatened or endangered species or fish habitat, significant wetlands or valley lands on or within 120 meters of the site." The Environmental Report, prepared by the same firm, concludes that "the site is surrounded by features of ecological significance. (Page 16, para 6 -0, Conclusion.) It also suggests that "the application of a minimum 50 in setback for extraction from adjacent woodlands further isolates the site of disturbance from adjacent and surrounding features. We submit that it is foolhardy to suggest that such a site "surrounded by features of ecological significance ", be even considered for such overwhelming disruption, protected by a meager 50 in setback from adjacent woodlands. The report also suggests that the presence of pits on the 9`h and 13th Lines have made "aggregate extraction a part of the rural character of this part of Oro- Medonte. That is akin to stating that emergency room critical bypass conditions should be acceptable as they now have become commonplace in Ontario. For the record we believe that it is perhaps, a tragedy to the long -term life of the Oro Moraine and our vulnerable water supply that such pits have been allowed to be created on sensitive Moraine grounds. We are of the opinion that the removal of millions of tonnes of gravel and sand, that now serve as filters to the water entering the aquifers, can only prove detrimental to the quality of water in those aquifers. The negative effect will be long -term, but if our fears are realized, this magnificent supplier of water to countless communities and individual • consumers will suffer from pollution, and the condition may well prove to be irreversible. • We also note that the removal of such a major percentage of sand and gravel which presently acts as a filter for water entering the aquifer, cannot help but result in less pure water entering the aquifer. To state that this would not add to the effect of existing pits is not only contradictory to the claim that the "... proposed operation is not expected to have an ettect individually or added to the effect of existing pits...", but is extremely disingenuous suggesting that the loss of this natural filtering agent will not affect the purity of the supply of drinking water in the aquifers of the Moraine. There are many other points of contention in this report. Detailed comments are contained in our analysis of this Report, accompanying this overview. • 0 Sketon, Bramwell & Associates Inc. October, 1999 Technical Background Report Hillway Equipment Limited 12a' Line Pit License Application Township of Oro - Medonte Comments: Big Cedar (Oro) Residents Association Page I Note 1 Page 5, pars 2.3.19 Township of Oro - Medonte, Official Plan states: "A primary goal of the Township of Oro - Medonte as expressed in the Official Plan (OMOP) is to promote economic activity that takes advantage of the Township's attributes (OMOP A2.5) provided that the associated development does not have a negative impact on the natural environment, natural resources and rural character of the community (OMOP A2.5.1). Relative to the extraction of mineral aggregate resources, conflicts with incompatible land uses and environmental and social costs are to be minimized (OMOP D5.1). We submit that as the series of reports, Archaeological, Noise, and Environmental, . as well as this Technical Background Report, make virtually no reference to the existence of Big Cedar Estates, all the reports are invalid. Big Cedar Estates is a seniors residential community, consisting of 230 homes, situated within approximately one half kilometer of the proposed extraction pit. (Big Cedar Estates is identified only on the Figure 4 -Land Use illustration, page 10 of this report, but not otherwise considered a factor by the authors,). We further submit that there will be negative impact on the natural environment, natural resources, and rural character of the community, as illustrated by our detailed comments on the three reports. Note 2 Page 9, pars 3.0, Land Use. The summary comment states: "The site is located approximately 0.5 kilometers north of County Road I 1 and the community of Rugby. Rugby is a settlement of approximately 18 residences." See our comment on our Note 1, the conclusion ignores Big Cedar Estates, a community of 230 homes, approximately 0.5 kilometers north of the site. Note 3 Page 9, pars 4.0, Natural Environment. The report concludes that are no vulnerable, threatened or endangered species or fish habitat, significant wetlands or valley lands on or within 120 meters of the site. The 120 meter limit is interesting. We note that the Environmental Report, prepared • by the same firm, concludes that "the site is surrounded by features of ecological significance. (Page 16, pars 6-0, Conclusion.) It also suggests that "the application of Technical Background Report. Page 2 Big Cedar (Oro) Residents Association, comments. a minimum 50 in setback for extraction from adjacent woodlands further isolates the site of disturbance from adjacent and surrounding features. We submit that it is foolhardy to suggest that such a site "surrounded by features of ecological significance ", be even considered for such overwhelming disruption, protected by a meager 50 in setback from adjacent woodlands. Note 3 Page 11, para 6.0, Hydrogeology, states that "The pit is expected to have no negative impact on the ground water table nor on the nearby wells for drinking water purpose. We find it incredible that the report concludes that if you remove approximately 30 meters of sand and gravel from above an aquifer, leaving only 1.5 meters of sand and gravel above that aquifer, there will be no negative impact on drinking water. At present the water entering the aquifer has been filtered by over 30 meters of sand and gravel, over a period of probably at least 50 years. To conclude that removing the vast majority of this natural filter will not diminish the quality of the water is not credible. True, the surface water will enter the aquifer much more quickly, and no doubt in greater quantity, but it will not be as pure. . Note 4 Page 12, para 7.0, Surface Water. The Report identifies the flow of surface as south to 131uffs Creek, and north to Bass Lake. It states that "With excavation to be managed to maintain the split in surface flows, no negative impact is expected." It further states that `°rhe proposed drainage of the pit is to have no discharge from the excavated areas to surface waters off -site. Most of the disturbed and all rehabilitated areas of the site will drain internally and further recharge the ground water table. You can't have it both ways. if the drain will remain internal and recharge the ground water table, (aquifer), then it will reduce the flow of surface waters to Bluffs Creek and Bass Lake. As mentioned in our Note 3, it will also diminish the quality of water entering the aquifer due to gross reduction of the natural filter. Note 5 Page 12, para 8.0, Archaeology, refers to a "detailed field survey conducted in August 1998.,' We note that apparently 70 percent of the land in question was not tested as it was planted in pasture or hay crop. We note that three of the four persons acknowledged as having contributed to the report, the applicant himself, and two employees of the firm preparing the application, can only be considered as biased. We note also that no attempt was made to contact the local historical society for input, nor any long- term local residents. We conclude that the Archaelogical Report is of little value. . Note 6 Page 14, para 10. 1, Site Preparation refers to the removal of trees. • Technical Background Report Page 3 Big Cedar (Oro) Residents Association comments. We believe that the Report should identify the numbers of trees to be removed. Note 7 Page 15, continuation of para-10.3, Operations states, "Portable equipment will be used for extraction and processing and will move in proximity to extractive faces. A more permanent processing area may be developed in the southwest, once the area has been excavated. We object strenuously to the concept of "a more permanent processing areal' The license application is for temporary, albeit long -term extraction of aggregate. The suggestion that any permanent construction would result, is completely unacceptable. Note S Page lh, para 12.0, Traffic and Haul Route. This states in part that "Hillway Equipment Limited diligently attempted to secure a suitable alternate route to the County Road Gravel Haul Route over private lands. No such route was available." At a public information meeting, held in the Rugby Community Hall, on January 5, 2000, one of the owners of the private lands in question stated that he had received • an offer from Ilillway, and had submitted a counter - offer, but had received no further communication from Hillway. Subsequent to that, at another public information meeting held in the Oro - Medonte Township council hall on January 11, Mr. Stewart of Hillway, was able to announce that an agreement had been reached with the landowners in question and that the proposed haul route would be changed. Consequently this portion of the report will have to be rewritten. Note 9 Page 17, para 13.1, Social impact, Noise and Dust, states that "Noise and dust from the excavation and processing of the proposed pit are to be managed and minimized at source and buffered and separated by overburden and topsoil berms and setbacks so as to expect no unacceptable impact on neighbouring residences or on continuing agricultural operations in the area." It further states that "...the resultant noise at receptors comply with MOE guidelines, most of the time." "Most of the time" is not acceptable. Most could be 51 percent of the time, or any greater figure. Surely MOE guidelines must apply ALL of the time. On the subject of dust control, the Report states that "Dust control is managed on -site to control dust at source." We have statements from Oro- Medonte residents who live in close proximity to other extraction pits that excessive dust becomes a daily way of life for them and their families. We conclude that excessive dust is not controllable, and despite the fact that prevailing winds blow away from Big Cedar Estates, the winds often blow . toward Big Cedar Estates. We are a senior citizen community. Many of our residents have respiratory ailments. At present we enjoy the benefit of extremely E Technical Background Report Big Cedar (Oro) Residents Association comments Page 4 clean, unpolluted air, which creates a positive effect on the health of many of us. We fear that conversion to a dust tainted air supply will have the opposite effect, even to the point of hastening our departure date from this earth. Note 10 Page 18, pars 13.2, Views states in part that "Aggregate extraction has become part of the rural character of this part of Oro - Medonte with the presence of pits to the west on the 9 "` Lines and to the east on the 13`h Line. it is perhaps, a tragedy to the long -term life of the Oro Moraine and our vulnerable water supply that such pits have been allowed to be created on sensitive Moraine grounds. We are of the opinion that the removal of millions of tonnes of gravel and sand, that now serve as filters to the water entering the aquifers, can only prove detrimental to the quality of water in those aquifers. The negative effect will be long- term, but if our fears are realized, this magnificent supplier of water to countless communities and individual consumers will suffer from pollution, and the condition may well prove to be irreversible. Note 11 Page 18, Para 13.2, Views, further states that "The scenic quality of the area relative to Rughy and County Road 1 l will not be significantly altered." This ignores the effect on the scenic quality relative to Big Cedar Estates and Bass Lake. some of the most beautiful views in Oro - Medonte will be eliminated by the construction of berms on the east side of 12`h Line Road. Note 12 Page 23, porn 14.0, Economic Impacts, states that "The township will also receive $0.04 cents for each tonne of aggregate produced. The moderate annual production of 335,000 tonnes per year would generate $13,000.00 annual revenue to the Township." The current property assessment of the community of Big Cedar Estates is $17,214,0110. The annual property taxes on this community total $234,000.00. We believe that the influence of an extraction pit in such close proximity to our community will result in a lowering of real estate values. A representative of one local company estimates the value will drop from 20 to 25 percent. Other realtors suggest the drop may be much higher. At even the moderate estimate of 20 percent value loss, the resultant property loss to the Township would be expected to be 20 percent of $234,000.00, or $46,800.00 per year. 0 Technical Background Report Page 5 13ig Cedar (Oro) Residents Association comments Note 13 Page 24, continuation of pare 15.0, Added Impact, refers to a 1996 traffic count on County Road 11. We suggest that it would be more appropriate to make a current traffic count, on both County Road I 1 and 12`h Line Road, and that this study should be undertaken during; the operational season for the gravel pits, which is also the more - traveled tourist and local resident season of the year. Note la Page 25, further continuation of para 15.0, states that "The proposed operation is not expected to have an effect individually or added to the effect of existing pits with respect to the ground water table or wells for drinking water. The proposed pit is to extract above the water table only, with a buffer of 1.5 meters." As previously noted, the removal of such a major percentage of sand and gravel which presently sets as a filter for water entering the aquifer, cannot help but result in less pure water entering the aquifer. To state that this would not add to the effect of existing pits is not only contradictory to the claim that the"...proposed operation • is not expected to have an effect individually or added to the effect of existing pits...", but is extremely disingenuous suggesting that the loss of this natural filtering sgent will not affect the purity of the supply of drinking water in the aquittws of the Moraine. 17J BIG CEDAR (ORO) RESIDENTS ASSOCIATION Overview of: Skelton Brumwell Hillway 120' Line Pit Township of Oro - Medonte Level 1 and 2 Environmental Report May 1999 This Report refers to a? Areas of Natural or Scientific Interest as the Rugby West ANSI, as designated by the Ministry of Natural Resources. b) Township of Oro - Medonte Official Plan. c) Simeoe County Natural Heritage Planning. (I) C.ouchiching Conservacy Natural Heritage Action Plan. • Yet it concludes that there will be no significant effect on lands described in these plans as there will be a 50 meter setback for adjacent woodlands. We submit that there will be significant risk to all these lands.which completely surround the proposed extraction site. It is inconceivable to us that any responsible persons could even conceive of digging a gravel pit in such a sensitive area. There is no way of accurately predicting the potential damage to any or all of these natural heritage features. There is no way of justifying any risk to these features. There are many other points of contention in this Report. Detailed comments are contained in our analysis of this Report, accompanying this overview. 0 Page 1 Skelton Bramwell Hillway 12"' Line Pit Township of Oro-Medonte Level 1 and 2 Environmental Report May 1999 Big Cedar (Oro) Residents Association comments Note 1 Page 3, para 1.4, Hydrogeology and Hydrology, states in part that "... groundwater is within 3 to 5 meters from the surface in the south-east and north -east comers of the site. Since extraction is anticipated to a depth of 1.5 in above the watertable, the pit will be deep with a significant alteration to the landform." We submit that the proposed extraction will severely affect the flow of groundwater in the south -east and north -east corners of the site, and note that there has been no estimate of the potential disruption of surface water now in the Environmental Report. We further note that throughout this Report that there is no use of the word "aquifer". We suggest that when "groundwater" flows at a depth of approxiametly 30 meters, through a sand and gravel base, and is situated on Moraine lands, common usage demands that the water supply be identified as an aquifer. Note 2 Page 7, para 2.7, Areas of Natural or Scientific Interest, describes the woodlands to the west of the site as the Rugby West ANSI, as designated by the Ministry of Natural Resources. There is no estimate of the effect of the proposed aggregate extraction on this land. Note 3. Page 9, pars 3.3, Township of Oro-Medonte Official Plan, notes that "The Official Plan also identifies the lands to the west of the site as a Groundwater Recharge Area As in our Note 2, there is no estimate of the effect of the proposed aggregate extraction on this land. Note 4. Page 99 pars 3.2, Simcoe County Natural Heritage Planning, notes that "Simcoe County has identified the woodlands to the west of the subject lands as a natural heritage unit. This extensive unit is identified as the Oro Moraine Copeland Forest Unit. The continuation of this paragraph on page 11, (page 10 contains in illustration.) further notes . "The Copeland Forest natural heritage unit contains recharge areas, provincially • Environmental Report Page 2 Big Cedar (Oro) Residents Association comments significant wetlands which tend to form at the base of the physical moraine feature, lowland habitat and upland deciduous forests on rolling hills." As in our Notes 2 and 3, there is no estimate of the effect of the proposed aggregate extraction on this land. Note 5 Page 11, para 3.3, Couchiching Conservancy Natural Heritage Action Plan, identifies priority landscapes which require additional attention, and notes that "The subject lands are part of the Oro- Medonte landscape unit, noted for significant landscapes and views." The paragraph further states that " These aspects are addressed in the Technical Background Report," but provide no point of cross- reference. A review of the Technical Background Report reveals no comment on the view toward the north -east, from several points on 12'h Line Road, (for traffic heading north.) This view of Bass Lake over rolling hills and treetops is one of the most beautiful views in the township. It will become invisible if blocked by the proposed sound berms, and in any case will be aesthetically destroyed by the proposed intervening pit. Note 6 Page 12, pars 3.5, Area Context, states "As is apparent in the review of immediately adjacent lands, while there are no significant features on the lands to be licensed, the site is virtually surrounded by significant natural heritage features." The section goes on to describe all the adjacent features. It is inconceivable to us that any responsible persons could even conceive of digging a gravel pit in such a sensitive area. There is no way of accurately predicting the potential damage to any or all of these natural heritage features. There is no way of justifying any risk to these features. Note 7 Page 15, pars 5.1, Impacts and Mitigation Recommendations; The Adjacent Forest Lands, states in part that "extraction is to be above the water table and the hydrogeological investigations indicate that there will be no impact on the water table or a slight rise in the water table which would not negatively impact the trees on adjacent lands. We note that the surface water will be approximately 30 meters lower than it was prior to extraction, if the permit is approved. We also note that given the forces of gravity, it is likely that a greater volume of surface waters will tend to flow into the pit. The reference to the water table and its impact on the trees on adjacent lands is irrelevant. The roots of these trees doubtless do not extend to the water table, but 0 depend on flow and absorption of surface water. • Environmental Report Page 3 Big Cedar (Oro) Residents Association comments The same paragraph also states that "extraction will take place primarily downgradient of significant forest covered lands and this factor, combined with the setback should mitigate any impact on water within or available to the rooting zone. Once again we state that the force of gravity will result in much of the surface water descending well below the root level and will undoubtedly mitigate against the well- being and survival of the forests in question. Note 8 Page 16, para 5.2, Headwaters function, states in part that "Based on hydrogeological investigations and advice it is recommended that the surface contours of the site during and following extraction maintain the existing split in surface flows and groundwater flows by maintaining existing watershed divides. While surface gradients will obviously be altered, the direction of gradients and the location of watershed divides should be maintained." It is difficult to understand how these divides can be maintained some thirty meters below their present location. According to page 5 of this report, paragraph 2, Hydrogeology and Hydrology, the surface and groundwater watersheds in question • flow north -east to Bass Lake, and south -east to Lake Simcoe. It is suggested that the below surface gradient maintains a similar divide. No mention is made of the potential effect to Bass Lake and Lake Simcoe of decreasing the flow of surface waters, and adding to the supply of groundwaters. 1 BIG CEDAR (ORO) RESIDENTS ASSOCIATION Overview to: VALCOUSTICS Canada Ltd. September, 1999 Noise Impact Analysis Proposed Oro 12th Line Gravel Pit Township of Oro - Medonte The major point in this Noise Impact Analysis is that it completely ignores the existence of Big Cedar Estates, a seniors community of 230 homes, and 360 residents, located approximtely 0.5 kilometers north of the extraction site, at the junction of 12th line and Bass Lake Sideroad. We contend that this omission renders the Analysis invalid. It should also be noted that the haulage route has been changed, rendering that portion of the Analysis doubly invalid. We also contend that various statements in the Analysis are inaccurate. Detailed comments are contained in our analysis of this report accompanying this overview. 11 1 Ll VALCOUSTICS Canada Ltd. September, 1999 Noise Impact Analysis Proposed Oro 12"' Line Gravel Pit Township of Oro - Medonte Big Cedar (Oro) Residents Association comments Page 1 !dote I Page 2, tiara 1.3, Receptors of Concern. This paragraph mentions receptor 1, "a house located to the east of the site, about 100 m from the closest proposed operational boundary. Receptor 2" is two houses located to the north of the site, on the west side of 12 "' Line, and is about 150 in from the closest proposed operational boundary." Receptor 3," mprc!;cnts several houses in Rugby, which is about 900 south of the closest proposed operational boundary." Please note that this study completely ignores our senior citizens community, Big Cedar Estates, which consists of 230 homes, housing approximately 360 residents is located is located to the north of the site, approximately one half kilometer from the closest operational boundary, at the junction of 12'h Line and Bass Lake Sideroad, on . the north side of Bass Lake Sideroad. `Phis omission casts serious doubts on the credibility of the noise impact analysis. ^Jute 2 Page 2, pars 2. t, Hours of Operation. Hours of operation are indicated as 0600 to 2200, Monday to Saturday. These proposed hours are not compatible with the quality of living standards In Big Cedar Estates. We propose that hours of operation of 0700 to 1900 be the maximum permitted should the proposed zoning change be allowed. ;~tote 3 Page 2, para 2.2, Overall Operation. we note that normal daily activity will involve a "portable" crushing plant. Note 4 Page 2, Para 3.1, Site Operations. Defines environmental guidelines to be found in MOB' publication, NPC -233, "Sound Level Limits For Stationary Sources in Class 3 Areas (Rural). `Joie. `i 1`at<e .l, para 3.1, (continuation of above) states, "A Class 3 Area is defined as a rural area with an acoustical environment that is dominated by natural sounds having little or no toad traffic. `therefore, the residential receptors of concern fall under the guidelines Cora Class 3 Area." • Noise Impact Analysis Page 2 Big Cedar (Oro) Residents Association comments With the residents of 230 homes, as well as the various service industry representatives, using 12'h line, and Bass Lake Sideroad to Big Cedar Estates, we suggest that this area cannot be designated as a Class 3 Area. In addition, during the summer months there is heavy traffic to an from the Bass Lake Provincial Park, and near round local traffic from the legitimate rural areas, to and from Orillia and various resort centers. Note 6 Page 3, para 4.0, Existing Sound Environment, states, 12th Line Road has very little traffic, )i.e. under 300 vehicles per day). See our previous note. We recommend an appropriate traffic study be taken, during the normal operational months of the gravel pit, which are the months in which tourist and local traffic are at their peak. Note 7 Page 3, para 5.0, Applicable Environmental Noise Guidelines. The analysis again refers to the area as "rural'. • ks we have noted in the previous two comments, this definition obviously does not apply. Note 8 Page 5, para 6.7.2.1, Sound Level Measurements. This paragraph refers to the crusher to be used as "similar" to a Cedar Rapids Commander 855 Jaw -Roll Crusher. It further refers to sound level measurements of this crusher operating at the Syndenham Quarry, on January 12, 1993. We submit that such testing is inadequate. There may well be significant topographical differences between the Sydenham Quarry, and the site in question. The testing was done in 1993 on equipment similar to that which will be used in the proposed pit. We request that current testing on the same equipment to be used be conducted in one of the Oro - Medonte gravel pits, or on the surface of the proposed Pit. Note 9 Page 6, para 7.3.1, Material Movement, On -Site, refers to a peak hourly volume of 6 return trips, (12 pass -bys) per hour will be made. Please note that the Information Sheet released by Hillway Equipment Ltd. (Noise Report, Page 4.) reveals that the proposed maximum production is 650,000 tonnes per year. We estimate that represents a total of approximately 54454 vehicle trips per year to and from the proposed pit. Even using their proposed trucking hours of • 06011 to 2200, Monday to Saturday, for the seven month period which the applicant defines as the normal operating season, this represents an average of 16 trips per • Noise Impact Analysis Page 3 Big Cedar (Oro) Residents Association comments hour, or one every 3.73 minutes. We note also that there is no restriction to empty trucks on other roads than the designated haulage route. We anticipate additional traffic on Bass Lake Sideroad, which is completely unsuited for this type of traffic, and which will result in additional noise pollution for our senior citizens community. ?Vote 10 Page 7, para 7.3.2, Off -Site, refers to the haulage route as south along 12th Line Road to County Road 11. We have been advised by Hillway Equipment President, Mr. Glen Stewart, that the proposed haulage route has been changed. This will require an update of this analysis in any case where there is reference to the haulage route. Note 11 Page 9, para 4., Recommendations and Conclusions, states that "....the resultant sound exposures at all receptors comply with MOE guidelines, most of the time." We note that this conclusion is invalidated due to the failure to include Big Cedar Estates as a receptor. We further declare that "most of the time" is not adequate. 0 HILLWAY EQUIPMENT LTD. 12TH LINE PIT OPEN HOUSE JANUARY 5, 2000 INFORMATION SHEET , Hillway Equipment Ltd., of Orillia is applying to have properties it has held under lease for many years zoned and licenced for sand and gravel extraction. The site is comprised of three rural properties in Lots 8 and 9, Concession 12 and Lot 9, Concession 13, in the former Township of Oro. These propertie are designated Mineral Aggregate Resource in the Oro - Medonte Official Plan. This designation permits aggregate extraction subject to rezoning. Applications have been made for rezoning under the Planning Act, and for a licence under the Aggregate Resources Act. ITEM PROPOSED LICENCED PIT ------------------------------------------------------------------- ---- -- ----- --------- -- - - - - -- Area Maximum Production A[trance/Haut gregate extraction urs of Operation Route Fuel Storage Servicing of Vehicles 3 January 2000 [INFO -.8261 110.6 ha (273.3 acres) 650,000 tonnes /year Extraction down to a minimum of 1.5 m (5 ft) above the water table ------------------------------------------------------------------- Extraction & Processing: 7:00 am to 7:00 pm Trucking: 6:00 am to 10:00 pm, Monday to Saturday ------------------------------------------------------------------- 12" Line south to County Rd. 11 (Old Barrie Road), then predominantly east to Highway I L ------------------------------------------------------------------- Portable, with provision for permanent ---------------------------7---7----------------------------------- Installation of approved above ground tanks - -------------------------------------------------------------- No servicing of mobile equipment. Permanent equipment will be serviced on -site with netroleum waste products collected and disposed of in an approved manner. © Skelton Brumwell ?actL5-4 BIG CEDAR (ORO) RESIDENTS ASSOCIAATION Overview to: ARCHAEOLOGIX INC. September, 1998 Archaeological Assessment (Stages 1 & 2) Hillway 12"' Line Pit Oro - Medonte Township Simcoe County, Ontario Thcre is little to comment on in this report. In essence, we challenge the validity of the complete report due to the inadequacies of the sampling area, and the failure to consult unbiased sources. Please see our detailed comments in our analysis of this Assessment accompanying this overview. 0 • A RC I IAEOLOGIX INC. September, 1998 Archaeological Assessment (Stages 1 & 2) llillway 120' Line Pit Oro- Medonte Township Simeoe County, Ontario I;ig Cedar (Oro) Residents Association comments Page it of Project Summary. Acknowledgment of assistance of individuals as follows: Caen Stewart; President, llillway Equipment Ltd. .auuc t .'uiot; Aggregate Resource Planner, Skelton Brumwell and Associates Inc. t.ary Bell, R.P.P.; Vice President, Skelton Brumwell Associates Inc. i'cnny Young; Archaeological Data Coordinator, Archaeology Unit, Heritage Branch, • Oni_jrio "inistry of Citizenship, Culture and Recreation, Toronto. note the first three named, Stewart, Guiot and Bell. Mr. Stewart is President of" ilic firm making the application. Ms. Guiot and Mr. Bell are employees of the firm engaged to prepare the application. As such, all three can be described as less than objective, or "biased" toward the proposal. Note also that there were apparently no local residents consulted. In addition, apparently no representative of the local historical society was consulted. We suggest that local residents and the local historical society be consulted. Now. 2 'il 3; Para 2.2. it appears that more than 70% of the area that could be ploughed was ors+ Plowghed due prior cultivation. ",` %c:ggest that such a small sampling is not adequate, and request a more agpropriate sampling be done. 0 • PLANNING ADVISORY COMMITTEE November 30, 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 Horseshoe valley Road. The property subject to the rezoning is approximately 7 acres in lot area. 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 (R2`123) Zone to permit a 78 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 Department Head Comments Currently — Agricultural /Rural Exception (A/RU"15) Zone Proposed — Residential Two Exception (R2*123) Zone Roads Superintendent — Concerns with additional traffic for the added units, should be upgrades to Line 3 North so as to no increase traffic on Line4 North and Highland Drive, Martin Kimble has suggested to light the intersection of Horseshoe Valley Road and Line 3 North Fire Chief — Clerk — Parking for Recreation Centre, only for resident's use? Chief Building Official — Verification of Capacity of Sewage Plant should be verified prior to assessment of this application. Engineering and Environmental Services — Detailed study of the existing water system and required upgrades required to facilitate the addition of this 78 unit development and the Adult Lifestyle Community, road upgrades on Line 3 North Planning Department Comments (October 16, 2001) The proposal before the Committee is a Zoning By -law Amendment to permit a 78 -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 Designation 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. PA 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. 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. In 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 3 . 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 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 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 It is recommended that Development Application P- 125/01 for Horseshoe Resort, a proposed Zoning By -law Amendment for Concession 4, Part of Lot 2 (Oro), for a 64 unit timeshare proceed to a Public Meeting in accordance with the requirements of the Planning Act. Planning Department Comments (November 30, 2001) • This application proceeded to a Public Meeting on November 21, 2001 at which time written comments were received from Nottawasaga Valley Conservation Authority (NVCA) and is attached for the Committee's reference. The comments indicated that in principle they have no objection to the application but have two specific requests in regards to the site plan approval process: 1. That a stormwater management report be prepared to the satisfaction of the NVCA and the Township; and 2. That the remnant refuse be removed and transported to a registered landfill and /or recycling facility. A remedial plan may be required in accordance with Ministry of Environment standards if this site is suspected to be contaminated. Both of these conditions would be addressed through the Site Plan Approval process and are not required to be completed prior to the consideration of the Zoning By -law Amendment. As per Township policy the property would be subject to a Holding Provisions which would not be removed until such time as the Site Plan Agreement is executed by Council and registered on title. Verbal comments were made at the Public Meeting by Chris Ellsmere who farms • the land across from the property intended to be rezoned. He indicated that this proposal would encroach on his right to farm his property and should therefore 4 be sited in a more suitable location. The subject property has been designated in the Official Plan for medium density development since the late 1970's and therefore allows certain permissions to the applicant. The site plan approval process will allow an opportunity to attempt to buffer the proposed development from the agricultural operation across the road. The applicant's indicated at the public meeting that they intend to maintain the vegetation already existing along Line 3 north and this would distance the two types of uses. James Blackburn also provided verbal comments at the Public Meeting and indicated that the density of the property seemed to be too high and that when does the development end. The Official Plan indicates that the density of development shall generally not exceed 30 units per gross hectare and the applicant is proposing approximately 20 units per hectare. And therefore conforms with the policy requirements. This property is one of two parcels that are identified as medium density residential and without further amendments that would be the end of the medium density development. As indicated in the previous planning comments the application conforms to the policies of the Official Plan and can satisfy all comments made at the public meeting. Recommendation • It is therefore recommended to Council that the proposed Zoning By -law Amendment for Development Application P- 125/01 (Horseshoe Resort), Concession 4, Part of Lot 2 (Oro), be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. 0 5 1 705 424 2115 11/21/01 10:50 FAX 1 705 424 2115 N.V.C.A. ORO- MEDONTE Z001/002 Est 1960 Harold Parker, Chair Neil Craig, Vice -Chair Wayne Wilson, C.A.O- Our Member Municipalities Adiala- Teseson6. Township Amasv,th Township of Barrie of Bmdford- West Gwitlimbury Town of Cellingwood Town of The Blue Mountuna gean•iew Township Essa Township Town of lnnisfil Melanethon Township Town afMono Mulmur Township Municipality of Grey Highlands Town of New Tecumseth Om- Medonte Tewnship Town of Shelburne Springwater Township Town of Wasaga Beach Watershed Counties County of Simcoe County of Duffarin County oEGtcy Nottawasaga Valley Conservation Authority 366 Mill Street, R_ R # 1, Angus, Ontario LOM ISO TEL (705) 424 -1479 Extension 229, FAX (705) 474 -ZlI5 e -mail address: cburgess@nvca.=ca Website Address: www.nvca.on..ca office of the Director, Planning and Technical Services November 21, 2001 Township of Oro - Medonte P.O. Box 100 ORO, Ontario LOL 2X0 Attention: Marilyn Pennycook, C Dear Ms. Pennycook, ._XOrsr Fite Nlq_• D_'195/Q� Post -it'" Fax Note 7671E oaie�yo #ages' l To } -` Q 1 = 4x+ From Co. /Dept - co, Phone # — ty ll Phone # x / Fat # Fax # Subject: Proposed Zoning By -Law Amendment Part of Lots 1 and 2, Concession 3 Community of Horseshoe Valley Township of Oro - Medonte The Nottawasaga Valley Conservation Authority (NVCA) has reviewed the proposed zoning by -law amendment, which in effect will allow for the development of a 78 -unit timeshare establishment on lands within the Matheson Creek subwatershed. We note that the subject property is located within the Horseshoe Valley Settlement Node and that the principle for development has been established through appropriate designation (Medium Density Residential) in the Township's Official Plan. On this basis, the NVCA has no objection to this zoning by -law amendment provided the following condition will be fulfilled through any subsequent plan of condominium /subdivision or development agreement process: -» that a storm water management report will be prepared to the satisfaction of the NVCA and the Township. In addition, we note based on a recent site evaluation that a part of the lands subject to this application are currently being used as a dump site for refuse such as asphalt and tree stumps. We will also require as a condition of development that the remnant refuse will be removed and transported to a registered landfill and /or recycling facility. A remedial plan may be required in accordance with Ministry of Environment standards if this site is suspected to be contaminated. Please cAvise us of your decision. and Technical Services • pc: Cou of Simcoe, Ms. J. Little Ministry of Environment, Mr. B. Armstrong Township of Oro - Medonte, NVCA Vice - Chairman, Mr. N. Craig • PLANNING ADVISORY COMMITTEE November 30, 2001 FSP Holdings Inc. P- 116/01 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 (A/RU) 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 Department Head Comments Currently — Agricultural /Rural (A/RU) and Environmental Protection (EP) Zones Proposed — Private Recreational (PR) Zone Roads Superintendent — No Concerns Fire Chief— Clerk — Chief Building Official — No Objection • Engineering and Environmental Services — No Concerns E Planning Department Comments (October 16, 2001) 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 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. Planning Department Comments (November 30, 2001) This application proceeded to a Public Meeting on November 21, 2001 at which time written comments were received from Nottawasaga Valley Conservation iAuthority (NVCA) and are attached for the Committee's reference. The comments indicated that they have a number of questions in regards to this 3 application that should be addressed prior to approval of the zoning by -law amendment. The applicant's consultant is intending to respond to the questions • raised in the NVCA letter and the Consultant's planning report is attached to this report for the Committee's review. In reviewing the response it appears that the comments have been adequately addressed. As per Township policy the property would be subject to a Holding Provision, which would not be removed until such time as the Site Plan Agreement is executed by Council, and registered on title. Copies of the additional reports related to storm water and hydrogeology have been sent to the NVCA in accordance with their letter for review. Verbal comments were made at the Public Meeting by Barb Sinton, Stephanie Sinton, Elizabeth Hurl, Barb Dunsmore, Joyce Sinton, Kathy Buckingham, Martin Kimble, and Sandy Hosy. As indicated in the previous planning comments the application conforms to the policies of the Official Plan and can satisfy all comments made at the public meeting. On this basis, it is recommended that the proposed Zoning By -law Amendment be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. • Recommendation It is recommended to Council that the proposed Zoning By -law Amendment for Development Application P- 116/01 (FSP Holdings), Part of Lots 41 and 42, Concession 2 (Medonte), be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. 1 0 i 1 C [I FSP Holdings Inc Settlers' Ghost Golf Club Township of Oro- edonte PLANSCAPE Building Community through Planning Bracebridge, Ontario E i E PLANNING REPORT prepared for FSP Holdings Inc. 0 Pl4,tvSCAPE BUILO!NG COMMUNITY THROUGH PL 41111G TABLE of CONTENTS Section9 1.1 1.2 INTRODUCTION_ ................. * ............... ­ ............ ** ...... *­ ...... *"** ..................... * ........... Proposal ....................................................................................................... ..............................1 Purpose of the Report .................................................................................. ..............................1 * ........ . Section2 2.1 2.2 DEVELOPMENT CONCEPT ................................................................... ..............................3 Existing Site Characteristics ......................................................................... ..............................3 Development Concept .................................................................................. ..............................3 Section 3 3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 REVIEW OF REPORTS SUBMITTED IN SUPPORT OF THE APPLICATION ...................4 General ......................................................................................................... ..............................4 Environmental Impact Statement, Michalski Nielsen Associates ................. ..............................4 Stage 1 -3 Archaeological Assessment, Archaeological Assessments Ltd .. ..............................5 Hydrogeologic Assessment, prepared by Burnside Golf Services ............... ..............................6 Traffic Impact Study, R. J. Burnside & Associates Limited... ............... ...... .......................... 7 Water Budget and Preliminary Storm Water Management Report prepared by Burnside Golf Services.... ..... ...................... .......... __ ....................................................................................... 8 Agricultural Capability and Impact Study, prepared by Agar & Associates. ........ .................... _8 Overall Conclusions from the Reports ......................................................... ..............................9 Section4 4.1 4.2 4.3 4.4 4.5 4.6 PLANNING CONTEXT ............................................................................ ..............................9 General ........................................................................................................ ..............................9 Provincial Policy Statement (PPS) ............................................................... ..............................9 County of Simcoe Official Plan.. ............ ......... ....... ................................... ...... __ ........ Township of Ora - Medonte Official Plan ...................................................... .............................11 Township of Oro - Medonte Zoning By-law. .................. __ ................................. ....... .............. Site Plan Requirement ................................................................................ .............................12 _ .... 10 12 Section 5 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 5.10 5.11 ANALYSIS OF PLANNING ISSUES ...................................................... .............................12 Identification of issues ................................................................................. .............................12 official Plan Conformity ............................................................................... .............................13 Zoning ......................................................................................................... .............................13 Impact on Natural Features ......................................................................... .............................13 Character and Land Use Compatibility ........................................................ .............................14 Scale of Development and Intensity of Use ................................................ .............................14 Site Suitability .............................................................................................. .............................14 Storm Water Management and Drainage ................................................... .............................14 Other Environmental Impacts ...................................................................... .............................15 Economic Implications for the Township ..................................................... .............................15 Matters raised at the Public Meeting on November 21, 2001 ..................... .............................15 Section 6 CONCLUSIONS AND RECOMMENDATIONS......... ......... ..... .............................16 6.1 General.... ....................................... _ ......................... ....................... ..................................... 16 0 Pl4,tvSCAPE BUILO!NG COMMUNITY THROUGH PL 41111G Section 1 INTRODUCTION December 6, 2001 1.1 Proposal The site is located approximately 2 kilometers (1.25 miles) east of Craighurst (intersection of County Roads 93 and 22). The site is located on the western edge of the Oro Moraine. The owner is proposing to develop the property as an 18 -hole golf course with clubhouse, to be known as Settlers' Ghost Golf Club. A zoning amendment and site plan approval are required before development can proceed. The site requires a zoning amendment from the existing AIRu (Agricultural /Rural) zone to the PR (Private Recreational) Zone to recognize the proposed golf course use. 1.2 Purpose of the Report This report has been prepared in support of applications to the Township of Oro - Medonte for Zoning Amendment. upon approval of the zoning amendment, a separate application for site plan approval will be submitted, along with the final design of the golf _ _ _ =?= NSCAPE BUILDING COMMUNITY THROUGH PLANNING FSP Holdings Inc. is the owner of a 46.2 hectare (114.1 acre) parcel of land in Lot 41 and Part of Lot 42, Concession 2, geographic Township of Medonte, now in the Township of Oro- Medonte, described as Part 1, 51 R- 30187. The general location of the site is shown on Figure 1, which is drawn from the Environmental Impact Study prepared by Michalski Nielsen Associates. The property is located at the north east corner of Horseshoe Valley Road (County Road 22) and Line 1 North, as shown on Figure 1. The property has a frontage of 354 metres (1161 feet) on Line 1 North and approximately 963 metres (3160 feet) along Horseshoe Valley Road. It is an "L- shaped" parcel of land, and contains some agricultural lands as well as wooded areas. The property is rolling to steeply rolling. Figure 2, also drawn from the Environmental Impact Study, highlights in greater detail the location of the property, its topographic features and surrounding uses. The site is located approximately 2 kilometers (1.25 miles) east of Craighurst (intersection of County Roads 93 and 22). The site is located on the western edge of the Oro Moraine. The owner is proposing to develop the property as an 18 -hole golf course with clubhouse, to be known as Settlers' Ghost Golf Club. A zoning amendment and site plan approval are required before development can proceed. The site requires a zoning amendment from the existing AIRu (Agricultural /Rural) zone to the PR (Private Recreational) Zone to recognize the proposed golf course use. 1.2 Purpose of the Report This report has been prepared in support of applications to the Township of Oro - Medonte for Zoning Amendment. upon approval of the zoning amendment, a separate application for site plan approval will be submitted, along with the final design of the golf _ _ _ =?= NSCAPE BUILDING COMMUNITY THROUGH PLANNING H 4 - 5aaraB - Uncauv vaae snsap a ovv pavv. wv i } Figure 2. Topography and Surrounding Land Uses Scaie 1:!0000* subject property 'Michalski Nielsen "ASSOCIATES LIMIITED Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro- Medonte December 6, 2001 Page 2 course, the clubhouse and ancillary facilities. The required Management Plans will be • submitted and implemented through the site plan approval process. The purpose of this report is to: • Describe the overall development concept for the site; • Provide the background information and justification to assess the planning merits of the proposal; and Address the requirements of the County of Simcoe and Township of Oro - Medonte Official Plans relating to the review of development applications. The following separate reports and plans have been prepared in support of the proposal, summaries of which will be reviewed as part of this report. : • Settlers' Ghost Golf Club Environmental Impact Study, prepared by Michalski Nielsen Associates, September, 2001; • Agricultural Capability and Impact Study, prepared by Agar & Associates, 2001; • Concept Plan for the golf course design prepared by John Robinson, 2001; ® Traffic Impact Study, prepared by R. J. Burnside & Associates Limited, February 2001; • Hydrogeologic Assessment, Proposed Settlers Ghost Golf Course, prepared by Burnside Golf Services, June, 2001; • Settlers' Ghost Golf Club, Water Budget and Preliminary Stormwater Management Report, prepared by Burnside Golf Services, May, 2001 (revised June, 2001); and • Reference Plan 51 R- 30187, prepared by Eplett & Worobec. The Agriculture Capability review is attached as Appendix 1 to this Report. All other reports have been previously submitted to the Township, County and other interested agencies. Details regarding the physical characteristics of the site are not contained in this report since they are addressed in detail in the Environmental Impact Study, Hydrogeologic Assessment and Water Budget reports. This report is structured in the following fashion: ® Section 2 provides information on the property proposed to be developed, including details on the development concept; ® Section 3 provides an overview of the conclusions of the various studies completed in support of the application; ® Section 4 establishes the overall planning context; ® Section 5 provides an analysis of the planning issues; and ® Section 6 provides conclusions and recommendations with respect to the proposal. _ _ =,A- SCAPE SUILDING COMMUNITY THROUGH PUNNING 1 t 1 The property contains a dwelling, and farm outbuildings. The majority of the site has been cleared for agricultural purposes. An area of steep slopes in the northerly portion of the property contains mature deciduous and mixed forest. A conifer plantation occurs through the south - central portion of the lands. 2.2 Development Concept John F. Robinson Golf Course Design has developed a concept plan for the golf course that responds to the philosophy of the golf course developer. This design has been refined in consultation with the various environmental and engineering consultants. This coordination results in a concept that respects the natural features of the site and surrounding areas. The owner of the property, FSF Holdings Inc. has extensive experience in golf course management. The design of the golf course has been purposely oriented to family golf activity, to encourage greater participation in golfing. The course will be "family friendly', reasonably priced, with specific programs geared to education and training of younger golfers. The proposal will have the following features: a 18 -hole par 72 golf course, located primarily in Lot 41, Con 2; a A clubhouse located in the south part of Lot 42, Con 2, with associated parking facilities and putting green; a superintendent's house (the existing farm house located at the west side of the property, near Line 1 North) and maintenance facilities (to include the former farm outbuildings) The development concept takes into account a number of factors, including: ® the constraints and opportunities imposed by natural features on the site; the overall planning context, including official plan and zoning requirements; protection and enhancement of the natural environment, particularly related to the Copeland Forest to the north; site orientation; and best management practices related to the golf course development. Figure 3 shows the proposed layout of the golf course. While various details of the proposal are expected to be further refined, the general layout and orientation of the course are as noted. \SCAPE euu_ow� caMMUN17Y THROUGH PLANN:N2 0 t 't r. LOT 42 CON 2 _ DO T 41 3 ! .,• / f ' k r - J o � Clubhouse - FaoElifies Ponds (nga§ n sio ag °j (�kuA(i 22 (tAo,ses os vs74sY Roams. � CouetY 40 To tghuFst 3 e G. A number of background reports were prepared in support of the golf course proposal. These are noted in Section 1 of this Report. The reports address the various issues that relate to the impact of golf course development on the site and in the surrounding area. The following provides a brief summary of the main conclusions and recommendations from the various reports. 3.2 Environmental impact Study, Michalski (Nielsen Associates Michalski Nielsen Associates was retained to prepare the Environmental Impact Study for the site. The EIS is recommended in the County and Township official plans. The purpose of the EIS was to determine: • Biophysical conditions associated with the site, including terrain conditions, vegetation community composition, surface water resources and aquatic habitat conditions, wildlife habitat and locally or provincially significant features; ® Environmental opportunities and constraints; • Impacts of the proposed golf course on any significant resource features recognized by the province or local municipalities; Impacts on any additional locally important features identified through field work; O Potential golf course impacts on the environment, including those related to water takings, and pesticide or fertilizer use; ® Compliance with municipal and provincial environmental planning policies; and ® Opportunities to mitigate against any potential adverse impacts associated with the development. Michalski Nielsen Associates reached the following conclusions: s Most of the proposed development is to occur on tableland areas which have been cleared for agriculture, and poses no noteworthy implications to natural features on the site. Some of the golf course will encroach into areas of conifer plantation and in a couple of instances, perhaps slightly into forested blocks. The impacts of these encroachments can be mitigated, with no significant net impacts on the integrity of the features contributing to the site's natural area values. ® While there will be some loss of existing vegetation resources associated with the golf course, these loses can be offset through site naturalization activities. Such naturalization activities provide an opportunity over the longer term to improve upon the existing natural functions, attributes and linkages associated with these lands. Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6 2001 Page 5 • The proposed golf course concept plan, with proper implementation of the various recommendations made in the EIS, fully complies with the policies of the Provincial Policy Statement, County of Simcoe Official Plan and Township of Oro - Medonte Official Plan. • More detailed work is required to ensure all aspects of site development fully address identified environmental issues. The EIS notes that a number of aspects of the project still need to be finalized. Most of these relate to detailed site design and site planning issues. A final golf course layout and grading plan, plans for the clubhouse, maintenance facility, road access and parking, sanitary servicing plans for the clubhouse are to be completed. Prior to finalizing the site plan agreement, a number of additional reports will be required, to address specific technical requirements, including: a final sedimentation and erosion control program; a construction phasing plan; a post - construction storm water management plan for the development, a landscape management and restoration plan; a golf course management plan and a monitoring plan. A number of specific comments and recommendations were put forward in the EIS, to provide guidance on: ® Protection of the forested edge at the top of the valley slope in the north corner of the property; ® Preparation of a landscape plan, to deal with natural regeneration zones and issues related to tree removal and replacement and corridor enhancement; ® Preparation of a water conservation strategy as part of the golf course management plan, and monitoring strategy down gradient from the golf course; ® Preparation of the construction phasing plan, to ensure an orderly progression from one area of the course to the other; 0 Preparation of the final erosion and sedimentation plan; ® Storm water management, grading and drainage discharge to vegetative buffer strips; ® The content of the golf course management plan, use of pesticide applications, provision of a monitoring strategy. 3.3 Stage 1 -3 Archaeological Assessment, Archaeological Assessments Ltd. Archaeological Assessments Ltd. was retained to prepare an archaeological assessment of the property as recommended in the County and Township official plans. 0 Three sequential stages were undertaken for the review: • Stage 1 Background research; • Stage 2 Archaeological survey; and 0 Stage 3 - Test Excavations. Some previous archaeological survey had been undertaken on the property in the 1970's, resulting in the discovery of one site on the property (Genny site (BdGw -30), a small Late Woodland campsite. In addition to this site, there are 5 registered • r — fNiSCAPE BUtLDING COMNaUNf'Y THPOUGH PLANNING Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6 2001 Page 6 archaeological sites located within a 2 kilometre radius of the property. The physical characteristics of the property indicated that it had a moderate to high potential for prehistoric archaeological remains. A stage 2 assessment was conducted in June, 2001. All of the agricultural fields were pedestrian surveyed at 5 metre intervals. Well drained forested tablelands were shovel test pitted at 5 metre intervals. Areas of severe slope associated with the ravine were not test pitted. Despite an intensive survey of the ploughed field where the Genny site was reported to be located, no evidence of this site was found. Given the negative results of the assessment, the Genny site is not considered to be a significant site and is not a planning concern. One new archaeological site was located during the course of the Stage 2 assessment. The Settlers Ghost site (BdGw -40) is a small Middle to Late Iroquoian campsite (ca. A.D. 1250 - 1650). Stage 3 test excavations were carried out at the Settlers Ghost site in June, 2001. The results of the Stage 3 test excavations indicated that the site is not a significant archaeological resource and will not require Stage 4 mitigation. The report recommended that the archaeological conditions attached to this golf course should be cleared in order that the development may proceed. The report was subsequently submitted to the Ministry of Tourism, Culture and Recreation. Clearance of the development was given by the Ministry in correspondence dated August 8, 2001. 3.4 Fiydrogeologic Assessment, prepared by Burnside Golf Services Burnside Golf Services prepared the preliminary hydrogeologic assessment to accompany an application for a Permit to Take Water. The report concluded that the golf course is not expected to have any deleterious impact on existing recharge /discharge conditions as there was no impact on the wells completed in the shallow zone. Monitoring during the test indicated that the prolonged usage of TW 1 will not adversely impact the existing wells in the area. The intermediate aquifer is overlain by a substantial thickness of clay which will provide adequate aquifer protection. The water is suitable as an irrigation supply. An additional well will be required as an additional source of groundwater. The new well will be connected to the 180 seat clubhouse, maintenance facility and the house. Numerous groundwater seeps are present near the base of the steep slope situated in the northeast corner of the site. Based on the available information, Burnside Golf Services provides the following conclusions: • TW 1 is capable of providing 180 Igpm (13.7 Usec) on a continuous basis with no adverse impact to area water resources. • The proposed course will use about 1 % of the annual recharge to the Coldwater River water bed which should not cause significant impact. r _ � �' /.q P?�JL�A,�C B:JILOI'vG COif MUN'";' TH,o,'J' L1GH PLANNING ® Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6 2001 Page 7 ® The surface water feature identified in the southwest corner of the site is usually • dry. ® An additional well is required for the clubhouse, maintenance shop and existing house. Burnside Golf Services also recommended long term monitoring and installation of a storage pond on site. The Permit to Take Water was issued by the Ministry of Environment on September 25, 2001 (Permit 01 -P- 1147). 3.5 'traffic Impact Study, R. J. Burnside & Associates Limited The traffic impact study was prepared to determine what improvements, if any, would be required at the intersection of Line 1 North and County Road 22 (Horseshoe Valley Road). The report noted five specific conclusions /recommendations: Access to the proposed golf course will be from Line 1 North only. No direct access to County Road 22 is proposed. ® All traffic from the proposed development will pass through the County Road 22 — Line 1 North intersection. The intersection presently has a 275 m (minimum) stopping sight distance and is adequate for a 130 km /h design speed. Thus, no sight distance improvements are proposed. ® Capacity Analysis using MTO and HCM methods indicate that the existing intersection geometries are adequate to accommodate the proposed increase in traffic due to the development. Thus, no geometric improvements are proposed. ® The study has considered the impact that the proposed golf course will have on traffic at both the entrance onto County Road 22 and the existing signalized intersection in Craighurst. It is concluded that no improvements are required to County Road 22 to accommodate the golf course. In addition, the golf course will have no measurable impact on the existing intersection of County Roads 22 and 93 in Craighurst, located approximately 2 km to the west of the development. s The study reviewed the conditions at the Line 1 and County Road 22 intersection. In approximately 20 years based on anticipated growth rates for the County, the intersection will be approaching a left turn warrant based on the growth of background traffic. The County of Simcoe Roads and Engineering Department provided the following comments on September 7, 2001: "Staff have determined that the necessary road improvements would be warranted in approximately 10 to 18 years, and would be required as a result of the increased turning movements at the intersection, in addition to the growth of background traffic. BuiLD!NG C')M-Muvi -v -HaouC-H PL-vni,NING Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6 2001 Page B • It is staff's opinion that since the development is minor in nature, and additional traffic volumes are not anticipated beyond full build out, that the proposed development does not significantly impact the operation of the intersection within the immediate future. As such, staff are in general agreement with the recommendation of the above noted study, and will not require road improvements be implemented by the developer." 3.6 water Budget and Preliminary Storm water Management Deport prepared by Burnside Golf Services. The report examines the feasibility of the golf course development in terms of issues related to water supply and storm water management. Based on its analysis, Burnside Golf Services has determined that the golf course development is technically feasible, and that the zoning amendment can be supported. The following conclusions and recommendations have been reached: • An irrigation supply and demand analysis has determined that, based on the well supply of 9.5 Us and active storage volume of 4,715 m3, the irrigation demand of the proposed 18 -hole golf course can be met with little or no impacts. • Settlers Ghost Golf Club undertake a `Best Management Practices" approach to golf course operation that will minimize irrigation requirements and the application of fertilizers and pesticides. • The change in land usage did not increase the pre - development runoff rate of 0.167 mils and thus on -site quantify controls are not required. Pond 2 will be required for quality control since it will capture all parking lot runoff by the use of interceptor swales. Therefore, the storage volume required to accommodate this quality control is 997 m3 which is easily achievable in the first 1.15 m depth of Pond 2. Also, Pond 2 will release any runoff volume to the creek at a rate of 0.053 m3/s by the use of an outlet pipe. A trapezoidal shaped, Geoweb lined emergency spillway will be placed in the pond to prevent any overflow. • Water quality issues associated with golf course development can be addressed with the use of the treatment train approach as well as best management practices for pesticide and fertilizer application. During construction sediment and erosion control measures will be applied to ensure maximum water quality control. 3.7 Agricultural Capability and Impact Study, prepared by Agar & Associates. Ms. Beverley Agar, P.Ag., was retained to determine the impact that the golf course would have on agriculture. The property is designated Rural according to the Oro- Medonte Official Plan. The property contains some agricultural lands as well as wooded areas. The predominant soil types for the property (and much of the surrounding area) are shown as a soil complex containing 60 percent Class 7 soil with topography limitations and 40 percent Class 4 soils with fertility and moisture retention limitations. Lands to the south are wooded and are part of the Simcoe County Forest system. To the south east, there is a 50 acre property with a small barn and a small acreage of .-,JSCAPE eJILD,NG COMMUNE ?NPOUGH PLANNLNC- J Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro- Medonte December 6 2001 Page 9 cleared lands. To the west are several rural residences. To the north are several rural residences and some agricultural fields. The abutting property contains a small barn which currently houses two horses. Agar and Associates completed a Minimum Distance Separation calculation, and concluded that the separation requirement is 232 metres from both the livestock facility (barn) and the manure storage (which appears to be internal). The report concludes that the proposed development of the property will not adversely impact agriculture. The property and surrounding lands are predominately low capability agricultural soils. While some of the property is cultivated, it is the exception in the area rather than the rule. The general area around the property is rural in nature with both the hamlet of Craighurst and the Horseshoe Valley Resort area being located within 1.5 miles of the property. Much of the surrounding lands are wooded. The MDS 1 requirements from the two small neighbouring livestock facilities can be addressed. 3.8 Overall Conclusions from the Reports The reports provide a comprehensive evaluation of the site's characteristics and the anticipated impact of the golf course on the site and the surrounding lands, both from a natural and cultural heritage perspective. None of the reports reviewed above identify any issues that preclude development of the golf course. Each provides specific recommendations that will be required to be implemented. Implementation of the recommendations will occur at the site plan approval stage of the development. Section 4 PLANNING CONTEXT 4.1 General The proposal was evaluated within a context established by sound planning principles, agency requirements, Official Plan policies and site characteristics. This section focuses on the planning approvals context in which the proposal has been developed, and includes the Provincial Policy Statement, County and Township Official Plans, and the Township Zoning By -law. 0 0 4.2 Provincial Policy Statement (PPS) The Provincial Policy Statement (PPS) identifies provincial planning interests and requires appropriate justification before land use planning decisions are made. Development applications are required to "have regard to" the PPS. The County of Simcoe Official Plan is intended to reflect and refine the PPS as it relates to development in Simcoe County. The PPS establishes three basic principles to ensure Ontario's long term economic prosperity, environmental health and social well being: 1. Managing change and promoting efficient, cost - effective development and land use patterns which stimulate economic growth and protect the environment and public health; _h'\SCAPE BUILOiNG OOMMUN`:TY ?"HP.OUCH ° ANNING 0 Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6 2001 Page 10 • 2. Protecting resources for their economic use and /or environmental benefits, and 3. Reducing the potential for public cost or risk to Ontario's residents by directing development away from areas where there is a risk to public health or safety or of property damage. (PPS, p. 1) Settler's Ghost is located in the Rural area, as defined by the PPS. Policy 1.1 (Developing Strong Communities) notes in Policy (b) that "rural areas will generally be the focus of resource activity, resource -based recreational activity and other rural land uses." (PPS, p. 2) A golf course constitutes resource -based recreational activity. Policy 1.1.2 (a) addresses the need to provide a sufficient land supply for a variety of uses, including recreational and open space uses, and to promote employment opportunities. Policy 2.1 (Agricultural Policies) provides protection of agricultural resources in prime agricultural areas. This area of Oro- Medonte is not prime agricultural land. The Agricultural Assessment confirms that the proposed development will not adversely affect the agricultural resources of the area. Policy 2.3 (Natural Heritage) is intended to protect the natural heritage features of an area. This policy is addressed in greater detail in the Environmental Impact Study. The quality and quantify of ground water and surface water is to be protected or enhanced according to Policy 2.4 (Water Quality and Quantity). This policy is addressed in the Water Budget and Preliminary Stormwater Management study and the Hydrogeologic Assessment reports. As noted, a Permit to Take Water has been issued by the Ministry of Environment. Development and site alteration may be permitted in areas of Significant Cultural Heritage features and Archaeological Resources (Policy 2.5) provided the resources are conserved. The Archaeological Assessment has addressed this policy. Development is directed outside of hazardous lands (Policy 3.1). There are no identified hazardous lands on the property. The development of the proposed golf course at this location is consistent with the direction provided in the Provincial Policy Statement. 4.3 County of Sirncoe Official Plan The County of Simcoe Official Plan establishes the overall planning context for development in the County. The Official Plan was adopted in 1997, with approvals from the Ministry of Municipal Affairs and Housing and the Ontario Municipal Board. The County Plan provides a series of mapped schedules intended to identify physical, environmental and resource constraints which might affect a development. The extent to which these are present in relation to this property has been identified in the following table. -' ,dSCAPE DUILOING COMMUNTY THROUGH. PLANNING I 11,11 E O F I I E I I E H Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro- Medonte December 6, 2001 Page 11 Table 1 County of Simcoe Official Plan Review of,.Map Schedules Schedule Title On property Surrounding Lands Schedule 5.1 Land Use Rural & Agricultural; Part Greenland with Designations at north limit of the some Rural & property is Greenland; Agricultural. Schedule 5.2.1 High Potential Mineral none shown none shown Aggregate Areas Schedule 5.2.2 Evaluated wetlands none on property Class 1 -3 Provincial Significant Wetland north and west of property Schedule 5.2.3 Areas of Natural & Small part of property at South, east and west Scientific Interest north limit identified as — none shown; (ANSI) Regional ANSI # 25 — North - Regional Copeland Forest Resource ANSI # 25 — Management Area. Copeland Forest Resource Management Area Schedule 5.2.4 Agricultural Land Mostly Class 5, 6, 7; small East and south — Classification (CLI Soil pocket of Class 1 -3 land Class 5 -7; North — Mapping) near Line 1 North small band of 1 -3; balance 5 -7; West — small pocket 1 -3 at road, 5 -7 beyond that; some organic soil north -west of the , site. Schedule 5.3 Niagara Escarpment n/a n/a Plan Land Use Desi nations Schedule 5.4 Natural Heritage Area at the north limit is North and east - System part of OM2 - Oro Moraine, OM2 - Oro Moraine, Copeland Forest Copeland Forest Schedule 5.5 County Road System County Road 22 abuts the County Road 22 property — Primary Arterial — widened 26 -30 metres Schedule 5.6 Waste Disposal Sites none shc i none shown ource: Planscape, review of County of Simcoe Official Plan map schedules Appendix 2 provides a detailed review of the applicable policies of the County of Simcoe Official Plan. Based on this review, it is clear that the golf course proposal is consistent with the Official Plan and conforms to the policies and directions of the County of Simcoe Official Plan. Appendix 3 provides a detailed review of the applicable policies of the Township of Oro - Medonte Official Plan. Based on this review, it is clear that the golf course proposal is consistent with the Official Plan and conforms to the policies and directions found in the . Plan. ''_a BGAPc BU -0IN G OOMMLNITI 9"HP000H PLANN *NG Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro- Medonte December 6, 2001 Page 12 • The property is located in the Rural designation. The reports reviewed in Section 2 of this Report address the various issues related to a golf course development in the Rural designation, within the Oro Moraine and along the Horseshoe Valley Road Special Policy Area. 4.5 Township of Oro- Meclonte Zoning By -law The property is zoned Agricultural /Rural, with a small area of Environmental Protection zoning at the north limit of the property and along a swale in the south east quadrant of the site. The proposal requires a zoning amendment to allow the golf course to proceed. The property is proposed to be zoned Private Recreational and Environmental Protection, to reflect the proposed golf course use and to protect the sensitive land uses that are outside of the development area. The zoning amendment was reviewed at a public meeting held on November 21, 2001. H H UL i` F H 0 i i U Development of a golf course will require Site Plan approval and a site plan agreement. The approval process will include submissions of final design drawings for the site and the structures and facilities on the site, as well as final reports recommended in the various background studies (e.g., the golf course management and monitoring programs). Section OF 5.1 Identification of Issues In considering this proposal, there are a number of planning issues that must be considered. Some of these issues are related to requirements in the Official Plans, and to concerns expressed by either review agencies or the general public. These are listed here and are analyzed in the following sections of the Report. The issues include: • Official Plan conformity; • Zoning; • Impact on natural features; • Character and land use compatibility; • Scale of development; • Intensity of use; • Site suitability and site layout; • Storm water management and drainage; • Environmental Impacts; • Economic implications for the Township; • Matters raised at the public meeting on November 21. r" ^sBOAPc BLILOING COMMUNITY THROUGH P'�ANNING ® Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6, 2009 Page 13 5.2 official Plan Conformity • The concept plan has been developed and refined to reflect the policy directions provided by the County of Simcoe Official Plan, and the Township of Oro Medonte Official Plan. As noted in the previous sections and in Appendix 2 and Appendix 3, the golf course can be developed in full compliance with the Official Plan policies that affect development in the municipality. Policy support for this application exists on several levels. From an economic perspective, the development will help implement both County and Township policies for encouraging economic development. The environmental policies of the official plans will be respected, and will be implemented through the recommendations of the Environmental Impact Study, the Hydrogeological Assessment and the Water Budget and Stormwater Management report. As noted in the studies, development may proceed as contemplated without negative impact on the environmental features of the property or the surrounding areas. In addition, an Archaeological Assessment and an Agricultural Assessment were conducted, and confirmed that the development is not impacted by these features. 5.3 zoning The zoning by -law amendment will provide the detailed development standards required for the development. • The zoning by -law implements Official Plan policies, and is used to foster good development, protect the natural environment and minimize the impact on abutting land owners. The interests of the owners and the public must be balanced through the zoning process. 5.4 Impact on Natural Features The background studies have addressed the impact of the development on the Oro Moraine and on the down gradient wetland and Copeland Forest features. The EIS and the Hydrogeological Assessment deal with impact on the various natural features, and have concluded that the development of the golf course will not have negative impacts on the surrounding natural features. The Nottawasaga Valley Conservation Authority has commented on the potential impact of the development on the surrounding natural features. The Authority has recommended that consideration be given to deeding to the public sector the area of the property that is outside of the development area and within the steep slopes and protected environmental features. While conveyance to a public authority may provide a perception of additional protection, the zoning by -law itself will be utilized to establish the land use protection for the site. Other methods of environmental stewardship may also be considered to enhance the protection of this part of the natural area, rather than conveyance of the property. _ . Lr,4VSCAPE BUILOING COMMUNITY THROUGH, PLANNINC- • Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6, 2001 Page 14 5.5 Character and Land Use Compatibility Rural character is one of the principal considerations in evaluating development along Horseshoe Valley Road. The balance between the natural and the built environment must be maintained if the area is to maintain its attraction. This proposal must be evaluated to determine if that balance is maintained and if the character of the proposed development will be appropriate. The site's natural vegetation will be enhanced through the development of the golf course. The golf course itself represents a blending of natural and built environment, which will maintain an open character. Land use compatibility refers, in part, to the ability of uses to co- exist. The nature of the golf course, with the vast majority of the property remaining open contributes to its compatibility with the surrounding open space, forested and low intensity residential and agricultural uses. The location of the clubhouse and other related facilities will be oriented to the east side of the property, in the vicinity of the existing farmstead, and will not add a significant built component to the development of the property. The balance of the site will remain open. 5.6 Scale of Development and Intensity of Use Intensity of use and scale of development are linked to official plan policies, design and market considerations, servicing and environmental assessments. The proposal will not include any residential development component, and is limited to a golf course. The two official plans contemplate golf courses as appropriate for the Rural area and along the Horseshoe Valley corridor. 5.7 Site Suitability The Environmental Impact Study has confirmed that the site is physically suited for golf course use. There are no physical constraints that preclude development of the nature contemplated. 5.8 Storm Water Management and Drainage The EIS and the Stormwater Management report both provide recommendations with respect to drainage, stormwater management and construction mitigation and ongoing protection of the surface water resources. The final site plan will be supported by more detailed design and site grading, and will be accompanied by Best Management Practices for the ongoing maintenance of the golf course. �' `- �-- =A.tP- E SU IDING GOMMUN -Y THROUGH PANNING 0 I H H I H 0 0 0 H Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro - Medonte December 6, 2001 Page 15 The Environmental Impact Study has documented the environmental features of the site and the surrounding area, and has made specific recommendations with respect to long term protection of the natural environment. The Environmental Impact Study concludes that this development meets the intention of the Provincial Policy Statement, the County of Simcoe Official Plan and Township of Oro- Medonte Official Plan with respect to environmental impacts. MLM= Economic implications include two perspectives: the first is viability for the project; the second is the impact on the Township's financial resources. Development of this nature will provide a number of construction and maintenance jobs, additional tax revenues and will bring additional residents to the community, to make more effective use of the existing infrastructure in the area. These are usually balanced against the costs to the municipality for providing and expanding services for specific types of development. While a detailed economic review or fiscal impact assessment has not been undertaken for this proposal, it is clear that there will be little demand for expanded municipal services. Those traditional municipal services (i.e., road access and waste management) will be provided through the existing infrastructure. A number of presentations were made at the public meeting. The issues raised are primarily related to: ® Traffic Impact at the intersection of Line 1 North and County Road 22 and general road safety issues, location of the entrance; ® Ground water use; Use of pesticides and impact on surrounding properties; ® f=encing; • Compatibility of the golf course with an abutting horse farm; • Support for additional recreation uses and employment opportunities for youth. No additional comments were submitted to the Township as of December 6, 2001. The Traffic Study and the response from the County address the matter of traffic impact. The intersection does not require improvements at this time, but is expected to require work within 10 to 18 years (according to the County). This intersection is outside of the areas identified in the Official Plan for immediate improvement linked to development proposals. The driveway into the site will be near the intersection, and traffic along the balance of the road is not expected to increase significantly as a result of this proposal. 11 • Ground water use is addressed in the hydrogeological report and in the EIS, as well as through the issuance of the Permit to Take Water by the Ministry of Environment. The permit and the background reports address the need for ongoing monitoring of water • removal. This monitoring, in addition to the other findings of the hydrogeological report A. PLA`'G.S CAPE BUILDING CO, iVUNITY THROUGH PLANNING Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro- Medonte December 8 2001 Page 16 should ensure protection of the ground water supply. This applies to on site use, the immediate surrounding area and the more removed wetland area to the north. Pesticide use is intended to be kept to the minimum required to operate the golf course. The Best Management Practices will implement the recommendations of the various background reports that address pesticide use, and will include long term monitoring and evaluation of the needs for the pesticides. Fencing will be addressed through the site plan approval process. It is not the intention to create a wall between the uses, since this runs counter to the objectives of the municipalities to encourage an open system that recognizes wildlife movement. A fence is needed to provide protection against trespass, but such fencing (or other methods of property identification) should be designed specifically to enhance the rural character of the area. The golf course and abutting agricultural uses are not incompatible. Reference was made to the potential for golf balls to find their way into the hay, with potential damage to horses. This is not a likely situation, since hay removal occurs several inches above the level of the ground, and the golf balls will be sitting on the ground. Even where the occasional golf ball finds its way onto the neighbouring property, there will not be any detrimental impact on the abutting property. The comments made in support of the proposal focused on the positive aspects of providing employment and recreational opportunities for the youth in the surrounding area. Section 6 CONCLUSIONS AND RECOMMENDATIONS 6.1 General This project contemplates the construction of an 18 hole "family oriented" golf course. Access will be from an existing Township Road and not the County Road. A number of studies were completed which evaluate the impact of the proposal on the surrounding natural and build environment. All of the studies express support for the proposal and outline specific recommendations to ensure that the impact of the development remains positive. The proposal conforms to the direction provided in both the County and Township Official Plans for this type of development. The development will complement and enhance the character of the area, while providing additional tourist and recreational facilities along this significant recreation corridor. Based on this review and the submissions prepared in support of the application, the use is appropriate to the site and the neighbourhood, and should be encouraged. This proposal represents good planning for the site, Horseshoe Valley Road and this area of the Township. q 1 Pi Aa NISCAPC BPJILDiNG COMMUNITY THROt GH PLANNING Planning Report — FSP Holdings Inc. Settlers' Ghost Golf Club, Township of Oro- Medonte December 6 2001 Page 17 The conclusions and recommendations of the studies and this report may all be implemented through the site plan approval process. It is therefore recommended that the zoning amendment be approved by Council. Respectfully Submitted, PLANS APE Richard Hunter, MCIP, RPP Planning Consultant • • fi_i m E 61/36/61 TUE 13:29 FAX 1 766 835 2176 N. Grant QOC Capability Agricultural .', Impact Study Part Lots Lots4l and 42, Concession Former R of Medonte Township of Pro-Medonte 00= �.3 ! 1. • .:.. 1 i t '.X'A _ � Y � ... i V i_ _ �.. _ � 2.0 Subject Property The subject property is an L-shaped parcel of land of approximately 120 acres located to the north-east t of the Horseshoe Valley Road and Concession a n ado e The property contains some agricultural lands as well as wooded areas. • MA 01/30/61 TUE 13:30 FAX 1 765 835 2178 N. Grant VA 0-1 Appendix 2 Settler's Ghost Golf Club; FSP Holdings Inc BEA L 15011M • Protect, conserve & enhance the County's natural and cultural heritage • Wise management and use of the County's resources • Growth Management to achieve lifestyle quality and efficient, cost effective municipal servicing, development and land use • Community economic development which promotes economic sustainability in Simcoe County communities, providing employment and business opportunities _The Oroor Bass Lake Moraine is the dominant landform north west of Lake Resources and Economic Base "...Tourism and Recreation is a large and growing economic sector in Simcoe County. It includes both attraction oriented travel and seasonal residence activity. Other service sector activities, including recreation, are Enabling and managing resource based development including agriculture, forestry, aggregate, tourism and recreation "The resources of the land are key elements in the economic development of the County and provide environmental benefits. Planning includes: (1) managing the use of these resources so that we achieve the economic and environmental benefits balanced with attractive living environments, (2) managing the resources so they do not conflict with one another, and (3) wise use of the land base which spawns the resources." Protection and enhancement of the County's natural and cultural heritage. "..,water, both surface and underground, is a key part of the natural heritage that is under stress. Water quantity and quality is important.... In general, it is the intent of this Plan to encourage the conservation of water resources in the County..." "Identification of natural heritage features The proposed golf course will contribute in a positive sense to the goals outlined in the County Official Plan, providing a recreational facility that enhances the natural cultural heritage of the area and provides improved employment opportunities. The property is on the edge of the Oro Moraine. The golt course represents a tourism and recreation use. It is located within the Horseshoe Valley Road Corridor, which is a major tourism and recreation node in the Township. This proposal satisfies the direction provided in the strategy, will provide for a more attractive living environment. The background studies address how the golf course impacts the various components of the natural and cultural heritage of the site and the immediate area. Part 2 — 2.2 _4 __i5a_rt3 — -3.1 3.1.2 L 15011M • Protect, conserve & enhance the County's natural and cultural heritage • Wise management and use of the County's resources • Growth Management to achieve lifestyle quality and efficient, cost effective municipal servicing, development and land use • Community economic development which promotes economic sustainability in Simcoe County communities, providing employment and business opportunities _The Oroor Bass Lake Moraine is the dominant landform north west of Lake Resources and Economic Base "...Tourism and Recreation is a large and growing economic sector in Simcoe County. It includes both attraction oriented travel and seasonal residence activity. Other service sector activities, including recreation, are Enabling and managing resource based development including agriculture, forestry, aggregate, tourism and recreation "The resources of the land are key elements in the economic development of the County and provide environmental benefits. Planning includes: (1) managing the use of these resources so that we achieve the economic and environmental benefits balanced with attractive living environments, (2) managing the resources so they do not conflict with one another, and (3) wise use of the land base which spawns the resources." Protection and enhancement of the County's natural and cultural heritage. "..,water, both surface and underground, is a key part of the natural heritage that is under stress. Water quantity and quality is important.... In general, it is the intent of this Plan to encourage the conservation of water resources in the County..." "Identification of natural heritage features The proposed golf course will contribute in a positive sense to the goals outlined in the County Official Plan, providing a recreational facility that enhances the natural cultural heritage of the area and provides improved employment opportunities. The property is on the edge of the Oro Moraine. The golt course represents a tourism and recreation use. It is located within the Horseshoe Valley Road Corridor, which is a major tourism and recreation node in the Township. This proposal satisfies the direction provided in the strategy, will provide for a more attractive living environment. The background studies address how the golf course impacts the various components of the natural and cultural heritage of the site and the immediate area. E a H N" 1; H H H R Page 2 Appendix 2 Settler's Ghost Golf Club; FSP holdings Inc Review of relevant policies - County of Simcoe Official Plan Section Policy summary Comment and linkages included as Greenlands was undertaken with the context of a functional assessment approach. As such, this Plan contains policies to require the analysis and protection of natural functions such as ground water recharge, stream /river base flow, wildlife movement and biotic diversity... ` "The plan therefore calls for environmental analysis and policy development to be undertaken in the context of these broader systems." e.. Oro Moraine 3.3 General Subdivision and Development Policies . 13 3.3.4 Development and site alteration is not There are no Class 1 — 3 wetlands permitted in Class 1 -3 wetlands.... within the limits of the property. Development and site alteration may be The EIS and I-iydrogeologic permitted within 120 metres of these Assessment have addressed the impact features where such development is of the development on the wetland, otherwise permitted ... and where an EIS which is located north of the can demonstrate that there will be no development area. negative impact on the natural features or on the ecological function, including water resources, for which the area is identified. 3.3.5 ...development and site alteration may be The Copeland Forest management unit permitted in or within 50 metres of ... is located to the north of the site. significant woodlands, significant valley lands, significant wildlife habitat and The EIS has addressed the impact of significant areas of natural and scientific the development on these features. interest (Schedule 5.2.3) where such development is otherwise permitted ... and where an EIS can demonstrate that there will be no negative impact on the natural features or on the ecological functions, including water resources for which the area is identified. 3.3.6 Decisions on the location and form of The golf course, by its nature, will subdivision and development should be maintain and enhance the landscape made with the objective of conserving high features of the site; the steep slopes to quality landscapes, including views and the north will be protected from vistas. development- 3.3.12 All new land uses will comply with the MDS The Agricultural Assessment indicates separation formulae ... and decisions on the that this is not an issue. location and form of ... development should be made with an objective of protecting prime agricultural areas for agriculture and minimizing land use conflicts between a ricultura and other uses. 3.3.15 Storm Water Management reports are The Water Budget and Preliminary required for most large -scale developments. Stormwater Management report This section lists what the SWM report is to addresses the items listed in the Official address Plan. 3.3,16 A Traffic Impact Studymay be required. A Traffic Impact study has been • • • i 1 I D R F I R H I i Page 3 Appendix 2 Settler's Ghost Golf Club; FSP Holdings Inc Review of relevant policies - County of Simcoe Official Plan Section Polic y summa Comment prepared and approved by the County Roads and Engineering Department, 3.4 Land Use Designations .17 3.4.4 The features and designation boundaries All reports have taken this policy into shown on the schedules to this Plan are consideration as it relates to significant approximate and can be considered natural features. absolute only when bounded by clearly definable natural or built features. 3.6 Rural and A ricultural 3.6.2 (Objectives) to provide in non - agricultural The proposed golf course represents a areas for rural uses such as resource recreational use in a non -prime activity, recreation and limited residential ... agricultural area, and will contribute to while protecting the rural character and the the rural character of the area. viability of existing agricultural operations. 3.6.7 Country Recreational Facilities are permitted Country Recreational Facilities is uses in the Rural areas. defined to include golf courses. 16.14 Recreation destinations may be identified as The Horseshoe Valley Road Corridor recreational districts, with the objective of represents such a Recreation protecting the environment, developing the destination. The golf course is economic potential of these districts as consistent with the direction provided in tourism and recreation resources, protecting the County Official Plan for uses in such the visual, landform and rural character, and areas. ensure the effective, efficient and environmentally sustainable delivery of services and infrastructure. 3.7 Greenlands .26 3.7.5 Development or site alteration shall not be The Environmental Impact Study permitted within provincially significant addresses these issues. wetlands ... and shall generally be directed away from the following portions of the Greenlands: significant woodlands, significant wildlife habitat, significant valley lands, fish habitat, Areas of Natural and Scientific Interest, Environmentally Sensitive Areas, ....New uses proposed within or adjacent to the above described features may only be permitted if it does not negatively impact on the nature (sic) feature(s) and/or associated ecological functions. 3.7.6 Country Recreational facilities are Presubmission consultation undertaken "conditionally" permitted within the with the County, including meetings and Greeniands designation, with acceptable site inspections, in addition to the EIS, results from an EIS. The need for and address this issue. contents of an EIS shall be determined in consultation with the County (as per Appendix 1 3.7.7 Where an EIS has indicated that a The EIS has not come to this development proposal would have a conclusion. negative impact on the features or function for which the lands were identified, the application will not be su orted or O H F 0 I I U H J E 0 I 0 Page 4 Appendix 2 Settler's Ghost Golf Club; FSP Holdings Inc Review of relevant policies - County of Simcoe Official Plan Section Policy summary Comment approved. 3.7.11 ... A variety of land stewardship approaches, No specific stewardship approach has such as conservation easements, should been proposed. also be considered as a means of protecting natural features. Part 4 — olicy Statements 4.3 General Develo ment Policies and Guidelines 4.3.1 In the design and layout of development The various reports prepared in support proposals, it is the policy of the County of of the proposal address all of the Simcoe that the following be considered: relevant provisions of this policy. • Minimizing the removal of natural vegetation.... If significant vegetation cannot be retained, then it should be replaced; a Protecting and maintaining scenic resources; • The proposed architecture, scale of development and development pattern be compatible with or enhance the character of the existing area; • Outdoor lighting be developed that complements the setting and does not over - illuminate or glare; • Development be clustered at edges of significant open spaces; • Road patterns fit and complement the topography; Sign by -laws reduce undesirable visual impact of signs; ® Cultural heritage resources shall be conserved where appropriate and justified according to Section 4.6; Green spaces, parks and open space, where possible, be connected; ® A mix of housing types be included in residential developments ® Communities be developed having a strong pedestrian orientation; 1 f The integration of trails and pathways. 4.3.2 Development in the rural area should The golf course will not have adverse minimize adverse impacts on agricultural impacts on any of these features. and natural and cultural features. 4.5 Natural Heritage Conservation Guidelines . 38 4.5.1 Watersheds 4.5.1.2 Surface and ground water resources in The Hydrogeologic Assessment sufficient quality and quantity shall be addresses this issue; A permit to take maintained, and enhanced where possible, water has been issued by the Ministry to meet existing and future needs on an of Environment. • E N U 0 EJ E 0 I d, J Page 5 endix 2 ler's Ghost Golf Club; FSP Holdings Inc iew of relevant olicies - County of Simcoe Official Plan tion Polic summa Comment $4.5,6.1 environmental) sustainable basis. 6 Stee Slo -es Development will be prohibited on slopes No development is proposed on the and ravines, which are subject to active slopes at the north limit of the property, erosion or historic slope failure. 4.5.6.2 Development shall be sufficiently setback The EIS specifically addresses this from steep slopes and ravines so as to issue. eliminate risks to persons and property from unstable slopes.... As a minimum, the following physical and hydrological factors shall be considered when establishing the setback distance: i) slope configuration including height and inclination; ii) soil stratigraphy (types and layering) and ground water patterns; III) vegetation type and cover; IV) site surface and drainage; and V) the nature of the development proposed. 4.5.7 Forested lands 4.5.7.5 The County encourages measures, in The golf course will contain a significant accordance with the policies of this Plan, amount of new tree growth, in addition which will result in an increase in the overall to maintaining existing significant forest forest cover within the County. cover (particularly at the north limit of the ro e 4.5.8 Landform -Conservation 4.5.8.1 The disruption and destruction of landscape The EIS addresses this issue. The final features such as but not limited to the... Oro grading plan required as part of the site Moraine..., by mass grading and other � plan approval will implement the EIS extensive land alteration activities such as and will respect this policy. filling and vegetation removal shall be prevented except for land uses permitted by this Plan. The ecological functions of landform shall be considered through an EIS. 4.5.8.2 The County requires consideration of the The golf course is consistent with impacts development will have on landscape preservation. landscapes ... 4.6 Cultural Heritage Conservation 4.6.1 Significant archaeological recourses will be The Archaeological Assessment conserved. addresses this issue. 4.8 Trans ortation and Coun Roads . 49 4.8.2 Arterial Roads . 50 4.82.2 Road widening may be required abutting No road widening is required. County Roads. A Traffic Report has been submitted to address any traffic related issues at County Road 22. Source: Review by Planscape of June 2000 consolidation of the Simcoe County Official Plan (ado ted October 28, 1997; a roved in art A ril 1, 1998; various a royals b the OMB, 1999). i E tom' H I P F1 H I P, E H C I Appendix 3 Settler's Ghost Golf Club; FSP Holdings Inc Review of relevant olici ®s — Townshi of Oro- Medonte Official Plan Section Poll summa Comment Part A — The Vision Al The Vision The Oro Moraine is the heart of the natural The various studies prepared in support heritage system of the Township... It will of the golf course development address be the role of the official plan to ensure the relationship of the development to that any development on the moraine has its location on the Moraine; the due regard for its environmental sensitivity. development will not negatively impact the features of the Moraine. A2 Official Plan Principles A2.1 Pillar # 1 — Protect the Natural Environment The protection of significant environmental The various studies prepared in support features and their associated ecological of the golf course address the functions shall take precedence over the protection of the natural features. development of such lands. Changes to the hydrogeoiogical The Hydrogeologic Assessment characteristics of wetlands are to be concludes that the development will not minimized and no development will be result in negative impact on the wetland permitted that will result in a negative to the north. impact to the critical functions and processes of these features. A2.3 Pillar # 3 - Protect the Township's Rural Character Existing heritage features and landscapes The Archaeological Assessment and archaeological resources contribute to addresses this issue. The golf course is the Township's character. Any land use intended to complement the heritage decision shall have regard to these features from this area, focusing the resources. "theme" of the course to the heritage and agricultural resources of the area. A2.5 Pillar # 5 — Promote Economic Activity that Takes Advantage of the Township's Attributes Development resulting in an increase in The studies prepared in support of this economic activity in the Township shall be proposal indicate the development will encouraged, provided such development not have a negative impact on the does not have a negative impact on the natural and cultural features of the natural environment, natural resources and community. rural character or the community The protection of the Township's natural The golf course complements the rural attributes, such as its rural character and character of the area and relies on the its Natural Heritage System, will be existing natural attributes to define the encouraged to ensure that the recreational character of the development. and tourism uses that rely upon these attributes continue to thrive. PART C THE LAND USE CONETP C1 Land Use designations: Lands are designated Rural, with a small area of Environmental Protection One lands at the north limit of the property; Part of the property has an Environmental Protection Two overlay designation on it; The property is within the Oro Moraine area and within the Horseshoe Valley Rd. 40 0 1 d I 0 N L C Lil I I H 11 N_ 1 t d Page 2 Appendix 3 Settler's Ghost Golf Club; FSP Holdings Inc Review of relevant policies — Township of Oro- Medonte Official Plan Permitted uses: Golf courses are recognized as permitted uses. New golf courses require an amendment to the Zoning By -law; The creation of a new lot to permit a golf course is generally not permitted. Before considering and amendment to the Zoning By -law, 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 as noted on W The golf course is located entirely outside the EP1 designation and will not adversely affect any of the features of Note: this section was in effect when the application was submitted and initial orocessina undertaken. The various studies prepared in support of the golf course have addressed these various issues. The proposal is in character with the area; the golf course will maintain the open space features of the site and will enhance the natural views of the site. The Agricultural Assessment confirms that the development will have little impact on agricultural operations; The use can be serviced with water and sewage facilities. A permit to take water has been issued by the Ministry of Environment. The Traffic Impact study has addressed traffic issues; no improvements are required to County Road 22 as a result of this proposal. Adjacent uses will be buffered as part of the site plan approval. E2.2.4 ( Golf courses are permitted along the The proposal is consistent with the Corridor policy directions for the Horseshoe I Vallev Road corridor. TIONS F1.4 Conditions under which Development ma F1.4.2 Preparation of an EIS is desirable to assess the impact of development on the An EIS has been prepared for review by the Township. A golf course management plan will be prepared as i Page 3 Appendix 3 Settler's Ghost Golf Club; FSP Holdings Inc Review of relevant policies — Township of Oro- Medonte Official Plan Section Policy ummary Comment part of the site plan approval process to ensure that the recommendations from the EIS and other background reports are implemented. PART G — ENVIRONMENTAL MANAGEMENT POLICIES G2 Water Resource and Stormwater Both a Hydrogeological Assessment Management Reports and Water Budget and Stormwater Management Report have been submitted to address the impact of the development on the water resources of the area. G3 Requirements for an Environmental Impact The EIS utilized the framework Study established in the Official Plan as the basis for the nrpnnrRhon of the Report. PART H — GENERAL DEVELOPMENT POLICIES H1 Transportation A Traffic Impact study has been submitted, which indicates no road improvements are required at this time. H3 Heritage and Archaeological Resources The Archaeological Assessment addresses issues related to the archaeological resources. The Ministry of Culture and Recreation has approved the Assessment. —Oro- Source: Review by Planscape of January 19, 2001 consolidation of the Township of Source: Official Plan • 10 0 9 40 PLANNING ADVISORY COMMITTEE Combustion Environmental Inc. Part of Lot 20, Concession 3 (Oro) October 16, 2001 P- 123/01 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 Agricultural/Rural (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 0 0 Planning Department Comments (September 18, 2001) 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 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. • November 30, 2001 Comments K This application proceeded to a Public Meeting on November 21, 2001 at which time written comments were received from: 1. Nottawasaga Valley Conservation Authority (NVCA) — which indicated that they had no objection to the approval of the application 2. Ministry of Transportation (MTO) — which indicated that they had no objection to the approval of the application 3. County of Simcoe — Section 3.3.8 of the County Plan allows the expansion or enlargement of legally existing uses which do not conform to the Plan but would be subject to the requirements of Section 4. Section 4 outlines the general policy statements for the County Plan. The majority of these policy statements are not applicable to this application as they relate to matters such as: settlement form, community facilities, aggregate developments, natural and cultural heritage, water and sewer services, waste management, and transportation. 4. Roy Hastings — indicates his concern that a building permit has been issued, concern with sign advertising business that is not approved. On October 17, 2001 the applicant was issued a building permit for agricultural storage buildings on the subject property in accordance with the agricultural /rural (A /RU) Zoning. If the application for the Official Plan Amendment and rezoning are considered favorably by Council then the buildings would be • converted to use for the outdoor storage business. The applicant's sign indicates that the proposed Mini - Storage business will be opening soon, which again if the amendments are approved would be permitted. Copies of all correspondence are attached for the Committee's reference. As indicated in the previous planning comments the application for Official Plan Amendment is required to ensure the Official Plan, Zoning By -law, and the existing use are compatible. The Zoning By -law would permit the expansion of the existing business and permit the outdoor storage business. This is permitted within the County of Simcoe policies and would be permitted with the Official Plan Amendment. Recommendation it is recommended to Council that the proposed Official Plan and Zoning By -law Amendments be presented to Council for favorable consideration subject to the Holding Provision regarding the completion of the Site Plan Control Agreement process. 3 11"21/01 10:50 FAX 1 705 424 2115 N.V.C.A. ORO- MEDONTE Z 0.02/002 NOTICE OF PUBLIC MEETING M . V . C . A . FOR PROPOSED AMENDMEN7`5 TO THE OFFICIAL PLAN` -it- 0 2 2001 • - OF THE TOWNSHIP OF ORO- MEDONTE RECEIVED P- 123!01 TAKE NOTICE that the Council of the Corporation of the Township of Oro - Medonte will hold a Public Meeting on esday November 21, 2001 at ?00 pain. "in the Municipal Council Chambers. The purpose of the public zneetmg is to obtain public comments on a proposed amendments to the Official Plan under Section 17 & 21 and the Zoning By -law under Section 34 of the Planning Act, R.S.O. 1990 c. P. 13. THE PROPOSED Official Plan Amendment would redesignate the lands described a _ _ - t.20 (formerly within the Township of Oro). The subject lands are proposed to be redesignated from the Agricultural Designation to the Industrial Designation. The purpose of the amendment would be to recognize the existing business and to permit the expansion of an existing industrial business. TUE PROPOSED Zoning By -Law Amendment would rezone the lands described as Concession 3, Part of Lot 20 (formerly within the Township of Oro). The subject lands are proposed to be rezoned from the Agricultural/Rural Exception (A/RLD and Rural Industrial (IR) Zone to the Rural Industrial (IR) Zone. The purpose of the amendment would be to recognize the existing business and to permit the expansion of an existing industrial business. A Key Map for Development Application Number P - 123/01 is provided below. ing and/or make written or verbal representation either in support of or in d Zoning By -law Amendments. If a person or public body that files an NOT f A°A.SAGA VA —I Eb, ro - Medonte in respect of the proposed Official Plan and Zoning By -law CONSERVATION AUTHORITY '; m at the public meeting or make written submissions to the Township ji ag By -law Amendments are adopted, the Ontario Municipal Board may VUe have revie+Ffac! > :., S'L h to be noted of the adoption of the proposed Official Plan and Zoning h .Y'" �'' V` .a tum request to Marilyn Pennycook, Township Clerk, at the address noted a�pficaiiartSanc' F��ss.:ci or, our mandate and policies, - we have ;lo ub-ection ¢o .' 1 ,g to the proposed Official Plan and Zoning By -law Amendments is Jx� approval. nd 4:30 p.m. at the Township of Oro - Medonte Administration Building in Date. t�S6V tit) 1 � Sigred: • his 31 st day of October, 2001 6`~ Marilyn PenrVcook, Clerk: Township of Oro - Medonte P.O. Box 100, Oro, Ontario LOL 2X0 (705)487 -2171 KEY MAP LANDS SUBJECT TO APPLICATIONS FOR OFFICIAL. PLAN AND ZONING BY -LAW AMENDMENTS 2 N\c'�yyP 100 0 100200 Meters _ Area subject to proposed Official Plan Amendment and Zoning By -law Amenamenr NOV -19 -2001 10:17 MTO P &D 519 873 4600 P.02 Ministry Ministbre Transport ati on Transp ottS Ontario • Corridor Control Office 659 Exeter Road London, ONT N6E 11-3 Telephone: (519) 873 -4598 Fax: (519) 873 -4600 November 19, 2001 Marilyn Penny000k, Clerk Township of Oro - Medonte P.O. Box 100 Oro, Ontario LOL 2X0 RE: Applicant: Unknown Submission No.: P 123101 Lot 20 Concession 3 County of Simcoe Township of Oro- Medonte - Highway 11 The ministry has completed its review of the above noted amendment. The amendment has been considered and reviewed in accordance with the requirements of our highway • access control policies and the Public Transportation and Highway Improvement Act. The following outlines our comments. The ministry does not anticipate a problem with its highway system as a result of these amendments. The owner should be aware that entrance, building /land use and sign permits are required from the Ministry of Transportation before any grading /construction commences within a 396m radius from the centreline intersection of Highway 11 and the municipal road. Please advise the owner to contact Mr. Phil Gignac, Corridor Management Officer at the MTO Owen Sound Operations Office (1450 Seventh Avenue East, Owen Sound, Ontario N4K 2Z1 Phone: 519- 372 -4042) to discuss MTO's permit requirements and obtain the necessary applications. We would appreciate being notified should these amendments obtain approval from council. Should you have any questions, please contact our office. 4-1 Ian Smyth Corridor Control Technician Planning and Design Section Southwestern Region, London • C. M. Kelly - Owen Sound Operations http:Nwvny.mto.govon.cs 705 727 4276 SC PLANNING /FORESTRY 705 727 4276 The Corporation of the •� County of Simcoe PLANNING DEPARTMENT Telephone Extsnsinn 255 November 19, 2001 Ms, Marilyn Pennycook, Clerk Township of Oro - Medonte P.O. Box 100, Oro, Ontario LOL 2X0 Dear Madam: 11/20 101 10:51 NO.529 01/01 (705) 726 -9300 !'ax: (705) 727 -4276 Beeton Area: 729.2294 Administration Centre Midhursr, Ontario LOO IXO BY FAX ONLY RE: Official Plan Amendment and Zoning By -law Amendment Township Development Application Number P- 123101 Part of Lot 20, Concession 3, former Township of Oro Township of Oro - Medonte • The subject land is designated Rural & Agricultural in the County of Simcoe Official Plan. The subject land is designated Agricultural in the Township of Oro - Medonte Official Plan. The Application proposes to redesignate the site to Industrial and zone the lands from Agricultural I Rural Exception (A/RU) Zone and Rural Industrial (IR) Zone to Rural Industrial (IR) Zone. This is stated for the purpose of the expansion of an existing industrial business. It is noted that construction of this use has commenced and is located to the rear of the existing industrial business. Section 3.3.8 of the County of Simcoe Official Plan allows the expansion or enlargement of legally existing uses which do not conform to that Plan. However such change would be subject to Section 4 of the County Official Plan. The County Official Plan encourages scattered businesses to establish in settlement areas and rural business parks. It is requested that this office be sent a copy of the Decision of the Council of the Township of Oro- Medonte on this Application. if you require additional information, please do not hesitate to call. Yours truly, � _ . Ross R. Cotton, MCIP, RPP Planner it cc Ms. Andria Leigh Post-It- Fax Note 7671E Date It B1 ages' t To From Go,/Dept. Co. nay Phone # Phone # Fax # I FA. # • R.R. # 1, Shanty Bay,ON L01,21,0 Nov. 17, 2001 Oro - Medonte Township Council, P.O. Box 100, Oro, ON LOL2X0 Dear Mayor Beard and Members of Council, As a concerned citizen of this township I wish to question why a building permit has been issued for a commercial building to be built on agricultural land. At the corner of the Line 3 N. and the cloverleaf of Highway 11 there is a sign advertising Hilltop Mmi-Storage to open there soon. (photo of sign enclosed)This building project is now well underway on the land which is currently zoned Agricultural (photo enclosed). Either the owner of this land has received a building permit for a commercial building to be built on Agricultural land which is clearly not permitted or he has a building apermit for an agricultural building which is clearly not intended for Agri Surely our Council, Planning Committee and Building Department do not condone this type of deception? Surely we expect all our citizens to be straighforward about their plans and apply for a building permit for the type of building they are going to build and also to get the zoning they need before they begin to build. If this is not the case, the conclusion I would come to is that all of Oro's citizens can follow this other method... and if not, why not ? ?? I respectfully request a written copy of your decision in this matter including the reasons for your decision as I believe your actions in this matter could have a long - lasting effect on this township. Sincerely, /f5t X /�/� 4 1 Roy K. Hastings . PLANNING ADVISORY COMMITTEE December 3, 2001 Lloyd Squire P- 121101 East Half of Lot 7, Concession 7 (Oro) The subject property is located in Concession 7, East Half of Lot 7 and is located on the east side of Lint 7 North between the Old Barrie Road and the Bass Lake Side Road. The property subject to the Official Plan and Zoning By -law Amendments is a total of 100 acres in size. The applicant's have applied for an Official Plan and Zoning By -law Amendment to permit the subject lands to be used for an aggregate operation; only portions of the property require re- designation and the entire parcel requires rezoning. County Official Plan Currently — Greenland, Rural & Agricultural Designation with Primary and Secondary gravel identified on the Schedules to the Official Plan • Township Official Plan Currently — Mineral Aggregate Resources, Rural and Environmental Protection two Overlay (Significant Vegetation) Designation Proposed — Mineral Aggregate Resources Designation Township Zoning By -law Currently — Mineral Aggregate Resources Two (MAR2) and Agricultural /Rural (A /RU) Zone Proposed — Mineral Aggregate Resources One (MAR1) Zone Department Head Comments Roads Superintendent — No Concerns with the amendment, but would this applicant as part of the Line 7 North road agreement contribute to the haul route improvements 0 Fire Chief — No Objections • Clerk — Located on Oro Moraine, wait for strategy or already has permission? Chief Building Official — No Objection Engineering and Environmental Services — Holding Symbol or other means available to the Township should be use to ensure the applicant contributes their portion for the upgrades to Line 7 North Planning Department Comments (September 14, 2001) The application is a proposal for a new pit operation on a property owned by Lloyd Squire. The application before the Committee is a request for an Official Plan and Zoning By -law Amendment. To date, the applicant has provided an Natural Environmental Study and Impact Assessment and a complete set of Site Plan drawings. The applicant is currently completing additional studies in support of this application. In accordance with the Township, these studies will be required to be technically reviewed by the Township Consultants prior to a complete report being presented to this Committee for consideration. The applicant will also be proceeding at a future date with the required . application under the Aggregate Resources Act. Recommendation It is recommended that Development Application P- 102/00 a proposed Official Plan and Zoning By -law Amendment be deferred until the appropriate peer review comments are received and reviewed; and further that this be brought back to Planning Advisory Committee for future consideration. Planning Department Comments (December 3, 2001) The applicant has now completed additional studies to support his application and these are currently being technically reviewed by Township Consultants. Section D5.3 outlines the conditions under which new mineral aggregate operations may be permitted. This section indicates that all new operations shall require an amendment to the implementing Zoning By -law and shall be subject to the requirements of Section D5.3.1.2 and D5.3.1.3. Section D5.3.1.2 relates to the assessment of environmental impact. This section requires the applicant to complete an Environmental Impact Study that addresses, in accordance with Section G3 - Requirements for an • Environmental Impact Study: 2 a) the effect of the operation of the pit or quarry on: • the natural features and ecological functions of the area; • nearby communities; • agricultural resources; • the character of the area; • the groundwater table; and, • nearby wells used for drinking water purposes; b) the effect of the increased truck traffic on the environment; C) the suitability of the proposed haul routes; d) the effect of the noise, odour, dust and vibration generated by the proposed use on adjacent land uses; and, e) how the site will be progressively rehabilitated to accommodate subsequent land uses after the extraction is completed; and, f) how the impacts from the proposed pit or quarry will be mitigated in order to lessen those impacts. . The EIS prepared in accordance with this Section shall demonstrate that there will be no negative impacts resulting from the development of a new mineral aggregate extraction use on the significant natural features that are identified on Schedule `B' to this Plan or the ecological functions for which the area is identified. The Township Consultant is currently reviewing this study to ensure that the study complies with the requirements of Section D5.3.1.2 and Section G3. If additional details are required the applicant will be advised and requested to complete this work. Section D5.3.1.3 - Assessment of added impact requires that an applicant complete an assessment of the added impact of the proposed pit operation on the items listed in Section D5.3.1.2 and that also takes into account the impacts of: a) existing pit or quarry operations in the general area; b) future pit or quarry operations on lands in the general area that are designated for aggregate extraction but not yet licensed under the Aggregate Resources Act. • In considering the added impact of the new pit operation to existing known impacts, Council shall ensure that mitigation measures intended to lessen the 3 added impact are reviewed and applied as required. During the course of this review, phasing options shall be considered by the applicant as one means to minimize the combined impacts of the proposed pit or quarry and existing pits or quarries on the general area. The applicants have now completed an impact assessment of an aggregate operation and this is currently being reviewed. A copy of this is attached for the Committee's reference. If additional details are required the applicant will be advised and requested to complete this work. All studies required by the Official Plan have now been submitted, it is recommended that a Public Meeting now be scheduled to allow public input to the application and the related technical work prior to any amendments being made to the reports. Recommendation It is recommended to Council that Development Application P- 121/01 a proposed Official Plan and Zoning By -law Amendment proceed to a Public Meeting in accordance with the requirements of the Planning Act. M 6 ON rq, I A 6d I VIC Z� I I A 1 P4, IM - • 1 0 Geological Investigations Reference #GI-01-02 Scale 9:9,150 0 91.5 183.0 274.5m e - ;ri Licensed Boundaries of Surrounding Properties Squire Proposed Pit ,,! Township of Oro-Medonte County of Simcod Oro- Medonte 0 INTRODUCTION Geological Investigations has been retained by Mr. Lloyd Squire to prepare and submit applications to the Township of Oro—Medonte to amend the Official Plan designation on this property to permit aggregate extraction. An application to license this property under the Aggregate Resources Act will be submitted to the Ontario Ministry of Natural Resources. The Lafarge (Dick) existing inactive licensed aggregate operation adjoins the Squire Property, see Figures 2 & 3, along the west and south boundaries. The Lafarge (Cook) licensed active operation is located immediately east of the 7" line of Oro- Medonte. The Sarjeant licensed active operation is located south of the Lafarge (Cook) operation and diagonally to the southeast of the Squire Property. The residential property of Gauldie/Murray adjoins the Squire Property to the North. The majority of this property is designated as Mineral Aggregate Resource in the Oro-Medonte Official Plan. The majority of Gauldie/Murray property is zoned as Mineral Aggregate Resource Two by the Township of Oro-Medonte. I* DISCUSSIO'it" The property (Figure 1) is located in the E Y2 Lot 7, Concession 7, Township of Oro — Medonte, County of Simcoe. The site (Figure 2) consists of 42.89 hectares of -which 38.98 hectares is proposed for extraction of mineral aggregate. The site has frontage of 633.25 metres along Concession Road 7. em The property is presently zoned Agricultural/Rural (A(RU) and Mineral Aggregate Resource Two (MAR2'). Application to amend the present zoning to Mineral Aggregate Resources One (MAR1) is required. The property is presently designated Rural and Mineral Aggregate Resource in the Oro-Medonte Official Plan. Application to amend the Rural designation to Mineral 1 • GI-01-02 • Aggregate Resource is required. The proposed haulage route, south to Highway 11, will be similar to that of the existing licensed properties along the 7`h line, with the exception of the Township of Oro-Medonte pit. The ' Dresent land use is approximately 75 % agriculture and 25% forest cover. The proposed land use will be mineral aggregate extraction. The proposed rehabilitation is agriculture and reforestation. The Canada Land Inventory Classification for Agriculture Capability is: Class 3 FM 1/3 of the site Class 6 FM 1/3 of the site Class 7T 6 4p4 FM 113 of site The site is mapped as having fertility, moisture, stoniness and topography limitations. The removal of the south and west excavation setbacks between the Squire and Lafarge (Dick) properties will improve the proposed rehabilitation to agriculture and reforestation by reducing the final slopes. Ms:::. There are no flowing stream or standing water bodies on the property. The soils are well drained with no wet or damp areas. 1 • GI-01-02 2 E I* I The Gauldie / Murray water well, located on the property adjacent to the north is 39 metres deep and has a reported static water elevation of 305 mast. An observation well located on the Lafarge (Cook) property (W 1/2 Lot 7, Con 8) indicates the static water level at an elevation of 313 mast. The watertable on the Lafarge (Dick) property (E 1/2 Lot 6, Con 7) has been identified as being at an elevation of 316.5 mast. The proposed excavation of aggregate from this property will not extend below an elevation of 333 mas]. This is 1,5 metres above the static watertable reported in the Bolton well, 28 metres above the reported static water level in the Gauldie I Murray water well, 20 metres above the Lafarge (Cook) static water level and 16.5 metres above the Lafarge (Dick) static water level. N*.. „::� The proposed aggregate operation will consist of extraction, processing and transportation of mineral aggregate from the site. Extraction of bedrock materials will not occur. Screening and crushing of aggregate will be carried on as normal pit operations. Concrete and asphalt batching plants are not proposed, Progressive rehabilitation of the site to agricultural and reforestation after uses will commence once any area is depleted of aggregate resources. The maximum area disturbed due to aggregate operations will not exceed 10 hectares (25 acres) at any one time. The boundary adjacent to the neighbouring property to the north will be planted with trees, transplanted from other locations on site, to provide an obstruction to the visibility of the operation. Berms constructed using on-sight materials (topsoil or overburden) will be placed along the 7t" line road allowance and along the boundary with the neighbour to the north. These berms will provide obstructions to noise and visibility. The berms will I • eventually be removed during final rehabilitation of the site. 6 There are 5 existing licensed aggregate operations (Figure 3) and one soon to be licensed site (Lafarge / Alfa) along the 7'h line. Table 1 summarizes information on these sites. W-mm, Licensee Area T—Annual licensed he. tonnage limit (tonne) Max, depth (elev.) Proposed rehabilitation Cook a Cook 38.81 900,000 314 mast Agricultur , reforestation ELafar Lafere Oro-Medonte 165.64 25.04 1,000.000 125,000 318 —1 313 mas! reforestation reforestation Georgian 51.84 1,000,000 293 mast Reforestation and Sareant 43.82 750,000 313 masl Aariculture, reforestation Total 357.35 �4,525,0�00�j is not licensed as of the date of this report. This property lies within the Bass Lake Kame Moraine (Oro Moraine); a feature constructed during the last occupation of this area by the Wisconsinan ice sheets. The Bass Lake Dame Moraine is essentially a large pile of sands, silts and clays with isolated economic deposits of sand and gravel (aggregate). The 7t' line of Oro - Medonte traverses one of these isolated sand and gravel deposits which comprises only a small percentage of the entire Moraine. The Natural Environment Study and Impact Assessment conducted by Dobell, (2001) determined that: 11 There are no wetlands, either regionally or provincially significant within the boundaries of the property or Within 120 metres of the site. rl� IH 21 No areas of Natural and Scientific Interest (ANSI's) located either on or nearby the site 31 No significant wildlife habitat located either on or nearby the site. 41 No significant Valleyands located on or nearby the site. 51 Approximately 6.7 ha. of hardwood forest will be within the area to be excavated. The proposed plantings along some property lines and the proposed rehabilitation plan will ultimately restore potential disruptions of functions such as moisture and wildlife habitat. 6/ No fish habitat on or nearby the site. Reviews by Young & Foy (1992), and Young, Foy & Elliott (1992) concluded that there would be no significant impact as a result of the 4 proposed aggregate operations and the existing operations at the time of the Ontario Municipal Board (OMB) hearing in 1992 and the decision given in 1993. Pritchard (1991), in a report prepared for the Ph line operators and submitted to the OMB, concluded that the proposed expansion of the extractive operations on the 7 th line could be adequately accommodated by the proposed haulage road even under cumulative maximum conditions. This report was written assuming a maximum annual tonnage of 5.275 million tonnes. This figure included 1.750 million tonnes/yr. from the Georgian Aggregates (Seeley & Arnill) licensed pit. In fact the licensed tonnage limit per year for the Georgian pit is 1.0 million tonnes, for a total of 4.525 million tonnes, a reduction of 0-75 million tonnes from that used in the Pritchard (1991 ) report. Kirby (1991) in a report prepared for the 7'h line operators concluded that a figure of 50% as a maximum probable extraction level for the combined licensed tonnage limits would be conservative. The Squire proposal would add 1.0 million tonnes to the actual maximum licensed tonnage, including the Lafarge (Alfa) unlicensed property, for a total of 5.525 million tonnes. This is an increase of 0.25 million tonnes (4.7%) above the figure used by Pritchard (1991) which was considered to be adequately accommodated by the proposed road. 1 0 GI -01 -02 5 0 Ii Using the Kirby (1991) conclusion of 50% as a maximum probable extraction level for the combined licensed tonnage limits as conservative the total expected maximum tonnage in any given year, including the Lafarge (Alfa) property, would be 2.76 million tonnes. This is 2.52 million tonnes less than Pritchard (1991) concluded as adequately accommodated by the proposed road. A IS Proposed On-site Mitigative Measures I/ Maximum area disturbed by aggregate operations will not exceed 10 hectares, 21 Berms and trees will be used to screen the operation from view and reduce the effects of noise and dust. 31 Processing excessively dry materials will be avoided 4/ The entrance to the property will be paved a minimum of 30 metres back from the 7`h line to reduce dust. This area is to be kept clean to further reduce the effects of dust. TdOWIT"T T5 M I -L7U-?ZIT fbotl��--CFJ Jflj fiff ffQTjf­r- separation from the water table. 6/ Hours of operation will be from 6.00 a.m. to 6.00 p.m. on weekdays. 71 Clearing of potential nesting habitat, where possible, will occur outside nesting seasons for birds (April/May). 8/ Yard lights will be shielded to prevent illumination of the night sky. I* 91 The site will be progressively rehabilitated to agriculture and reforestation. 10/ A Spills Response Plan will be implemented similar to those in effect at the other 7th line aggregate operations. 111 All domestic water wells within 300 metres of the property, with permission of the landowner, will be monitored. This may be done in co-operation with the other 71h line operators. 19 GI-01-02 7 0 CONCLUSIOWJ- The OMB hearing conducted for the previous applications, along with the numerous studies prepared for the 7`h line aggregate operators, concluded that the applications would not adversely effect the area. The removal of the common setbacks between this proposal and the Lafarge (Dick) property will improve the area proposed for agricultural rehabilitation by reducing the slope to the rehabilitated lands. The traffic introduced to the 7`h line as a result of the proposal will not increase the over all traffic to a point above that which Pritchard (1991) conclude was adequately accommodated by the proposed (now existing) road. No adverse effect is anticipated by local water wells since this operation will not enter into the water table and no taking of water, other then for dust control, is proposed, The OMB decision of July 23. 1993 suggested numerous conditions to the Minister of Natural Resources to be applied should the Minister issue licenses to the 7`" line applicants. The applicant agrees to all the conditions suggested by the OMB in • 1993 that apply to this site. The Squire Property is surrounded on the west, south and east sides by existing licensed aggregate operations. The Property to the north has been identified in the Township of Oro-Medonte Official Plan and Zoning By-law as aggregate lands. This application, given the existing aggregate operations and the present designation and zoning, is a logical next step in the on-going development of the existing and recognized aggregate resource. 16 It is therefore concluded that the application by Lloyd Squire will not increase any adverse effects on the local area which may exist due to the present aggregate operations. R I ke A L I'M 4111-4 -,-A, IONS • • Gi - �1-02 11'11'1 Geological Investigations Reference #GI-01 -02 William D. -Fitzgerald MSc. November 9, 2001 I r • GI -01 -02 SELECTED REFERENCES Dobell, J. V., 2001. Natural Environment and Impact Assessment. Report prepared by J. Dobell & Assoc. for Mr. Lloyd Squire, Fielders, J. 1992. Environmental noise assessment of the cumulative effects of proposed gravel pit operations. Township of Oro, County of Simcoe Prepared for Pit operators. Kirby, M. L., 1991. Report on Aggregate Extraction Volumes vs Licence Limits in Selected Municipalities. Report prepared by W. D. Kirby & Associates Ltd. Lapage, M. F. and Handy, B., 1992- A Study of Cumulative Air Quality Impacts From Aggregate Operations, 7"' Line, Oro Township. Report prepared by Rowan Williams Davies & Irwin Inc. Report 92-175. Lee, S., 1992. Oro Seventh Line Aggregate Pits Hydrogeological Study. Report prepared by Dixon Hydrogeology Limited for the Seventh Line Pit Operators. Pritchard, R. A. 1991. Township of Oro 7h Line pit applications cumulative study — traffic. Report prepared by Cole, Sherman & Associates Ltd-, reference # 14891. Young, V., and Foy, M. G.; 1992. Cumulative Impact Assessment Biological Environment. Township of Oro 7t' Line Aggregate Extraction and Upgrading of the 7"' Line Road. Report prepared by LGL Limited for The Seventh Line Pit Operators. LGL Project TA 951. 11 0 f. J PLANNING ADVISORY COMMITTEE December 3, 2001 Jonathan and Vanda Palter P- 127/01 North Part of Lot 3, Concession 5, R 51R -5729, Part 1 (Oro) Proposal The subject property is located in Concession 5, North Part of Lot 3 and is located on the east side of Line 4 North, south in its intersection with the Horseshoe Valley Road. The property subject to the Official Plan Amendment is 38 acres in size and is proposed to be severed into five equal sized rural residential properties. The applicant's have applied for an Official Plan Amendment from the existing Rural and Environmental Protection Two Overlay Designations to a Site Specific Rural and Environmental Protection Two Overlay Designation to permit the creation of four lots by consent. County Official Plan Currently — Rural and Agricultural, Greenlands Designations Township Official Plan Currently — Rural and Environmental Protection Two Overlay Designations Proposed — Site Specific Rural and Environmental Protection Two Overlay Designations Township Zoning By -law Department Head Comments Roads Superintendent — Fire Chief — Clerk — No Concerns Currently — Agricultural /Rural (A /RU) Zone Proposed — No Change Proposed Chief Building Official — No Objection Engineering and Environmental Services — at present there is no water main on Line 4 in the area of the proposed five lots. The Horseshoe Adult Lifestyle 0 • Community's servicing report does indicate a 300mm watermain will be installed on Line 4 to loop the system but time frame not identified. Would not recommend a short dead end line be installed from Alpine Way to service these five lots. Dead end watermain's of this nature too hard to maintain quality of water and not recommended by MOE. If the were to connect after installation of new 300 mm watermain on Line 4 would suggest some kind of cost sharing paid to developer. Not sure how five homes with individual septic systems will preserve the heavily treed nature of the property. Driveway location for southerly lots may be of concern because of the deep ditch. Lot grading to be deigned not to have an impact on the property to the south (sled). Planning Department Comments The proposal before the Committee is an Official Plan Amendment to permit the subject property to be severed into 5 equal size rural residential parcels. The subject property is located across the road from the Horseshoe Valley Settlement Node Boundary and is designated Rural and Environmental Protection Two Overlay in the Township's Official Plan. Section J3 — Amendments to the Plan indicates that it is the intent of this Plan to serve as the basis for all land use decisions in the Township for the next 20 years. The Plan identifies enough land area for residential, commercial, and . industrial uses until the year 2016. It is therefore the policy of this Plan that it should only be amended when the policies of this plan have been found not to address issues or alternatively, issues have been raised with respect to a site - specific proposal that must be addressed in a comprehensive manner. For this reason the Township will not consider site specific amendments to this Plan unless they are specifically anticipated by this Plan for a period of at least five years after its approval by the Ministry of Municipal Affairs and Housing. Following that five -year period, the Township will review applications for Amendments in the context of the Plan as a whole and consider whether or not such Amendments should be dealt with in the course of an Official Plan review. As the Committee may be aware, the Township is currently completing two potential amendments to the Official Plan. One relates to an Aggregate Resources Management Plan and the other for an Oro Moraine Land Use Strategy. The intent of these studies would be to identify additional policy requirements that should be incorporated into the Official Plan. One of the tasks required to be completed within the Oro Moraine Land Use Strategy is a Growth and Settlement Analysis of the entire Township. This will be utilized to determine if sufficient lands continue to be designated for the appropriate purposes. At the present time the policies of the Official Plan would not contemplate • favorable consideration of this application without a growth and settlement analysis to justify the additional residential growth. As the Oro Moraine Land 04 Use Strategy is intended to complete this process the application should be deferred until its completion. Zoning By -law 97 -95 The property is currently zoned Agricultural /Rural (A /RU) in the Township Zoning By -law which was approved on November 5, 1997. If the Official Plan Amendment were considered favorably, a rezoning would be required to recognize the lot frontage and area requirements of these lots to prevent further severances in the future. Recommendation It is recommended to Council that Development Application P- 127/01 for Jonathan and Vanda Palter, a proposed Official Plan Amendment for Concession 5, North Part of Lot 3 (Oro), to permit 5 rural residential lots by consent be deferred pending completion of the Oro Moraine Land Use Strategy and the 5 year Official Plan review in 2002. 3 Township of Oro- MedDR.'e, PO Box 100, Oro, Ontario, LOL 2X0 • Development Application • Application No. P- (' Application to amend the Official Plan of the Township [ j 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 O 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. 1 /We enclose herewith application and processing fees in the amount of $2450.00 for an amendment to the Official Plan ($1200.00 is a refundable deposit in accordance with the Tariff of Fees By -law). 1 /We enclose herewith application and processing fees in the amount or 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). 1/We enclose herewith application and processing fees in the amount of $2450.00 for a Temporary Use By -law ($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 $1250.00 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. (10o IOU or less); 8,750.0 0 (101 to 199 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). DATEDATTHE TZ'yNSU'r OF (t)-M%9G ✓(S IN THE CV„N -(-/ OF 5-(,''1[, Utz THIS DAY OF V0 t/ts1&-,4 200, . I Signature of plicafirdr Audton gent Signature of Commissioner (To be wime d by a Commis ' nor) To be completed by the Applicant or Authorized Agent (Please print or type) I. Name of Applicant J 0A1* -At 4 N pi9L 4 &V A J04 r.5 R Full Mailing Address 41— 1!5`1 5- D.A �oNOo1� � '� �^ • .S - ;,', / C<N j 0 G/1/ .MC /G 3 Telephone Number 2. Name of Applicant's Agent Full Mailing Address • Telephone Number Township of Oro- MedSRre, PO Box 100, Oro, Ontario, LOL 2X0 Development Application . Application No. P- NOTE. All correspondence and communications will be directed to the Applicant's Agent unless otherwise specified 3. Full legal description of the property which is the subject of this Application including the time of the former Municipality in which it is located, e.g. Lot 1, Concession 1, Township of Orillia, and, if known, the area of the land covered by the proposed amendment. C'o,� ctc s< /owl/ z c2 1'4A:r l 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_ No_ 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? 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? n Yes_ No_ 5. Present Official Plan designation(s) R L^%Z /% /L 'f ? U y✓� Z�' 6. Present Zone classification(s) 7. Present Use of subject lands Y VA • 8. Proposed use of subject lands (' y 0 % s n 9. Official Plan designation required 5 & C / )c�-/ C 10. Zone Classification required ��z eiu 1413v 11. Applicant's reason, argument and/or justification for requiring the proposed Amendment(s) (attach a supplementary schedule if necessary). A/re r v, T �a : r�� e U 1- Township of Oro- Medrlflt'e. PO Box 100, Ora, Ontario, LOL 2X0 Development Application • Application No. P- 12. Supplementary and supporting material to be submitted by the Applicant: 0 All information as required under the Township 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 ease 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 Variance, 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. NOTE. Only fully completed applications accompanied by the necessary supporting materials will be processed The personal information on this form is being collected pursuant to the Planning Act, R.S.O., 1990, aR13 and will be used in relation to the processing of this Development Application. If you have any questions, please ask at the Oro- Medonte Township Offices. u __ • .....,.,....,. N 5111- LiZ.Z9- OsmcO uNCeN mi aECS,N. R REPRS „ER fN t'EN 7 z00 -P F' U ;AG y RA � �,.9N, __ R. T= _�1< a_ J\ °Eli t3. <. W...L YJ[L6”. ✓ -�___ ocrJ r i <NO n < IJ i <' oNT<°m°a iowiiiw�iraN i w rNE Ncc�s,NV o�v'siu Oi RMCOE IN' S1) SCHEDULE I 7 - .._... ... ....'^" .. ........ .. ..... -. _ -- PLAN OF SURVEY OF PART OF �.m a e ... __�......._ 1 LOT 3 1„1i, CONCESSION 5 TOWNSHIP OF ORO 5,. 2 COUNTY OF SIMCOE SCALE 1:1500 N l 1�V 00NEx CRU's R C . PA1RE9 0 L5. 198] A R T N' _ _A R £A_ _15 013 1+0. _ _ _ _ Jr5 •• '' > SURVEYOR'S CERT/F/CA TE. i a me sw.c+e- s.�•+.c�u ei �d..uaewp�- _ �- �- zl ,ntu�.e, nn a.rrn�.�u.m,•m +c+a. ? NOTES <9 _ usr � = 4 i P A N —R- p1 % t3 ' 4 METfR2, ..b..,..r j RODNEY C. RAIKES <, a R SOVEYING 1T0. n 1 26112 PENETA ENETANG STREET Q BO% N50 BARflE. ONTARIO 728 -8863 w 0 7 4 R A, PROJECT N* 2841