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02 16 1999 PAC Agenda TOWNSHIP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE AGENDA TUESDAY, FEBRUARY 16,1999 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 December 15, 1998. 4. Correspondence and Communication December 18, 19981etter from Mr. Tim Crooks re: development of former Matthews Estate -proposed subdivision 5. Deputation (a) Azimuth Environmental Consulting Inc. Introduction and Explanation of Environmental and Hydrogeological Plan Review Services to be provided as Township Consultant (b) Ontario Realty Corporation P-81/98 Pt of Lot 5, Concession 3 and Pt of Lot 5, Concession 4 (Oro) 6. Other Business 7. Adjournment :~ ., TOWNSHIP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE MINUTES DECEMBER 15, 1998 PRESENT: Sue Grant, Gany Fell, Peter Wigham, Paul Marshall, Jeff Proctor, Councillor Ruth Fountain, Deputy Mayor Don Bell ABSENT: Mayor tan Beard STAFF PRESENT: Andria Leigh Chairman Peter Wigham called the meeting to order at 7:05 p.m. 2. "DISCLOSURE OF PECJNIARY INTEREST AND THE GENERAL NATURE THEREOF - IN ACCORDANCE WITH THE ACT." None declared. 3. Minutes . Moved by Sue Grant, seconded by Gary Fe11 That the minutes of the meeting of the Township of Oro-Medonte Planning Advisory Committee held on November 17, 1998 be adopted as circulated. Carried. 4. Deputations Bayquest Group P-79!98 Part of East Half of Lot 1 and Lot 2, Concession 1 and Part of East Half of Lot 2, Concession 2 (Oro} Present: Ray Duhamei, The Jones Gansulting Group, and Tim Crooks, Shanty Bay resident Andria Leigh explained the proposal to amend the Zoning By-law and permit the development of a 14 lot residential subdivision. She explained that the current Official Plan designation of Shoreline does permit the property to be developed for a residential subdivision; however there is also an Environmental Protection overlay designation which requires consideration and the appropriate studies to determine what form of development is appropriate. She further explained that the following • studies were required prior to approval of the subdivision by Council: 1. Environmental Impact Statement and Management Plan; 2. Hydrogeological Study and Storm Water Management Report; 3. dot grading plan and drainage plan; 4. Feasibility Study for the proposed 15 metre setback to the creek. Ray Duhamel fram The Jones Consulting Group represented the application and explained the design and layout of the subdivision. There was discussion regarding the design of the subdivision, the parkland dedication, the creek, the existing house, the size of the lots. Mr. Tim Crooks> a resident in Shanty Bay read a letter which he had prepared for the Committee. The letter indicated his comments regarding the Official Plan and how this proposal was going to be evaluated under the Official Plan policies. A copy of this letter will be provided to the Committee members at their next meeting. Moved by Jeff Proctor, seconded by Susan Grant That the Planning Advisory Committee support the principle of development on the subject property; however the appropriate studies should be completed and reviewed by the Planning Advisory Committee for approval prior to consideration of a Public Meeting. Carried. Other Business {a} Draft Official Plan Amendment for creation of new lots to correct situations where two or more lots have merged on title. - Andria explained the draft policy for the Committee and explained that this would be presented to Council for consideration of a Public Meeting in the new year. {b} Tree Cutting By-law - Andria explained that information is currently being obtained for the drafting of a tree cutting by-law which would go to Council for consideration. • 7. Adjournment Moved by Gary Fell, seconded by Paul Marshall That this meeting now adjourn at 8:30 p.m. Peter Wigham, Ghairman Andria Leigh, Planner Carried. PLANNING ADVISORY COMMITTEE February 10, 1999 ONTARIO REALTY CORPORATION, P•$1/98 Part of Lot 5, Concession 3 and Part of Lot 5, Concession 4 (Oro) Proposal Ontario Realty Corporation has submitted an application to amend the Oro- Medonte Official Plan. The lands subject to the application are located within Concessions 3 and 4, Part of Lot 5 in the former Township of Oro. The property fronts onto Bass Lake Side Road. The property is the site of the Edgar Occupational Centre. The applicants are requesting a Special Policy Area designation in order to recognize the existing infrastructure and facilities on the property. OfFicial Plan The property is currently designated Rural and Environmental Protection Two • with a Ground water Recharges Area overlay in the Official Plan. Within this designation institutional uses are permitted as a right which would permit the existing use of the property by the Edgar Occupational Centre. The Centre is expected to close in March of this year and new uses for the subject property are currently being investigated by the Province. The property is approximately 155 acres in size and has a fairly substantial infrastructure system including single detached dwelling units, a group home, offices, recreation facility, cafeteria, church, school, garages and storage buildings. The property also has a number of wells, a pumphouse, water reservoir and a sewage treatment facility with a lagoon. The property is serviced by natural gas. The Province through Ontario Realty Corporation is currently evaluating the possibilities of future uses for the subject property. Concern has been raised by the applicants that there is no recognition in the Township or County Official Plan to recognize the existing infrastructure and facilities on the property. The applicants are not requesting that permission be given through this amendment for any change in use but that the current usage, facilities, etc. be recognized through a Special Policy Area in the Township Official Plan. . A Draft Official Plan Amendment is attached for the Committee's review and comment. This draft amendment would recognize the existing facilities on the • subject property but would place criteria into the Official Plan for Council to consider for the re-development of the property. If the Committee is satisfied with this Amendment, it should be recommended that the proposed Official Plan Amendment be presented at the next Department Head meeting for consideration prior to scheduling of a Public Meeting. Zoning By-law The property is zoned Institutional (I} in Zoning By-law 97-95 which recognizes the existing Adult Occupation Centre. A copy of the permitted uses in this zone is attached for the Committee's reference. The applicants to date have not applied for a Zoning By-law Amendment. Potential new uses would be requirec to comply with the existing zoning provisions or would be required to apply for a Zoning By-law Amendment prior to commencing any change in use of the property which is not currently permitted in the Institutional (I) Zone. Recommendation That the draft Official Plan Amendment be scheduled for the next Department Head meeting prior to the scheduling of a Public Meeting in accordance with the provisions of the Planning Act. \. J • NEW SECTION E4 -EDGAR OCCUPATION CENTRE E4.1 OBJECTNES To recognize the existence of the Occupational Centre and the associates buildings and infrastructure To ensure that any development on the site is orderly and planned in a manner to minimize the impacts on adjacent rural uses E4.2 PERMITTED USES Permitted uses include institutional uses such as schools, places of worship, and community centres. E4.3 DEVELOPMENT POLICIES New uses maybe permitted subject to an amendment to the implementing Zoning By- law. Before considering an amendment to the Zoning By-law to permit any new use in the • Edgar Occupation Centre desgination, 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 services with an appropriate water supply and means of sewage disposal; (e) is to be accessed by municipal roads that can accommodate the increase traffic generated by the proposed use; (f) will not cause a traffic hazazd as a result of its location on a curve or a hill; and (g) can be appropriately buffered from adjacent uses; (h) has addressed the impacts of development on the groundwater recharge function in the area; (i) has addressed the proposed form, scale, and density of proposed development. • SPEt:IAL PROVISIONS 1. Only usrs that exiseed an dx ~fecUVe dateu re~dforyflood or eros~ ono ntroi are permitted. 2. No buikBngs ar stfuatrres, except those req 3. One accessory dwelling wit B permitted on a laL ai ~ i+~s r_enires moun-Va;n 6+tcc facii;~ieG Q1aceS u~ worSi~i~ 10 TABLE AS - ENVIRONMENTAL PROTECTION, OPEN SPACE INSTITUTIONAL AND FUTURE DEVELOPMENT ZONES ~l Page 1 of To: From: Date: Subject: File No: THE PANNING PARTNERSHIP Oro-Medonte Committee of the Whole _ Nick McDonald December 3, 1998 Environmental and Hydrogeolagical Plan Review Needs 1460 RECOMMENDATION It is recommended that: • this report be received; • • the Planning Department be authorized to retain the services of Azimuth Environmental on an as-needed basis to review planning applications; • the_Planning Department be authorized to retain either LGL Limited or Gartner Lee Limited on an as-needed basis to review planning applications in cases where a particular expertise in a certain discipline is required or when Azimuth Environmental is unable to provide the required input because of a conflict; • the Planning Department be authorized to retain LGL limitedlla99er Hims or Dixon Hydrogeoiogy on as-needed basis to conduct a peer review of applications involving the development of a new pit in the Township; • the Planning Department report to Council on the arrangement with Azimuth Environmental in one year; and, • the CAO and the Planning Department be authorized to initiate formal discussions with the Lake Simcoe Region Conservation Authority regarding the provision of other services to the municipality. BACKGROUND 1 . On June 4, 1998, Council received a report prepared by The Planning Partnership that indicated that, because of Provincial downloading, municipalities are now responsible for conducting an environmental and hydrogeologicai review of most development applications. Prior to downloading, municipal~t~es could rely upon Provincial agencies, such as the Ministry. of Natural Resources (MNR), to provide the technical assistance required. However, this assistance is no longer available. Page 1 113 Cotner Street, Barrie, Ontario L4M 1N2 ..~..--- .-,~r,~a~_dcti~ cam.. t7nC1737_5ri7R or,~ • Gartner Lee, LGL Limited {in conjunction with logger Hims) and Azimuth • Environmental have the expertise in-house to conduct a review of most environmental and/or hydrogeotogical assessments. Each of these firms have principals with a number of years of experience in the relevant discipline areas. • Ecoplans has a considerable amount of experience with environmental and water resource management issues and while it does provide hydrogeotogical services, its expertise in this area is not as extensive as with the othe athrle~uams isA nOtuth Environmental's level of exper Hims or fcoplans~th p pp extensive as LGL Limited/lagg • Both Dixon Hydrogeology and Terraprobe specialize in hydrogeology and both have a considerable amount of experience in Oro-Medonte. ~„' - • The NVCA partnership will be able to provide eniironmental plan-review services only. Any hydrogeolog~cal plan-review work conducted by the NVCA partnership will be contracted to an outside hydrogeotogist. • The two firms [hat have the most peer-review experience are Gartner Lee, who have acted for Whitchurch-StoufviUe as their peer reviewer since the 1980's and Dixon Hydrogeology, who provide peer review services to the Township of Tay. • All of the other firms have had experience reviewing environmental andjor . hydrogeotogical reports on behalf of municipalities... Some of these contracts are- Durham9~Othersaare on an as-needed basis, such as Ecoplans, whoalare ca fed in to review speck projects. • Given that the NVCA and the LSRCA are public agencies, they have a considerable amount of experience conducting peer reviews. • All of the firms, with the exception of Ecoplans, have a significant amount of experience in Simcoe County and Oro-Medonte. Although Ecoplans provided Kit hene has meant thOat mostt oftthei~work sl n ~southe n Ontario, their office in COST ~. Estimating the cost of conducting a peer review is difficult, since every application is unique and may involve different disciplines. In addition, junior or intermediate staff may be called in to do much of the work on the less complex applications, thereby having an impact on the cost. However, it is antitipated that senior staff will be generally required to conduct much of the peer review. 8. There are two ways to look at cost. The fiat method would be to compare the hourly rates and the second would be to compare the actual cost of conducting the peer review. Below is a description of how the costs of providing environmental and hydrogeotogical peer reviews compare. Page 3 113 Collier Street, Barrie, OntaHo L4M 1H2 ~~ • Plan of Subdivision - 5500.00 to 12,540.00 The higher LSRCA cost would occur if technical studies and/or field work was required. 14. Azimuth Environmental have indicated that the cost would be 5180.00 per discipline for a simple application, with the five disciplines being hydrogeology, environmental, environmental engineering, fisheries and biology. 15. All of the other firms estimated slightly higher costs for conduding a peer review, with Ecoplans being the highest. It should be noted that Gartner Lee estimates that the typical cost for conducting both an environmental and hydrogeologicai peer review is between 52,000.00 and 53,000.00 on the basis of their 10 years of peer review experience in Whitchurch-Stouffville. 16. Below are the hourly rates, from lowest to highest, for the hydrogeologicai firms: • Azimuth Environmental - 560.00/hr. • Oixon Hydrogeology Qohn Easton} - 175.00lhr. • Terraprobe {K~rk Johnson) - 586.00/hr. • gagger Hims (Andrew Hims and Gary Hendy) - 5140.00/hr. and 595.00/hr. 17. On the basis of the above, the Azimuth Environmental quote is the Lowest. The • Dixon quote is the next lowest. With respell to the- cost of the peer review itself. Dixon Hydrogeology estimates that a typical review would cost between 5500.00 artd 51,000.00 on the basis of their experience in Tay Township. Terraprobe sets a fixed fee of 5600.00 to complete the initial work and would charge Se6H ~pepreheorure~Pl~ expenses for any additional work. The minimum cost for a Jagg would be approximately 51,000.00 for most applications. CONCLUSIONS AND RECOMMENDATIONS 18 cons dered in~mak ng ahdeasion'on peererea ew servicese most important ones to be • the experience of the team; • the cost of providing the service; and, • the location of the firm. 19. On the basis of the above factors, it is our opinion that Azimuth Environmental is the best choice. The principals of the company have a considerable amount of experience in both the private and public sectors, their suggested costs are reasonable and they are located in Barrie. In addition, they are the one company that can conduct peer reviews of both environmental and hydrogeological studies. AfI of the other are higher and they are not Iocaltedrinf' iosetprox mPty to Oro-Medonteever, their costs Page 3 1i3 Collier Street, Barrie, Ontario L4M 1H2 ______~ .~,-. ~_... ,~nc~nzcmrt • the preparation of watershed and sub-watershed plans on an 'as-needed' basis (Hawkestone Creek may be a Likely candidate if Hawkestone is to be developed); • the preparation of remedial strategies to clean up areas where environmental degradation has occurred (stream and shoreline areas); • the preparation of stormwater strategies for a deftned area (usually urban areas); • the preparation of floodplain and fill line mapping; • f{ood forecasting and flood control; • the acquisition of land for education or protection; • the provision of services related to the Landowner Environmental Assistance Program (LEAP), which provides funding to rural landowners to minimize the impacu of rural land uses on the environment; • the preparation of agricultural rehabilitation and farm plans; and • the development of strategies to reduce streambank and shoreline erosion. 25. There are two ways the above services can be provided to the Township. The first is to develop a 'shopping list' and then obtain prices from the LSRCA for completing some of the above projects. The second way would be for the Township to become a full member of the LSRCA. In such a case, an Order-in-Council would be required until the Conservation Authorities Act is amended. If this route is followed, the Township would pay a levy, much like the Township does with the IVVCA. This levy would have to be based on the level of service to be provided and would have to recognize that the LSRCA would not be providing peer review services. 26. On the basis of the above, it is recommended that the CAO and the Planning • aDbo a servces~would beuand then to report back tooCounc lion the matter~n -anuary 1994. ~~ Nick McDonald, • Page 7 113 Coiner Street, Barrie, Ontario L4M 1H2 o•........ nnctn~.~ct~ c•.,. t~np~x7_cMf! • F01M OF COMP EER E E ~ EDGE OF CONTACT PERSON STAFF COST -EER REVIE TIMI G T EXPERIENCE (SINCE 7995) SIMCOE AND COST PROtECTS ORO-MEDONTE i ECOPtAN3 gtctsener • hydrogedogy and communal sendcns • Pear rtvimw d River Csaks proiett to O<Elia (t 496) ! • Provded wput into Oro-Medonte • Geoff Wttshore - •meonmenW • Gart,f+ere • Buic - 32.000. to SS,000. • 4 to 6 None • geotectaacd and site rerrterRaaots • Peer review d OPA 124 (aggregate) for Giedon (7997) (Officio Wan and ware resauces {f96:0011u:) •.MOdaaoey complex - 55.000. to weeks • ernaaenwsW Mpxt studies • Per! tevlav d MTO patrd yard attdits (1997) • Derek Stewart - hydrogedogkai •Stewart f70,000.00 • mineral iggrcga[es • Par review d graves pt expansion for Catedon (1996) and servickt9 (f 74.00fir.) • Complex - f 15,000. to f4o,iN10. • sate ~ainage aril stamsNeter • 11oodPlain srd slope staftily studes 2 GARTNER tEE Marktturs • nrN tasvicirg • Peer reifew d a8 appficaaorts N 1MhitchurchStouHvilk • Provided asRA alto new Carty • Don baser- eraraonmenW . fvasar • Basic - 57,500 •2 to 4 fVax • graudsvaterqualRy and quaMRy (oasts 19EE) d Skscoe Oificlal PWs • )amen f.arnstra - awtromsasd (f/20.00M.} • Corstpka - ItS,000 to 520,000 weelo }y~treies • agwlc biola • Per revtew d iryrkogeoiogial studies for Yak and Durham • Curenly pl'ovkfksg Input (nro • Nabest Wodm . hy~ogeobgy • Kamstra • Average (on rise Msis of WNfthurch- , • ~ awlogy • Par tevlesv d wtWOmsenW itudie la Guelph Oro Centro Secondary Plan (f 72.OOfir.) SlouHvtke) • !2,000. to 53,000. • vegetatipn acrd wfidNe • Pier revew d appYcatlorss h leaodlots for Yatghan • Provided irtpsA in Tay PoNt and • LArorm • wdace vwsm qually and rHtanOry GdGn9aaod Clffidal Plans (f11E.00/{v.) • so0s, geoogy aril terrain assessmasts 3 LGL and Kn9 City LGL LC1 LGL LCX • Gatpardy LCA LGL )AGGER NIMS Newmarket + vegetation arai wildlife • Pax review d 1,600 taMt devekgnent for &uce County • currmiy working for derebpen • Ge>a Ga*PardY - etwaaarwsd (fE730fir.) • gdf coase • 51,500. to 53,000. • 1 to 2 None . woodlandhsetlaxi acofogy • Istyecborts d wwic tompieted on highway vAddtirtgs for in YVasaga Eearh )AGGER WMS • M{ms • subdvbbn - 31,000. to 53,000. weeks 4iGGER FfMS • fdseraes MTO and RegMee of Yark aril Orrtsam • trepued tumtaadve krspact story • Andrew Ffasss - hydrogeofogy {f140.00M) • shaeBne dev. - ft.000_ to 33,000 • Georgian Agg. • etoaYStllrs stttdms • Mr. Wspasdir cOrrtYrdY corsdtcts pea revews of two far Oro grovel pits n 1994 • Gary Hasdy- isydrogeobgy ' Fiadl • rrew Pit. f/.000. tp 33.000 Edgar Pit • monftarg programs appErauoru P'ar month as a vekasteer on the Halton • tompltrtd vretlarsd evaasat;on d (f9f.00/1sr) !AGGER F8a43 • Camty d Sarrcoe ' • emperor iuemrast and rdtigatlan E>srAroemdnatAd4say Comdtlee CodstOaws Mil{ exparebn • 9oaf tease • f1,500. m fL000. lard s SNa i/1 IAGCER HIMS • 1•ax revkaw d Hges derssky devdopnrnt for Guelph 9 aril k°P~°n of • srtb[Eveiort - f1,250. to !2,500. • Peer reMewd •vvaste t {AGGER HI•[S Adtrxky NartowsprojKt . drore0tse dcv. - f1,2S0. to f2,500 TFampsors •aggregaoeasotate •Pareaviewdhydrogedogiral stride ba Dudwn, NGGER HetS •new pit•fi,000.ml3,000 severarrr • trefiabiEtatian P MtaAOinand NCtoey ~ - swnreran stude ~~ •erasionandtol4rtarstcawoi •Perreviawdsi0ermrrdia6mropatforThompson farOndtnwsntinTortrsstslpand .grosaderMexYnpacts sexeratoes Cttusy • sttls, 9~' and terrain astesaneKs • camPfaOed water+r4PIY settles to Geliewter and &adfad 4 AZIMIfyX !attic • fJUEPA ttpprovak • peer revew d ersvirorrrseMal studies ~ Parry Sowd and • Case memisa d the team tDObdp • MBre gcses- Hyaogeology • AE stag b at • simple reviw (!180.00 ptr • 1 to 2 r4orve fNY. • 9 frnpacts the Towndip d the Ardtipdago e f60.00/hr ~~ • IarsdFtl monilarksg fishtsks biologist for 12years • David etc)sesan • EmirorarsasW modauely tomWea (3650.00 • sots, gedogy and retinas assessments • Compfded Phase B emlromsenbi engaseerasg psdaxapkrse) • KOSySteln and watershed piannkrg audio d ra0-ua0ons 1n Oro-Medonte • )oM Dobdl - WshMes • tomple: (57,363 per discipline) + erosion and srtdrnau cdteol • Assisted s rsumber d devebpas m • Borvae CtaYton - Bidogiu • agstatk/flsfseries asssrssments Bartle and Simcce County in • pease evssystem aaesste+t obtaWng devdopntmt approvals 5 NYCA ISRG earsie • review d dedopment appRcaorns • lolls the i4VCJl arsd LSRG caduct peer reviews d • The NvG h repanrble to 20% • Wayne Nabors - NVCA • esmh:sed • Averxle rrDS[vvpuld be . 2 weeks r4A AND SSEA taewtrsarket from a rsatss~ heritage and natural app0u0oru vvidrkt tftetr respKWe Iurisdk0ons d rise Rswmfap and southern • WYk Wood - LSRGI rate b f25Q.t>D Per sodY Madlarsd harard perspetWe • The 55EA dons not corsduct pea reviews on a regular Simcce Caasty • Xeida Slsertsars - SSFA f30.00Asr. • hydmgeabgfcal rsaaew to be fsams at the preen[ dare. • the LSRG h responshk kr most contracted art to comultam lake Skncoe • The SSFA covers the Seven Sated area 6 DIXON Barrie • grostndsvata artpactf • Peer review d Itydrogeobgkai reports for Tay • Nava exfersswe experience will[ the • Fofm Easton • Eaten - • !500. to f1,000. • 1 to • curren0y Norwn9 HYDRO- • waste disposal die essessmau • Peer review of Permit to Take Water app. fa tlx MOE pdvate sxta Uaatgtasrt Samcoe • Paul Dewaek (S75.OOfir.} 2 weeks on a number of GEOLOGY • aggregate extracdat assesvnent .Peer review d sock quarry proposal for Severn County • Sharon rte • Oevxie - private sector protects • sills, gedogy aril terrain atsevnents (575.007Fu.) In Oro-Medonte • Lee- tabour, Cohort, {SSO.OOfir.) Homae, iohrsson) 7 TERRAPROBE Bank • gransdwater knPacts • !ao Peer review expeience • Provided kywt Into Oro-Medonre • X)rk IoMsott • )olroort • 1600. to kdtiaF wzit and opinion • 2 weeks • rottenly awrkfng • sots, geology and retrain assesments Offxid Wart (f86A0MJ • 386.OOfir. Mrarry work above on a number d • Carpkted Township wile ritial visit private sector protKts ~ ~~, N Oro-Medontt • Have extensive expCkrxt whh the private sector Ororrgtaut Simcce Courtly