03 16 1999 PAC AgendaTOWNSHIP OF ORO-MEDONTE
PLANNING ADVISORY COMMITTEE
AGENDA
TUESDAY, MARCH 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 February 16, 1999.
4. Correspondence and Communication
None
• 5. Deputation
(a) Hanninemrpodson -Proposed Golf Course P-83!99
Concession 2, Part of Lot 10 and Lot D (Oro)
Proposed Official Plan and Zoning By-law Amendments
6. Other Business
Update of Hillway Equipment Application
7. Adjournment
• TOWNSHIP OF ORO-MEDONTE
PLANNING ADVISORY COMMITTEE
MINUTES
FEBRUARY 16, 1999
PRESENT: Sue Grant, Garry Fell, Peter Wigham, Paul Marshall, Jeff
Proctor, Councillor Ruth Fountain
ABSENT: Mayor Ian Beard, Deputy Mayor Don Bell
STAFF PRESENT: Andria Leigh
1. Chairman Peter Wigham called the meeting to order at 7:00 p.m.
2. "DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL
NATURE THEREOF - IN ACCORDANCE WITH THE ACT."
None declared.
3. Minutes
• Moved by Ruth Fountain, seconded by Susan Grant
That the minutes of the meeting of the Township of Oro-Medonte Planning
Advisory Committee held on December 15, 1998 be adopted as
circulated.
Carried.
4. Correspondence and Communication
December 18, 1998 letter from Mr. Tim Crooks re: development of former
Matthews Estate -proposed subdivision by the Bayquest Group
Moved by Paul Marshall, seconded by Jeff Proctor
That the correspondence from Mr. Tim Crooks be referred to the
Township Planner for review and comment back to the Committee
when the proposed Plan of Subdivision is re-scheduled for a
deputation to the Planning Advisory Committee meeting and that Mr.
Crooks be so advised.
• Carried.
5. Deputations
Azimuth Environmental Consulting Inc.
Introduction and Explanation of Environmental and Hydrogeological
Plan Review Services to be provided on behalf of Township
Present: Paul Neals and Mike Jones, Azimuth
Background was provided on the company and its experience. A brief
explanation was provided of the staff and their work experience. A draft
information package regarding Environmental Impact Statements was
provided to the Committee for their review. The package is intended to be
provided to landowners/developers when they are within the
Environmental Protection One and Two designations and the Mineral
Aggregate Resources One and Two designations in the Official Plan.
This leaflet explains the Official Plan requirements for an EIS in further
detail.
Ontario Realty Corporation P-81/98
Concession 3, Part of Lot 5 and
Concession 4, Part of Lot 5 (Oro)
• Andria Leigh explained the proposal to amend the Official Plan to
recognize the existing buildings and infrastructure on the Edgar
Occupational Centre property. She further explained that as of March
1999 the facility will be closed and that the Province is looking for potential
future users of the subject property. A draft Official Plan policy for a
special policy area has been prepared and was reviewed by the
Committee and the Township Planning Consultant. The intent of the
official Plan policy is to recognize the existing use of the Edgar
Occupational Centre property and to put criteria in place for the
redevelopment of the property to ensure that the principles of the Official
Plan are maintained.
Moved by Garry Fell, seconded by Paul Marshall
It is recommended that the draft policy for the Edgar Occupational
Centre be scheduled for review at the next Department Head meeting
prior to the scheduling of a Public Meeting in accordance with the
provisions of the Planning Act, R.S.O. 1990, c.P. 13.
Carried.
• 6. Other Business
(a) An update was provided regarding the status of the background reports
required for the Hillway Equipment Development Application and the
Bayquest Group Proposed Plan of Subdivision.
(b) Andria indicated to the Committee that the Official Plan Amendment for the
Two Dwelling properties has now been approved by the Ministry of Municipal
Affairs and Housing and the Committee of Adjustment now has the ability to
consider applications related to this Amendment.
7. Adjournment
Moved by Gary FeII, seconded by Jeff Proctor
That this meeting now adjourn at 8:15 p.m.
Peter Wigham, Chairman
Carried.
Andria Leigh, Planner
1
• PLANNING ADVISORY COMMITTEE
March 11, 1999
Hanninen/Dodson, P-83/99
Pt of Lots 8, Lot 9, 10 and Road Allowance,
East Pt of Lot D, Concession 2 (Oro)
Proposal
The subject property is located in Concession 2, Pt of Lots 8,9, 10 and Lot D and
has access to Line 1 South. The property is a total of 367.25 acres in size. The
applicant's have submitted apre-consultation application and are proposing to
amend the Oro-Medonte Official Plan and Zoning By-law for an 18-hole golf
course, clubhouse, and related facilities.
Official Plan Currently -Agricultural and Environmental Protection Two
Overlay
Proposed -Rural and Environmental Protection Two Overlay
Zoning By-law Currently -Agricultural/Rural (A/RU) Zone
Proposed -Private Recreational (PR) Zone
Department Head Comments
Roads Superintendent - if approved, would need agreement to provide
compensation for additional maintenance that would be needed due to increased
traffic and possible road upgrades
Fire Chief - no objections to this application
Clerk -concerns were expressed in this area regarding traffic when ball
diamonds were located (illegally) in the area, condition of the road and increased
traffic may require special attention, who owns the residential properties in the
boundaries, are they associated with the golf course
Chief Building Official - as Tong as no conflict with existing golf course on
Concession 2 (Oro) no objections
• Planning Department Comments
In reviewing this proposal the Provincial Policy Statement, Official Plan and
Zoning By-law were reviewed to determine the appropriateness of the
application.
Provincial Policy Statement (PPS)
"Rural Areas" are defined in the PPS as "lands in the rural area which are not
`prime agricultural areas"'. "Prime Agricultural Areas" are defined as "an area
where prime agricultural land predominates and includes specialty crops and/or
Canada Land Inventory Classes 1,2 and 3".
The subject property as indicated on the attached portion of the Canada Land
Inventory map, is within Classes 1 to 3 (with topography and fertility constraints)
and is therefore considered a "Prime Agricultural Area" and not a "Rural Area" in
accordance with the Provincial Policy Statement. In fact the surrounding area is
within the same classification and would also be considered a Prime Agricultural
Area. Upon site inspection of this area it is evident that the area is
predominantly agricultural.
Policy 1.1.2 of the PPS requires that sufficient land be provided in a Municipality
• to promote employment opportunities and to accommodate growth for a period of
20 years. The Oro-Medonte Official Plan adopted in February 1997 does
designate sufficient lands for these purposes and further stipulates in its Vision
that this was the basis/intent of the policies.
It is recognized that recreational development in the form of golf courses are
encouraged in the rural areas; however sufficient rural areas are designated in
the Official Plan to satisfy the policies of the PPS.
Section 2.1 Agricultural Policies indicates that prime agricultural areas are to be
protected for agriculture. As indicated above, the subject lands and surrounding
lands fall within the PPS definition of prime agricultural areas and as such must
be protected for agricultural use. The development of a golf course would not
maintain these policies or protect the property for agricultural use.
Section 2.3 Natural Heritage includes significant woodlands, which are found on
the subject property and are further identified as Environmental Protection Two
in the Oro-Medonte Official Plan. This Section indicates that development and
site alteration is permitted in significant woodlands only after it has been
demonstrated that there will be no negative impact on the natural features or
ecological functions for which the area is identified. This has not been satisfied
• to date by the applicant. This policy further states that nothing in Policy 2.3 is
intended to limit the ability of agricultural uses to continue. The proposed
. development of a golf course would not permit agricultural activities to continue
on the subject property.
Official Plan
The subject property is designated Agricultural with an Environmental Protection
Two Overlay for the significant woodland in the Oro-Medonte Official Plan. As
part of the Vision for the Official Plan, the agricultural areas of the Township are
considered to be an important component of what makes up the character of the
community. These areas are intended to be preserved for future agricultural use
so that they can continue to play a significant role in the local economy. The
fragmentation of agricultural areas or the introduction of incompatible uses in
these areas is strongly discouraged by the Official Plan.
The Vision further stipulates that enough land for commercial, industrial, and
residential uses has been identified to last until 2016 (20 years).
The application to permit an 18-hole golf course in an agricultural area would not
maintain the vision established in the Official Plan.
• Section D2 -Agricultural
As indicated under the review of the Provincial Policy Statement, the subject
property is Classes 1 to 3 according to the Canada Land Inventory mapping and
the surrounding lands are also within these designations. This information is
utilized in Section C1.2 to determine that the designation of the subject property
and the surrounding lands as Agricultural in the Official Plan is appropriate.
The objectives of the Agricultural designation are to:
- maintain and preserve the agricultural resource base of the Township;
- to protect lands suitable for agricultural production from development and
land uses unrelated to agriculture; and
- to preserve and promote the agricultural character of the Township and the
maintenance of the open countryside.
The proposed golf course would not maintain the objectives of the Agricultural
designation and would not preserve the land for agricultural production or protect
it from development unrelated to agriculture.
Section F1 -Environmental Protection Two
• The objective of this designation is to minimize the loss or fragmentation of
significant woodland features and the habitats and ecological functions they
provide; and to maintain and enhance the ecological integrity of the natural
heritage system.
The policies indicate that new development is discouraged by this Plan.
However, if new development is intended to occur an Environmental Impact
Statement (EIS) and Management Plan (MP) are required to be submitted for
review to the satisfaction of Council. No information has been submitted to date
by the applicants to determine whether the proposed golf course would have a
negative impact on the natural heritage features and therefore compliance with
these policies has not been satisfied.
Section J3- Amendments to the Plan
When the Official Plan was adopted by Council and the Province it was
determined that sufficient lands were designated for residential, commercial, and
industrial uses for the next 20 years. This section stipulates that this requirement
has been satisfied and further indicates that the lands identified as agricultural or
rural will not change in the Official Plan.
• On the basis that sufficient lands are designated for the next 20 years, no site-
specific amendments will be considered by Council for a period of 5 years. The
Official Plan is only intended to be amended if it is determined that an issue has
arisen which was not addressed by the Official Plan and which needs to be
considered comprehensively or alternatively that a site specific proposal needs
to be addressed in a comprehensive manner.
The proposal for an amendment to the Official Plan from Agricultural to Rural for
the proposed golf course would not satisfy this section as there is no
comprehensive issue which is required to be addressed.
Zoning_By-law
The subject property is currently zoned AgriculturallRural (AlRU) in By-law 97-
95, as amended. The current zoning maintains the intent of the Agricultural
designation in the Official Plan and is considered appropriate for the subject
property. The Zoning By-law Amendment to a Private Recreational (PR) zone is
not appropriate without the Official Plan Amendment being considered favorably
initially.
. Summary
The proposed application for an amendment to the Official Plan and Zoning By-
law to permit an 18-hole golf course does not comply with the Provincial Policy
Statement, Official Plan or the Zoning By-law and should not proceed to a
formal Development Application.
The application does not maintain the intent or principles for development of this
area in the Official Plan.
Lands within the Rural designation do permit golf courses subject to a rezoning
and satisfaction of a number of criteria and this is the appropriate designation for
a new golf course. Sufficient lands are designated Rural in other areas of the
Township and the applicants should be encouraged to look for lands within this
designation.
Recommendation
That Pre-Consultation Application P-83/99 not proceed to a formal Development
Application.
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MiilsPlsn Consulting Services
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(705) 435-6267 Fa~z: 435-1037
MILLSPIFiN
March 8, 1999
- BY FACSIMILE -
Township of Qro-Medonta
P. O. Bos 100
CRO STATION, Ontario
LOL 2X0
Attention: Andrea Leigh, Plannez
Dear Andrea:
P.02
Subject: n ninanlDodson Pre-CQ~'*flZ 9Yinn wj~l+eation
Further to our February 10, 1999 letter to Mayor Beard, and our
subsequent telephone conversations with you regarding the
HanninentDodson Qolf Course proposal, we submit the following:
I enclose a completed application far pre-consultation, as you
require. Also attached is a brief summary of the planning and
environmental implications and other considerations which i9e have
identified to date. These are the principle matters ~Ohich qa would'
like to discuss with you and Planning Committee at their meeting
on March 16th. '.
Mr. Hanninen is also providing information on the details of the
proposal directly to you on this date, along with the required
application fees, which 1 understand amount to $2,000.00.
I trust that this is appropriate, and 1 look forward to meeting
with you and Planning Committee on the 16th.
Your/a very truly
Ron Mills, Mi1lsPlan c.c. D. Fiannlnen/8. Dodson
ATTACF~~NfS
03i08i99 16:30
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This pra-conassltatiaa applioation (preliminnry davelopmont} 1o for the loilowinge
7-pplication to amend the oflioial Plan of tha Tovnahip (~
~-ppliaation to amend tha t.omprehanaive Loninq By-law
}-pplioatlon to oonaidsr • Dsaft Plan of 8ubdiviaion ( ]
}k oopY o! the davalopmont application form, nttaehed as appendix, is r isod bo
oottp2otsd ant! submitted with the pro-aonaultation tppseliminary d+wi nt}
~pplit:ntioal however, this does not oonatitute a formal application beigq made to~tha
Munioipality under the requira~nta of the Planniag ae:t, 1490, as amended. ,
Dates /~A~2CN 8 f 1449 sipnaturs: /~- P~ ~~~~~'~`
~M peeaerrl /M0:7aNp+ on tole Ioe~ is eelna coiteosea pu~awnt [o she Ptu+n4ey Act, t9Ya, as a:r:asa, eha •lll 4 t+h6 fn
rota[ian to ens peecesalrg Of ehfa.oev.lop.nt applieetfof:. if yw Mrs aM ol+sstione, piece ask at tnc oro-aada~te royrofiip
}IoM. !
03i08~99 16131 S 1 705 734 3585 MILLSPLRN P.04
• 3
L J
Descriation of Pzo1g~
A new 18 hole public golf course, club house and related
**fa~~c 111ties and amenities.
'' ~/g~i.~ai~ AT
Part Lot 10 and Part Lot D, Concession II, (formerly) Oro, now in
the lbwnship of Oro-Madonte.
Armor/Proponents
Lands are ormed by Gladys Patricia Hastings, but are under an
agreement to purchase with Messrs. Hanninen and Dodson, who are
the proponents of the project.
~nr++ita"t9
Planner
Ron Mills, Mi1lsPlan Consulting Services, Alliston '
•
gyro ~tgist
Beverly M. Agar, P.Ag. Agrologiat, Phelpston
Biologist
Linda Sober, SAAR finvironmental, Huntsville
Other professionals, including golf course dealgn specialists, may
be added to the study team to provide additional technical
information and address related issues and concerns as necessary.
plwnr+nQ T~~icatioas
pr~~+ncial Policy
Section IIZ of the Provincial Policy Statement, relating to
"Efficient, Cost-effective Development and Land IIse Patterns", and"
under the sub-heading "Developing Strong Communities, policy
S. i.i, provides that:
"Sub,~ect to the provisions of Policy t.1.2, cost-effective
development patterns w1Z1 be promoted. Accordingly:
. bj Rural areas will generally be the focus of rasaurce
activity, resource-,based recreational acttvlty and other
rural Land uses".
03i08~99 16131 S 1 705 734 3583 MILLSPLFIN P.05
•
Golf courses are resource-based recreational activities which
generally cannot be located 1n urban areas, and which are located
in areas where the combination of favourable physical and natural
site attributes coupled with such amenities as accessibility,
proximity to market, parcel size and configuration, etc. are
available.
There are, as a consequence, not very many suitable locations
available for golf courses and, if they are to be built to provide
for the demands of the people of Ontario and, more particularly,
the people of Oro-Msdonte, they must be located where the
combination of these various factors, as wall as others, is
favourable.
Policy 1.1.2 provides that:
Land requirements and Land use patterns wt 21 be biased on:
e) the pmvision of sufficient land for industrial,
comuerclal, residential, recreational, open space grid
institutional uses to promote employment opportvnit~es.....
to accommodate growth pra,~ected for a time horizon of uP to
20 years.
• Policy 1.1.3 provides that:
"Long term economic prosperity w1II ba supported by:
b) providing a supply of land to meet long terns
requirements, in eccordsnce with PoZ1cy t. 1.2;
Clearly, recreational deveioFments and uses are legitimate and
desirable components of Ontario's cultural landscape and economic
future, and are to be encouraged and provided 1n accordance with
provincial policies, as well as other local and regional
requirements, of course.
Among the provincial policies which must be regarded are the
protection of resources, especially agricultural resources (Policy
2.i), and Natural Heritage jPolicy 2.3 ).
The subject lands would appear to be within a "rural area", as
defined by Provincial policy, in a transitional area between a
"prime agricultural area" to the south and a "rural area", which
encompasses the subject property and extends to the west and east
as wall as to the north, through the "Gasoline Alley" area.
Agricultural resources will not be significantly impacted, and
agricultural operations will not be affected by this proposal.
The erect limit of the rural area, relative to the agricultural
• continuum to the south, should be determined through detail8d
field investigation by the agrologist for the project, Sn concert
with the Province and the municipality.
03~06i99 16132 S 3 705 734 3585 MILLSPLAN P.86
u
Country recreational developments/uses, including golf courses,
ass permitted without an amendment to the (draft) County of Si~oe
Official Plan, within both the "Rural Agricultural" and
"Oreenlands" designations, the two designations which would appear
to apply to the subject lands.
Notwithstanding that the subject lands appear to
estensiva "rural area", as defined by Provincial
referred to above, the bulk of this property ie,
designated "Environmental Protection Two" and it
lands contained within an "Agricultural" land us.
the municipality's Official Plan.
ba within an
Policy and as
at present,
is surrounded by
3 designation in
The subject Lands, as well as immediately adjacent areas to the
north, west and east do not appear to meat the criteria of Section
C1.2 Agricultural, of the Official Plan. As a consequence, they
may be considered as part of the "rural areas in the Township that
do not satisfy the criteria for lands in the 'Agricultural"
designation" referred to in Policy C1.3 of the Official Plan.
• A good case can be made for the ra-designation of such lands and
areas to 'Rural", by amendment to the Official Plan.
Alternatively, in such a unique circumstance as this, it may be
equally appropriate to include the lands in an "Agricultural
Special Fsception" designation, to accommodate this proposal. The
proponents' preference is for a ze~iesignation of the Lands to
"Rural".
Qolf courses era permitted within areas designated "Rural" subject
to the approval of a zoning by-law amendment. Council must be
satisfied that such an amendment meets the requirements set out in
Section D3.3.2.
An amendment to the Official Plan to redesignate the subject Lands
to "Rural" is both necessary and appropriate 'to accommodate this
proposal. The ap~oval of such an amendment, to permit this
development and use on this site, would not appear to seriously
compromise or conflict with the goals and objectives of the
Official Plan.
The requirements set out in Section II3.3.2 can all be
satisfactorily addressed. It would appear that the other
requirements of the Plan, such as for the preparation of an
Environmental Impact study, can also ba satisfactorily addressed.
• The proposed development and use would appear to be appropriate
for the alts and area.
03~08i99 16:33 S 1 705 734 3585 MILLSPLRH
P. 07
Section J3 of the official Plan contains policies relating to
amendments to the Official Plan. It states, in part, that:
....this Plan identifies enough Land area far rositt'entia2,
com~erci82 and industrial uses to Iasi unttI the yeai
2026. "
It further provides that....
..,.this Plan should only be amended when the policies of
this Plan have been found not to address issues, or
aZternative2y, issues have been raised with respect to site
specific proposals that must be addressed in a
coa;orehenstve manner". ~
' I
Tha proponents believe that the specific circumstances of this
particular proposal fall within the realm of what was anticipated
by this policy, and it is the belief of the proponents that their
proposal, and an application for an amendment to this Official
Plan ~lhould be considered by Council at this time.
Zonlna_,~y--law
J1s noted above, the zoning by-law must also be amended, to place
the kinds into the appropriate zoning category, to implement the
approved site-specific Official Plan amendment, and to provide
apgro~Sriate regulation and Control.
Site Pl#ln Control
It is expected that the proposed development and use of the land8
will be subject to site plan control.
The proponents have retained a qualified agrologist to address
those issues relating to agriculture, specifically the
preservation of agricultural land and the protection of
agricultural operations, relative to provincial policies ai1C~
municipal requirements.
~vironIDental Considerations
The proponents have retained the services of a qualified biologist
to address issues relating to the environment, including the
• protection of unique and sensitive environments, the protection of
any endangered or threatened species of habitats, and the
maintenance of the important functions of natural areas.
03~08~99 16:33 S 1705 734 3585 MILLSPLRN
P.08
i
Accesg to the proposed golf course is proposed to be from R$ghway
li south on the First Line South, to a point at or near the'
intersection of the Airst Line South and the intersecting SiderOad
north of Lot 10. Secondary access will also be available from the
south via the First Line South, and from the west via SiderOad 10.
This course is proposed to De a public (ie. open to the public)
golf Course, which wi21 primarily serve the strong and currently
underffiupplied local market for recreational golfing opportunities
in the Township of Oro-Medonte and imuediate surrounding areas.
THS'! T$6 TOIHSHIP OF OR4--I~DOIfTS IaYIiR 11PPLIC]1rI0~8 FOR
OFFZCIbL PLaII uD ZOIfI116 H2-Lilt ElKHeDNRwTS ^HICH, IF
aPPROOSD, 70QLD PHRIQT AwD 1PPROPRIaTBLZ COl2ROL ~D
RSCiQL7lTB Z'SB DBYBLOPlIBHT l-1fD IISS OF THB SOBJBCY L~'DS, AS
PROP8S8D.
• Respectfully Sn21aittad
G~ ~~~Y~----~
Ron l~.t11s, Plannsr
1l11IstPlan Coasalting Services