Loading...
05 17 1999 PAC Agenda TOWNSI3IP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE AGENDA MONDAY, MAY 17, 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 May 4, 1999. 4. Correspondence and Communication 5. Deputations 7:00 p.m. Hanninen/Dodson -Proposed Golf Course P-83199 Concession 2, Part of Lots 10 and D(Oro) 7:45 p.m. Keenan -Proposed Official Plan Amendment P-86/99 Concession 10, Part of Lot 6 (Medonte) None 8:00 p.m. Hillway Equipment Ltd. - Froposed Aggregate Operation P-75{98 Concession 12, Part of Lots 8 & 9, and Concession 13, Part of Lot 9 (Oro) 6. Other Business 7. Adjournment n • TOWNSHIP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE MINUTES MAY 4, 1999 PRESENT: Sue Grant, Garry Fell, Peter Wigham, Paul Marshall, Jeff Proctor, Councillor Ruth Fountain, 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 Susan Grant, seconded by Garry Fell That the minutes of the meeting of the Township of Oro-Medonte Planning Advisory Committee held on Apri120, 1999 be adopted as circulated. Carried. 4. Correspondence and Communication None. 5. Deputations 7:00 p.m. Bayquest Group -Proposed Plan of Subdivision, P-79/98 Concession 1, Part of Lots 1 and 2, and Concession 2, Part of Lot 2 (Oro) In Attendance: Ray Duhamel, Kirk Johnson, Geza Gaspardy, Steve Dulong Discussion occurred regarding the Environmental Impact Study and Management Plan and the Hydrogeological Study. The Committee reviewed the revised plan of subdivision and discussed some of the • outstanding concerns. The concerns relate to lot sizes, tree preservation plans and the related building envelopes (septic/driveway etc.), intentions of Blocks 14 and 15 and ensuring that they remain in a natural state, and the density of the lots. Moved by Garry Fell, seconded by Susan Grant "THAT Development Application P-79/98 a proposed plan of subdivision proceed to a Public Meeting and further that the applicant should review the following concerns prior to the Public Meeting: - Intentions of Blocks 14 and 15 - Building, Driveway and Septic Envelope - Re-evaluation of Lot Size and density - Tree protection inventory and locations" ..carried. 7:45 p.m. Scandrett -Proposed Zoning By-law Amendment, P-87/99 . Concession 2, Part of Lot 33 (Oro) In Attendance: David Scandrett and Phyllis Carlyle Discussion occurred regarding the applicant's intentions and the need for the 14 year requirement. The Committee expressed their concerns regarding the precedent which would be set, the previous applications which had been denied, and the other option available to the applicant including and accessory apartment and a temporary garden suite. Moved by Garry Fell, seconded by Ruth Fountain "THAT Development Application P-87/99 a proposed Zoning By-law Amendment not proceed to a Public Meeting." ...Carried. 8:00 p.m. George Smith -Sustainable Rural Community Research - focus group session on the rural planning process and the effectiveness of the Official Plan process in facilitating rural community sustainability. • In Attendance: George Smith, Ernie Dryden • Discussion occurred regarding Mr. Smith's Ph.D. Research Paper of Sustainable Rural Communities and the Official Plan process. Mr. Smith asked to Committee to discuss the following questions: 1. Is Oro-Medonte sustainable? 2. If sustainable, what makes it sustainable? 3. What information is available and important to the community? 4. What information is required by residents? 5. Is public involvement required in the Official Plan process and why? 6. Other Business None. 7. Adjournment Moved by Garry Fell, seconded by Paul Marshall That this meeting now adjourn at 10:30 p.m. Carried. Peter Wigham, Chairman Andria Leigh, Planner • 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 long 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. Rs 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 (ands 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 (ands 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 (ands 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- specificamendments 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 praposal 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. Zonina By-law The subject property is currently zoned AgriculturallRural (A/RU) 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. May 13, 1999 Comments At the March 1999 meeting this application was deferred to determine if in fact the parcel was separate. Copies of the severance deeds have been provided to the Township to confirm the separate lot. Agar and Associates have provided an agricultural assessment for the subject property with a supplementary report from Millsplan on the surrounding Lands. These have been provided to Toombs Consulting for a peer review which was expected to take 2-3 weeks and would be available for the June 15'h meeting. This application should be deferred until the peer review can be provided to the Committee. Agricultural Capability and Impact Study Part Lots 9 and 10, Concession 2 Former Township of Oro Township of Oro-Medonte AGAR 8~ Associates 2034 Flos Road 6 West R.R.#1, Phelpston, Ontario LOL 2K0 (705) 322-1918 e-mail bmagar@simcoe.net fax (705) 322-0819 • Agricultural Capability and Impact Study Part Lots 9 and 10, Concession 2 Former Township of Oro Page 1 Township of Oro-Medonte 1.0 Proposal The proposal is to develop a 175 acre property for an 18 hole golf course. The property is currently zoned and designated for agricultural purposes. To allow forthe proposed development, the proponents are required to address the impact of the proposed development on the agricultural capability of the subject property and surrounding lands. This study has been prepared to address these issues. 2.0 Subject Property As noted above, the subject property is an approximately 175 acre parcel located to the south of the Highway 11 corridor in the area known as "Gasoline Alley". The property contains some agricultural lands as well as wooded and wetland areas. A creek passes through the property. Using an electronic planimeter, there appears to be 76 acres on the subject property which have been cropped. The subject property is shown on the Canada Land Inventory at a scale of 1:50,000 as containing a variety of soil types predominated by two soil units containing Classes 1, 2, 3 and 4 with fertility and topographical limitations. A detailed analysis was completed at a scale of 1:10,000 to more accurately determine the soil capabilities of the property. To complete this study, aerial photography (1:1,000 scale) and contour mapping (1:5,000 scale) were utilized to determine preliminary soil boundaries. A site inspection was completed to confirm accuracy of soil boundaries, slopes and other soil limitations including excessive moisture conditions. A hand clinometer was used to measure slopes. Soil profiles were determined using a dutch auger. The attached Detailed Soil Capability Map shows the distribution of soil types on the subject property. The following chart sets of the soil types and amounts of each type. An electronic planimeter was used to determine the acreage of each soil unit. The subject property contains to main soil limitations. These are topography and excessive wetness/inundation. The slopes on the property are generally complex in nature with slopes less than 50 m in length. There are slopes greaterthan 24 % in the area shown as CLI Class 5T. The slopes in the CLI Class 4T area are between 9 and 16 percent. In each of the CLI Class 4T and 5T areas, there is evidence of both sheet and rill erosion. However, these limitations are not as significant as the topographical limitations. The CLI Class 3T slopes are in the 5 to 9 percent range and the CLI Class 2T soils are characterized by complex slopes of 2 to 5 percent. • AGAR & Associates • Agricultural Capability and Impact Study Part Lots 9 and 10, Concession 2 Former Township of Oro • Page 2 Township of Oro•Medonte The CLI Class 3W, Class 5W, Class 5W I and Class 7W relate to area of the subject property were there is poor and very poor drainage, flooding and standing water. These area are located along the creek and in the wetland located on the northern portion of the property. None of the CLI Class 3 soils are currently cultivatable. Amounts of CLI Class Soils on the Subject Property CLI Class Area acres High Capability Solis 1 5.4 2T 53.1 85.5 acres 3T 13.8 3VY 13.2 4T 41.6 Low Capability Soils 5W1 30.4 5T 7,4 90.3 acres 5W 1.7 7W 9.2 Based on this analysis, there is more low capability soils on the subject property than high capability soils. While some of the poor capability soils are currently cultivated, these areas show evidence of both sheet and rill erosion. Continued cultivation will result in additional soil losses. 3.0 Surrounding Land Uses The subject property is located approximately 1 mile south of the Highway 11 corridor, directly south of the area known as "Gasoline Alley". "Gasoline Alley" contains numerous non-farm uses including various gas station, restaurant establishment and various commercial operations. • AGAR 8 Associates . Agricultural Capability and Impact Study Part Lots 9 and 10, Concession 2 Former Township of Oro Township of Oro-Medonte Page 3 The Canada Land Inventory shows the soils in the area south of Highway 11 is comprise of CLI Class 3 and 5 soils. The only active agricultural operation to the north of the subject property is a small, approximately 25 acre horse farm. Based on a housing capacity of 5 horses and a dry manure system, an MDS 1 requirement of 90 metres from the facility and 122 metres from the manure storage is required. The actual distance is greater than 200 metres. To the east of the subject property the lands are generally wooded with limited agricultural activities until east of Concession Road 2. To the south of the subject property, an active agricultural operation. This subject property was previously part of this operation. There is a large bank barn on this property to the south. It is in very poor structural condition and is only utilized forequipment storage. This structure is no longer capable of safely housing livestock. There is an additional smaller bank bam on the property which is also used for equipment storage however this structure is still reasonable capable of housing livestock. The proponents have reached an agreementwith the landownerto replace this building with an equipment shed. South of this property is a large wetland area. • To the west of the subject property, there are two residences located at the comer of Concession Road 1 and Gore Road. There is an additional new residence being constructed on a 3 acre lot which was previously severed from the subject property. To the north of this corner is a set of farm buildings and some forage fields. The associated traditional bank barn appears to be unused and is located greater than 300 metres from the subject property. To the south of these residences, there is a set of farm buildings. While the barn appears to have housed dairy cattle in the past, it now appears to be vacant. The following assumptions have been used to calculate the Minimum Distance Separation 1 requirement. Dairy cattle were housed in this facility. The manure system was semi-solid. 150 animals could be supported by the land base. Based on these assumptions, an MDS 1 of 300 metres from the facility and 326 metres from the manure storage is required. However under implementation guidelines #10 of the MDS 1, ifthere are four or more non-farm uses within the calculated distance, MDS 1 does not apply. There are at (east four non-farm residences within the 326 metre distance from the facility. These include the two residence located at the corner of Concession Road 1 and Gore Road, the new residence being built on a severed lot off the subject property and the Van Dam residence located to the south of the facility. AGAR & Associates Agricultural Capability and Impact Study Part Lots 9 and 10, Concession 2 Former Township of Oro Page 4 Township of Oro-Medonte Because of the configuration of roads in the area, the subject property is isolated from the major agricultural areas ofOro-Medonte. There isthe limited accessto Highway 11, and unopened road allowance to the east and south of the subject property. The majority of active agricultural land are located to the east and north of the subject property. 4.0 Conclusion It is our professional opinion that the proposed development of the subject property will not adversely impact agriculture. The subject property contains more low capability agricultural soils than high capability soils. Some of the lands that are currently cultivated have severe topographical limitations which have resulted in soil erosion. The general area around the subject property is rural in nature and because of the nature of the soil types and road configuration is isolated from the main agricultural areas of Oro-Medonte Township. There are minimal active agricultural uses to the north of the subject property between it and the Highway 11 corridor. There are no conflicts with the Minimum Distance Separation 1 • requirements from existing bam to the east. An agreement has been reached with the land owner to the south to replace the existing small bank bam. Respectfully submitted, ~~ 'Bever) M. Agar P g. Agar Associates • AGAR 8 Associates Detailed Soil Capability Map u AGAR and Associates 2034 Flos Road Six West, R.R. #1 Phelpston, Ontario, Canada LOL 2K0 ~ (705)322-1918 scale 1:10,000 Fax (705)322-0819 N LEGEND SoD Capabil'rtv 1 - No signficant limitations 2 -Moderate limitations 3 -Moderately-severe limitations 4,5,6,7 -Severe limitations for agriculture O -Organic soils Limitinst Factors I - Inundation T -Topography W - Excess Wetness "~': • MillsPlan Consulting Services Box 207, 22 Church Street S., At_t_ISTON, Ontario, L9R 1 V5 (705j 435-6267 Fas: 435-1037 t t i 7. ~ s ~ia.,si t ~~~-.. Magi b, 1999 Township of Oro-Medonte -" P . 0 . Box 100 CRO STATION, Ontario LOL 2X0 Attention: Andrea Leigh, Planner Dear Andrea: ;~ .. Subject: Hanniaen/Dodsoa proposed Golf Coarse Thank you for taking the time on Monday to meet with us briefly • regarding the above noted. I confirm that Ms. Agar's report was delivered to you at that time. As promised, I have prepared additional information on the surrounding area, which demonstrates that the subject lands are, in fact, a part of a larger continuum of rural, non-farm lands and land uses, as shown on the attached compilation OBM base map. This information was compiled using 1971, 1978, and 1989 aerial photography, OBM topographic mapping, Agricultural Land capability classification maps as well as a windshield reconnaissance survey of the area. I have not, however, conducted the kind of comprehensive on-site field testing on these adjacent lands which Bev Agar has carried out for the subject lands. Consequently, this information is somewhat more subjective, but I have erred on the side of extreme caution in making the determination of what is "rural", and what is not. The determination of "rural" as opposed to "agricultural" was based on the following parametres: 1. Soil classification and type/severity of limitations 2. Pastlpresent agricultural use, or lack of use. 3. The presence of forest cover or successional growth 4. The length and steepness of slopes 5. The presence of wet conditions, wetlands and proximity to watercourses 6. The size and configuration of individual land parcels 7. Established non-farm land uses/structures • I have concluded that the area of some 150 ha. shown in cross hatching on the attached map is, without a doubt, an area which is predominately non-farm, rural land. I have also identified three other adjacent areas which have similar characteristics and a combination of the above noted features which would appear to also indicate that they are also predominantly "rural" in nature, as follows: North - Gasoline alley area to Shanty Bay Golf Course West - Willow Creek to City of Barrie Limits South - Swamplands and Ridges Note that all of these areas are separated by very narrow bands of marginal agricultural lands, They are, as a result, loosely interconnected, at Highway li to the north, and along Willow Creek to the west and south-east. To the north, the commercial strip provided the separation, which to the west and south east, the intervening lands are pasturelands. I have shown the interconnections in dashed lines. I have not taken the time to delineate these other areas in their entirety, but have shown only the limits of these similar areas • adjacent to the subject lands and "rural" area. Obviously, we would not propose to include all of these other areas within our Official Plan amendment to redesignate the area of which the subject lands are an integral part, to "Rural". However, we would be supportive if the Township wished to deal with these other areas also. The presence of at least four such areas in Township does, however, underscore the need appropriateness of the "Agricultural" design Plan for this corner of Oro-Medonte, and to which will further refine the designations, actual site characteristics and land uses. this portion of the to further examine the ration in the Official consider amendments in recognition of We hope that you and Planning Committee will agree that this information, and the more detailed and comprehensive site investigations carried out by Ms. Agar on the subject lands are sufficient to warrant consideration of an application for an amendment to the Official Plan, and that the Committee will see fit to invite same to be submitted for your further consideration. Obviously, we will want to discuss what additional and other supporting information the Township will want to see in order that the application can be deemed to be complete (ie. Envirorunental impact study, traffic analysis, etc. j. • I have also plotted the 1.0 km. buffer adjacent to the City of Barrie on this map, for your information. As you can see, the subject lands are well beyond this buffer area. I confirm that we will be scheduled to meet again with Planning Committee on May 17th provided, of course, that the review of this information has been completed. I will await confirmation from you. Zn the meantime, if you have any concerns comments or questions please do not hesitate to contact the undersigned. I trust that this is appropriate, and remain. Yours very truly Ron Mills, Mi1lsPlan c . c . Don Hanninen Bruce Dodson Beverly M. Agar ENCLOSIIRE _~- • . PLANNING ADVISORY COMMITTEE May 13, 1999 Joyce Keenan (Long), P-86/99 Part of Lot 6, Concession 10 (Medonte) Proposal The applicant has applied for a Zoning By-law Amendment in order to recognize two single detached dwellings on one property located in Concession 10, Part of Lot 6 on the Warminister Side Road. These dwellings were constructed in 1977 and 1981 and the property is a total of 31.47 acres. Official Plan -Agricultural Zoning By-law -Agricultural/Rural (A/RU) Department Head Comments Roads - If severance granted would need plan to explain ingress/egress from Warminster Side Road to Carriage House without crossing proposed 1.47 acre • lot. Building -Change of Use -recognizing residential instead of agricultural use - Architect or Engineer review to determine compliance with Ontario Building Code and an assessment whether structure conforms to Part 9 Ontario Building Code Clerk - no concerns, should determine if there are two septic systems and wells Planning Department Comments It is the intent of the applicant to rezone the property to recognize the two existing dwellings on the subject property. If these are recognized as legal they would then qualify for a severance of one of the dwellings in accordance with Section D2.3.3 of the Official Plan which was incorporated earlier in 1998. (attached) The first dwelling was constructed in 1977 with a building permit. In 1981 a building permit was issued for an agricultural building and then over time this • building was constructed as a dwelling. While it is recognized that the dwelling was constructed illegally and would not have been permitted in accordance with the Medonte Official Plan policies, the two dwellings have been in existence for over 15 years. The options available to the Township are to recognize the structure n the basis of its extended existence, subject to the satisfaction of the Chief Building Official's comments, or to require the conversion of the structure back to an agricultural building in compliance with the Building Permit which was issued in 1981. If the second dwelling is recognized as legal, the applicant should be encouraged to apply for a consent to ensure that the property does not continue with two dwellings indefinitely. The Official Plan policy which is attached was established to address the existing properties which have been a problem of the past several years. It should be recognized that the Township is not trying to encourage residents to construct buildings illegally which will later be automatically approved by the Township as legal. However, at the time that the second dwelling was constructed a number of other properties already had two legal dwellings and a number were given permission by Council after 1981 up until approximately 1989. On this basis the applicant could have approached the Township to request permission for a second dwelling. As the criteria for evaluating these • requests is not incorporated in the Official Plan, it is not clear if such a request on this property would have been approved or would have been denied. Comments have been received from some of the Department Heads which should be reviewed with the applicant. It should be determined if there are two wells on the property, as the applicant's letter indicates there are two septic systems. The other issue raised by the Roads Department would have to be addressed at the time of consent; however to ensure access would be available this should be discussed with the applicant. The concerns of the Chief Building Official would be required to be addressed at the following times: 1. Change of Use -only after approval of a Zoning By-law Amendment 2. Architect or Engineer Assessment - prior to Council consideration of a Zoning By-law Amendment Recommendation: That Development Application P-86/99 proceed to a Public Meeting in accordance with the Planning Act. And further that the issues raised by the . Chief Building Official be addressed prior to Council consideration of a Zoning By-law Amendment. • f) The lot from which the severance is proposed has an area of at least 20.0 hectares. g) The new lot has an area of not less than 4.0 hectares. If the Committee of Adjustment is satisfied that the above criteria have been met, the Committee shall include a condition of consent that states that the new lot be placed in site-specific zone in the implementing Zoning By-law that prohibits the development of residential uses. The re-zoning of the property to permit a residential use is strongly discouraged by this Plan since the development of a residence would have an impact on either the rural character of the area and/or the viability of agricultural operations in the area. D2.3.2 The creation of new lots for non-agricultural purposes In accordance with the intent of this Plan to protect lands suitable for agriculture and to maintain the rural character of the Township, the creation of new lots in the Agricultural designation for non-residential purposes is not permitted. The creation of new lots for residential purposes shall generally not be • permitted, unless the lot is intended for use by a retiring bona fide farmer or is considered an infilling lot in accordance with the policies of this Section. The creation of a new_ lot ma~also be permitted on a property which is the site of two single det~cheZl~ cl~elli s w ich~~vere legally~construcjed in acco4dan~e withlpr ioyslOfficial Plan policy or whis7~._pi'e-existed the first Official Plan which existed on February 5, 1997 in accordance with the polices of this section. The creation of a new lot may also be permitted on a property which is the site of two single detached dwellings which were legally constructed in accordance with previous Official Plan Policy or which pre-existed the first Official Plan and which existed on February 5, 1997 in accordance with the policies of this section. D2.3.2.1 Definition of bona fide farmer A bona fide farmer is a full time farmer who is retiring from active working life and who has owned and operated a farm operation on the lot from which the severance is proposed for at least 10 years with such farm operation being in existence on January 1, 1994. . D2.3.2.2 Definition of an infilling lot 40 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 • An infilling lot is a lot that is located between two existing residences that are situated on the same side of the road and are not more than 100 metres apart. D2.3.3 Conditions under which new residential lots may be permitted The creation of an infilling lot or a lot for a retiring bona fide farmer, as defined by Sections D2.3.1.1 and D2.3.1.2, is permitted, provided: a) the lot from which the new lot is proposed to be created has an azea of at least 36 hectares or is the whole of an original Township lot; b) a lot has not been severed from the pazcel since March 26, 19'73; c) the severed lot is to be located where it would have the least impact on existing and future agricultural operations; d) the proposed lot is no smaller than 0.4 hectazes and generally no larger than 1.0 hectare; e) no portion of the severed lot is to be located closer than 200 metres to a barn or feedlot, regardless of whether it is being used for agricultural uses at the time the application is submitted, or the minimum distance • required by the Minimum Seoazation Distance I and II, whichever is the greater; f) the proposed lot fronts onto an existing public road that is maintained yeaz round by the Township, County or Province; g) the proposed lot will not cause a traffic hazard as a result of its location on a curve or a hill; and, h) the proposed lot can be serviced with an appropriate water supply and an appropriate means of sewage disposal. Notwithstanding the above pazagraph, the creation of a new lot for residential purposes from a property which currently has two single detached dwellings is permitted provided: a) the size of the lot will not affect the viability of the agricultural operation and maybe required to be verified through an agricultural viability report prepared by a qualified agrologist; b) no portion of the severed lot is to be located closer than 200 metres to a bam or feedlot, regardless of whether it is being used for • agricultural uses at the time the application is submitted, or the 41 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 . minimum distance required by the Minimum Distance Separation I and II, whichever is greater. c) the proposed lot fronts onto an existing public road that is maintained year round by the Township, County, or Province; d) an entrance permit is available for a new driveway accessing the severed lot from the appropriate authority; e) the driveway accessing the proposed new lot will not cause a traffic hazard as a result of its location on a curve or hill; f) the proposed lot is serviced with its own septic system approved by the appropriate authority; g) the proposed lot is serviced with an appropriate water supply, which maybe an individual well or a well shared with a neighbouring lot, provided an agreement has been entered into with h) a neighbouring owner; the proposed lot area includes only the amount of land required for the existing residential dwelling, water supply, and sewage disposal system and will comply with the implementing Zoning By-law. D2.3.4 Farm consolidations and boundary adjustments • Boundary line adjustments or farm consolidations may be considered where the effect of the boundary adjustment or consolidation is to improve the viability of the farm operation provided: a) no new lot is created; and, b) the viability of using the lands affected by the application for aaicultural uses is not adversely impacted if the application is approved. D2.3.5 Home industries The development of a new home industry may be subject to a Site Plan Agreement dealing with buffering, the location of any buildings used for the home industry and the location of any associated open storage, in order to minimize potential impacts on adjacent uses. • D2.3.6 Commercial development policies 42 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 THE PLANNING PARTNERSHIP Page 1 of 3 Memo to: Oro-Medonte Planning Advisory Committee From: Nick McDonald Date: 7uly 9, 1998 Subject: Hillway Zoning Application File Number: 1516 RECOMMENDATION It is recommended that: • This report be received; and • • Additional information on Official Plan conformity be supplied by the applicant prior to Planning Advisory Committee making a recommendation to Council to hold a public meeting in accordance with Section 34 of the Planning Act. BACKGROUND On June 25, 1998 Ilillway Equipment Ltd. submitted an application to amend the Township Zoning By-law. The application applies to lands within Parts of Lot 8 and 9, Concession 12 and Part of Lot 9, Concession 13 in the former Township of Oro as shown on the attached map. The purpose of the application is to rezone the majority of these lands from the Mineral Aggregate Resources Two (MAR2) to the Mineral Aggregate Resources One (MARL) Zone to permit the development of a gravel pit. The lands have a total area of approximately 250 acres and it is proposed to extract up to 650,000 tonnes per year. The lands that are the subject of the application are owned by three different parties (Anderson, Bromley, and Johnston). These three owners have agreed to lease their property to Hillway Equipment Ltd. for the purpose of obtaining a license to extract gravel. The subject lands are currently designated Mineral Aggregate Resources in the Official Plan. The permitted uses in this designation are limited to quarrying and the extraction of • gravel, sand and other aggregates and associated operations such as crushing, screening, . washing and aggregate storage. Section D5.3 of the new Official Plan contains the conditions under which new mineral operations may be permitted through the passage of an implementing Zoning By-law. Section D5.3.1.2 states that all application for rezoning shall be supported by an Environmental Impact Study that addresses: a) the effect of the operation of the pit or quarry on: • 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; e) how the site will be progressively rehabilitated to accommodate subsequent land uses after the extraction has been completed; and f) How the impacts from the proposed pit or quarry will be mitigated in order to lessen those impacts. Section D5.3.1.3 states that all applicafions for rezoning shall be supported by an assessment of the added impacts of the proposed pit or quarry operation on the items listed in Section D5.3.1.2 that also takes in to account the impacts of the existing and future pit operations in the area The applicant has not completed any of the studies required by the Official Plan to support the application. However, the applicant's planner, Mr. Gary Bell, has requested that he be permitted to make a deputation to the Planning Advisory Committee on July • 14, 1998 to identify the issues that will need to be explored and addressed as part of the . planning process. The applicant has also indicated that he wIll be inviting neighbours to this meeting to provide them with the opportunity to hear about the application and to provide input to Planning Advisory Committee as required. On the basis of the information submitted to date and my understanding of the proposal, it is my opinion that it would be premature to recommend to Council that a formal public meeting under the Planning Act be held. Instead it is recommended that the information required by the Official Plan be submitted and be reviewed by the Township Planning department and Planning Advisory Committee before the holding of a formal public meeting is recommended to Council. Nick McDonald, MCIP, RPP May 13, 1999 Plannine Comments On July 14, 1998 this application was presented to the Planning Advisory Committee with the following recommendation being adopted: Moved by Deputy Mayor Don Bell, seconded by Councillor Ruth Fountain It is recommended to Council that; 1. further impact studies be completed before this proposal proceeds to a public meeting, 2. the applicant prepare a report investigating the pros and cons of siting a haul route going north to Bass Lake Side Road to the 13`h Line and to the south through Rugby, 3. as a result of concerns of the Committee every attempt should be made and documented to find an alternate route to the 13`h Line. Since that time the applicant has been working towards completion of the required studies and the haul route issue. In discussion with the applicant, these studies will be provided to the Township the day of the deputation and therefore no review will have been completed. Several on the studies will require outside consultation peer review which will be determined once the studies are reviewed by the Township Planner. RECOMMENDATION That the studies provided for Development Application P-75/98 be reviewed by staff and/or consultants for a report and recommendation back to the Planning Advisory • Committee. • 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 Aaricultural 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. n U • Section F1 -Environmental Protection Two The objective of this designation is to minimize the Toss 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 Agricultural/Rural (A/RU) 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. • May 13 1999 Comments At the March 1999 meeting this application was deferred to determine if in fact the parcel was separate. Copies of the severance deeds have been provided to the Township to confirm the separate lot. Agar and Associates have provided an agricultural assessment for the subject property with a supplementary report from Millsplan on the surrounding Lands. These have been provided to Toombs Consulting for a peer review which was expected to take 2-3 weeks and would be available for the June 15'" meeting. This application should be deferred until the peer review can be provided to the Committee. Agricultural Capability and Impact Study Part Lots 9 and 10, Concession 2 Former Township of Oro Township of Oro-Medonte AGAR 8~ Associates 2034 Fios Road 6 West R.R.#1, Phelpston, Ontario LOL 2K0 (705) 322-1918 e-mail bmagar@simcoe.net fax (705) 322.0819 Agricultural Capability and Impact Study Page i . Part Lots 9 and 10, Concession 2 Former Township of Oro Township of Oro-Medonte 1.0 Proposal The proposal is to develop a 175 acre property for an 18 hole golf course. The property is currently zoned and designated for agricultural purposes. To allow forthe proposed development, the proponents are required to address the impact of the proposed development on the agricultural capability of the subject property and surrounding lands. This study has been prepared to address these issues. 2.0 Subject Property As noted above, the subject property is an approximately 175 acre parcel located to the south of the Highway 11 corridor in the area known as "Gasoline AIIey". The property contains some agricultural lands as well as wooded and wetland areas. A creek passes through the property. Using an electronic planimeter, there appears to be 76 acres on the subject property which have been cropped. • The subject property is shown on the Canada Land Inventory at a scale of 1:50,000 as containing a variety of soil types predominated by two soil units containing Classes 1, 2, 3 and 4 with fertility and topographical limitations. A detailed analysis was completed at a scale of 1:10,000 to more accurately determine the soil capabilities of the property. To complete this study, aerial photography (1:1,000 scale) and contour mapping (1:5,000 scale) were utilized to determine preliminary soil boundaries. A site inspection was completed to confirm accuracy of soil boundaries, slopes and other soil limitations including excessive moisture conditions. A hand clinometer was used to measure slopes. Soil profiles were determined using a dutch auger. The attached Detailed Soil Capability Map shows the distribution of soil types on the subject property. The following chart sets of the soil types and amounts of each type. An electronic planimeter was used to determine the acreage of each soil unit. The subject property contains to main soil limitations. These are topography and excessive wetnesslinundation. The slopes on the property are generally complex in nature with slopes less than 50 m in length. There are slopes greater than 24 % in the area shown as CLI Class 5T. The slopes in the CLI Class 4T area are between 9 and 16 percent. In each of the CLI Class 4T and 5T areas. there is evidence of both sheet and rill erosion. However, these limitations are not as significant as the topographical limitations. The CLI Class 3T slopes are in the 5 to 9 percent range and the CLI Class 2T soils are characterized by complex slopes of 2 to 5 percent. AGAR 8 Associates Agricultural Capability and Impact Study Part lots 9 and 10, Concession 2 Former Township of Oro Township of Oro•Medonte Page 2 The CLI Class 3W, Class 5W, Class 5WI and Class 7W relate to area of the subject property were there is poor and very poor drainage, flooding and standing water. These area are located along the creek and in the wetland located on the northern portion of the property. None of the CLI Class 3 soils are currently cultivatable. Amounts of CLI Class Soils on the Subject Property f~J CLI Class Area acres High Capability Soils 1 5.4 2T 53 1 85.5 acres 3T 13.8 3Vy 13.2 4T 41.6 Low Capability Soils 5Wl 30.4 5T 7,4 90.3 acres 5W 1.7 7W 9.2 Based on this analysis, there is more low capability soils on the subject property than high capability soils. While some of the poor capability soils are currently cultivated, these areas show evidence of both sheet and rill erosion. Continued cultivation will result in additional soil losses. 3.0 Surrounding Land Uses The subject property is located approximately 1 mile south of the Highway 11 corridor, directly south of the area known as "Gasoline Alley'. "Gasoline Alley" contains numerous non-farm uses including various gas station. restaurant establishment and various commercial operations. • AGAR 8~ Associates Agricultural Capability and Impact Study Part tots 9 and 10, Concession 2 Former Township of Oro Township of Oro-Medonte Page 3 The Canada land Inventory shows the soils in the area south of Highway 11 is comprise of CLI Class 3 and 5 soils. The only active agricultural operation to the north of the subject property is a small, approximately 25 acre horse farm. Based on a housing capacity of 5 horses and a dry manure system, an MDS 1 requirement of 90 metres from the facility and 122 metres from the manure storage is required. The actual distance is greater than 200 metres. To the east of the subject property the lands are generally wooded with limited agricultural activities until east of Concession Road 2. To the south of the subject property, an active agricultural operation. This subject property was previously part of this operation. There is a large bank barn on this property to the south. It is in very poor structural condition and is only utilized for equipment storage. This structure is no longer capable of safely housing livestock. There is an additional smaller bank bam on the property which is also used for equipment storage however this structure is still reasonable capable of housing livestock. The proponents have reached an agreementwith the landownerto replace this building with an equipment shed. South of this property is a large wetland area. • To the west of the subject property, there are two residences located at the corner of Concession Road 1 and Gore Road. There is an additional new residence being constructed on a 3 acre lot which was previously severed from the subject property. To the north of this corner is a set of farm buildings and some forage fields. The associated traditional bank barn appears to be unused and is located greater than 300 metres from the subject property. To the south of these residences, there is a set of farm buildings. While the barn appears to have housed dairy cattle in the past, it now appears to be vacant. The following assumptions have been used to calculate the Minimum Distance Separation 1 requirement. • Dairy cattle were housed in this facility. • The manure system was semi-solid. • 150 animals could be supported by the land base. Based on these assumptions, an MDS 1 of 300 metres from the facility and 326 metres from the manure storage is required. However under implementation guidelines #10 of the MDS 1, if there are four or more non-farm uses within the calculated distance, MDS 1 does not apply. There are at least four non-farm residences within the 326 metre distance from the facility. These include the two residence located at the corner of Concession Road 1 and Gore Road, the new residence being built on a severed lot off the subject property and the Van Dam residence located to the south of the facility. • AGAR & Associates . Agricultural Capability and Impact Study Part Lots 9 and 10, Concession 2 Former Township of Oro Page 4 Township of Oro-Medonte Because of the configuration of roads in the area, the subject property is isolated from the major agricultural areas ofOro-Medonte. There is the limited accessto Highway 11, and unopened road allowance to the east and south of the subject property. The majority of active agricultural land are located to the east and north of the subject property. 4.0 Conclusion It is our professional opinion that the proposed development of the subject property will not adversely impact agriculture. The subject property contains more low capability agricultural soils than high capability soils. Some of the lands that are currently cultivated have severe topographical limitations which have resulted in soil erosion. The general area around the subject property is rural in nature and because of the nature of the soil types and road configuration is isolated from the main agricultural areas of Oro-Medonte Township. There are minimal active agricultural uses to the north of the subject property between it and the Highway 11 corridor. There are no conflicts wdh the Minimum Distance Separation 1 requirements from existing bam to the east. An agreement has been reached with the land owner • to the south to replace the existing small bank bam. Respectfully submi l~ ~k 'Bever) M. Agar Agars Associates • AGAR i;< Associates Detailed Soil Capability Map AGAR and Associates 2034 Flos Road Six West, R.R. #1 Phelpston, Ontario, Ganada LOL 2K0 (705)322-1918 Fax (705)322-0819 scale 1:10,000 N LEGEND Soil Caaabii'M 1 - No signficant limitations 2 -Moderate limitations 3 - Moderatety severe limitations 4,5,6,7 -Severe limitations for agriculture O -Organic soils Limiting Factors I - Inundation T -Topography W - Excess Wetness u • Mi1lsPlan Consulting Services Box 207, 22 Church Street S_, AI~ISTON, Ontario, L9R 1V5 (705} 435-b267 Fag: 435-103? Township of Oro-Medonte P. O. Bog 100 ORO STATION, Ontario LOL 2X0 Attention: Andrea Leigh, Planner Dear Andrea: May,, 6 , t " Subject: Haaniaen/Dodson proposed Golf Coarse 1999 Thank you for taking the time on Monday to meet with us briefly • regarding the above noted. I confirm that Ms. Agar's report was delivered to you at that time. As promised, I have prepared additional information on the surrounding area, which demonstrates that the subject lands are, in fact, a part of a larger continuum of rural, non-farm lands and land uses, as shown on the attached compilation OBM base map. This information was compiled using 1971, 1978, and 1989 aerial photography, OBM topographic mapping, Agricultural Land capability classification maps as well as a windshield reconnaissance survey of the area. I have not, however, conducted the kind of comprehensive on-site field testing on these adjacent lands which Bev Agar has carried out for the subject lands. Consequently, this information is somewhat more subjective, but I have erred on the side of extreme caution in making the determination of what is "rural", and what is not. The determination of "rural" as opposed to "agricultural" was based on the following parametres: 1, Soil classification and typetseverity of limitations 2. Pasttpresent agricultural use, or lack of use. 3. The presence of forest cover or successional growth 4. The length and steepness of slopes 5. The presence of wet conditions, wetlands and proximity • to watercourses 6. The size and configuration of individual land parcels ,. Established non-farm land useststructures • I have concluded that the area of some 150 ha. shown in cross hatching on the attached map is, without a doubt, an area which is predominately non-farm, rural land. I have also identified three other adjacent areas which have similar characteristics and a combination of the above noted features which would appear to also indicate that they are also predominantly "rural" in nature, as follows: North - Gasoline alley area to Shanty Bay Golf Course West - Willow Creek to City of Barrie Limits South - Swamplands and Ridges Note that all of these areas are separated by very nazrow bands of marginal agricultural lands. They are, as a result, loosely interconnected, at Highway it to the north, and along Willow Creek to the west and south-east. To the north, the commercial strip provided the separation, which to the west and south east, the intervening lands are pasturelands. I have shown the interconnections in dashed lines. I have not taken the time to delineate these other areas in their entirety, but have shown only the limits of these similar areas . adjacent to the subject lands and "rural" area. Obviously, we would not propose to include all of these other areas within our Official Plan amendment to redesignate the area of which the subject lands are an integral part, to "Rural". However, we would be supportive if the Township wished to deal with these other areas also. The presence of at least four such areas in Township does, however, 'underscore the need appropriateness of the "Agricultural" desig; Plan for this corner of Oro-Medonte, and to which will further refine the designations, actual site characteristics and land uses. this portion of the to further examine the Zation in the Offic ial consider amendments in recognition of We hope that you and Planning Committee will agree that this information, and the more detailed and comprehensive site investigations carried out by Ms. Agar on the subject lands are sufficient to warrant consideration of an application for an amendment to the Official Plan, and that the Committee will see fit to invite same to be submitted for your further consideration. Obviously, we will want to discuss what additional and other supporting information the Township will want to see in order that the application can be deemed to be complete (ie. Environmental impact study, traffic analysis, etc. j. • I have also plotted the 1.0 km. buffer adjacent to the City of Barrie on this map, for your information. As you can see, the subject lands are well beyond this buffer area. • I confirm that we will be scheduled to meet again with Planning Committee on May 17th provided, of course, that the review of this information has been completed. I will await confirmation from you. In the meantime, if you have any concerns comments or questions please do not hesitate to contact the undersigned. I trust that this is appropriate, and remain, Yours very truly Y~~ ~ Z2~~ Ron Mills, Mi1lsPlan c . c . Don Hanninen Bruce Ibdson Beverly M. Agar ENCLDSIIRE ~ ~- ~