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07 13 1999 PAC AgendaF' ~ TOWNSHIP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE AGENDA TUESDAY, JULY 13,1999 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 June 15, 1999. 4. Correspondence and Communication None 5. Deputations '1:00 p.m. Shanty Bay Woodlands P-94/99 Concession 1 and 2, Part of Lots 1 and 2 (Oro) 7:30 p.m. Hanninen/Dodson -Proposed Golf Course P-79/98 Concession 2, Part of Lots 10 and D (Oro) 6. Other Business Gold Mountain Springs -Proposed Official Plan and P-93199 Zoning By-law Amendments 7. Adjoun~mient M TOWNSHIP OF ORO-MEDONTE PLANNING ADVISORY COMMITTEE MINUTES JUNE 15, 1999 PRESENT: Sue Grant, Garry Fell, Peter Wigham, Paul Marshall, Jeff Proctor, Councillor Ruth Fountain, Mayor Ian Beard, Deputy Mayor Don BeII 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 i Moved by Ruth Fountain, seconded by Paul Marshall That the minutes of the meeting of the Township of Oro-Medonte Planning Advisory Committee held on May 17, 1999 be adopted as circulated. Carried. 4. Correspondence and Communication None. 5. Deputations 7:00 p.m. Hanninen/Dodson -Proposed Golf Course, P-83/99 Concession 2, Part of Lots 10 and D (Oro) In Attendance: Ron Mills, Bev Agar, Don Hanninen, and Bruce Dodson Ms. Leigh updated the Committee on the status of the peer review and indicated that to date the concerns raised in her March report had not a been addressed. Mr. Mills provided the Committee with an updated report which was intended to address the concerns raised in Mr. Toombs report. 1 . The Committee discussed the information received to date and indicated their concern about receiving additional information at the meeting which they had not had an opportunity to review or have a response from Mr. Toombs. The Committee did not feel that sufficient information had been put forward to establish the need for a re-designation of the area from Rural to Agricultural Moved by Jeff Proctor, seconded by Paul Marshall "It is recommended that the Planning Advisory Committee be provided with additional information on the technical details of Ms. Agar's report and that a response be provided to the Committee by Mr. Toombs and Ms. Leigh on Mr. Mills report dated June 16, 1999." ...Carried. 7:45 p.m. Pierre and Jean Chenevotot -Proposed Temporary Use By-law for Garden Suite, P-92/99 Concession 5, Part of Lot 21 (Medonte) In Attendance: Pierre and Jean Chenevotot, Applicants Ms. Leigh explained to the Committee the criteria for a granny flat which was established through both the Planning Act and Township Policy. She further explained that the intent of these policies was for a temporary structure which was to be removed after ten years and that securities were required in order to ensure the removal. She indicated the applicants were aware of all the criteria and felt they could satisfy these requirements. The applicants indicated they had been in touch with the Health Unit and that there would be no problem connecting the garden suite to the existing septic system. Moved by Garry Fell, seconded by Susan Grant "It is recommended that Development Application P-92/99 a proposed Temporary Use By-law for a Garden Suite proceed to a Public Meeting in accordance with the Planning Act." ...Carried. i 8:15 p.m. Beverley Plummer - Proposed Temporary Use By-law - Concession 2, South Part of Lot 12 (Oro) In Attendance: Beverley Plummer Ms. Leigh explained to the Committee the location of the property and the requirements of the Official Plan regarding a Temporary Use. She indicated that the only criteria which had not yet been satisfied was whether or not the applicant would have any financial hardship once the Temporary Use By-law lapsed. The applicant indicated the fencing was already on the property on three sides and that she only intended to place a small three side shelter on the property for protection from the elements. The applicant further indicated that she felt the maximum six year requirement would be more than sufficient. Moved by Deputy Mayor Don Bell, seconded by Jeff Proctor "It is recommended that Development Application P-91/99 proceed to a Public Meeting in accordance with the Planning Act for a Temporary Use By-law to permit the keeping of one horse." • ...Carried. 6. Other Business Ms. Leigh provided an update on the Matthews Estate property and proposed development plans. A meeting will be scheduled in July, if necessary, however the Committee will not meet in the month of August. 7. Adjournment Moved by Paul Marshall, seconded by Garry Fell That this meeting now adjourn at 9:25 p.m. Peter Wigham, Chairman Carried. Andria Leigh, Planner PLANNING ADVISORY COMMITTEE July 9, 1999 Shanty Bay Woodlands, P-94/99 Pt of Lots 1 and 2, Concessions 1 and 2 (Oro) Proposal The subject property is located in Concessions 1 and 2, Pt of Lots 1 and 2 and is located at the Ridge Road and the unopened Line 1 South road allowance. The property is a total of 49 acres in size. The applicant's have applied for a zoning By-law Amendment as a condition of Consent on two residential consent applications. Official Plan Currently -Agricultural, Shoreline, and Environmental Protection Two Overlay Proposed -Same as above • Zoning By-law Currently-Agricultural/Rural (A/RU) and Environmental Protection (EP) Zones Proposed -Shoreline Residential (SR) and Environmental Protection (EP) Zones Department Head Comments Roads Superintendent - no concerns Fire Chief - no objections to this application Clerk -provided there is no impact on the EP zone, I have no concerns. I also assume that driveways have been permitted by the County through the severance process. Chief Building Official - no objection Recreation and Economic Development - no concerns Planning Department Comments 1 Section D 10.3.7 of the Official Plan relates to the Shoreline Policies and indicates that as a condition of consent being granted a rezoning may be deemed necessary in order to comply with the provisions of the Official Plan. The subject property is split into the Rural designation at the road side and a Shoreline Designation for the lake half of the property. The property is also completely included within an Environmental Protection Two Overlay designation related to the significant woodland and old growth areas on the property. The proposed rezoning would maintain the current Environmental Protection around the creek. It is recommended that it should also implement a split zoning which would reflect the current split designation as defined by the Official Plan. The proposed rezoning would also recognize the lot frontages and lot area as defined by the attached site plan. An Environmental Impact Statement was completed as part of the Consent applications and is attached for the Committee's reference. Recommendation It is recommended that Development Application P-94/99 a proposed rezoning • proceed to a Public Meeting. 2 Township of Oro-Medonre, PO Boz 100. Ora. Ontana. LOL LYD Development Application [ ] Applicadon to amend the Official Plan of the Township [>~ Applicadon to amend [he Comprehensive Zoning By-law [ ] Application to consider a Draft Pfan of Subdivision Appiicaaon No. P~ '~, c ~, ` ~-. [ ] Other, please specify I/We hereby apply, az specified above, ro the Corporanoa of the Township of Oro-~tedoate. It u etgmssiy understood that this appdcaaon ss m regard only ro dte lanas az heremarter deunbed and B made pursuan[ m the provisions of The Ptamm~g Ace RS.O., 1990. All <osa assocuted with th< appdcanon shall tx paid as per the TaritT of Fees By-law mciuding ail <osss azsocrated w,rb an appeal of the apphcanon m [he Ontano Mumcytal Board LM1Ve eaclou hezmith appticaaon and processing fees m the amour[ of 52450.00 for an amrndmrn[ to the O[5ciai Plan 131200.00 u a refundable depose in accordance wn6 the Tared of Fees By-law7. VWe rnclose herewrth appli<adon and processing fees in the amatmt of 52450.00 for as amendmea[ to the Compreheasrve Zoning By-law 131200.00 6 a refundable depostt in accordance with the Tanff of Fees By-lawi. I/A'e enclose herewith appdcanon and prdcessng fra m [hc amour[ of 8500.00 (.100 Tots or less J; 8.750.00 (107 to (99 tour, or 9.000.00 (200 lots or mor<~ far a aran Ptaa of Subdivision 135'00.00 s a rciunoabi< deposit m accordance mth the Taziff of Fees By-law t. DATED AT TAE LtTy OF M~y~'SS NVC,,~~.~ ~:C„C r: OF ~CEI- 'I'RIS z-~'`~DAY OF ~t:Nt= t49q ,f ,~'~ ~,~~~~~. Si¢natute oC Applicant or Authorrzed Agenr (To be wtmessed by a Comenvuioneq QTY N; ^.rv n'dl. ? ~Tmi55iatter.9fG. p~jgtal tnw!u.+arty .~+ ?e`!, a AstsoosEBbi CIMaro limned as i;i~ :,_.. l Fjyites,vw-arroett7 ~/ , ; ~n' ~ Signarure ofCortmussioner To be compieted by the 4oolicant or 4uthorized Aeent IPtease orint or nvef VameofApphcant '"nal^TJ 2aJ Wcc-~I [c '^C~`~ !--~ c!o !Z i=3 Matth~::S ~ Full Mailing Address ~ ^ ~J'i:i+~ ~GJL (c: , J'iC ~;3t 'r~S'f" .., t,L~`; T D, ~crt me , ~ i ~ ~- ~~ ~ °! Telephone titlmber ~~ ~ ~' ~ ~' - I ~ C, "- - _. VameofAppiicant'sAgent ~7_nc A ~'~(1 r~~~/~ Dt_lt Ccns~ tttnG ~ Full \faiivzg address _? ~ ~ u `~~ -~ r Telephone `lumber r qC- F~ ~~~ !1 - C `~' .VOTE: .-111 correspondence and communications will be directed m the Applicanr's Agent unless arherwise specified Townsnio o(Ora-Medonre. PO Baz i 00. Ora. Ontano. LOL Z.YD Development ~~piication . ippliraaoa No. P- 3. Full legal description of"the property which is the subject of this Application including the name of the former Municipality in which it is loca[ed, e.g. Lot 1. Concession 1, Townsttip of Orillia, and if Imowm, the area of the land covered by the proposed amrndmrnt. Mari- cF Lcts l `~ L Cc.,~e~s~cn I4'i Z _ ~ -r To be answered by the 4oolicant (Please print or tune) 4. 1.1 Are you the registered owner of the subject lands? Yes_ Va '~ 1.2 Do you act on behalf of the registered owner? Yes ~ IYo_ 2.1 Do you have an option [o purchase [he subject lands? Yes ~ Vo '_2 If so. what is the expiry date of the Option? 2.3 Have you an offer to Purchase or Agreemrnt of Sale in respect of the subject lands, or any portion thereof with the Registered Owner' Y~ / 'Jo 2.4 What is the expiry date of any Offeror Agreemrnt mentioned in 4.2.3? n ~c~ 2.5 Is the above noted Option, Offer or Agreemrnt conditional on the success or failure of this . Application? Yes ' ~iO 5. Presrn[ Official Plan designation(s) ~~}'~ ~' n ~ Piv r'Q ~ C' ~ ,~ 6. Present Zone classification(s) ~"~ ~ f-I C ~ ~eSiG~ i YI~7 7. , Present Use of subject lands d t`°S ~ ~ ~~ a' 8. s Proposed use of subject lan 9. Official Plan designation required ~2-+'/'t~ 10. Zone Classification required ``h^Crr/~/1~ !``C.SiCje-n'1a~ 11. Applicant's reason, argument ancuor iustincation for requirine the proposed Amendmrnt(s) (attach a supplementary schedule ii necessary/. n +, ''G ~ML:IY~YY~C/'- ",'~C ~~?'7C;_3-! J~cu~'~ G''GSi GYI aI IIC i ~ Township o! Oro-Medonre. PO Bos 100. Oro. Ontana, LOL .XO Development application . Application No. P- t?. Supplementary and suppomng ma[etial to be submitted by the Applicant: All information as requited under the Township of Oro-Medonre Devetopmrnt Guidelines. :. Survey or sketch prepared by an Ontario Land Surveyor showing: (yj~ Appiicant's/Owner's total holdings of land in [he subject area. f t}/ Land which is to be subject of the requested Amendment clearly indica[ed thereon (in the case of an amendment. please provide ten (10) I1" X 17" copies of the site plan or boundary survey). [~ TT[e location, size and use of all existing buildings or structures on the subject lands and on itttmeaia[ely adjacent properties. All topographical features shall also be shown. [~ The location, width and names of all road allowance, rights-of--ways, streets or highways within or abutting the property, indicating whether [hey are public gavelled roads, privaze toads, rightsof--way or unoprned road allowances. t 3. What other Provincial Ivfittistries or other Agencies or individuals have been consulted with prior to the submission ofthis Application? (eg. Ministry oFMutdcipal Affairs. School Boards, District Health Unit, County Engineer, etc.) n /a • 14. IS the subject land or any Land within 120 m (400 ft) of the subject land the subject of another Deveiopmrnt Application made by the applicant for approval of an Of5cial Plan amendment, a Zotting By-taw amendment, a Pian of Subdivision, a Minor Variance, a Consent, or a Site Plan? Yes ' No tf yes, please state which type of application. ifknown. the application number. and describe the lands which are subject to this application. r G'~'1Se%r?T 'I'G °P...tJ~T .VOTE: Only fatly completed applications accompanied by the necessary supporting materials will be processed The persona! information on this form is being collected pursuam to the Planning Act. RS.O.. 1990. cP.13 and will be used in relation to the processing ojthis Development Application. Ijpou have any questions. please ask at the Oro-:Medonre Township Offices. DLA CONSULTING ?234 Sandhurst Drive I Mississauga, ON - , -- . L5N 7G9 Tel: (905) 824-8304 Fax: (905) 824-3800 Emaii: nodoubtt~total.net -i June 22, 1999 Mayor and Members of Council Township of Oro-Medonte Box 100 Oro. Ontario LDL 2X0 Dear Mayor and Members of Council: Re: Proposed Rezoning - 2981 Shanty Bay Road We aze the authorized agent for Shanty Bay Woodlands Ltd., the owner of the property located at 2981 Shanty Bay Road (County Road 20) in the Township of Oro. The property is 20 ha (49 acres) m size with approximately 672.75 m (2.207 feet) of shoreline frontage on Kempenfelt Bay. This property has been the subject of previous severance and rezoning applications and was recently the subject of an application for a lot addition to the east. We have submitted a new . consent application which seeks to sever two lots from the property of a size and configuration compatible with the surrounding azea. The proposal ensures the retention and probable restoration of the existing century home and the maintenance of the creek in one ownership. One of the conditions of the consent application is to make an application to rezone the property to implement the current Official Plan designation. The enclosed rezoning application seeks to rezone the property from Agricultural/Rural (A/RU) to Shoreline Residential (SR). We agree that the rezoning of the property will implement the Shoreline Residential designation of the property and will provide consistency with respect to potential development given the surrounding land uses. The proposed conveyed and retained lots will comply with all of the provisions of the Shoreline Residential (SR) zoning and the general provisions of the By-law. The azea zoned Environmental Protection (EP) will remain as such. Please find the following attached: • a completed rezoning application: • a survey identifying the lands to be rezoned; • an agent authorization form, and. • ten copies of the survey (11"xl7"). A cheque in the amount of S2.450. made payable to the Township for the rezoning fee has been provided by separate cover. Should you have any questions, please contact me. Yours,truly ~-; ~~ (/t.t~~~'''v ~ Dana rYii erson. M.A.. M.C.LP.. R.P.P. cc: R.B. Matthews Derek Anderson. Shanty Bay Ratepayers ~ t .•~ .,, 4::.I N ., • °~ ~- ~ .,_ ~ ~: i' ~ ~~ I / m • ~ ~ •,: ~ :.. ~: ~. ` ~- ~; ~~ ~~ ~ o _~ ~ : ~ b -__ ~--=- ~ I - ,• i ~ ~ ~I O ~:. o ~I • -. :~ ,_ ~,. ' ~; _ }+ s i ~~ ~ 9 - ~ ': ~ ~. } ~ \ >Y j ~~ 1 - ~ v ~., ,? t ~r~ \9 ~r '+ `.r`~ ~a T~ i ../ VaY~ ~ ~ ~ ~ ~ °__ • ~ \ ~~ /~ \ o ., \ ~~~/ o~~~ m' ~~~' ~~~~ ~ ~. ~~0~- °~~oc r O g~ DLACONSULTING x(905)8243800 ".,a7i6f99 y4'30PM ~U4 .~ DATE: Tuesday..iulys. X999 I~ TO: ANDRIALEIGH.TOI"lNSHIPOF nRn-MF~nNTF Andria. FAX: 705 asp-oi 33 Please find attached a copy of the EIS which I am sending by courier with some new surveys showing the easements. I received your note regarding the notice FROM: Df1~CONSULTING which is great. thanks Dana PAGES:a CLA CONSULTING ~' (905) 8243800 3L 716199 ^~ 4'31 PM ='2i4 DLA CONSULTING • ~ 7234 Sandhurst Drive Mississauga, ON L5N 7G9 Tel: (90b) 824-6304 Fax: (9053 824-3800 Email: nodoubt@total.net July 6. 1999 Ifs. ~ndria Leigh Planner Township of Oro-Medonte Sox 100 Oro. Ontazio LOL 2X0 Deaz ifs. Leigh: Re: Proposed Consent to Sever and Rezoning 2981 Shanty Bay Road, 't'ownship of Oro Please find enclosed an Environmental Impact Study (EIS) in relation to the above-noted proposal. Since the proposal only contemplates one new residential dwelling. the environmental impact is anticipated to be minimal. The enclosed EIS provides a general si,mmary addressing the matters as required by the Official Plan. Ll'e would be pleased to discuss this report further should you have any questions or require • additional information. YOllIS trtL1V. Dana~lnderson. ~f.~1.. ~:f.C.LP.. R.P.P. cc: R.B. Matthews • z".i.A C;;NSU~TiNG ~' (905) B2~r3800 35716/99 34'31 PM Environmental Impact Study • proposed consent to sever and rezoning 2981 Shanty Bay Road (Ridge Road), Township of Oro-Medonte Part of Lot 1, Concession 1 Township of Oro-Medonte Prepared by: DLA Consulting For: Shanty Bay Woodlands Ltd. July 6, 1999 1. Property Description and the Proposed Undertaking 314 Shanty Bav Woodlands aze the owners of a 20 ha property located at 2981 Shanty Bay Road (Ridge Road) in the Township of Oro-Medonte. The property contains approa~mately 2.20'7 feet of shoreline along Kempenfelt Bay. "There are two existing dwellings on the property. There is a iazge, estate residence on the west side of the property with access from a driveway from Ridge Road. There is also a small cottage on the property located at the southwestern portion which also has access from a gravel driveway from Ridge Road. Both dwellings are supported by existing private services (well and septic system). ~1 stream traverses the property from the north to the south with outflow into the lake. • 2. Existing Natural Features and Ecological Functions of the Area The site is relatively flat in topography with some sloping towards the stream channel as well as some steeper sloping in some shoreline areas towards the centre of the property. The soil is generally a mix of sandy loans. The majority of the site is forested with a mix of hardwood trees. The forested areas are continuous into neighbouring properties along the shoreline. Based on previous assessments of the site and recent field inspections. there is no evidence of any significant environmental areas or features. The existing stream channel provides natural drainage towazds the lake. Based on previous information and recent field inspections there does not appear to be any evidence of fish habitat within the stream and it was confirmed to be a warm water channel. Impacts of the Proposed Development The owner is proposing to sever the property to create a total of three lots. two of which twill contain the existing dwellings. respectively. The third lot (Part 3) twill be similaz in size and configuration as the abutting lot to the west and twill protnde for a new residential dwelling. The retained lots twill continue to be provided with access from the existing roadway with no nets access points being added. The conveyed lot (Part 3) twill obtain access by an easement over the existing entrances and be serviced with private servicing. The proposed nets development resulting from the severances twill be for only one new residential dwelling. X111 of the other built features on the property ttnll remain with no alterations. The nets dwelling is proposed to be constructed with minimal impacts to the surrounding environment. Measures twill be taken to ensure construction is sensitive to the natural features of the property and surrounding azea. The nets dwelling twill also be constructed with minimal tree removal. The existing forest on the property twill continue to be preserved which in turn twill ensure protection of the natural species. both plant and animal. ~trithin the forested area. The natural linkages and inter-relationships of the forest azeas twill be preserved. DLU C.^.NSULTING '9Z (9C5) 824-3800 :k 7!6199 ~ 432 PM =' a!4 -2- • There will be no changes to the existing stream channel and it will be maintained in one ownership. This single ownership will ensure controlled stewardship and maintenance to preserve the natural condition and maintain bank stability. The stream will also continue tc be projected by the existing 15 m riparian buffer and setback. There aze no proposed changes to the shoreline on the property. This will eliminate any impacts on fish habitat and any changes to the waterfront morphology. The existing setbacks from the lake will be maintained. The well records for the area illustrate sufficient water quality and quantity to provide for a new dwelling. The proposed new well. due to the size of the proposed lot and its significant distance from surrounding wells. should present no well interference. The water supply from the shallow aquifer will also be maintained .There aze no significant impacts anticipated by the addition of one residential well. The addition of the one dwelling should also create no significant impact on groundwater recharge in the area. additional surface runoff resulting from the new dwelling will be minimal and as such the existing surface water infiltration capabilities of the property. which are sufficient. will be maintained. 4. Conclusions The proposed severances and new development will result in the creation of three necv lots with one new dwelling created. ~1s a result of the limited new development, the changes to the propertes natural and ecological features are minimal. protection of existing features is **~~r**>;~ed and the preservation of the forest corridor. shoreline, fisheries habitat and stream channel aze stabilized. The proposal does encompass a rezoning to the Shoreline Residential zone and this process • can ensure that appropriate measures are in place to secure an appropriate building envelope for the necv dwelling on Pazt 3. The proposal represents a minor infilling opportunity which conforms with the Official Plan. The proposal is compatible with the surrounding development and will have minim a7 impact on the surrounding properties. The new development will enhance the property and is desirable for the appropriate development of the azea. • PLANNING ADVISORY COMMITTEE March 11. 1999 HanninenlDodson, 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 • Zonina 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 1 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 andlor 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 basislintent 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 (ands 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 Heritaoe 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 2 • 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. 3 • 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- 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 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. 4 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. Mav 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. June 9. 1999 Comments The peer review by Toombs Consulting has been completed and is attached for the Committee's review. Mr. Toombs reviewed both the work of Agar and Associates on the subject property and MiIlsPlan on the surrounding lands. There is some question as to why the initial review was not completed through . Agar and Associates for both the subject property and the surrounding lands 5 which was discussed at the initial Planning Advisory Committee meeting as being required. Mr. Toombs report indicates that the designation of both the subject property and the surrounding lands as Agricultural in the Oro-Medonte Official Plan is appropriate and raises additional issues if the golf course were to proceed, in relation to the Minimum Distance Separation calculations. Based on Mr. Toombs review, the analysis and recommendation above (March 11, 1999) are still considered appropriate and the application should continue to be denied. July 9. 1999 Comments Subsequent to the last Planning Advisory Committee meeting on June 15, 1999 a meeting was held between the applicant's, the consultants - Mr. Mills and Ms Agar, Mr. Toombs, and myself on June 22, 1999 to review any issues which could potentially be resolved amongst the parties. Issues discussed included the MDS calculations/interpretations, the study area, and the scope of the proposed "rural" area. • Subsequent to that meeting Mr. Mills in a letter dated June 25, 1999 has provided a revised map showing a proposed non-farm "rural" area which does not incorporate any significant environmental protection areas according to his letter. A copy of this letter and map are attached for the Committee's review. This letter was forwarded to Mr. Toombs for his comments and also reviewed by the undersigned. Mr. Toombs has indicated that his position in relation to his June 9, 1999 report is still appropriate. In comparing the map prepared by Mr. Mills with Schedules A9 and B of the Official Plan the following comments were observed. Portions of the study area include areas which are designated with an Environmental Protection Two Overlay designation at the intersection of the Gore road and Penetanguishene Road and also the subject property. The linear corridor between the area identified in the west half of Concession 1 below Gore road and the area in Concession 2 is a linear corridor which closely follows the Willow Creek watershed and is identified as a potential natural corridor on Schedule B of the Official Plan and as part of the Environmental Protection and Floodplain Overlay zones in Zoning By-law 97-95. 6 With respect to the report received by Mr. Mills on June 15, 1999 at the meeting the following comments are provided: Overall Comment -There is no question that additional information/studies would be required to process this application relating to the following issues; marketing, environment, traffic, site plan etc. However it was felt that the initial issue related to the redesignation from Agricultural to Rural should be addressed initially to determine if this issued could be resolved prior to proceeding to review the other issues. Road access -issues related to road access and maintenance agreements would be required to be discussed further by the Committee should it be determined that the application is to proceed. Other recreational proposals in the area -the issue of other recreation proposals in the immediate area were discussed only on the basis of potential precedent which would be set on an application keeping in mind that each application is evaluated on its own merits. The issue of the legal actions taken by the township and when approvals were sought is not relevant to this application. Golf Course Market Demand - In accordance with the overall comment raised . previously, no marketing study has been required at this time to determine demand for a golf course in this area. Such study would be required if the application were to proceed. Rural vs. Agricultural -while information has been provided by both MiIlsPlan and Agar and Associates related to the potential non-agricultural area; this has not to date been satisfactory to the Committee to determine that in fact a non- agricultural area exists and in fact it is disputed further in the Toombs Consulting report of June 9, 1999. Area north of Highway 11 should not be included in the proposed study area as Highway 11 acts as a substantial division between the north and south portions of the Township. Size of "rural" areas - Mr. Mills indicates that his report identifies there is approximately 1000 ha of predominantly rural land in this corner of the Township; however the area identified included Environmental Protection One and Tow areas and included lands on both sides of Highway 11. The revised sketch of June 25, 1999 identifies a study area which does not extend over Highway 11. The interconnections between the rural areas tend to be somewhat linear and do not tend to indicate a contiguous block of land. While it is recognized that a large portion of the subject property contains an Environmental Protection Two designation this is an overlay designation which indicates that the uses permitted affecting by this overlay are established by the underlying designation; however the use must also conform with the overlay 7 • designation. Essentially the overlay becomes and additional layer of protection for these environmental features. Study Area - A copy of the study area utilized by Mr, Toombs is attached for the Committee's reference and includes (ands within the east half of Concession 1 as the eastern boundary, Highway 11 as the northern boundary, lands within the west half of Concession 3 as the eastern boundary, and the 5/6 side road as the southern boundary. The study area incorporates approximately 800 hectares of land. Impact on Agriculture - in reviewing the detailed soil capability map provided by Ms. Agar the area south of the creek includes a large portion of the higher quality soils and is still currently being farmed. Reliance on CLI Mapping -again in reviewing the soil capability map prepared by Ms. Agar it would not appear that over half the land is Class 4 or lower. Buffering -Issues relating to buffering and what would be appropriate would be reviewed as part of the detailed site plan review if the application proceeded. In reviewing the map provided by MiIlsPlan as part of the June 25, 1999 letter it would appear that the subject (ands are not completely buffered from adjacent agricultural uses to the north, east or north-west. • Process -There is strong concern raised that there has been misinformation and misunderstandings made on the part of the Township. If the applicant's feel that this is the case these should have been indicated in writing and corrected in writing to ensure that the Committee had the most accurate information. There has been no indication by the Township that the applicant's cannot on their own make a full application as opposed to apre-consultation application; the Committee has not indicated that they would refuse to receive this. To date the Committee has not been satisfied that there is a question about the appropriateness of the Agricultural designation on the south-west corner of the Township. As indicated previously if this issue cannot be resolved then additional information which may support other issues (ie. marketing, traffic environmental etc.) would not overcome the Agricultural issue and the Committee would still not be in a position to support the application. 8 s~> • ~I <_ oo.Mf3 5 ~:~6tij -1RE.~9 • Mi1lsPlan Consulting Services Box 207, 22 Church Street S_, ALLISTON, Ontario, L9R 1V5 (705j 435-6267 Fag: 435-1037 ~,~T '~.• ,_ ~{ _ - ~y;L I°' ;i r- ~_, Cry;:, t,~`° Township of Oro-Me donte •,ir \~ P. O. Bog 100 •~.'. .~_~,.,;~,~~`2 ORO STATION, Ontario ' 00 BZ~ ~° LOL 2X0 Attention: Andrea Leigh, Township Planner June 25, 1999 -ear Andrea: Subject: Hanninen/Dodson Golf Conrse Proposal Thank you for arranging for and taking the time to meet with us • about the above noted proposal on Tuesday. As promised, I am forwarding a page-sized map of the revised area which we feel warrants a "Rural" designation in the Township's Official Plan. Note that it does not include either the industrial or the commercial lands on Highway #11, although it abuts them. The single field area at the south-west corner of the first line and Highway #11 has been dashed in on this plan becausenceud d,nas sure whether the Township would rather have this area a "pocket" of agriculture within a "Rural" area, or excluded, and maintained as a part of a larger, contiguous area to the north of the Highway which is designated "Agriculture", notwithstanding that it is physically separated by the highway and, to some extent, by the commercial uses along the highway as well. A potential benefit of including it would be that it would be much easier to justify the re--designation of this area in the future, to either "Industrial" or "Highway Commercial", as a logical ~xoansion of either of these existing non-agricultural land use designations. I think it would be reasonable to include the small field at the south-east corner of the intersection of Gore Road and County Road wo3 as a _~.ockat within the larger "Rural" area, because there is really no large agricultural continuum across the road to zhe west • ana south of_Hiahways #400111 to which it would be a logical ;; °'.' .._._„ :...~.. y..__ coarse. • You will note that the area we have identified does not include any of the owners' lands within 300 m• oofttheblandsoeast ofsthef their property, nor does it include any e, as unopened road allowance ~tween Concession 2 and the 2nd Rang suggested by Dale Toombs. The resulting non-farm area, excluding the industrial and coumercial areas, is approximately 275 ha. in size. If the Township wishes to exclude the fthedtotaltnonsfarm area isrner of the First Line and Highway #11, approximately 250 ha. in size. I confirm that this non-farm area does not contain any important wetlands or other al~oyrhathere ishone "Environmental Protection Qne" designation, g •'si nificant vegetation" and which Two" area which is identified a ourgclients. This area can and is, for the most part, owned by should be considered to be part of the area which 1s non-farm in nature, notwithstanding that it is also in another designation in your Official Plan. I trust that this 1s appropriate, and remain. Yours very truly ~ ~ ~~ Ron Mills, Mi1lsPlan c.c. Don Hanninen/Bruce Dodson ., ~ ,- ____ -~ ~ r~~ _ , ~~ ~ .• . s ~~ v, _ ~~_ . ~, _ e o .: ~~~ ,_ _ ~~ ~ ,~.--'t -f i ~.J ;' `,~ ~~ ~~ ~ _ ~ £ . = r ~ ~ _ ~~ ski i C} ~_ _ * ~-$ ~; ~ ~ ~~ ~ ~ ` _.. VV - ~ 'V `, t ~ ~ ~ ~~ mil'. ^~= C \ y 4 ~ r, ~~ ~~ ~. l ~ 1 V ~ ~ /~ ice- /-.~ ~ i~ ~ ~ - ~i~ ~, %~ .~ l~ ,; ~ ~ ~ ~ir i c ~ `'; 1, ~ ~ ~~~ ~ ~ ~ i3 ,- _ r °e ~- ~ ~~ ~:_ ` . ~ .~ . ,ff "~ -~ ~, -~ ... , , , f J t\ >."-. • PLANNING ADVISORY COMMITTEE July 9, 1999 Gold Mountain Springs, P-93/99 Pt of Lot 3, Concession 10 (Oro) Proposal The subject property is located in Concession 10, Pt of Lot 3 and has access to Line 9 North. The property is a total of 100 acres in size. The applicant's have applied for Official Plan and Zoning By-law Amendments to permit a spring water bottling plant, warehouse, offices, and bulk spring water filling station. Official Plan Currently -Agricultural, Environmental Protection Two Overlay, and Groundwater Recharge Area Proposed -Industrial, Environmental Protection Two Overlay, and Groundwater Recharge Area • Zoning_By-law Currently -Agricultural/Rural (A/RU) Zone Proposed -Economic Development Exception (ED') Zone Department Nead Comments Roads Superintendent -will road improvements and upgrades be addressed in the site plan? Fire Chief - no objections to this application Clerk - no concerns, process for monitoring would be implemented with the amendment, the municipality will have an opportunity to address road concerns as well Chief Building Official -engineered drawings required once rezoning completed Plannino Department Comments In reviewing this application it is necessary to assess Section F2.3.2 and J3 of • the Official Plan. Copies of both are attached for the Committee's reference. 1 • Section F2.3.2 specifically relates to water bottling plants and requires that several matters be addressed as part of an application for Redesignation. These matters include: 1. the effects of the extraction on the quantity and quality of water in adjacent wells; 2. the long term impact of the extraction on the groundwater recharge function and associated ecological systems; and 3. the impact of increased traffic generated by the water bottling plant on the roads in the area. These issues should be addressed and reviewed prior to a public meeting on this application. Other issues relating to site plan agreements and long term monitoring are also required to be addressed during the processing on the application. In discussions with the applicant's consultant, a letter will be forwarded for the Committee's review to confirm all the studies to be completed as part of the application. . Recommendation It is recommended that the studies required in accordance with the Official Plan be received and review by Planning Advisory Committee prior to a recommendation relating to a Public Meeting. 2 ~- _ ORO 1®4't1'B I*Y ., ~ ~-o J/S9 /99 Y0.11 lO: bT F62 11T O1J7 ' - .. i ow+uMip ojO~v-Medontt PO Boc IOD. Oro. Ontario. LOL LYD p~~rasotsf AnniiCBt~OD. J,.pplleaslon Na. Y- ~ ~ f a • (/~ Applicalioam amend the Offidal PLm of the Tawastsip heatiwm amend the Cotaperhenave T,ormmY HY-1sw (.~ APP ~~ ppptiesaoamcoasida aDraii Pisa otSzsbdivieioa [ 1 O1he. Please v~ecttY YWe be:sbY epPH. a aho•e, to the C'orParsaa of the Towash3F of Uro-AfeA'^*' 1t 8 a~Y ~~ Wat ~ aYP~ is robed otdT ro 0m ]sada u brseasaSlas dumbod, and is ra.de p~asaor m the ptoviskas of Toe Pkwka A~ R,SA.1940. AD cosy associaredxlflt the rglicadw shah be paid u 9er ttr Tariff ofFss By-krfrr4~b a0 wm assocmadrstith as aFPcai of the appltiCadoa m the f0aario M>Cdaip;d 8osarl Mcadw and ¢orsalag leca is the amowr of SL,SpDQ tvr m a-neoimmt m i6e Offidai Ifare inclose hess*ids WP ridt the Tariff of Fen BT•Iav+} Plea (51200.00 is a selwdsbk deposit ]nato>rt'+aoe ~. I/We eaelae hae*'ith app ftrs is rite nma~at of e0 fot m amcadsrmt ro the ~*ow ~ ~90~~ xnh tht Ta3S'ofFw BT-kx•). K y®b HT.lar {51200.00 6 a trftmdabk deposit is ecs¢dms INTe mclma 6asxtith w9yQ0P° and Ps' fees false aTSxemr o[ ~D4(SOO loo or IeoY. b 7,ySOdO {101 to 199IDa); of SS500.00 u a refisdable d~osit ° armedaffs r~ ~ (20p lon m mots) fos a daE P1m of duhdivisiw Te$MFmBPks'} ~,,~..1, Y aF S]ncc~ DATID wTpTFlE /'T7Y OF ~ARR1t~IIi TSL Zgyq (J ~~ DAY OF 7l~~---- 199 9 • digsueae ofApplirmrorAsstborias~d Abp SiBOwae ofCa~ tfo tr w•imaaed by a t:oaesas+wn) To i+e ammns~gxt of ^+a i. -"~ s or Aerl,e ' hi• .e~0rint ac twel L_ ;^-~.~91~1SoRINGS 1NC. t. NBme of Applicant FuIIMaifiaSAddtsJJ [Ill l3ELLFFlRfn Rd. UV+T #~~ ~A2^ - n~'_A R1 O Lyr15~_ TelephaneNtaaber ~705~ '77I - O52S 7. NameotApplicaa['SAgeat Go~~ ma ~ J-ain; S~21vG5 LNe"- mo ~~~i=aRm R~ j v,~ • ~ r;<s FuIl Mn'lin6 Additsa R~a2iE arJ r~Rio ~~m S"6 ~ Talephoae Ntamba x'765 ~ `7 21 - US L S - .ftf m*raPo"d°'a° and mmmtrntc'aTfaa+ ssaII be dtxatd 1b TheAppfleanr's :~:~ t'~~"`±,, NOTE, ealas otltan'Lm rP°dfub , ~1`L. y ~--'^' ; ` ~~~.- 1 ~.. • _ 487 0133 P.02 03-29-1999 09~57RM ~. ---- -- ORO YFSJ0.`7I8 I*P 003 ., . ol/SY/99 Y6\ 10:60 FAZ /!1 0177 . _ ~ r TownsR+P oJOraMedante, PD Boz IOQ. Oro. Onrm'lo. LOL 1XD Develo°mgIlt~& cati°n • Ayplintioe Ne. P- 3. Full Icgal doecriptioa of the pmPertY which is the subject of this Applicatiaa i»clud'mg the namo of the foam MtttriciPaliry is which tt u located, e.g. Lot I, Cotrssston 1, Township of Oriilia, and, if , the rata of the toad mvcai by ~ P~P°xd ame7dmeat. (~ ()r (}pp~ % 7aiJ Hl~ Or Cln~ •!r7rDA'~1 - :_ `~ ~ .r~~~ ~. ntnet.++i+,t nr type) • • _.-~~ _ ~ a, l.i Areyoaibeteg''taedowner~mnwbjealaadsT . 12 Do Yao ct oa b~talf of the rega.>~ d owaa' 2.1 Do You have sa option to purchase dte snbjcet laadsl • 21 If z, what it the expiry date of the Optioa7 23 Hm Yoa as offer to Purnhau or Agrecmmi of Sa portion thaeofwith the Registered Ownex? Yes / ?;o_,. Yd / No_ Yes~_No / ~----- e is respas of the subject toads, or any Yes_ Noy/ 2.4 What is the expiry date of my Offe: or p,greaneat mentioned in 4.i7T r+l 14 2S Ts the above mtcd Option. Offs or A~eemmt ecadi6oaal oa the success or failttte of this Yes,_:`Io__ Applieation7 5. presort Official P1m desigtuuon(s) ~~ O ~ ~- ~ ~ ~ y 2 ~ L - nn.t 6. Prescai Zone et:utsifieatSoa(a) 7. presmtUuofsubjectlands Qtr~lt SPRiVC t.;Ai ER /"/'-~-~„'G SI..vT/orJ g, Pmposedweofsubjedbmds Sr'C /-~TT/iCHKD r ¢ T ~ I ~1 l- 9. Official Plat desi®satiaa rsqutred .~ 10. Zone C1azsi5eatioa required ~ ~ t i. Applieam's:usoa, tagtaaeat and/or justification for requiring the ptaposed Amendment(s) (attach a snpplemema:y schedule ifnxasazy). Jac ~ v4 ro ALLGw O FtCFS PQa.ESSrVG 4r.;~ ~pirL/titj ~ Sp~iti6 u%r~ ~ ER PR~~'ct5 r~Adc.tet:~ b~; ~'~ ~ PO55 r RLr- ~L.Ow mOCJ?fJ(r ~ ~ r OL A5 i-ie' Bo ; r Lc$ YOR -- +R -iL r r}tJ NOrJ'S ILLS /JCRL JC? S YUQ - __ .. n...,. is C2r Aic /-r TAx ~B~Sc AnJ~ S(~'iJOFF.$ W ~Ti/rte Ti>c Ira JSN/P /~~P THi RFnJcr`/r )fir- I'4~ ~gyt2S i 1,rNry ir~1c ia~,.~rJSHIP Or QPO-r'~r"i~'n)~c iC, A~.i_ot.J O,,tR ~'dr»OAnIY in VRO(.~l lA,~i-rirN THE 80ir~ED it)AiER 03-29-1959 09t58HM ~~15in1r=S5 liO r /~J t~O~t s i 7 9LCY A~J>L 1`hi tRN.'11iCVL'A~Y. ___§._ - -. oato nxaxiE rrtr 000+ oa~:ai99 YQ•t to:sa ru tar out - .. Township ojOro-Medontt PO Bas 100. Oro, Ontmao. LOL IXD Devetonm~Il~11GP~-g • ~ Applics~m tio. P- 12. Supplemmta:y and auPP°ttmg mo~~ m be sohmi¢ed by the Appliemt: 1. AIl information u requimd uada me Towaship of Oto•Mcdonte Ikvdopmcat Goidditus. 2. SmveY or sYetch ptepatsd ~' an pntario Isad Siaveyor showing: ~/ Appg~fslgwaets mtai hoidiags oflaad is tho subjex amn. _ [,~ land which is m be svbjat of me tequcsted Amendmeat clearly indicated metma (ia me tau of as amendment, pirate providt tm (10) 11" X 17" copies of me cite plan or hoandarysnrvey} (~ The Iotadoa size and use of all existia8 buildings or stattnrts on the subject Lmds sad on itaattdiatety adjaceat properties. All topographical featntw shall ako be sl7ox'n. (?~ The 3oradoa, width and aamn of all road allowance, rightscf-xayc, streets or highways within or abtmiag the pmpetry, iadicatiag wheaher mry are public travellei roads, gtivate roads, yjgltts.of-say or unapeaed rood allow. 13. Nhai other Pmviaeial Mimstrias or other A.geacies or individuals have bxa consulted wim prior m me c.tbmissioa of this Agplicaioa? (cg'.,fiaisay of Municipal Affairs, School Boa'ds, Discid HeahhUait, Couary Ya6m~+ ~•) !n.l:. r' . ~r`F P2,o2 ~A. L1C?T,on~ Arn~~I~ED SC)~~R` 1=oo-%~Gl= ,- - /~ O,- R~ ~,~tiJG A/1')FN~rD i-.17 ~, Rt:')t_ ~iCiii_ laGr_ • 14. Ea me anbject lead or arty land wither 120m (4D0 S) of the aabjwc ]t.~i me subjtct of momc~ S)CYClapmgt p~gcarlon made by the applicam for appmvai of a¢ Qfficial Plffi amcadment, a Zoning Bylav ammdmas4 a Ylaa of Subdivisio0. a I~6mor Variance, a Coaseat, or a Site P3ffit7 Yea_No / if yes, please crate which type of application. ifkstown, the application aumbc, and dacrsbe dto 7sads which an mbjett m this appHcadoa ,VOTE; ~ fatly eo ceded app/ftddmtr acoonsparsied by the necessary ~PP'o+t+^b' ma~IIfr protect Ihr pmond 6sjornsdon on daft jotm is iletsag eetlcrtd ptrrsvmir m tlu Pf ~~ f p Su have any 11'.13 ned w!Q Dt used N rela8on to tht processing oJ+~c DevtloPosa ~fPP gasssionr, plrare ask at she Oro-hfedonre lorvtuktp Office • 48? 0133 P.04 03-2°-`1 °Q9 0°p58HM ~ SCHEDULE OF PROPOSED USE OF SUBJECT LANDS: (A) Bulk Spring Water Filling Station (B) Warehouse (C) Offices (D) Spring Water Bottling Plant (E) Blow Molding P.E.T. Plastic Bottles For Spring Water Bottling Plant ------...._..__._ .._..-..- •---..-~ORO ADO\TE TSfP 1005 '-.pti^.. ,g SSOV 10:59 FA3 387 O1J3 c) the affect of the profoscd use on adjacent high rzpaciry `yells; and, d) the degrec to which the objectives of Section F2.1 are met :t the amendment is approved. The municipality shall consult with the appropriate agancies befora making a decision on such an application. x,3,2 Water bottling plants p water bottling plant is Wnsidesad to be an industrial use and is only permitted in the Industrial designation Iviatten to be considered by the appropriate agencies andlor Council, as squired, where an application to amend the Official Pian is submitted include: a) the effecu of the proposed extraction of water on the qusanty and quality of water in adjacent walls; b) the long-term impact of the proposed extraction on the gtoundwatEt rechaige ftmcrion and associared ecological systems; and, • c). the impact of the increased traffic generated by the water bottling plant on the mad network in the area If a water bottling plant is approval, the owner shall be required to eater into a Sita Plan Agreement andJor Development Agreement that spcci5es, in addition to all other mattes normally dealt with in a Site Plan or Development Agt+earnmt, than. tha owner will bo responsible for the establ~~~~ operation, in consultation with the Township and the iVLinistry and Energy, of a lang•tczm monitoring ptot~atn. 'fhe purpose of such a long term monitoring gmgtam would be to assess tha long term impacts of the water taking on the recharge Rmction and to datermine whether the objectives contained in Section F and location ofthe The monitoring program shall inciuda details of the Mature proposed monitoring wells and of the nattm and frsqu~cY of the monitoring. The monitoring program shall also spatfy that the appmpriata measurctn would be taken is the monitoring wells bcforo tha water-taking cotnmcncai and at regular intervals subsequent to the cornmencemtm of the water-taking. The Township shall consult with the appropriate agettcies prior to the consideration of the monitoring prog~ 107 ORO-*,SEDONTS OFFICIAL-PLAN -FINAL • Adopted by Council. February 5,1?97 P, LS H3-29-1 Q°9 09~59~'t a87 0133 -" ~_-~~- ORO SIDO\TE TffP X008 C?/[9/99 SOY 11:00 F.~3 d87 0133 L_J SEt:TIOPl J3 - r1MENDMEI~TS TO THE PLAIT It is the intent of this Plan to serve ss she basis for all load use decisions in the Township for the next 20 years. It is not the intent of this Plan to be utilized as a development control document. As a result, this Plan identifies enough land ~ the limits ofuthe eosnmesciat and industrial uses to last tmzil the year 2016. Sisnilarly> lands which are identified as agricultural or rural will not change- It is therefore a policy of this Piaa that this Play shoes or aibtemadvoolY~tssue's havee policies of this Plan have barn found not to add~~s that must be addressed in a been raised with respect to site specific pro comprehensive manner. For this reason, the Township will not considerthis Place. wt•~ t~assoctated sP unless they am speaScally anticipated by the Ministry of amendments for a period of at least five years after its approval by Ivlutricipal Affairs sad Housing. Following that five year gcriad, the Township will review applications for Amendments in the context of the Plea as a whole cad consider whether or not such Amendments should be dealt wish is the cotuse of an Of"nciai Plan Review. • Council may eliminate notice to the public and s Public meeting for a minor Official Plan Amendment which does the following: . Changes the numbers of sections or the order of sections in the Plan, but does not add or delete sections; Consolidates previously .approved Ofiioili ies tJr maps n~rnts in a new document without altering any ttopmvcd po Coaects grammatical or typographical errors in the Place which do not affect the intent of affect rho policies or maps: Rewords policies or re-illustrates mapping to clarify the intent and purpose of • the Plan ar make it easier to understand without affecting the intent or purpose of the policies or maps; and. Traasiates measuretaenta to different units of measure or changes reference to • legislation or changes to iegisiarion where the legislation has changed In all other instances, notification io the residents of the Township of public mGtings held by Council shall be Ewen is accordance with the procedures of The PIatttting Acs. 141 . ORO-M>:~ONTH OFFICIAL FLAN 14FIIdA~ Ado ed b Council February 'd3-2g-?goo ? 0:00f-k'1 Gg7 'a 133 P.06 aoa-~ ------ ~ 004-10700 CO!Y 1 X O:~ "d II X LOT 2 ~OT'2 004-~ ooa-oaooo ooa-io7o~ -- _.__. -'"_ 004 CON h____._____- - ~ T ~ 004-70702 i- _ ~ 004 I i • 004-04700 004-10800 CON I X I I __T~ CG/ /~ X 004-03900 ` r-- 4 - 004-0480 __ _._ _. / ~ .~ .;%"~~~ 004-09900 004-G3700 004-03800 004 ~- 804-G34G0 004- c _ ~ o =- O > 004-C3600 ~ ~ 004-09700 o a n_ ~;`/ - • ? D ~ Z ~ Z ~ D C :r ~ r m O Rl O w ', w ~ r I ~ x ~ ~ _ m v i U m ~~ 0 0 ~ ~ ~ ~ O cn Z~~Z--~ ~O ~InD ~OZN~ ~ N O v)OSZr ~~'9~O p m 0 ~ W m O '•t O Z O m p ._.