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06 20 2000 PAC Agenda• TOWNSHIP OF ORO- MEDONTE PLANNING ADVISORY COMMITTEE AGENDA TUESDAY JUNE 20, 2000 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 31, 2000. 4. Correspondence and Communication None 5. Deputations . 7:30 p.m. Peter and Margaret Kells P- 103/00 Concession 10, East Part of Lot 9 (Medonte) Proposed Zoning By -law Amendment 8:00 P.M. Maurice Truax P- 102/00 Concession 10, Part of West Half Lot 7 (Oro) Proposed Official Plan Amendment & Zoning By -law Amendment 8:30 p.m. Robert Spears P -98/99 Concession 13, Part of Lot 2 (Oro) Proposed Official Plan Amendment & Zoning By -law Amendment 6. Other Business Oro - Medonte Golf Ltd. — Status Update by Applicant's Consultant 7. Adjournment TOWNSHIP OF ORO- MEDONTE • PLANNING ADVISORY COMMITTEE MINUTES MAY 31, 2000 PRESENT: Sue Grant, Peter Wigham, Paul Marshall, Garry Fell, Councillor Ruth Fountain, Deputy Mayor Don Bell, and Mayor Ian Beard 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 Garry Fell, seconded by Susan Grant That the minutes of the meeting of the Township of Oro - Medonte Planning Advisory Committee held on May 10, 2000 be adopted as printed and circulated. Carried. 4. Correspondence and Communication None Received. 5. Deputations 7:00 p.m. Horseshoe Resort Corporation P- 100/00 Concession 4, Part of Lot 4 (Oro) Proposed Rezoning & Comprehensive Development Plan In Attendance: Kris Menzies, Martin Kimble Ms. Leigh reviewed the additional information received from the consultants and indicated that the hydrogeological review was now completed to the satisfaction of the Township Environmental consultant, Azimuth. She reviewed the additional letters received from R.G. Robinson in regards to the servicing and stormwater components as well as the draft plan review comments received to date. One of • the main comments received from Al Lees related to the number of cul -de -sacs proposed within the community and the committee reviewed a potential revised plan. Discussion also occurred with respect to the connection of Nordic Trail to the proposed subdivision and this being required by the Township Engineer and Fire Chief. Discussion occurred regarding the servicing of the proposed adult lifestyle community in relation to the letter received from Al Lees, Township Engineering Consultant. As the proposed plan of subdivision will be serviced with the water system and SBR treatment plant the services would be required to be owned by the Municipality, this was confirmed by the Ministry of the Environment. It was suggested that this item should be discussed with Council and the applicant at a Committee of the Whole meeting in the near future. Moved by Garry Fell, seconded by Susan Grant "it is recommended that Development Application P- 100/00, a proposed Zoning By -law Amendment, Comprehensive Development Plan and Draft Plan of Subdivision, proceed to a Public Meeting in accordance with the Official Plan and Planning Act. And further, that the Township and the • applicant discuss further the amendments to the draft plan as recommended by the Township Engineering Consultant." ...Carried. 7:30 p.m. Shanty Bay Woodlands Ltd. P- 101/00 Concession 2, Part of Lots 1 and 2 (Oro) Proposed Rezoning (Condition of Consent) In Attendance: Dana Anderson Ms. Leigh reviewed the application with the Committee explaining briefly the background of the application before the Committee of Adjustment and the proposed rezoning for an amendment to an existing site specific rezoning. The original rezoning recognized the lot frontage and lot areas of the two lots created by consent in 1999. This new amendment would recognize the additional lot. Ms. Anderson reviewed the background of the property with the Committee and explained the history of ownership, buildings, and development proposals previously before the Committee. She explained the current application with respect to the new lot location and its size and frontage in comparison to • surrounding lots. Discussion occurred regarding the location of the creek between the two lots and the maintenance and preservation of this environmental feature. Moved by Councillor Ruth Fountain, seconded by Paul Marshall "It is recommended that Development Application P- 101/00, a proposed Zoning By -law Amendment, proceed to a Public Meeting in accordance with the Planning Act." ..Carried. 6. Other Business 7. Adjournment Moved by Garry Fell • That this meeting now adjourn at 8:30 p.m. Carried. Peter Wigham, Chairman 0 Andria Leigh, Planner 0615/00 11:46 E 1 705 734 3585 MILLSPLRN P.03 i i • : R111sP1an conaxat¢nq Services Box 207, 22 Church Streat S. ALLISTOF, Ontario L9R XV5 (705) 935 -6267 Fax: 435 -1037 J 4 1 2000 " f s , N ! 9 To: Vicky Robertson, Clerk Township of Oro- Medonte Subject; xv Pt P_qm l This is further to Several communications with Andria leligh and, other Township staff regarding the process and timing ofJCh further consideration of the above noted proposal. I undrs and a letter outlining the process is being forwarded to me, b,t I have not yet received it, I confirm that we are scheduled to appear as a deputat;o before Planning Committee on June 20th. My report relating to i s s and concerns raised at the public meeting has been forwarded'to Andria already. • It is my understanding that Andria is also preparing a confidential report regarding the background relating to'th "Shoreline" designation on this property (le. the informrtti (n + which we had earlier requested that the Township obtain frod your planning consultants, to no avail). I confirm that we wish to attend as a deputation at the 0ony,ittee of the Whole meeting on June 28th and subsequently the CpDun it meeting on July 5th. Our hope and intention is that the (dec Sion on the Official Plan amendment can be made by Council 4t t t time, as it then must be circulated, reviewed again, aAdsap roved by the County as well. An application for site plan approval along with an en i'ee 's report and a detailed site development plan have been i 1 ted. I have asked Keith Matheson to keep me up-to -date on any c nts and concerns received during the review process and to ativi a nos as to when we may appear before the Site Plan Review Cgm�jlt ee. This should not further delay the processing of the Amen a t. I trust that this is appropriate and I look forward to'm�egt ng with you, the Committees and Council at these times, Regard q Ron Mills, MillsPlan c.c. R. and Spg ark Andria ugh a • 11i11splan Consulting Services Box 207, 22 Church Street S. ALLISTON, Ontario L9R I95 (706) 435-6267 Fax: 435-1037 June 7, 2000 To: Mayor and Council, Township of Oro-Iledonte Subject: Suiumary of/Response to Concerns Raised (Sptarsl As promised, I have prepared a summary of the major comments and concerns expressed at the public meeting for the Spears Official Plan and Zoning By-law amendments. It has taken us some time to respond because we thought it appropriate to have a report and a site development plan prepared by a firm of qualified engineers, to address the more technical aspects of the proposal. The engineer's report and site plan, which are intended to accompany this report, are to be delivered to you under separate cover on June 8, 2000, directly from the offices of C. C. Tatham and Associates, consulting engineers of Orillia. The following is a summary of the concerns and our response and recommendations. Official Plan There were a number of objections raised by neighbouring landowners to "an amendment to the official Plan which would allow further residential development at this location". Clearly, this is not the purpose of the proposed amendment to the official Plan. Conversely, the amendment will remove the existing "Shoreline" designation from the bulk of the lands, and in so doing, it will have the effect of reducing the existing development potential of these lands from approximately 12 lots, down to five lots. This amendment is being requested strictly to satisfy a condition of approval of the first three severances. These severances were approved by the Township, and the decisions to approve them were not appealed by any of the approval authorities or the landowners of this area. • The additional provisions in the proposed amendment relating to requirements for frontage onfaccess to the lake and regarding the • necessity of a plan of subdivision are not essential to achieve general conformity with the official Plan, with respect to either the original proposal for the creation of three lots, nor for the current proposal for the creation of the two additional lots. These provisions were being proposed by the proponents for clarification only. We felt that, becausewe were being required to go through the process of having to amend the official Plan anyway, we wanted there to be no doubt, when the Committee of Adjustment deals with our two subsequent consent applications, that the two additional lots need not have frontage on /access to the lake and that a plan of subdivision is not necessary. By including provisions in the proposed amendment to this effect, there would then be no question of interpretation or conformity with the Plan. In this way, we can also be assured that we will only have to endure this process once, and it will enable us to consolidate all of the related matters into a single Ontario Tfunicipal Board hearing, should that still be necessary. The approach we are taking here is entirely consistent with that taken by the Township on at least two other occasions where more than three lots were allowed to be created by consent without an amendment to the Official Plan waiving the requirement of a plan of subdivision. • The Planning Act is quite clear - a plan of subdivision is only to be required when it is deemed necessary. If it is not necessary, the consent process is appropriate and the approval authority, in this case, the Township, has all the same powers to regulate and control the development as are available to it under the plan of subdivision process. As for the frontage on /access to the lake requirement, these lands were designated "Shoreline" despite there not being any direct shoreline frontage available. This does not then preclude the development of these lands, as this particular police cannot reasonably be applied or met. No official Plan amendment would have been necessary to address this requirement., in this instance. I believe that the Township may have obtained advise from the planning consultants who authored the Official Plan to this effect. It would be very helpful if this information could be made available to both the proponents and the neighbours. This amendment will remove existing development opportunities - it will not grant any additional or new development opportunities which are not already available to the owners. One would think that such an amendment, to eliminate the possibility of more lots being created to the west of the Spears' entrance driveway, would • be whole- heartedly endorsed, in light of the concerns raised over development in this area. • Drainage and Stormwater Nanagement It is acknowledged that there are some pre-existing drainage problems in this area. This development will not result in the current situation being made significantly worse. It is not the responsibility of the proponents to rectify the current problems. However, there are alternatives available to address the current situation. which involve improvements within the road allowance of Greenwood Avenue and to the outlets. The Township has scheduled certain improvements to Greenwood Avenue in this area, including replacement of existing culverts and ditching which will serve to reduce to some extent the existing problems. Although it is acknowledged that Development Charges from this development cannot be specifically directed to this project, additional funds will be made available as a result of this development for capital works required in the Township, which may also accelerate the timing of the required work on Greenwood Avenue, If necessary, the development of the two additional lots could be tied to the improvements required to be made to Greenwood Avenue in this area, by means of a "Holding" provision in the zoning by- law as it relates to these two lots. • Erosion and Sedimentation Measures which would normally be required as a condition of site plan approval to control erosion and sedimentation should be employed to prevent problems from occuring during the construction phase of the development of the lots, and until vegetation cover has been re-established, as a condition of building permit approval and occupancy of each dwelling. Tree removal It is true that trees will be removed, both from within the road allowance and from the building and septic envelopes on the, proposed lots, to accommodate the development. The removal of trees from within the road allowance, which would have the greatest impact relative to the neighbouring properties on the opposite side of Greenwood Avenue, will only be necessary to the extent that improvements to the drainage system (ditches) on the west side of Greenwood Avenue are required. Since this York will be done by the Township at some point in the near future anyway, the necessity for the cutting of trees within the road allowance cannot be tied to the development of the subject lands. This area. has not been identified as being environmentally significant and no environmental issues or concerns., other that the physical removal of the trees, have been identified. The removal of the trees from the building and septic envelopes and from area required for the driveways, will therefore result in a change in appearance from a natural forest to a country residential setting, admittedly different from what exists, but nevertheless compatible and appropriate for the area. Impact on water Supply Water Quality, The septic systems on each of the proposed lots will be fully raised sand filter beds, as described in more detail in the Engineer's report. Such engineered, fully raised systems will function effectively and reliably at treating septic wastes. There is no reason to expect or suggest that properly designed and installed systems will result in the contamination of local surface or groundwater resources. The septic systems must be designed to meet all of the requirements of the Ontario Building Code and will be installed in accordance with all relevant standards and requirements. Distance separation requirements from watercourses and from neighbouring wells can and will be met. • Quantity -Water The owners have recently drilled a well on their property, with the result being a large capacity well with good quality water. It is suggested that the site plan agreement between the owners and the Township require that the wells on each of the proposed lots be drilled wells. Judging by the experience of the owners with their own well, the acquifer in this area is capable of yielding considerably more water then is required to supply the proposed five new homes. Traffic and Noise A typical, permanent residential dwelling unit, on average, results in approximately eight vehicle movements per day. This development would therefore generate some additional 40 vehicle movements per day, on average. The road is certainly capable of accommodating the current traffic, and although some of the neighbouring landowners would wish it to be further improved, the addition of 40 vehicle movements per day does not warrant any improvements or increase the requirement for maintenance. The proposed entrances will all be good safe entrances which meet the design requirements of the Township. • The Township has plans to resurface this road in the very near future, in any event, which should help to address the existing concerns with the road. I E Size of lots The lots exceed the requirements for the "Shoreline Residential" zone. The engineer's report and plans clearly demonstarte that the lots are sufficianly sized to accommodate their reasonable development. The lots are considerably larger than most of the existing lots in this area. Compatibility y of Development The development on the proposed lots will be single family homes with individual services, which will be entirely consitent and compatible with the existing development in this area. Lake Access There are two public access points nearby which are available to the residents of these proposed lot to safely and legally access Bass Lake. I trust that this is appropriate and I look forward to meeting with you and the Committee of the Whole next week. • Rega3As Ron Ifills, IfillsPlan c.c. R. and T. Spears • Milisplan Consulting Servic*s;' Box 207, 22 Church StreeVFeS. ALLISTON, Ontario L9R ]Y5 (705) 435 -6267 Fax: 435 -103 June 7, 2000 To: Andria Leigh, Planner Township of Oro - Medonte Subject: Oro- Medonte Golf Ltd. This is intended to provide you with an up -date on the above noted and to ask you to arrange with the Clerk a time for Council's further consideration of the Official Plan amendment. 1. OMAFRA Comments As you know, detailed comments were to be provided from the County • of Simcoe Planning Department following a meeting with OMAFRA. I am pleased to report that this meeting has now been held and that the results have been very positive. Mr. Ray Valaitis of OMAFRA's Brighton office toured the area on May 27th. He is of the opinion that the site and surrounding area is predominately a rural area with some pockets of agricultural lands. He is going to provide the County with a letter to this effect and include a map showing the area which he feels is predominently rural in character. He is suggesting that the lands should be placed into a "Rural" designation, notwithstanding that the surrounding lands are not now designated "Rural" at this time. Only the site itself need be re- designated at this time. The Township can decide whether it wants to expand the designation to include the surrounding area when the five year review of the Official Plan is done. His view is that our designation need not be tied to the re- designation of the rest of the rural area. I believe that a "Rural" designation on the subject lands will also bring this proposal into conformity with the County Official Plan. Obviously, you will want to see Mr. Valaitis' letter and obtain a further response from the County confirming the above. I will • ensure that you receive this additional information in the very near future. • 2. NVCA Comments A meeting was held on June 2nd with representatives of the NVCA and County on -site. There were discussions about some of the design details, but the overall concept of development did not seem to be a problem. These details can be dealt with through the zoning and site planning and design processes. 3. Road Concerns I have learned that Council would like some further discussion between the parties regarding the owners' responsibilities for maintenance and /or improvements to the access roads. I would be pleased to arrange a meeting with appropriate Township Officials and your engineers, and the owners and their engineers to resolve this particular issue. Please let me know how I can be of assistance in this regard. 4. Further_ Consideration and Timm • It is our hope that Council can deal with the 0. P. amendment before their summer break, as this matter has already been under consideration for well over a year. Please consider this as my request to appear before Committee of the Whole to report back on the progress we have made on these matters, so that the O. P. amendment, along with your further report on same, can be submitted to Council for their further consideration and a decision. Perhaps if we set a timeframe, it will provide a target date for the receipt of comments from OMAFRA, the County and the NVCA. I trust that this is appropriate and remain. Regard Ron Mills, MillsPlan • c.c. Owners NVCA County of Simcoe C. C. Tatham C.C. TATHAM & ASSOCIATES LTD. CONSOLTINu et1SINEERS - SITE PLANNERS - LANDSCAPE ARCHITECTS Collingwood Orillia Bracebridge June 6, 2000 50 Andrew Street South, Unit 202 Orillia, Ontario L3V 7T5 Tel: (705) 325 -1753 Fax: (705) 325-7420 E Mail: cctatham@bconnex.net Web: www.cctatham.com File No. 300123 Township of Oro - Medonte P.O. Box 100 Oro, Ontario LOL 2X0 t t, Attention: Andria Leigh, Planner �u ` Dear Sir: Re: Mr. & Mrs. Spears 5 Lot Development Township of Oro - Medonte We are pleased to present our findings regarding the Spears' proposal to create 5 development • lots from a 1.04 ha parcel of their land fronting on Greenwood Avenue along the west shore of Bass Lake. The key plan (overleaf) shows the location of the proposed development. 0 Existing Conditions The majority of the site is covered in a dense medium growth mixed forest while a small section in the southwest corner is pasture. The land immediately to the west is farmland consisting of a mixture of forest and pasture. A pond located 25 m from the southwest corner of the property outlets to a swale which crosses through the property and drains to the roadside ditch on the west side of Greenwood Avenue. The ditch in front of the south portion of the property (Parts 1 and 2) drains to a 450 dia. CSP culvert crossing under Greenwood Avenue which outlets overland to Bass Lake. Within the north section of the property, a small swale starts at an intermittent spring which is approximately 30 in west of the property line and drains to a 300 mm dia_ CSP culvert crossing under the road. This culvert collects all flow from the ditch in front of the north half of the property. The ditches are currently overgrown and sedimentation has accumulated to the extent that the obvert of the 300 dia. culvert is below the current invert of the ditch. The location of the outlet of the pipe is unknown, however it is expected that the culvert drains directly to Bass Lake. Positive drainage occurs as free flow of water into the pipe has been observed. Professional Engineers "7 Onrario Authorized 4y the Association of Professional Engineers of Ontario to offer professional engineering services. • Proposed Conditions Each lot is to be sold to an individual purchaser, who will decide the type of development to occur on each lot. For the preliminary analysis, it was assumed that typical lot development would be a 3 bedroom 2000 ftz house with 2 bathrooms, an individual well for potable water supply, a septic system and driveway. The septic system was designed according to Part 8 of the Ontario Building Code (OBC). Based on the poor drainage characteristics of the native soil as indicated by the Simcoe County Soil maps the system is assumed to be a Class IV system constructed as a sand fill raised bed. Included in Appendix `A' is a typical tile bed design sheet which summarizes the design. A pump chamber will be required as a result of the site topography. The outlet Swale of the pond southwest of the property crosses Part 1 and 2 and will need to be filled for development to occur. The outlet will be relocated to the south of the development lots, constructed as a 0.5 m deep drainage swale with 3:1 side slopes. Typical house and sewage system locations are shown on Drawing LD -1. Hydrology The OTTHYMO computer model was used to model the pre and post - development hydrology of the subject property and surrounding area. Peak flows were calculated using the 5 year, 25 year and 100 year Chicago (4 hour) and SCS Type II (24 hour) design storm, generated using City of Orillia IDF data. It was found that SCS Type II storm produced the highest peak flow and run -off volume in all cases, hence only those results are presented herein. Hydrologic input data for the pre and post - development models are presented in Appendix 'B'. The 28.5 ha drainage area is shown on Drawing DP -1 (overleaf). The following table summarizes the pre and post - development peak flows. The OTTHYMO input data file and summary output files are presented in Appendix `C'. 0 Peaty Flow f = fs) Storm Event Pre- devela meat Post- develo meet % Increase 5 year 0.62 0.63 1.6% 25 year 1.13 1.14 0.9% 100 year 1.67 1.69 1.2% The OTTHYMO input data file and summary output files are presented in Appendix `C'. 0 • _ Hass ' LAKE PROPOSED LOTS At \\ A r z 4' 4\ ` N `V YoF N \ P ° • ° J 11 \% DRAINAGE AREA • , N �j t ._._. 28.5 ha. \\- Q� n \ • • tT1 Yt iY Mr. and Mrs. SPEARS C.C. TATHAM & ASSOCIATES LTD. 5 LOT DEVELOPMENT CONSULTING ENGiNEERS$ITE PLANNERS - LANDSCAPE ARCHITECTS DRAINAGE PLAN Collingwmd Orillia Bracebridge SCALE: 1:10000 1 DATE: JUNE 2000 1 300123 6P -1 • Conclusion The results of hydrologic analysis indicate that after full development of the proposed lots there will be minimal change to existing drainage patterns and an insignificant increase of peak stormwater runoff flows to downstream properties. Neighbouring residents have expressed concerns regarding inadequate drainage and intermittent flooding at the existing crossing culverts and in the ditches. These conditions will not be worsened by development of the subject property. The Township has indicated that regrading of ditches and some road reconstruction are included in the work program for the near future. It is recommended that the road crossing culverts be replaced at that time to properly handle existing peak stormwater runoff flows. We trust this information is sufficient for approval of the proposed site development. Please call if you have any questions. Yours truly, C.C. TATHAM & ASSOCIATES LTD. M.W.K. Vallins, B. T. Coll MV:kk co- -Mr. & Mrs. Spears cc - -Mr. R. Mills Appendix `A' Typical Tile Bed Design Sheet 6n1oo TOWNSHIP OF ORO- MEDONTE SPEARS - 5 LOT DEVELOPMENT TYPICAL TILE BED DESIGN • HOUSE DESCRIPTION Number of Bedrooms = 3 Finished Floor Area = 2000 sq. feet Finished Floor Area = 185.8 sq. metres FIXTURE COUNT fixture Fixture amount load total Bathroom Group 2 6 12 2 Piece Washroom 0 5.5 0 Laundry Tub 1 1.5 1.5 Washer 1 1.5 1.5 Kitchen Sink & Dishwasher 1 1.5 1.5 1rilrAtIIIIIIIII[-4 DESIGN FLOW • Base Design Flow = 1600 litres /day Luxury Home Surcharge (maximum of): by Fixture Units = 0 litres /day by Finished Floor Area = 0 litres /day Total Design Flow = 1600 litres /day Design T (Perc. Time) = 12 min /cm TREATMENT Length of Tile Required = QT /200 96 metres Base Area Required = Q16 (for fill based beds) = 266.7 square metres Septic Tank Volume = Q *2 = 3,200 litres (Minimum Capacity) - use 4,500 litre (1,000 gal.) septic tank Pump Chamber Volume = 75% of Tile Volume . 96 x 3.14 x (0.075A2/4) x 0.75 x 1000 318 litres - use 800 litre pump chamber CC Tatham & Associates ltd. - File No. 300123 Page t of 1 TILEDESN.xts Appendix `B' Hydrologic Input Parameters C C r 0 Appendix `C' OTTHYMO Input Data File and Summary Output File L-A 000 TTTTT TTTTT H H Y Y M M 000 I N T E R H Y M O O O T T H H Y Y MM MM O O * ** 1989b 0 O T T HHHHH Y M M M 0 O O O T T H H Y M M O O 000 T T H H Y M M 000 cE- 102570500000 Distributed by the INTERHYMO Centre. Copyright (c), 1989. Paul Wisner & Assoc. LICENSED TO: C.C. Tatham & Assoc., Collingwood * * * ** S U M M A R Y O U T P U T * * * ** Input filename: 00123pre.dat Output filename: 00123pre.det Summary filename: 00123pre.sum DATE: 06 -24 -1960 TIME: 11:57:00 USER: COMMENTS: ** SIMULATION NUMBER: 1 ** W/E COMMAND HYD ID DT AREA Qpeak Tpeak R.V. R.C. Qbase min ha cros hrs mm cros START @ .00 hrs READ STORM 12.0 [ Ptot= 44.71 mm ] fname :orchi5.4hr remark:* Orillia Chicago 5 Year, 4 Hour Storm --------------- - -- DESIGN NASITYD 0100 1 5.0 28.50 .46 2.58 8.58 .19 .000 [CN =59.3 ] [ N= 3.O:Tp= .53] --------------- - -- DESIGN NASITYD 0200 2 5.0 28.50 .47 2.58 8.73 .20 .000 [CN =59.8 ] [ N= 3.O:Tp= .53] ** END OF SIMULATION 1 ** SIMULATION NUMBER: 2 ** 2 TART TIME =0.0 HOURS METOUT=2(METRIC) NSTORM =1 NRUN =1 orchi5.4hr READ STORM ST0RM.001 * * C.C. Tatham and Associates Ltd. * 50 Andrew Street South, Unit 202 * Orillia, Ontario * L3V 7T5 * * Mr. and Mrs. Spears * 5 Lot Development * Township of Oro - Medonte * County of Simcoe * * CCTA Job No. : 300123 * Computer File: 00123PRE.DAT * * Pre- and Post Development Model * June 5, 2000 * * * Pre - Development * DESIGN NASITYD ID= 1 NHYD =0100 DT= 5.0 AREA= 28.5 ha • DWF =0.0 CN= 59.3 Tp =0.53 RAIN = -1 * Post Development * DESIGN NASITYD ID= 2 NHYD =0200 DT= 5.0 AREA= 28.5 ha DWF =0.0 CN= 59.8 Tp =0.53 RAIN = -1 * * * START TIME =0.0 HOURS METOUT= 2(METRIC) NSTORM =1 NRUN =2 orchi25.4hr * START TIME =0.0 HOURS METOUT= 2(METRIC) NSTORM =1 NRUN =3 orchi100.4hr * START TIME =0.0 HOURS METOUT= 2(METRIC) NSTORM =1 NRUN =4 oscs5.24h START TIME =0.0 HOURS METOUT= 2(METRIC) NSTORM =1 NRUN =S oscs25.24h * START TIME =0.0 HOURS METOUT= 2(METRIC) NSTORM =1 NRUN =6 oscs100.24h OINISH * * * * * * * * * * * * * * * * * * * * * * * * * * ** • W/E COMMAND HYD ID DT AREA Qpeak Tpeak R.V. R.C. Qbase min ha cros hrs mm cros START @ .00 his --------------- --- READ STORM 12.0 [ Ptot= 63.42 mm ] fname :orchi25.4hr remark: *Orillia Chicago 25 Year, 4 Hour Storm --------------- --- DESIGN NASITYD 0100 1 5.0 28.50 .87 2.58 16.23 .26 .000 [CN =59.3 ] [ N= 3.O:Tp= .53] --------------- --- DESIGN NASITYD 0200 2 5.0 28.50 .88 2.58 16.48 .26 .000 [CN =59.8 ] [ N= 3.O:Tp= .53] ------------------ ** END OF SIMULATION 2 • ** SIMULATION NUMBER: 3 ** WE COMMAND HYD ID DT AREA Qpeak Tpeak R.V. R.C. Qbase min ha cros hrs mm cros START @ .00 hrs --------------- - -- READ STORM 12.0 [ Ptot= 78.51 mm ] frame :orchi100.4hr remark: *Orillia Chicago 100 Year, 4 Hour Storm DESIGN NASITYD 0100 1 5.0 28.50 1.27 2.50 23.59 .30 .000 [CN =59.3 ] [ N= 3.O:Tp= .531 DESIGN NASITYD 0200 2 5.0 28.50 1.29 2.50 23.94 .30 .000 [CN =59.8 ] [ N= 3.O:Tp= .531 ------------------ ** END OF SIMULATION 3 ** SIMULATION NUMBER: 4 ** • WE COMMAND HYD ID DT min AREA Qpeak Tpeak R.V. R.C. Qbase ha cms hrs mm cms START @ .00 hrs ------------------ READ STORM 12.0 [ Ptot= 66.81 mm (name :oscs5.24h remark:* Orillia 5 Year SCS 24 Hour Storm --------------- - -- DESIGN NASHYD 0100 1 5.0 28.50 .62 12.42 17.80 .27 .000 [CN=59.3 ] [ N= 3.0:Tp= .53] --------------- - -- DESIGN NASHYD 0200 2 5.0 28.50 .63 12.42 18.07 .27 .000 [CN=59.8 ] [ N= 3.0:Tp= .53] ------------------ END OF SIMULATION 4 SIMULATION NUMBER: 5 WE COMMAND HYD ID DT AREA Qpeak Tpeak R.V. R.C. Qbase min ha cms hrs RIM cms START @ .00 hrs ------------------ READ STORM 12.0 [ Ptot= 95.55 mm fname :oscs25.24h remark:* Orillia 25 Year SCS 24 Hour Storm DT=12 ------------------ DESIGN NASHYD 0100 1 5.0 28.50 1.13 12.42 32.95 .34 .000 [CN=59.3 ] [ N= 3.0:Tp= .53] ------------------ DESIGN NASHYD 0200 2 5.0 28,50 1.14 12.42 33.40 .35 .000 [CN=59.8 ] [ N= 3.0:Tp= .53] ------------------ END OF SIMULATION 5 SIMULATION NUMBER: 6 W/E COMMAND HYD ID DT min AREA Qpeak Tpeak R.V. R.C. Qbase ha cros hrs mm cros START @ .00 hrs ________ ___ _______ READ STORM 12.0 [ Ptot= 120.68 mm ] fname :oscs100.24h remark:* Orillia 100 Year SCS 24 Hour Storm --------------- --- DESIGN NASITYD 0100 1 5.0 28.50 1.67 12.42 48.39 .40 .000 [CN =59.3 ] [ N= 3.O:Tp= .53] --------------- - -- DESIGN NASITYD 0200 2 5.0 28.50 1.69 12.42 48.99 .41 .000 [CN =59.8 ] [ N= 3.O:Tp= .53] --------------- - -- FINISH • Ul SPECIAL PUBLIC MEETING UNDER THE PLANNING ACT Proposed Amendment to the Official Plan and Zoning By -law — P -98/99 Conc. 13, Part of Lots 1 and 2 (formerly with the Township of Oro) April 5, 2000 @ 8:20 p.m. Present: Mayor Beard Deputy Mayor Bell Councillor Lillian McConnell Councillor Ralph Hough Councillor Neil Craig Councillor Ron Sommers (left at 8:45 p.m.) Councillor Ruth Fountain Staff Present: Jennifer Zieleniewski, CAD; Andria Leigh, Township Planner Also Present: Robert Spears, Ron Mills, S.T. Sharpe, Martin Kimble, John Boville, Kris Menzies, Owen Scott, C. Hewitt, J. Hewitt, L. Hewitt, B. Boydell, S. Boydell, Sheldon Dyment, Dawn McGinnis, Janet Dryden, Ernie Dryden, Murray McGinnis, Joan Bell, John Bell, Don Shepard, Carlton Waddling, Jean Buckingham, Bruce Buckingham, Kathy Lewis, Garry Lewis, Isabel Shepard, Greg Evans Jr., Greg Evans Sr., Paul Davis, Carolyn Davis, Jeff Maize, D. G. Brown, John Vandermarel, Ingrid Vandermarel, Ron Raphael, Jim O'Doherty, Linda Gilbert, Joe Gilbert, Liz Pearce, Jack Pearce, Gord and Fran Martyn, Richard Patton, John Hare, Bob Campbell, Paul Marshall, D. Hoet, Marilyn Hoet, Sylvia Telford, Theresa Spears, Barbara Campbell, Ben Mudry, Bob Shultz, Brian Goodreed, Jack Haggarty, Shelly Dyment, Jim Grey, Leonard Martin, John Hipwell (plus one illegible signature on the sign -in sheet). Mayor Beard called the meeting to order and advised that all persons present would be afforded the opportunity of asking questions in respect to the proposed rezoning. It was indicated that correspondence has been received with respect to this application from Ben Mudry, Randy Hewitt and Lynne Sutcliffe, Mr. and Mrs. C. Hewitt, Arthur and Janice Chopty, Rodney J. Morrell, Ron Armstrong, Sheldon Dyment, Robert Greenbaum, and Brian Hands. Ms. Andria Leigh gave on overview of the purpose and effect of this proposal, which would redesignate a portion of the property from the Shoreline designation to an Agricultural designation, as well as from the Shoreline designation on another portion of the property to a Site Specific Shoreline designation. The rezoning of the property for another portion of the property is to change from an Agricultural Rural zone to a Shoreline Residential zone. Mr. Ron Mills, Planner, provided background information about this property and spoke about this proposal on behalf of his client and new owner of this site, Mr. Spears. Mr. Mills indicated that a report would be forthcoming to the Township with respect to this application, which in turn could be provided to residents who have presented concerns. Mr. Shelly Dyment, Greenwood Avenue, expressed concern about having two additional homes being built if this proposal proceeds. He is concerned about the loss of trees and the effect this would have on the lake and bacterial levels. Concern was expressed about the water level and quality, the area wells, the buffer provided by the trees against the snow in the winter, as well as the increased traffic. He is worried that the original approved three homes, now being considered for another two, would it just keep on growing until there is a subdivision development on this property? Mr. Greg Evans, resident, spoke about flooding problems from the subject property and run off into the lake. He also expressed concern about increased traffic and the change of character to the area. Mr. Stan Boydell, Greenwood Avenue, voiced his concern about the access to Bass Lake for the residents of the homes being proposed with this application. "All the right -of -ways to the lake have been sold off by the Municipality ", leaving no alternative but to walk all the way down to the other end of the road, or trespass on other properties. Mr. Jim Grey, Greenwood Avenue, supported Mr. Boydell's concern about people trespassing on his property. He is a seasonal resident, and what will happen to his property when he is not there. He is also concerned about the run off into the lake and flooding. Mr. John Hare, resident, asked for clarification about the lot sizes and the requirements for septic systems, etc. He thought each lot should be at least an acre to allow the required two septic systems per lot. Mr. Mills indicated that the septic regulations have recently changed, eliminating the need for the second system on a single lot. They require septic systems to be engineered based on soil, drainage, load conditions on a particular lot, and if necessary, raised, which ensures that the system will be more efficient than in the past. Mr. Greg Evans, Sr., resident, expressed his concern about property values as a result of this application. He felt that values would go down, which is not what people want. Mr. Mills spoke about the Official Plan allowing for twelve lots on this site, and the fact that the land has already been designated. He indicated that two of the three lots already permitted have been purchased by residents directly across the road from the site. As for lake access, Mr. Mills was optimistic that people would have enough respect for the law not to trespass across people's property to get to the lake. Mr. Leonard Martin, Greenwood Avenue, supported the concern about the number of houses climbing to the allowed twelve on this site. Mr. John Hipwell, Greenwood Avenue, indicated that the size of the lots was his main concern, saying that the lots should be bigger considering the type of ground and the installation of wells and septic systems. Moved by Hough, Seconded by McConnell Be it resolved that this Public Meeting of Council re: Proposed Amendment to the Official Plan and Zoning By -law, File P- 98/99, Conc. 13, Part of Lots 1 and 2 (formerly within the Township of Oro), now be adjourned at 8:58 p.m. �k7iiC�:I SPECIAL PUBLIC MEETING UNDER THE PLANNING ACT • Proposed Amendment to the Official Plan and Zoning By -law — P -98/99 Conc. 13, Part of Lots 1 and 2 (formerly with the Township of Oro) April 5, 2000 @ 8:20 p.m. Present: Mayor Beard Deputy Mayor Bell • Councillor Lillian McConnell Councillor Ralph Hough Councillor Neil Craig Councillor Ron Sommers (left at 8:45 p.m.) Councillor Ruth Fountain Staff Present: Jennifer Zieleniewski, CAO; Andria Leigh, Township Planner Also Present: Robert Spears, Ron Mills, S.T. Sharpe, Martin Kimble, John Boville, Kris Menzies, Owen Scott, C. Hewitt, J. Hewitt, L. Hewitt, B. Boydell, S. Boydell, Sheldon Dyment, Dawn McGinnis, Janet Dryden, Ernie Dryden, Murray McGinnis, Joan Bell, John Bell, Don Shepard, Carlton Waddling, Jean Buckingham, Bruce Buckingham, Kathy Lewis, Garry Lewis, Isabel Shepard, Greg Evans Jr., Greg Evans Sr., Paul Davis, Carolyn Davis, Jeff Maize, D. G. Brown, John Vandermarel, Ingrid Vandermarel, Ron Raphael, Jim O'Doherty, Linda Gilbert, • Joe Gilbert, Liz Pearce, Jack Pearce, Gord and Fran Marlyn, Richard Patton, John Hare, Bob Campbell, Paul Marshall, D. Hoet, Marilyn Hoet, Sylvia Telford, Theresa Spears, Barbara Campbell, Ben Mudry, Bob Shultz, Brian Goodreed, Jack Haggerty, Shelly Dyment, Jim Grey, Leonard Martin, John Hipwell (plus one illegible signature on the sign -in sheet). Mayor Beard called the meeting to order and advised that all persons present would be afforded the opportunity of asking questions in respect to the proposed rezoning. It was indicated that correspondence has been received with respect to this application from Ben Mudry, Randy Hewitt and Lynne Sutcliffe, Mr. and Mrs. C. Hewitt, Arthur and Janice Chopty, Rodney J. Morrell, Ron Armstrong, Sheldon Dyment, Robert Greenbaum, and Brian Hands. Ms. Andria Leigh gave on overview of the purpose and effect of this proposal, which would redesignate a portion of the property from the Shoreline designation to an Agricultural designation, as well as from the Shoreline designation on another portion of the property to a Site Specific Shoreline designation. The rezoning of the property for another portion of the property . is to change from an Agricultural Rural zone to a Shoreline Residential zone. Mr. Ron Mills, Planner, provided background information about this property and spoke about this proposal on behalf of his client and new owner of this site, Mr. Spears. Mr. Mills indicated that a report would be forthcoming to the • Township with respect to this application, which in turn could be provided to residents who have presented concerns. E r1 u 11 Mr. Shelly Dyment, Greenwood Avenue, expressed concern about having two additional homes being built if this proposal proceeds. He is concerned about the loss of trees and the effect this would have on the lake and bacterial levels. Concern was expressed about the water level and quality, the area wells, the buffer provided by the trees against the snow in the winter, as well as the increased traffic. He is worried that the original approved three homes, now being considered for another two, would it just keep on growing until there is a subdivision development on this property? Mr. Greg Evans, resident, spoke about flooding problems from the subject property and run off into the lake. He also expressed concern about increased traffic and the change of character to the area. Mr. Stan Boydell, Greenwood Avenue, voiced his concern about the access to Bass Lake for the residents of the homes being proposed with this application. "All the right -of -ways to the lake have been sold off by the Municipality ", leaving no alternative but to walk all the way down to the other end of the road, or trespass on other properties. Mr. Jim Grey, Greenwood Avenue, supported Mr. Boydell's concern about people trespassing on his property. He is a seasonal resident, and what will happen to his property when he is not there. He is also concerned about the run off into the lake and flooding. Mr. John Hare, resident, asked for clarification about the lot sizes and the requirements for septic systems, etc. He thought each lot should be at least an acre to allow the required two septic systems per lot. Mr. Mills indicated that the septic regulations have recently changed, eliminating the need for the second system on a single lot. They require septic systems to be engineered based on soil, drainage, load conditions on a particular lot, and if necessary, raised, which ensures that the system will be more efficient than in the past. Mr. Greg Evans, Sr., resident, expressed his concern about property values as a result of this application. He felt that values would go down, which is not what people want. Mr. Mills spoke about the Official Plan allowing for twelve lots on this site, and the fact that the land has already been designated. He indicated that two of the three lots already permitted have been purchased by residents directly across the road from the site. As for lake access, Mr. Mills was optimistic that people would have enough respect for the law not to trespass across people's property to get to the lake. Mr. Leonard Martin, Greenwood Avenue, supported the concern about the number of houses climbing to the allowed twelve on this site. Mr. John Hipwell, Greenwood Avenue, indicated that the size of the lots was his main concern, saying that the lots should be bigger considering the type of ground and the installation of wells and septic systems. Moved by Hough, Seconded by McConnell Be it resolved that this Public Meeting of Council re: Proposed Amendment to the Official Plan and Zoning By -law, File P- 98!99, Conc. 13, Part of Lots 1 and 2 (formerly within the Township of Oro), now be adjourned at 8:58 p.m. Carried. 0 PLANNING ADVISORY COMMITTEE January 17, 2000 Robert and Theresa Spears P -98/99 Part of Lots 1 and 2, Concession 13, (Oro) County Road 22 and Greenwood Avenue Proposal The subject property is located in Concession 13, Part of Lots 1 and 2 and has frontage on both County Road 22 (Horseshoe Valley Road ) and Greenwood Avenue. The property is a total of 131.42 acres in lot area. The applicant's have applied for an Official Plan Amendment and Zoning By -law Amendment to redesignate a portion of the property from Shoreline to Agricultural and to rezone a portion of the property from Agricultural /Rural (A/RU) to Shoreline Residential (SR). The property was the subject of three consent applications, which were conditionally approved, but had one of the conditions (Condition #6 attached) appealed by the applicant. A copy of the appeal letter is also attached for reference. Official Plan Currently —Agricultural, Horseshoe Valley Road Special Policy • Area, Environmental Protection Two Overlay, Environmental Protection One, and Shoreline Proposed — Same as above provisions to allow additional two residential lots by consent Zoning By -law Currently — Agricultural /Rural (A/RU) and Environmental Protection (EP) Zone Proposed — General Commercial (GC) and Agricultural /Rural (A/RU) Zones Department Head Comments Roads Superintendent — No Concerns Manager of Public Works — No Concerns Fire Chief — Clerk — 0 Chief Building Official — • Recreation and Economic Development — Planning Department Comments The subject property has a number of Official Plan designations which affect the property; however the area of the property for the proposed residential development is within the Shoreline Designation and is subject to the policies in Section D10 (attached). This property was the subject of three consent applications before the Committee of Adjustment in November 1999 which were conditionally approved by the Committee subject to the re- designation of the remainder of the lands back to the Agricultural designation in order to ensure that additional residential development was not contemplated. The concern of the Committee was that additional lands were designated and that property owners would in a "piece meal" fashion continue to develop the Shoreline designated area with three lots at a time, which would appear to comply with the Official Plan policies. The Committee wished to ensure that all development was considered up front and felt that three lots was appropriated for this property. The policies of Section D10.3.5 establish when land division by plan of subdivision is deemed appropriate rather than by consent and indicate that this is the case if more than three lots are being created. If the applicant had applied • for his entire proposal initially a total of five lots would have been created and would therefore not have complied with the provisions for land divisions by consent. The possibility of considering the proposed application for two additional lots as an infilling situation would not appear to be correct as typically infilling should occur between two existing residences that are no more than 100 metres (328 feet) apart. The provincial policy statement actually defines residential infilling as "the creation of a residential lot between two existing non- farm residences which are on separated lots on the same side of the road and are not more than 100 metres apart" however this is with respect to Agricultural properties. When the Official Plan for Oro- Medonte was completed a review was completed to be consistent with all "back lot " properties away from the water's edge in an attempt to ensure that no additional "back lot" development occurred. It appears that this property was not accounted for as part of that review; however the same rationale should have been utilized. The condition imposed by the Committee of Adjustment to un- designate the remainder of the property currently designated Shoreline would maintain the intent behind the Shoreline policies and would in fact bring the property into conformity with the policies. The applicant could not conform with the existing Shoreline policies if more than • three lots were being created and the application had to proceed by plan of subdivision and the proposed lots could not front on and have direct access to E • Bass Lake. The intent of the Shoreline policies was to ensure that all new development provided such frontage and access. It would appear that the applicant is attempting to obtain additional approvals for residential lots, which would not have been considered appropriate to proceed by consent had the entire application been made at one time. In fact, the applicant was advised that a proposal for lots by consent should be to a maximum of three lots in order to conform with the policies. Recommendation It is recommended that Development Application P -97/99 a proposed Official Plan Amendment and Zoning By -law Amendment not proceed as proposed by the applicant. It is further recommended that the proposal to develop an additional two residential lots not be supported; but that the redesignation of the lands to an Agricultural designation and the rezoning of the three conditionally approved lots be supported in principle. 0 3 17857343585 0615'00 15:07 $' 1 705 734 3585 MILLSPLRN 1 • FACE TM IAJE.__TRMSMISS I©At FROM: Mi17sP1an Consulting Services, ALLIS' Fax A: (705) 435 -1037 i Date: • File or Project: Number of pages; pages [ J Originals will be mailed ( J Originals will not be mailed Comments: MillsPlan Consulting Services Box 207, 22 Church Street S., ALLISTON, Ontario. L9R iV5 • Phone (705) 43E P.01 33 PUBLIC MEETING April 19, 2000 @ 7:05 P.M. PROPOSED ZONING BY -LAW AMENDMENT - P83/99 Heritage Hills Golf Course Concession 2, Part of Lot 8, Lot 9, 10 and Road Allowance, and East Part of Lot D (formerly within the Township of Oro) Present: Mayor Ian Beard Deputy Mayor Don Bell Councillor Lillian McConnell Councillor Ralph Hough Councillor Neil Craig Councillor Ron Sommers Councillor Ruth Fountain Staff Present: Jennifer Zieleniewski, CAO; Andria Leigh, Township Planner; Debbie Mooney, Tax Collector; Deborah Broderick, Director of Recreation and Community Economic Development Also Present: Ron Mills, Don Hanninen, Bruce Dodson, Rex Meadley, John Green, Karen and Mery Sanderson, David Shaw, Rod Jennings, David Knox, Tim Collingwood, Linda Sober, Beverly Agar, David Smith, Ross Kerridge, Carl Thomas, Rosemary Dunsmore, Bob Birnie, Mr. and Mrs. Hogendoorn, J. & Donna Byczko, Chuck & Janice Lowe, Jerry & Betty Schnurr, Marion Gough, George & Frances Sutton, Dale & Joan Hodges, Wayne Knelsen, Miles & Neil Hickling, Paul Marshall, Fran & Rick Brandt, Jim McLean, Ann Budge, Peter Wigham, Walter Connell, Jack Van Dan, Bill Johnston, Joe & Lenore Caldwell, Carl Arnold, Ross & Jennifer Jermey, Craig Shelswell, Bill Mills, David & Val Davis, Pat Gottlieb, Marsha Wilson, Chris Franke, Laurel Fischer, Gabby Marshall, Carol & Hubert Schaefer, John Borysiak, Fred & Chandra Reynolds (plus one illegible name on the sign -in sheet). Mayor Beard called the meeting to order and advised that all persons present would be afforded the opportunity of asking questions in respect to the proposed zoning by -law amendment. It was noted that correspondence had been received from the County of Simcoe, from the Oro - Medonte Chamber of Commerce, from Blue Circle CBM, from Mount St. Louis Moonstone, and from Mr. Dave Knox. Ms. Andria Leigh, Township Planner, gave an overview of the purpose and effect of the proposed Zoning By -law amendment and proposed amendment to the Official Plan to a Site Specific Agricultural. Ms. Leigh indicated the numerous reports submitted by the applicant and invited the public to view these documents at this office. Mr. Ron Mills introduced the owners (applicants) of this golf course project and made a visual presentation of the proposal. Copies of the presentation were distributed as well. He indicated that the registered name of the course is "Heritage Hills ". Mr. Chuck Lowe, 1s' Line, commented that if neighbours were in fact sent notices in the mail regarding this meeting, several people did not receive any notification. He indicated that this proposal will have a drastic impact on the lifestyle in the area and suggested that an earlier notice and a better method of sending notification. Ms. Zieleniewski assured Mr. Lowe that this will be looked into. Mr. Lowe commented on the poor condition of the roads in the area, as did Ms. Biscoe; however, Mr. John Green commented that he has no problem with the roads. Mr. Jerry Schnurr, a resident across the road from the subject property, expressed concern about the quantity of water in the creek and the run off onto his farm. He indicated that he is in favour of the golf course if they would be using some of the water from the creek in order to lessen the flooding of his property. He felt that this would be an environmentally friendly use of the property and urged Council to grant the application. Councillor McConnell asked if the applicants had investigated some of the local Bed and Breakfasts. Mr. Mills indicated that they were interested in doing this and had already spoken with Mr. Templeton from the Chamber of Commerce in this regard. Councillor Hough commented that it was interesting to have support expressed at a public meeting, rather than the usual opposition. He queried the gallonage of water that would be used on this course and the response was an estimate of 36,000 cubic metres in total for the summer season or 131 gallons per minute based on a six month irrigation period. Councillor Hough asked about the impact of pesticides on the environment and was assured that natural and native grasses were being investigated in order that less pesticide use would be necessary as well as less water. Mr. John Borysiak, resident of the first house on the 1 s` Line, expressed concern about the roads, and said that otherwise he was in support of the golf course. He expressed a need for the upgrading of the roads first. Mr. Paul Marshall of Shanty Bay complimented the work that has been done on this project and commented that perhaps since this would be the third golf course on one watershed area, a study should be done in conjunction with other studies in the area. Councillor Sommers commented that the Township is accepting water from Barrie, and that ponds have proven to be beneficial in the use of water. He indicated that well water likely wouldn't be used in this application. Motion No. 1 Moved by Bell, Seconded by Hough Be it resolved that this Special Public Meeting of Council re: P- 83/99, Concession 2, Part of Lot 8, Lot 9, 10 and Road Allowance, and East Part of Lot D (formerly within the Township of Oro), now be adjourned at 8:04 p.m. Carried. A tape of the meeting is available for review. • lJ • 06i14i00 09 :34 $ 1 705 734 3585 MILLSPLRN NillsPlan Consulting Services Box 207, 22 Church Street S. ALLISTON, Ontario L9R IVS (705) 435 -6267 Fax: 435 -1037 To: Charles Burgess, NVCA Subject: Qro Me¢onte_ Golf _ LUL Ju�e 11 Thanks for getting back to me with regard to the above note I enclose a package of information which includes excerpts our presentation at the public meeting as well as drafts of proposed O. P. and Zoning Amendments. Please note that it appears that we may have won our battle have the lands designated "Rural" as opposed to "Agricultur Special Exception ", to permit the golf course. However,�we still proposing to have the "EP overlay" designation extend cover the entire property. 1 would expect that the Township revise our draft ©PA accordingly once they have received a response from you, the County and OMAFRA, We are also proposing to leave the "EP" zoning along the st corridor and including the wetland. The text of the By -law allow a golf course and the necessary related facilities an amenities required to service the golf course as additional permitted uses in the "EP" zone, Obviously, this development will be subject to site plan co and we would expect, a permit from the NVCA as well. 1 thin adequate regulatory and control mechanisms are available th those processes to ensure that all of your concerns are 'add I trust that this helps. Regards Ron Mills, MillsPlan c. c. Owners i P.02 t, 2000 to it 11 that • 06�13/00 17:02 S 1 705 734 3585 MILLSPLPN P.02 !lillsPlan consulting serricesv i Box 207, 22 Church Street S_ ALLIS ?ON, Ontario L9R iV5 (705) 435 -6267 Fax: 435 -1037 Julie 13, 2000 To: Andria Leigh, Planner Township of Oro- Medonte Subject: O;o liv_donte__Go1:f_L!W, 1 confirm that we are exprecting to receive a letter from 01AFRA outlining their position on the above rioted proposed golf course. It was to have been faxed to the County on Friday, but so f r we have not been able to track it down. The County will also providing further comments once they reciive the letter from OMAFRA. I will make certain that their comments reach you in time f r the June 20th meeting. • Could you please place this matter on the agenda of the Platining Committee meeting for the 20th of June. As you know, I am c ming up at that time anyway to report back to the Committee on S ars, so I am certainly available and most anxious to deal with t e golf course at that time as well. I am hopeful, in the interests of efficiency, that both proPoosals can be dealt with by Planning Committee and referred baCk t Committee of the Whole on the 28th, and to Council the foll wing week for a decision. Both the NYCA and the County have concerns over the design details relative to the 17th hole, but you and I have already agreel that this should not hold up the further consideration or the processing of the O. P. amendment. As you know, we have already made application for site plar� approval for the Spears proposal, and we will do so for the Golf Course proposal at the appropriate time in the near future ks well. I Regards Ron Mills, MillsPlan c.c. Owners • County of Si oe OMAFRA 06/15/00 11:45 $ 1 705 734 3585 MILLSPLPN 1 . Pullsplan consulttny Services Box 207, 22 Church Street S. ALLISTON, Ontario L9R 1V5 (705) 435 -6267 Fax: 435 -1037 To: Vicky Robertson, Clerk Township of Oro- Medonte ( Sub jec t: 3urje 1 I This is further to several communications with Andria I.0gh other Township staff regarding the process and timing of;tN further consideration of the above noted proposal. 1 undtrst letter outlining the process 15 being forwarded to me but I not yet received it. I confirm that we wish to appear as a deputation before Plar Committee on June 20th. Information for this meeting which N undertaken to provide from the NVCA, County and OMAFRA i nc available and is being forwarded directly to Andria by ech these agencies. P.02 2000 EM have I confirm that we wish to attend as a deputation at the Co ttee of the Whole meeting on June 28th and subsequently the G unc 1 meeting on July 5th. Our hope and intention is that the deci ion on the Official Plan amendment can be made by Council at tha time, as it then must be circulated, reviewed again, and approved by the County as well. Andria was to have advised me of a time when we could mett th aoppropriate officials regarding the access roads to thelgol course. I trust that this can be done soon, and that it will not further delay the processing of the Amendment. I trust that this is appropriate and 3. look forward to tn4tulg with you, the Cornnittees and Council at these times. i Regards Ron Mills, MillsPlan c.c. Oro -Medon e if Andria Le qh • i 06�08i00 10:17 $ 1 705 734 3585 MILLSPLAN P.02 X1115plan Consulting Services Box 207, 22 Church street S. ALLISTOW, Ontario L9K IV5 (705) 435 -4267 Fax; 435 -1037 Ju 8 7, 2000 To: Andria Leigh, Planner Township of Oro-Medonte Subject: pro_-Medonte Golf Ltd._ This is intended to provide you with an up -date on the a ve noted and to ask you to arrange with the Clerk a time for Coun il's further consideration of the Official Plan amendment. 11 OMAFF A Comments As you know, detailed continents were to be provided from the County of Simcoe Planning Department following a meeting with O FRA. 1 am pleased to report that this meeting has now been held and that the results have been very positive. Mr. Ray Valaitis of OMAFRA's Brighton office toured the garea on May 27th. He is of the opinion that the site and surrouil I ding area is predominately a rural area with some pockets of agric� ltural lands. He is going to provide the County with a letter to this effect and include a map showing the area which he feeld is predominently rural in character. I He is suggesting that the lands should be placed into a Rural" designation, notwithstanding that the surrounding lands re not now designated "Rural" at this time. Only the site itselif need be re- designated at this time. The Township can decide whebher it wants to expand the designation to include the surrounding area when the five year review of the Official Plan is done.lHis view is that our designation need not be tied to the re -desi nation of the rest of the rural area. I 1 believe that a "Rural" designation on the subject lands will also bring this proposal into conformity with the County Official Plan. I Obviously, you will want to see Mr. Valaitis' letter aril obtain a further response from the County confirming the above, will ensure that you receive this additional. information in the very near future. , 06,0800 10:17 $ 1 705 734 3585 MILLSPLRN P.03 �r v ' 2 • NVCA C.oamMs t A meeting was held on June 2nd with representatives of t b NVCA and County on -site. There were discussions about some Of' the design details, but the overall concept of development d d not seem to be a problem. These details can be dealt with through the zoning and s�te planning and design processes. 3. Road Concerns I have learned that Council would like some further discussion between the parties regarding the owners' responsibilities for maintenance and /or improvements to the access roads. I +uld be pleased to arrange a meeting with appropriate Township 01fficials and your engineers, and the owners and their engineers to resolve this particular issue. Please let me know how I can be of assistance in this regard. R 4. Furt &opsideration and liming It is our hope that Council can deal with the o. P. amendment • before their summer break, as this matter has already been under consideration for well over a year. Please consider this as my request to appear before Corm ttea of the Whole to report back on the progress we have made or ;these matters, so that the O. P. amendment, along with your f rther report on same, can be submitted to Council for their f ether consideration and a decision. Perhaps if we set a timsframe, it will provide a target date for the receipt of comments from OMAFRA, the County and the NVCA. I trust that this is appropriate and remain. Regar Ron Mills, MillsPlan c.c. owners NVCA County of'Simcoe C. C. Tatum 1 a 06/15/e0 15:08 S 1 705 734 3585 r6nnntnu /rVKtJtKY rv> 727 4276 06/15 ,r Ministry of Agriculture, Food and Rural Affairs R.R. 0, 05 Oundes St.. Bnghton, OnWdo KOK 11-10 Tai, (813)475.4764 Fax: (613)470.3935 Mintst4re tie I'Agricuiturs, de fAi(mentetion at des Affalres ruraies R -R. 0, 95 rue Oundes BrOW, Ontsrio KOK 1110 TM.: (61 S) 47$4764 T6140,: (61$) 47L0835 Agriculture & Rural Division June 10, 2000 MILLSPLPN '00 15:11 NO.944 &01 I l,ltm p ;� (•� Lit , _ . 1 r✓iw uHta�..... � f ROS5 Cotton Post -it° Fax Note 7871 Planner r The County of Simcoe 1110 Highway 26, Administration Centre Midhurst, Ontarioti' LCy LOL i XO Dear Ross: Subject: Agricultural Designations for Oro :Mc!dontc Simcoe County Staff of this Ministry provide the following technical comments in view of the Provincial P. oii, Statement (1997), specifically Section 2.1 - Agricultural Policies. i A development proposal has been proposed for part of lots 9 & 10, concession 2, (Forifiettly 4 Township). A golf course is proposed to be built upon the subject lands, i On May 17, 2000 a site visit of the subject area took place. The purpose of the site visi.t'was determine if the proposed development lies within a prime agricultural area whem agri4ltur lands should be designated for Agricultural purposes as per the PPS. The area reviewed is identified on the attached map. The subject lands do not lie VAthin provincially significant Agricultural area as per the PPS. Minimum Distanct Separation 1 formula provides a minimLuri distance for new development i" golf courses f"m existing livestock, facilities. Consequently any tee -off area is to be loeltod t1 closer than the calculated distance of separation, vntarlo, there's no taste ilk# home Un bon goat de chat nous `J 06/15/00 15:08 S 1 705 734 3585 MILLSPLPN P.03 1 �i$C PLANNING /FORESTRY 705 727 4276 06/15 '00 15:12 N0.944 j0,2/031 2 i� While the above represents the Ministry's interpretation of provincial policy with, r@gard to agricultural land, it does not reflect an overall provincial position. Thore may be planning bonC or interests of other agenoios that should be regarded, in addition to any municipal Mann g considerations. 1 would also like to thank you, Bev, and Ron in assisting me in my review of the subject Should you have any questions or wish to discuss this matter further, please contact meat 4764. yours truly, Ray Valaitis Rural Planner copy: Gail White Planner, Simooe County John Taylor, Planner MMAli Mike Toombs, Manager — Agricultural Land Use, OMAFRA (rov) • • 9 io ,t 705 727 4276 SC PLANNING /FORESTRY 705 727 4276 Ministry of Agriculture, Food and Rural Affairs R.R. 03, 95 Dundas St., Brighton, Ontario KOK 11-10 Tel- (613) 475 -0764 Fax: (613) 475 -3835 Ministbre de I'Agriculture, de I'Alimantation et des Affaires rurales R.R. 03,95 rue Dundas Brighton, Ontario KOK 1 HO 7 @I.: (613) 475.4764 T&lac., (613) 475 -3535 Agriculture & Rural Division June 10, 2000 Ross Cotton Planner The County of Simcoe 1110 Highway 26, Administration Centre Midburst, Ontario LOL 1 XO Dear Ross: 06/15 '00 15:14 NO.945 01/03 ��ryj 2 =`iywV t°f3&ii�b r QftUL- Post-W Fax Note 7671 Da2C # a >, pagQ. 70 f1 k D " From g co./Dept. - co. Phone !f Phone h Fax k 6J C) `"S Fax a Subject: Agricultural Designations for Oro- Medonte Simcoe County Staff of this Ministry provide the following technical comments in view of the Provincial Policy Statement (1997), specifically Section 11 - Agricultural Policies. A development proposal has been proposed for part of lots 9 & 10, concession 2, (Formerly Oro Township). A golf course is proposed to be built upon the subject lands. On May 17, 2000 a site visit of the subject area took place. The purpose of the site visit was to determine if the proposed development lies within a prime agricultural area where agricultural lands should be designated for Agricultural purposes as per the PPS. The area reviewed is identified on the attached map. The subject lands do not lie within a provincially significant Agricultural area as per the PPS. Minimum Distance Separation I formula provides a minimum distance for new development i.e. golf courses from existing livestock facilities. Consequently any tee -off area is to be located no closer than the calculated distance of separation. Ontario, there's no taste like home Un bon go6t de chez nous k��o� ND SC PLANNING /FORESTRY 705 727 4276 06/15 '00 15:14 NO.945 02/03 -2- While the above represents the Ministry's interpretation of provincial policy with regard to agricultural land, it does not reflect an overall provincial position. There may be planning concerns or interests of other agencies that should be regarded, in addition to any municipal planning considerations. I would also like to thank you, Bev, and Ron in assisting me in my review of the subject lands. Should you have any questions or wish to discuss this matter further, please contact me at 613 -475- 4764. Yours truly, Ray Valaitis Rural Planner copy: Gail White Planner, Simeoe County John Taylor, Planner MMAH Mike Toombs, Manager — AgricuItural Land Use, OMAFRA (rcv) Shelswell Class 5 ape A•r o'F Qr0-ll.eC644eo Shanty Bay Swamp Proposed 'Wetland Additions Z Class 4,5,6,7 Wetlands Significant Vegetation 600 0 1000 2000 50000 SCAM 1:40000 'Shanty Bay Swamp SUBJECT PR(, Class 5 f� Si. JeG4 Areo� 7"" I froPOSepA A! r, "K,,t,( Artr3 (As pe, PPS ❑ �'roposecA fw,,I Arms (AS per /OP.) • • • 1 � y %rys,t i Shelswell Class 5 ape A•r o'F Qr0-ll.eC644eo Shanty Bay Swamp Proposed 'Wetland Additions Z Class 4,5,6,7 Wetlands Significant Vegetation 600 0 1000 2000 50000 SCAM 1:40000 'Shanty Bay Swamp SUBJECT PR(, Class 5 f� Si. JeG4 Areo� 7"" I froPOSepA A! r, "K,,t,( Artr3 (As pe, PPS ❑ �'roposecA fw,,I Arms (AS per /OP.) • • • ;a ov vvo o Avv v O Av v Q 4 D v Q v 9 O v Q vv¢ rn Q v v,dv avvv,0vv s/v v Ln Q O fr z 2' 1tI0 - 9 5 O r` S v Q', v vo vv va I i7 a MIN Olt -Avt Shelswell Class 5 f \ $ Shanty Bay Swamp Proposed Wetland Additions Class 4,5,6,7 Wetlands Q Significant Vegetation 500 0 1900 2000 30000 ti SCALE 1:40000 Shanty Bay Swamp SUBJECT PR(. Class 5 WQ t f OPA S tY } fitrh r`i 4in I All (As oel z , z z a J d V fIJ v Q', v vo vv va I i7 a MIN Olt -Avt Shelswell Class 5 f \ $ Shanty Bay Swamp Proposed Wetland Additions Class 4,5,6,7 Wetlands Q Significant Vegetation 500 0 1900 2000 30000 ti SCALE 1:40000 Shanty Bay Swamp SUBJECT PR(. Class 5 t f OPA S tY } fitrh r`i 4in I All (As oel v , 06/15/00 r6nnrvinuirVKtJrKT Ministry of Aarlouituro, Food and Rural Affairs R.R. 173, 05 Oundes St., Brighton, Ontado KOK 1HO Tel; (613) 4754764 Fax: (613) 470.3835 15:08 3 1 705 734 3585 ro7 727 4276 06/15 100 Mintat6re (to I'Agriculture, do I'Alimentation at des Affalres rural*& R.R. i13, 85 roe Oundso 86911ton, OnWo KOK 1H0 TN.: (613)475.4764 T6160.: (613) 474.3835 Agriculture & Rural Divlslon June 10, 2000 Ross Cotton Planner The County of Simcoe 1110 Highway 26, Administration Centre Midllurst, Ontario LOL I XO Dear Ross: Post-it' Fax Note Subject: Agricultural Designations for Oro ,Medontc Simcoe County MSLLSPLPN 150.994 11 N'44 t litm ( , 7871 Staff of this Ministry provide the following tecluucal comments in view of the Provincial p4 Statement (1997), specifically Section 2,1 - Agricultural Policies. A development proposal has been proposed for part of lots 9 cPi 10, concession 2, (Fonzteriy Township). A golf course is proposed to be built upon the subject lands, On May 17, 2000 a site visit Of the subject area took place. The purpose of the site viilit was determine if tl1.e proposed development lies within a prime agricultural area where agriWtu lands should be designated for Agricultural purposes as per the PPS. The area reviewed is identified on the attached map. The subject lands do not lie vJithin provincially significant Agricultural area as per the PPS. Minimum Distance Separation 1 formula provides a tninjmwn distance for new development i., golf courses from existing livestock facilities. Consequently any tee-off area is to be loctited it closer than the calculated distance of separation. Ontarlo, there's no taste like home Un bon Root de ohe2 npu* P.02 1 Io 06/15/00 15:08 S 1 705 734 3585 MILLSPLRN �I P.03 x SIC PLANNING /FORESTRY 705 727 4276 06/15 '00 15:12 NO.944 0�2103i z While the above represents the Ministry's interpretation of provincial policy with r¢gard to agricultural land, it does not reflect an overall provincial position. There may be plannin don or interests of other agencies that should be regarded, in addition to any tntuucipal jlann g considerations. T would also like to thank you, Bev, and Ron in assisting me in my review of the subject latti Should you have any questions or wish to discuss this matter further, please contact me at 6� 4764. Yours truly, Ray Valaitis Rural Planner copy: Gail White Planner, Simooe County John Taylor, Planter MMAH { Mike Toombs, Manager — Agricultural Land Use, OMAFRA (mv) 705 727 4276 SC PLANNING /FORESTRY 705 727 4276 �i Ministry of Ministbne de Agriculture, Food ['Agriculture, de I'Alimentation and Rural Affairs of des Affaires rurales R.R. #3, 95 Dundas St., R,R. #3, 95 we Dundas Brighton, Ontario KOK 1H0 Brighton. Ontario KOK 1 H Tel: (613) 475 -4764 T41-: (613) 475.4764 Fax: (613) 475 -3835 T&IAc! (613) 475 -3635 i Agriculture & Rural Division June 10, 2000 Ross Cotton Planner The County of SirnCoe 1110 Highway 26, Administration Centre Midhurst, Ontario LOL i XO Dear Ross: 06/15 '00 15:14 NO.945 01/03 r. Post -it'o Fax Note 7671 Date gag°;► To X ri w lltl From Co. /Dept. Co. /pept. Go. Phone # Phone a Fax, Fax k Subject: Agricultural Designations for Oro- Medonte Simcoe County i Staff of this Ministry provide the following technical comments in view of the Provincial Policy Statement (1997), specifically Section 2.1 - Agricultural Policies. i� A development proposal has been proposed for part of lots 9 & 10, concession 2, (Formerly Oro �i Township). A golf course is proposed to be built upon the subject lands. O^ May 17, 2000 a site visit of the subject area took place. The purpose of the site visit was to determine if the proposed development lies within a prime agricultural area where agricultural lands should be designated for Agricultural purposes as per the PPS. The area reviewed is identified on the attached map. The subject lands do not lie within a provincially significant Agricultural area as per the PPS. Minimum Distance Separation I formula provides a minimum distance for new development i.e. golf courses from existing livestock facilities. Consequently any tea -off area is to be located no closer than the calculated distance of separation. '.L Ontario, there's no taste like home m Un bon 900t de chez nous x v SC PLANNING /FORESTRY 705 727 4276 06/15 '00 15:14 NO.945 02/03 _2- White the above represents the Ministry's interpretation of provincial policy with regard to agricultural land, it does not reflect an overall provincial position. There may be planning concerns or interests of other agencies that should be regarded, in addition to any municipal planning considerations. I would also like to thank you, Bev, and Ron in assisting me in my review of the subject lands. Should you have any questions or wish to discuss this matter further, please contact me at 613 -475- 4'764. Yours truly, Ray Valaitis Rural Planner copy: Gail White Planner, Simcoe County John Taylor, Planner MMAH Mike Toombs, Manager — AgricuItural Land Use, OMAFRA (rcv) i �i it i 1, i i li SC PLANNING /FORESTRY 705 727 4276 06115 '00 15:14 NO.945 OS /OS ° a _...� ado, ° 9 _ y� No ��. \ % > a C a � • U) �L Ny • 5 a N `C 4 s a�� L � � � b ul n o 7-0 lb O� I✓'` ) TQ • m o CD a CD �I $ CD CL v • 06i14i00 09 :34 Z 1 705 734 3585 MILLSPLRN Milisplan Consulting Services Box 207, 22 Church Street S. ALLISTOW, Ontario L9R IVS (705) 435 -6267 Fax: 435 -1037 JUT I �e i To; Charles Burgess, NVCA Subject: I t _ Lt_d_, Thanks for getting back to me with regard to the above riot , 2000 I enclose a package of information which includes excerpts rom our presentation at the public meeting as well as drafts of the proposed O. P. and Zoning Amen(:lncints. Please note that it appears that we may have won our battle to have the lands designated "Rural" as opposed to "Agricultural - Special Exception ", to permit the golf course. However, 4e Are still proposing to have the "EP overlay" designation extend td to cover the entire property. 1 would expect that the Townsihip will revise our draft OPA accordingly once they have received a. further response from you, the County and CMAFRA. We are also proposing to leave the "EP" zoning along the st corridor and including the wetland. The text of the By -law allow a golf course and the necessary related facilities an amenities required to service the golf course as additional permitted uses in the "EP" zone. Obviously, this development will be subject to site plat) co and we would expect, a permit from the NVCA as well. I thin adequate regulatory and control mechanisms are available th those processes to ensure that all of your concerns are 'add I trust that this helps. Regards j Ron Mills, Mill0lan c. c. Ownets that • 06�13�00 17:02 $ 1 705 734 3585 MILLSPLRN P.02 Mi11s1P1an Consulting Services E Box 207, 22 Church Street S. I ALLISTON, Ontario L4R IVS (705) 435 -6267 Fax: 435 -10$7 June 13, 2000 To: Andria Leigh, Planner Township of Oro- Medonte Subject: Oho- i�edont e,_Cao l: f __Ltd , . I confirm that we are exprecting to receive a letter from OMAFRA outlining their position on the above rioted proposed golf curse. It was to have been faxed to the County on Friday, but $0 f r we have not been able to track it down. The County will also providing further comments once they reciive the letter fro OMAFRA. I will make certain that their comments reach you in time >r the June 20th meeting. . Could you please place tr115 matter on the agenda of the Pla ping Committee meeting for the 20th of June. As you know, I am c ming up at that time anyway to report back to the Committee On S ars, so I am certainly available and most anxious to deal with tie golf course at that time as well. I am hopeful, in the interests of efficiency, that both pro.Dosals can be dealt with by planning Committee and referred back t Committee of the Whole on the 28th, and to Council the foll wing week for a decision. Both the NVCA and the County have concerns over the design Jetails relative to the 17th hole, but you and I have already a0reel that this should not hold up the further consideration or the processing of the 0. P. arrlenckient. As you know, we have already made application for site plan approval for the Spears proposal, and we will do so for the Golf Course proposal at the appropriate time in the near future ks well. i Regards Ron Mills, MillsPlan • c.c. Owners 1 County oY OMAFRA 06,15,00 11 45 S 1 705 734 3585 MILLSPLPN P.02 • ![L1IsPlan Goasultiny Serricos � Box 209, 22 ChUrCh Street S. ALLISTOA, Ontario L9R 1V5 (705) 435 -6267 Fax: 435 -1037 June 1 2000 To: Vicky Robertson, Clerk Township of Ozo- Medonte Subject: Oro Medoip_@__ Zpj This is further to several connunications with Andria Let9h pnd other Township staff regarding the process and timing of the further consideration of the above noted proposal, I un4rst nd a letter outlining the process is being forwarded to me but 1 lave not yet received it, a i 1 confirm that we wish to appear as a deputation before Planriing Committee on June 20th. Information for this meeting which wa have undertaken to provide from the NVCA, County and OMAFRA 1ffi no available and is being forwarded directly to Andria by e*ch Df these agencies. I confirm that we wish to attend as a deputation at the (;o Uttee of the Whole meeting on June 28th and subsequently the CQune 1 meeting on July 5th. Our hope and intention is that the Oa ci ion on the Official Plan amendment can be made by Council at'tha time, as it then must be circulated, reviewed again, and ;app oved by the County as well. Andria was to have advised me of a time when we could matt t aoppropriate officials regarding the access roads to the;gol course. I trust that this can be done soon, and that it will not further delay the processing of the Amendment. I trust that this is appropriate and 3. look forward to tno with you, the Committees and Council at these times. Regards Ron Mills, MillsPlan 1 c.c. pro -Medon e t Andria Le, gh 06�08i00 10:17 a 1 705 734 3585 MILLSPLRN P.02 • Miilsplan Consulting Services f Box: 207, 22 Church Street S. DLLISTON, Ontarlo L4R 1Y5 (705) 435 -6267 Fax; 435 -1037 J 8 7, 2000 To: Andria Leigh, Planner Township of Oro- Medonte Subject: Dro- Medonte_Go_Ii,LtdL, This is intended to provide you with an up -date on the a ve noted and to ask you to arrange with the Clerk a time for Council's further consideration of the official Plan amendment. 31 1. OMAFRA Comments As you know, detailed comments were to be provided from he County • of Simcoe Planning Department following a meeting with FRA, I am pleased to report that this meeting has now been hel and that the results have been very positive. Mr. Ray Valaitis of OMAFRA's Brighton office toured theiarea on May 27th. He is of the opinion that the site and surro ing area is predominately a rural area with some pockets of agrid ltural lands, He is going to provide the County with a letter t;o this effect and include a map showing the area which he feel is predominantly rural in character. I He is suggesting that the lands should be placed into a Rural" designation, notwithstanding that the surrounding lands re not now designated "Rural" at this time. Only the site itse3f need be re- designated at this time. The Township can decide whether it wants to expand the designation to include the surrounding area when the five year review of the Official Plan is done.lHis view is that our designation need not be tied to the re -desi nation of the rest of the rural area, I I believe that a "Rural" designation on the subject lands will also bring this proposal into conformity with the County Official Plan. I Obviously, you will want to see Mr. Valaitis' letter anq obtain a further response from the County confirming the above, will ensure that you receive this additional information in Ihe very near future, 1. • E 06 08,00 10:17 r, 1 705 734 3585 MILLSPLRN P.03 M i n 2. NY4A ommen&V A meeting was held on June 2nd with representatives of 0o NVCA and County on -site. There were discussions about some ofWthe design details, but the overall concept of development d d not seem to be a problem. These details can be dealt with through the zoning and slte planning and design processes. Illi ' I have learned that Council would like some further discussion between the parties regarding the owners' responsibilitilas for maintenance and /or improvements to the access roads. I Would be pleased to arrange a meeting with appropriate Township Officials and your engineers, and the owners and their engineers to resolve this particular issue. Please let me know how I can be of assistance in this regard. 1 4. Further {.apsideration_and._Timing It is our hope that Council can deal with the O. P. amendment before their summer break, as this matter has already beIon under consideration for well over a year. Please consider this as my regaest to appear before Corrr�i,ttee of the Whole to report back on the progress we have made o these matters, so that the O. P. amendment, along with your f ether report on same, can be submitted to Council for their f x`ther consideration and a decision. Perhaps if we set a timeframe, it will provide a target date for the receipt of comments from OMAFRA, the County and the NVCA. I trust that this is appropriate and remain. ; Regar Ron Mills, MillsPlan c.c. Owners NVCA County of Simcoe C. C, Tat am 11 • 0 TOWNSHIP OF ORO- MEDONTE PUBLIC MEETING April 19, 2000 @ 7:05 p.m. PROPOSED ZONING BY -LAW AMENDMENT - P83199 Heritage Hills Golf Course Concession 2, Part of Lot 8, Lot 9, 10 and Road Allowance, and East Part of Lot D (formerly within the Township of Oro) Present: Mayor Ian Beard Deputy Mayor Don Bell Councillor Lillian McConnell Councillor Ralph Hough Councillor Neil Craig Councillor Ron Sommers Councillor Ruth Fountain Staff Present: Jennifer Zieleniewski, CAD; Andria Leigh, Township Planner; Debbie Mooney, Tax Collector; Deborah Broderick, Director of Recreation and Community Economic Development Also Present: Ron Mills, Don Hanninen, Bruce Dodson, Rex Meadley, John Green, Karen and Mery Sanderson, David Shaw, Rod Jennings, David Knox, Tim Collingwood, Linda Sober, Beverly Agar, David Smith, Ross Kerridge, Carl Thomas, Rosemary Dunsmore, Bob Birnie, Mr. and Mrs. Hogendoorn, J. & Donna Byczko, Chuck & Janice Lowe, Jerry & Betty Schnurr, Marion Gough, George & Frances Sutton, Dale & Joan Hodges, Wayne Knelsen, Miles & Neil Hickling, Paul Marshall, Fran & Rick Brandt, Jim McLean, Ann Budge, Peter Wigham, Walter Connell, Jack Van Dan, Bill Johnston, Joe & Lenore Caldwell, Carl Arnold, Ross & Jennifer Jermey, Craig Shelswell, Bill Mills, David & Val Davis, Pat Gottlieb, Marsha Wilson, Chris Franke, Laurel Fischer, Gabby Marshall, Carol & Hubert Schaefer, John Borysiak, Fred & Chandra Reynolds (plus one illegible name on the sign -in sheet). Mayor Beard called the meeting to order and advised that all persons present would be afforded the opportunity of asking questions in respect to the proposed zoning by -law amendment. It was noted that correspondence had been received from the County of Simcoe, from the Oro - Medonte Chamber of Commerce, from Blue Circle CBM, from Mount St. Louis Moonstone, and from Mr. Dave Knox. Ms. Andria Leigh, Township Planner, gave an overview of the purpose and effect of the proposed Zoning By -law amendment and proposed • amendment to the Official Plan to a Site Specific Agricultural. Ms. Leigh indicated the numerous reports submitted by the applicant and invited the public to view these documents at this office. Mr. Ron Mills introduced the owners (applicants) of this golf course project and made a visual presentation of the proposal. Copies of the presentation were distributed as well. He indicated that the registered name of the course is "Heritage Hills ". 0 • Mr. Chuck Lowe, 151 Line, commented that if neighbours were in fact sent notices in the mail regarding this meeting, several people did not receive any notification. He indicated that this proposal will have a drastic impact on the lifestyle in the area and suggested that an earlier notice and a better method of sending notification. Ms. Zieleniewski assured Mr. Lowe that this will be looked into. Mr. Lowe commented on the poor condition of the roads in the area, as did Ms. Biscoe; however, Mr. John Green commented that he has no problem with the roads. • Mr. Jerry Schnurr, a resident across the road from the subject property, expressed concern about the quantity of water in the creek and the run off onto his farm. He indicated that he is in favour of the golf course if they would be using some of the water from the creek in order to lessen the flooding of his property. He felt that this would be an environmentally friendly use of the property and urged Council to grant the application. Councillor McConnell asked if the applicants had investigated some of the local Bed and Breakfasts. Mr. Mills indicated that they were interested in doing this and had already spoken with Mr. Templeton from the Chamber of Commerce in this regard. Councillor Hough commented that it was interesting to have support expressed at a public meeting, rather than the usual opposition. He queried the gallonage of water that would be used on this course and the response was an estimate of 36,000 cubic metres in total for the summer season or 131 gallons per minute based on a six month irrigation period. Councillor Hough asked about the impact of pesticides on the environment and was assured that natural and native grasses were being investigated in order that less pesticide use would be necessary as well as less water. Mr. John Borysiak, resident of the first house on the 18` Line, expressed concern about the roads, and said that otherwise he was in support of the golf course. He expressed a need for the upgrading of the roads first. Mr. Paul Marshall of Shanty Bay complimented the work that has been done on this project and commented that perhaps since this would be the third golf course on one watershed area, a study should be done in conjunction with other studies in the area. Councillor Sommers commented that the Township is accepting water from Barrie, and that ponds have proven to be beneficial in the use of water. He indicated that well water likely wouldn't be used in this application. Motion No. 1 Moved by Bell, Seconded by Hough Be it resolved that this Special Public Meeting of Council re: P- 83199, Concession 2, Part of Lot 8, Lot 9, 10 and Road Allowance, and East Part of Lot D (formerly within the Township of Oro), now be adjourned at 8:04 p.m. Carried. • A tape of the meeting is available for review. 0 PLANNING ADVISORY COMMITTEE February 10, 2000 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 a pre - 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. County Official Plan Currently — Agricultural and Greenlands 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 0 Planning Department Comments (Pre- Consultationj 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 (PPSj "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 2 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. 3 0 Section F1 — Environmental Protection Two The objective of this designation is to minimize the loss or fragmentation of significant woodland features and the habitats and ecological functions they provide; and to maintain and enhance the ecological integrity of the natural heritage system. The policies indicate that new development is discouraged by this Plan. However, if new development is intended to occur an Environmental Impact Statement (EIS) and Management Plan (MP) are required to be submitted for review to the satisfaction of Council. No information has been submitted to date by the applicants to determine whether the proposed golf course would have a negative impact on the natural heritage features and therefore compliance with these policies has not been satisfied. Section J3- Amendments to the Plan When the Official Plan was adopted by Council and the Province it was determined that sufficient lands were designated for residential, commercial, and • industrial uses for the next 20 years. This section stipulates that this requirement has been satisfied and further indicates that the lands identified as agricultural or rural will not change in the Official Plan. On the basis that sufficient lands are designated for the next 20 years, no site - specific amendments will be considered by Council for a period of 5 years. The Official Plan is only intended to be amended if it is determined that an issue has arisen which was not addressed by the Official Plan and which needs to be considered comprehensively or alternatively that a site specific proposal needs to be addressed in a comprehensive manner. The proposal for an amendment to the Official Plan from Agricultural to Rural for the proposed golf course would not satisfy this section as there is no comprehensive issue which is required to be addressed. 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. 0 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. 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 MillsPlan on the surrounding lands. There is some question as to why the initial review was not completed through 5 Agar and Associates for both the subject property and the surrounding lands • 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. 9 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. N r. 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 MillsPlan 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 7 • underlying designation; however the use must also conform with the overlay 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 lands 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 MillsPlan as part of the June 25, 1999 letter it would appear that the subject lands 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 a pre - 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. 0 A • Planning Department Comments (Formal Application) Since the last Planning Advisory Committee meeting, the applicant's submitted a complete application in December 1999 along with the following documents: 1. Planner's report prepared by MillsPlan 2. Agricultural Capability and Impact Study prepared by Bev Agar 3. Environmental Impact Study prepared by Saar Environmental Ltd. 4. Development Report prepared by C.C. Tatham & Associates 5. Feasibility Study prepared by Oro - Medonte Golf Ltd. Subsequently a site plan drawing was prepared which incorporated some of the Saar Environmental Impact Study report recommended changes. The Environmental Impact Study and Development Report were sent for peer reviews by Azimuth Environmental Ltd. and R.G. Robinson & Associates respectively. The peer review comments are attached for the Committee's review. Additional comments will be forthcoming as the site plan was not reviewed as part of the initial report. The formal application, which has been submitted, would re- designate the lands • from Agricultural to a Site Specific Agricultural rather than Rural as originally discussed through the pre - consultation process. This proposal would also rezone the lands to the Private Recreational (PR) Zone to permit the golf course and related accessory uses. The applicant's have indicated that the requirement of Section J3 can be satisfied as the Official Plan did not adequately address the need for recreational facilities within a defined market area. As justification the applicant's provided a feasibility study which was intended to show the demand in the market area which would be addressed by this proposed golf course. After reviewing the Feasibility Study additional information was requested (letter dated January 26, 2000). Additional information was provided in a letter dated February 4, 2000. It is suggested that the proposed course would be mid -range and is therefore not addressed within this market area. The studies completed were required in order to satisfy the Township Official Plan requirements, the County of Simcoe Official Plan requirements, and the Provincial Policy Statement. Section 2.1.3 9 ( c) of the Provincial Policy Statement states as follows: 0 "An area maybe excluded from prime agricultural areas only for: M • c) limited non - residential uses, provided that: 1. there is a demonstrated need for additional land to be designated to accommodate the proposed use; 2. there are no reasonable alternative locations which avoid prime agricultural areas; and 3. there are no reasonable alternative locations in prime agricultural areas with lower priority agricultural lands. Impacts from any new non - agricultural uses on surrounding agricultural operations and lands will be mitigated." The application, as proposed, would have to satisfy these requirements in order to determine compliance with the Provincial Policy Statement. The reports received do provide some of the applicant's justification as to compliance with the PPS. However additional information related to these subsections is required. The important area for the Committee to address both with the PPS and the Township Official Plan policies initially is that there is a need for additional land to be designated to accommodate the proposed use. Secondly, it would be to determine that the proposed location is the most . appropriate and only location available for this proposed use. The applicant continues to indicate that the subject property is within a larger "rural area" and therefore should not be protected for agricultural purposes. However, this larger "rural area" has not been proven to the satisfaction of the Township. Alternative Sites While alternative sites are discussed in the Feasibility Study and the appended letter of February 2, 2000, the consultant indicates that within the primary market area there are no other suitably designated rural lands. The market area (Figure 2 in Feb 212000 letter) clearly indicates that only lands within Concession 1 -3 generally south of Highway 11 are within the prime market areas which would limit the potentially available sites. It is indicated that the demand is concentrated in the Southwest corner due to rapid growth nearby. The majority of this growth is within the limits of the City of Barrie as the area within the limits of Oro - Medonte is primarily designated either Restricted Rural or Agricultural, exclusive of the shoreline areas of Lake Simcoe. Within the Secondary market area there would appear to be additional lands designated in the north end of • the former Township of Oro around County Road 22 which are not discussed within the reports with respect to feasibility. Figure 2 limits the 10 • potential for available sites in Oro - Medonte due to the limited area included and would indicate the need for a course to satisfy a regional demand in neighbouring municipalities rather than a local demand. Oro - Medonte Official Plan There has not been a consensus to date that the Agricultural designation as defined by Section C1.2 is not appropriate of the subject lands. The consultant indicates the criteria in Section D3.3.2 would appear to be appropriate if an Official Plan Amendment was to be considered favorably and that these criteria should be incorporated into the requirement of the amendment. It is agreed that these criteria would be appropriate if the amendment was to be considered favorably by the Municipality. The review of compliance with these criteria would be premature at this time until it is determined that the principle of the Official Plan Amendment is considered appropriate. It is also agreed that, if approved, the proposal would be subject to Site Plan Control. Section D2.3.8 of the Plan relates to the expansion of existing golf courses in the Agricultural designation, which would not apply to this proposal. Expansions to the any existing golf courses in the Agricultural • designation would be reviewed on their own merit/proposal and information provided. Section D2.2 of the Plan is clear in relation to permitted uses in the Agricultural designation. It indicates that the development of new tourist commercial and recreational uses in the Agricultural designation are not contemplated by this Plan. In relation to Section A Amendments to the Plan, it is indicated by the consultant that the Plan did not provide for a 20 year supply of recreational lands and facilities; however, for the Township as a whole and all recreational uses this has not been proven. The approach utilized in the review relates specifically to golf courses within the southwest corner of the Township, which would appear to be somewhat selective /restrictive. February 4, 2000 Consultant Letter The Official Plan restricts Official Plan Amendments, which can be considered favorably by Council to the following: • (a) when the policies of this Plan have been found not to address an issue, or iml • (b) an issue has been raised by a site specific proposal which must be addressed in a comprehensive manner It continues on to state that "for this reason, the Township will not consider site specific amendments to this Plan unless they are specifically anticipated by this Plan, without associated policy amendments for a period of at least five years..." This phrase was intended to indicate that some policies in the Plan specifically anticipate the need for an Official Plan Amendment and the requirements for such amendments are included in the Official Plan and that these amendments should not be considered contrary to the Plan. Examples of such include: Section F2.3.2 re: Water Bottling Plants, Section D3.3.3 re: New Tourist Commercial Uses, and Section H4 re: Adult Lifestyle Communities. If Council is satisfied that either (a) or (b) above is applicable then such amendment can be supported by Council or not. The Official Plan addressed recreational uses, not just golf courses, as a whole through the Rural designation and permits them as of right subject to the criteria and consideration of the Zoning By -law Amendment. The . Plan also recognizes existing recreational uses in the Agricultural designation and permits minor expansions to those uses. The Plan further indicates, as stated previously, that new recreational uses in the Agricultural designation are not contemplated by this Plan. It would therefore not appear as though the Site Specific proposal was not addressed by the Official Plan. It is further indicated that the Township did not address the need /demand for recreational uses specifically within this market area centered around the City of Barrie or the mid -range market. Figure 2 is intended to show the market area to be served. The applicants indicate that the primary market area is a 10 km area but there is also an indication that it would be an area within a 30 minute drive. The 10 km radius would not indicate an area, which is no more than a 30 minute drive. It would be helpful to have a map showing the location of all existing public courses within the market area, all approved but not built courses, and all courses in the planning approvals process, to have a complete and accurate indication of the supply (existing and proposed) in relation to the . demand. 12 P While the RCGA study indicates a participation rate of 20.1 %, David Foot in his book Boom Bust and Echo indicates a participation rate of 5.9 % in 1996 and 6.3 % in 2001 there would appear to be a significant contrast between these rates. The 20.1 % rate would appear to be high. Conclusion The revised approach proposed on the formal development applicant might be more appropriate in relation to the application; however compliance with the PPS and Official Plan with respect to need is not complete. Technical details with respect to the Servicing Strategy and the Environmental Impact mitigation measures could be addressed once the principle of the Official Plan Amendment is satisfied. Recommendation It is recommended that Development Application P -83/99 proceed to a Public Meeting only after the Committee is satisfied that the Amendment complies with the intent of the Official Plan and Provincial Policy Statement. 13 0 PLANNING ADVISORY COMMITTEE June 20, 2000 Robert and Theresa Spears P -98199 Part of Lots 1 and 2, Concession 13, (Oro) County Road 22 and Greenwood Avenue Proposal The subject property is located in Concession 13, Part of Lots 1 and 2 and has frontage on both County Road 22 (Horseshoe Valley Road ) and Greenwood Avenue. The property is a total of 131.42 acres in lot area. The applicant's have applied for an Official Plan Amendment and Zoning By -law Amendment to redesignate a portion of the property from Shoreline to Agricultural and to rezone a portion of the property from Agricultural/Rural (A/RU) to Shoreline Residential (SR). The property was the subject of three consent applications, which were conditionally approved, but had one of the conditions appealed by the applicant. Official Plan Currently — Agricultural, Horseshoe Valley Road Special Policy Area, Environmental Protection Two Overlay, Environmental Protection One, and Shoreline • Proposed — Same as above provisions to allow additional two residential lots by consent Zoning By -law Currently — Agricultural /Rural (A/RU) and Environmental Protection (EP) Zone Proposed — General Commercial (GC) and Agricultural /Rural (A/RU) Zones Department Head Comments Roads Superintendent — No Concerns Manager of Public Works — No Concerns Fire Chief — Clerk — Chief Building Official — 0 Recreation and Economic Development — 1 0 0 0 Planning Department Comments This application proceeded to a Public Meeting on April 5, 2000 and a copy of the meeting minutes is attached for the Committee's review. At that meeting correspondence was received and public comments were raised in regards to a number of technical issues including: Official Plan policies, stormwater management, drainage, erosion, tree retention, water supply and quality, traffic, noise, impact on character of area. In regards to a number of the technical matters the applicant has submitted a site plan application and drawings which are currently being review by the township staff and engineering consultant and will proceed through that process. The site plan is a condition of the consent being granted and therefore is required to be adopted by Council prior to final approval of the consents. If the matter continues to be decided by the Ontario Municipal Board then this matter may be resolved at that level as well. A copy of the applicant's response to the public meeting comments was forwarded with the agenda package. 4 t D, - Recommendation MN vv It is recommended that Development Application P -97/99 a proposed Official Plan Amendment and Zoning By -law Amendment, be presented to Council for favorable consideration of the Official Plan Amendment and that the Zoning By- law Amendment proceed subject to the final approval of the Official Plan Amendment. 9