01 26 2009 PAC AgendaTOWNSHIP OF ORO-MEDONTE
:r,LANNING ADVISORY COMMITTEE MEETING AGENDA
COUNCIL CHAMBERS
Date: Monday, January 26, 2009 Time: 7:00 p.m.
HN111612AM i M."
Id U 1 _4"j*61 F—A141401 • 97-11 Z LOC&TA 19: 0 9 0"IM-11" 0
4. MINUTES OF PREVIOUS MEETING —November 24, 2008.
I A
L
6. PUBLIC MEETINGS:
ffem_
7. PLANNING APPLICATIONS:
a) Report No. DS 2009-002, Steve Farquharson, Intermediate Planner, re: Proposed
Official Plan and Zoning By-law Amendment, 2008-ZBA-10, 2008-OPA-02, Lot 1,
Concession 5 (Oro), Township of Oro-Medonte, South Side of Horseshoe Valley
Road and West of Line 4 (1198677 Ontario Ltd.).
8. CORRESPONDENCE AND COMMUNICATION:
2 =92
9. OTHER BUSINESS / EDUCATION:
a) Tom Kurtz, re: Source Water Protection Committee Update.
b) Andria Leigh, re: Draft Lake Simcoe Protection Plan -Consultations
TOWNSHIP OF ORO-MEDONTE
PLANNING ADVISORY COMMITTEE MINUTES
N 0 V 2 6 2006 2006-2010 TERM
November 24, 2008, 7:03 p.m.
Lw Council Chambers
l-
Present: Council Representatives
Mayor H.S. Hughes
Deputy Mayor Ralph Hough
Councillor Mel Coutanche
Councillor Terry Allison
Councillor Sandy Agnew
Councillor John Crawford
Councillor Dwight Evans
Public Reoresentatives
Linda Babulic
Roy Hastings
Tom Kurtz
Mary O'Farrell-Bowers
Larry Tupling
Staff Present: Andria Leigh, Director of Development Services; Glenn White,
Manager of Planning Services; Janette Teeter, Deputy Clerk
Also Present: Sally Leppard, Lura Consulting
Deputy Mayor Hough assumed the chair and called the meeting to order.
, P16120611"IL61:2
Motion No. PAC081124-1
Moved by Larry Tupling, Seconded by Mary O'Farrell-Bowers
It is recommended that the agenda for the Planning Advisory Committee meeting of
Monday, November 24, 2008 be received and adopted, as amended, to add Item 9c),
Andria Leigh, Director of Development Services, re: Update on Craighurst Secondary
Plan.
Carried.
3. DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE
THEREOF: - "IN ACCORDANCE WITH THE ACT"
None declared.
41 galwal
It is recommended that the minutes of the Planning Advisory Committee Meeting held
on October 27, 2008 be received and adopted.
Carried.
5. PRESENTATIONS:
a) Sally Leppard, Lura Consulting on behalf of Severn Sound Environmental
Association, re: Severn Sound Watershed Sustainability Plan.
An updated version was distributed to members of the Committee.
Motion No. PAC081124-3
Moved by Roy Hastings, Seconded by Mary O'Farrell-Bowers
It is recommended that the correspondence and verbal information presented by Sally
Leppard, Lura Consulting on behalf of Severn Sound Environmental Association, re:
Severn Sound Watershed Sustainability Plan be received.
Carried.
6. PUBLIC MEETINGS:
None.
7. PLANNING APPLICATIONS:
None.
Andria Leigh, Director of Development Services, memorandum correspondenco
dated November 14, 2008 re: Status — Planning Applications.
A map and updated memorandum correspondence were distributed to members of the
Committee.
2AS(IT-311
Moved by Tom Kurtz, Seconded by Roy Hastings
It is recommended that the memorandum correspondence dated November 14, 2008
and updated version dated November 24, 2008 presented by Andria Leigh, Director of
Development Services and Glenn White, Manager of Planning Services, re: Status —
Planning Applications be received.
MINE
a) Tom Kurtz, re: Source Water Protection Committee Update,
Motion No. PAC081124-5
00=0 =0 MEM. • F
It is recommended that the verbal information presented by Tom Kurtz re: Source Water
Protection Committee update be received.
Carried.
b) Andria Leigh, Director of Development Services, re: County of Simcoe Official Plan
Update.
Motion No. PAC081124-6
Moved by Linda Babulic, Seconded by Larry Tupling
It is recommended that the verbal information presented by Andria Leigh, Director of
Development Services re: County of Simcoe Official Plan Status Update be received.
Carried.
c) Andria Leigh, Director of Development Services, re: Craighurst Secondary Plan
Update.
:ET01113 I
=4
It is recommended that the verbal information presented by Andria Leigh, Director of
Development Services re: Update on Craighurst Secondary Plan be received.
41- :7A*11TJ 5
Moved by Mary O'Farrell- Bowers, Seconded by Tom Kurtz
It is recommended that we do now adjourn at 9:41 p.m.
Chair,
Deputy Mayor Ralph Hough
Carried.
Director of Development Services,
Andria Leigh
Z3 Township Of
REPORT
Proud Heritage, Exciting Future
Report No.
To:
Prepared By:
DS 2009-002
Planning Advisory Committee
Steven Farquharson,
Intermediate Planner
Meeting Date:
January 26th, 2009
Subject: Proposed Official
Plan and Zoning By-law
Motion #
Amendment Applications
2008-OPA-02 and 2008-ZBA-
Roll #:
R.M.S. File #: D09 38435
4343-010-002-3000
10, 1198677 Ontario Limited -
D14 38413
Lot 1, Concession 5 (Oro),
Township of Oro-Medonte
IRECOMMENDATION (S): Requires Action For Information Only
It is recommended that Planning Advisory Committee recommend to Council:
THAT Report DS 2009-002 Re: Official Plan and Zoning By-law Amendment
Applications 2008-OPA-02 and 2008-ZBA-10 for 1198677 Ontario Ltd., Lot 1,
Concession 5, (Oro), Township of Oro-Medonte, be received and adopted.
2. THAT Official Plan and Zoning By-law Amendment Applications 2008-OPA-02 and
2008-ZBA-10, Lot 1, Concession 4, (Oro), Township of Oro-Medonte that would
serve to redesignate the subject lands from "Horseshoe Valley — Medium Density" to
"Horseshoe Valley- Low Density Residential" on Schedule D of the Official Plan, and
to rezone lands from Agricultural/Rural Exception (A1RU*15) Zone to Residential
One Exception Hold (R1 *H) Zone on Schedule A15 of Zoning By-law 97-95, be
approved.
3. AND THAT the Clerk bring forward the necessary Official Plan Amendment and
Zoning By-law for Council's consideration.
BACKGROUND:
The purpose of this report is to consider proposed Official Plan and Zoning By-law
Amendment applications submitted by MHBC Planning on behalf of the above noted
property owner, and make recommendations to Planning Advisory Committee as to the
disposition of the matter.
DEVELOPMENT SERVICES Meeting Date: Monday January 26, 2009
Report No. DS 2009-002 Page 1 of 8
ANALYSIS:
The subject property is located on the south side of Horseshoe Valley Road West and
on the west side of Line 4 North. The subject land has a frontage of approximately
246.8 metres (809 feet) on Line 4 North and approximately 196.3 metres (644 feet) of
frontage along Horseshoe Valley Road West. The site continues to be vacant, and was
vacant prior to the adoption of By-law 97-95, which is why the amendment to the Zoning
By-law is required as discussed further below.
A statutory public meeting was held on October 27, 2008 regarding the proposed
development. No verbal comments were received at the public meeting. Written
comments were received by internal staff stating they had no concerns. Subsequent to
the public meeting, comments were received from the County of Simcoe and AECOM
(the Township's Engineering Consultant). The comments received from the County of
Simcoe have indicated that they will not permit any access from County Road 22
(Horseshoe Valley Road) to either Lot 4 or the retained lands
It is the intent of the applicant to develop the property for residential uses, which will
comprise four lots. A re-designation and rezoning is necessary to support this proposed
development of the site. The applicant has submitted a Functional Servicing Report,
which was completed by Cole Engineering dated July 2008. In their study they found
that partial servicing is a feasible option for the proposed development. The Township
had circulated the applications to AECOM, the Township's engineering consultant, who
have commented that the developer would not be required to extend the watermain
since it extends past the proposed lots. AECOM further recommended that the
developer install a hydrant on the existing watermain at the proposed lot line of lots 2
and 3 at the developer's expense.
FINANCIAL:
N/A
POLICIES/LEGISLATION:
Township of Oro-Medonte Official Plan:
The subject lands are presently designated "Horseshoe Valley —Medium Density
Residential" and "Horseshoe Valley — Resort Facility" in the Township's Official Plan.
The proposed amendment would permit low density residential units on a portion of the
subject lands. The portion of the lands that are the subject of this application are
located in the "Horseshoe Valley —Medium Density Residential" designation. The
remaining lands which are located in the eastern portion at the corner of Horseshoe
Valley Road West and Line 4 North, and are designated "Horseshoe Valley — Resort
Facility", are not proposed to be amended at this time.
DEVELOPMENT SERVICES Meeting Date: Monday January 26, 2009
Report No. DS 2009-002 Page 2 of 8
The current designation of "Horseshoe Valley- Medium Density Residential" permits
townhouse dwellings, multiple dwellings, apartment dwellings and home occupations.
The density of development permitted under the policies shall not exceed 30 units per
gross hectare. The applicant is applying to have the lands redesignated to the
"Horseshoe Valley — Low Density Residential" designation, in order to facilitate the
development of four residential lots. The permitted uses within the "Horseshoe Valley —
Low Density Residential" designation include single detached dwellings, home
occupations, and Bed and Breakfast establishments. Within this designation the density
of residential development shall generally not exceed 7.0 units per gross hectare, which
the proposed development would not appear to exceed.
In terms of servicing the subject lands, Section A5.2 of the Plan states that prior to the
creation of any new lot in a settlement area that is to be serviced by a private septic
system, Council shall be satisfied that the soils are appropriate for the construction and
use of a private septic system on the lot. The Planning Report that was submitted by
MHBC Planning (attached) referenced a Hydrogeology Report completed by
Terraprobe, which concluded that the soils are appropriate for private septic systems.
The Planning Report also indicted that there was sufficient water supply to support the
development. The Functional Servicing Report was completed by Cole Engineering.
The Township's engineering consultant AECOM has reviewed this reports and have
advised it is acceptable. Based on the above, the proposed application would generally
conform with the policies of the Horseshoe Valley-Low Density Residential designation
in the Official Plan.
rfflm rnm I
am
The Zoning By-law Amendment Application would rezone the lots from the
Agricultural/Rural Exception 15 (A/RU*15) Zone to Residential One Exception (Rl*)
Zone to accurately reflect the intended residential use of the property. Exception 15
which affects the subject lands, states that only the permitted uses that existed on the
effective date of this By-law are permitted. Given that the lands were vacant at the time
of approval of Zoning By-law 97-95, the lands are only permitted to be maintained in
their vacant state without a zoning by-law amendment having been considered. The
four residential lots proposed will range in lot frontage from 35.3 metres (115 feet) to
105.1 metres (344 feet), with an average lot area of 1.5 hectares (3.8 acres). The lands
will be the subject of both an Exception Zone to recognize the larger lot frontage and
area requirements and to restrict further subdivision; and the lots will also be subject to
a Holding Provision requiring each of the lots to proceed through a Site Plan Control
process. The intent of the Site Plan Control process is to identify building envelopes for
each of the four lots and require tree preservation outside of the identified building
envelopes. This approach to the rezoning including the exception zone and the holding
provision is consistent with the process previously completed for the Horseshoe estate
lots on Highland Drive. Given that each of the proposed residential lots exceeds the
minimum required lot area, the proposed building envelopes will ensure that all
proposed residential buildings can satisfy the minimum required setbacks of the
Residential One (R1) Zone to property lines.
DEVELOPMENT SERVICES Meeting Date: Monday January 26, 2009
Report No. DS 2009-002 Page 3 of 8
Section 5.32 of the By-law states that no building or structure is permitted to be located
within 23 metres (75 feet) of a slope or embankment that exceeds 33% or 3 to 1. The
applicant has submitted a Slope Stability and Hydrogeology report prepared by
Terraprobe; this report concluded that the slope is stable and that a setback of zero
metres from the slope could be established on the subject lands. Notwithstanding the
report conclusions, the applicant is recommending that any portion of a dwelling on the
residential lots be constructed no closer then 5 metres (16.4 feet) of the slope crest. The
Township's engineering consultant has reviewed the Slope Stability and Hydrogeology
report and has confirmed that they are satisfied with the report and could support the
proposed 5 metre setback from the slope crest. Based on the above, the proposed
residential use, and the associated exception for the lot frontage and area requirements,
would generally comply with the policies of the Township's Zoning By-law.
County Official Plan
The applications were circulated to the County of Simcoe Planning Department for
comments and they have advised that they require a setback of 15 metres (49 feet)
from County Road 22 (Horseshoe Valley Road West), to be included in the zoning
provisions for Lot 4, which has frontage along the County Road. This request will be
incorporated into the exception zoning specifically for Lot 4. In analyzing the Official
Plan and Zoning By-law Amendment applications, Township staff reviewed both the
County Official Plan currently in effect as well as the Plan adopted by County Council in
November 2008 but not yet in force and effect. Section 4.1.6, of the current County
Official Plan, states that development within settlement designations should be
compatible with the character and features of the existing community; the Horseshoe
Valley Settlement area currently encompasses a large amount of low-density residential
dwellings a number of which surround the subject lands. The proposed low density
residential use would be compatible with the character of the surrounding area and
given the natural features of this site would be considered more appropriate to ensure
the preservation of the slope and vegetation on the site. The County Plan also contains
General Development Policies and Guidelines which are found in Section 4.3, these
policies are focused more on the design and layout of proposed developments. These
policies require that proposed developments consider: the minimization of removal of
natural vegetation, the protection of scenic resources, and the scale and pattern of
development being compatible with the character of the existing area. The proposed
development has considered these policies and has been designed to conform to these
policies of the County Plan. The adopted County Plan continues to include the policies
discussed above and therefore it is our opinion that the proposed development general
conforms to the policies of both County Plans (approved and adopted).
Provincial Policy Statement
The intent of the Provincial Policy Statement (PPS) is to build strong and healthy
communities while at the same time promoting efficient land use and development
patterns. In the Planning Report submitted by MHBC Planning (attached) they have
given an explanation of how the proposed application meets the policies as outlined by
the PPS.
DEVELOPMENT SERVICES Meeting Date: Monday January 26, 2009
Report No. DS 2009-002 Page 4 of 8
Policy 1.1.3.1 states that settlement areas shall be the focus of growth and their vitality
and regeneration shall be promoted. Since the lands are located within the Horseshoe
Valley Settlement Area, the growth is being directed to an area in which the PPS
encourages growth to occur. In Policy 1.6, "Infrastructure and Public Service Facilities",
addresses issues such as the use of existing infrastructure and public service facilities
should be optimized, wherever feasible, before consideration is given to developing new
infrastructure and public service facilities. The applicant is proposing to utilize the
existing water infrastructure that is utilized to service the Fire Department and OPP
Stations on the east side of Line 4 South. The utilization of the water infrastructure
already existing will satisfy the intent of the PIPS. Policy 1.6.3 of the PPS, requires
infrastructure and public service facilities to be strategically located to support the
effective and efficient delivery of emergency management services. Through comments
received from the Township's Engineering consultant, it was recommended that a fire
hydrant should be installed on the existing watermain.
The proposed Official Plan and Rezoning amendment applications are considered to be
consistent with the Provincial Policy Statement.
Places to Grow
The application that has been submitted has been reviewed with reference to the Place
to Grow policies that have been in place since 2006. In Policy 2.2.2 Managing Growth
subsection (i) states that development should be directed to settlement areas. As stated
above, Horseshoe Valley has been identified through the County and Township's
Official Plans as a settlement area and therefore the proposed residential development
would be within a settlement area as required by Places to Grow. Subsection (j) states
that growth in settlement areas should offer municipal water and wastewater services.
The proposed development will utilize municipal water, however individual septic
systems will be used for wastewater services due to full municipal wastewater services
not being a feasible option given the topography of the subject lands.
The Township of Oro-Medonte has been identified as a Rural Area in the Places to
Grow legislation. In Section 2.2.9 Rural Areas subsection (3), states that new multiple
lots and units for residential development will be directed to settlement areas and may
be allowed in rural areas in site-specific location with approved zoning or designation
that permits this type of development. Given that the proposed residential development
is located within a settlement area, the application would satisfy this policy. Based on
the above, the applications to amend the Official Plan and Zoning By-law, would
generally conform with the Place to Grow legislation.
CONSULTATIONS:
No concerns from any internal or external departments.
Simcoe County District School Board
County of Simcoe
DEVELOPMENT SERVICES Meeting Date: Monday January 26, 2009
Report No. DS 2009-002 Page 5 of 8
ATTACHMENTS:
�cneauie 41- Location map
Schedule #2- Context Map
CONCLUSION:
The subject land is an irregular shaped lot with a lo
and fronts onto both Line 4 North and Horseshoe V
Vehicular access to the proposed lots will only be
being Line 4 North. The County of Simcoe has cor
access permitted to the proposed Lot 4 from He
proposed residential uses will utilize a remnant parc
on the edge of the Horseshoe Valley Settlement ar(
support the proposed Official Plan Amendment to
"Horseshoe Valley- Medium Density Residential" t
Residential". The Official Plan will be implemented
and rezonina the lands from A/RLJ*15 7nnp to
area of approximately 10 hectares
illey Road West (County Road 22).
permitted from the municipal road
imented that there will be no direct
rseshoe Valley Road West. The
31 of land that has remained vacant
a. Given the above, Planning staff
'edesignate the subject lands from
) "Horseshoe Valley- Low Density
by a site specific zoning exception
R1 *H 7nno Tha 7nninri Pxi_lnut
amendment will allow for the intended residential uses as a site specific zoning, w- hich
will limit the ability to subdivide the proposed lots further then what is being proposed
and to include the setback for Lot 4 as identified by the County of Simcoe. Planning
staff have no objection to proposed Official Plan and Zoning Amendment (2008-OPA-02
& 2008-ZBA-10) applications. A draft of the Official Plan Amendment and Zoning By-
law Amendments prepared by MHBC Planning has been attached for the Committee's
reference.
Respectfully submitted: Reviewed by:
Steven Farquharson, B.URPL
Intermediate Planner
7e
Andria Leigh, MCIP, RPP
Director of Development Services
SMT Approval / Comments: I C.A.O. Approval / Comments:
DEVELOPMENT SERVICES Meeting Date: Monday January 2_6, 20-09
Report No. DS 2009-002 Page 6 of 8
Schedule #1- Location Map
HORSESHOE VAL
SUBJECT LANDS TO BE REZONED
AND RE-DESIGNATED
DEVELOPMENT SERVICES Meeting Date: Monday January 26, 2009
Report No. DS 2009-002 Page 7 of 8
Schedule #2- Context Map
oa�anu. ao .uow.ncc ecrw¢N aoan.w+c *a..��s a wo � �oovrt
HORSESHOE VALLEY Raw )CWMTY Raw Ma 71)
DEVELOPMENT SERVICES Meeting Date: Monday January 26, 2009
Report No. DS 2009 -002 Page 8 of 8
PLANNING ANALYSIS
HORSESHOE VALLEY:
1198677 Ontario Limited
OFFICIAL PLAN AMENDMENT !4
REZONING i
Township of Oro-Medonte
August 2008
1.0 INTRODUCTION
MHBC Planning was retained by 1198677 Ontario Limited to prepare a
planning analysis regarding their proposal to apply for an Official Plan
Amendment and Rezoning on the subject site within the Horseshoe Valley
Resort. The site is located at the south-west comer of Horseshoe Valley Road
(County Road 22) and Line 4 North in the Township of Oro-Medonte. The site
is subject to an offer to purchase by 1198677 Ontario Limited from Horseshoe
Resort.
The purpose of the application is to achieve the required planning approvals
from the Township of Oro-Medonte and County of Simcoe so as to enable a
further planning application for Consent to sever the land into four (4)
residential lots to accommodate four (4) single detached residential dwellings.
MIJ 9 Ittel 01* "..
The proposal is for an Official Plan Amendment and Rezoning on the portion of
the subject site currently designated Horseshoe Valley — Medium Density
Residential.
The site hosts two Official Plan designations; Horseshoe Valley - Medium
Density Residential, and Horseshoe Valley — Resort Facility. The portion of the
property designated Horseshoe Valley - Medium Density Residential is subject
to the application for an Official Plan Amendment and Rezoning.
MHBC Planning
1198677 Ontario Ltd. OPA and Rezoning
Township of Oro-Medonte
The application for an Official Plan Amendment is to permit a down - designation from
Horseshoe Valley — Medium Density Residential to Horseshoe Valley — Low Density Residential.
The rationale for this Official Plan down - designation stems from the site topography itself and
the difficulty the physical site conditions create for implementation of the current Official Plan
designation. The limited plateau area and steep slope conditions provide adverse topographical
conditions which provide support for a less intensive residential use on this site than what is
currently permitted.
The application for Rezoning requests the removal of the Agricultural / Rural Exception 15
(A /RU *15) zone, to be replaced with the Residential One Exception *_ (RI *_J zone, permitting
single family residential dwellings. It is proposed that four (4) lots be located on the re-
designated lands. Proposed lot sizes range from 1.45ha (3.58ac) to 2.04ha (5.04ac). The
frontage's on Line 4 North are between 35.3m to 105.1m. In order to ensure further subdivision
does not take place, an exception to allow the site specific lots sizes is being sought.
The lots are proposed to be developed on the Municipal water system and private septic systems.
3.0 SITE AND SURROUNDING USES
The site is located at the south -west corner of Horseshoe Valley Road and Line 4 North, in the
north -east section of the Horseshoe Valley Resort lands. The site is contained within the area
numerically depicted as "T' on Schedule D of the Oro - Medonte Official Plan. The lands are
legally described herein as being Lot 1, Concession 5, Township of Oro - Medonte (former
Township of Oro), County of Simcoc.
The land subject to this application has approximately 246.8m of frontage along Line 4 North to
the east and south -east and approximately 196.3m of road frontage along Horseshoe Valley
Road. The subject site affected by the Official Plan Amendment and Rezoning is 6.4ha in size, as
depicted on the Concept Plan (see attached). The site has a split designation. The portion of the
property designated "Horseshoe Valley — Resort Facility" is not part of this application.
The site itself provides very little plateau area, quickly opening onto steep slope conditions
overlooking Horseshoe Valley Resort. There are no existing buildings or structures on the
property. The site is primarily tree covered with scrub vegetation.
To the south, south -west, and west of the site, is the existing community comprised of low -
density single detached residential dwellings. The site therefore is a rounding out or completion
of the residential development in the north east corner of the Horseshoe Resort area. To the north
is Horseshoe Valley Road (County Road 22), beyond which are more low density single
detached residential dwellings. The eastern portion of the site, not subject to the Official Plan
Amendment, is a relatively flat area currently designated Horseshoe Valley — Resort Facility.
Adjacent to this portion of the site is Line 4 North, beyond which exist a fire hall, police station,
public park, and surrounding forest and scrubland.
MHBC Planning
1198677 Ontario Ltd. OPA and Rezoning
Township of Oro - Medonte
N
4.4 THE PROVINCIAL POLICY STATEMENT
The Provincial Policy Statement (PPS) was issued in 2005 under Section 3 of the Ontario
Planning Act. The intent of the PPS is to provide policy direction for land use matters which are
of Provincial interest. Planning Authorities are to be consistent with the Policy Statement when
exercising any authority. This section briefly reviews how the 1198677 Ontario Ltd. proposal for
an Official Plan Amendment and Rezoning conforms to the Policy Statement.
The Provincial Policy Statement seeks to promote economically and environmentally strong
communities with an appropriate mix of residential and employment opportunities. Accordingly,
Settlement Areas, such as the Horseshoe Valley Resort Node, should be the focus for future
growth. The proposed residential development is within an identified Settlement Area and is
currently designated for residential development. The down - designation from medium density
residential to low density residential is proposed because of the challenges of site development
based on the site specific topographical conditions.
Policy 1.1.3.3 requires planning authorities to promote opportunities for intensification where it
can be accommodated, taking into account existing or planned infrastructure and public service
facilities required to accommodate projected needs taking into consideration the PPS policies of
wise use of resources and protecting public health and safety.
The area that the site is located is currently serviced with municipal water. The communal
sewage services at Horseshoe Resort do not service this area. There are no plans to provide
sewage service to this area in either the short or long term. As the subject lands are the last
parcel of Land to be developed in this area of the Resort, it is probable that sewage services may
not be provided in this area. Providing sewage services from the existing communal facility
would be very costly due to the distance of the sewage services from the site and due to the
topography involved in getting services to the site. An additional small communal system
servicing only this site is also likely not feasible. There is therefore no planned sewage
infrastructure for the site.
As discussed, the site hosts topographical constraints. Intensification on the site on the limited
plateau land would be limited and would likely not warrant consideration for only a handful of
medium density residential uses. These uses would be required to be fully serviced in order to
develop.
It is for these reasons that it is the opinion of this office that promotion of intensification of this
site with medium density residential uses is not appropriate and further, there is other
opportunity to promote intensification at the Resort Settlement Area that effectively utilize the
sewage capabilities at the Resort.
Policy 1.4 speaks to providing for an appropriate range of housing types and densities required to
meet projected requirements of current and future residents of the regional market area. In this
instance, Horseshoe Valley Resort Node offers a particular type of lifestyle housing for
residents. The Resort also offers full servicing in other portions of the Resort. As this portion of
MHBC Planning 3
1198677 Ontario Ltd OPA and Rezoning
Township of Oro - Medonte
the Resort is difficult to fully service, it is not practical to host higher density housing that could
be made available in other locations at the Resort. The proposed low-density residential housing
type is consistent with the type of housing offered in this niche community and will add to the
milieu of housing type and mix available, and to be made available, throughout the balance of
the Resort.
Policy 1.6 speaks to Infrastructure and Public Service Facilities. Specifically policy 1.6.1 relates
to infrastructure and public service facilities being provided in a coordinated, efficient and cost-
effective manner to accommodate projected needs. Policy 1.6.2 speaks to optimizing the use of
existing infrastructure and public service facilities and policy 1.6.3 speaks to strategically
locating infrastructure to support the efficient and effective delivery of emergency management
services. As discussed, the application will utilize the water infrastructure available to it. This
service will provide for fire flows and the fire department is located across the street. The
sewage service cannot be provided in a cost effective manner and does not require the
development of new infrastructure to provide for sewage facilities.
Policy 1.6.4.2 identifies that municipal services are the preferred means of site servicing. Partial
services, as is the proposal for the subject lands, are permitted within settlement areas for the
rounding out of existing development where there is reserve capacity and site conditions are
suitable for the long term. It is submitted that the subject lands are the last parcel of residential
land in this area of the Resort settlement area and thus provides for the rounding out of the
settlement area and that hydrogeologically the site is suitable for the proposed septic systems.
The hydrogeology details are found in Section 10 of this report.
There are no natural heritage features on the site in the PPS context. The natural features from a
local context will be addressed within the County of Simcoe and Township of Oro-Medonte
Official Plan sections of this report.
It is thus submitted that the proposal for a re-designation of this site in the Oro-Medonte Official
Plan and rezoning is consistent with the Provincial Policy Statement.
5.0 THE PLANNING ACT
The Planning Act has various criteria under Section 51 which are to be addressed during
subdivision application (lot division) phases. The official plan amendment and rezoning
applications are not subject to a detailed review in the context of these policies at this time. A
review of the application under Section 51 parameters will be undertaken should the official plan
amendment and rezoning applications be successful and the applicant can then apply for consent
to sever the property.
MHBC Planning
1198677 Ontario Ltd. OPA and Rezoning
Township of Oro-Medonte
M
6.0 PLACES TO GROW
The Places b) Grow Growth Plan for the Greater Golden Horseshoe (the Growth Plan) was
produced by the Province to guide the building nf stronger more prosperous communities by
managing growth. The Growth Plan focuses un achieving a better use n[ land and infrastructure
by directing growth h) existing urban areas. While the Growth Plan iyu Provincial and Municipal
wide dmounuoni there are policies which relate gpcoifiouDy to directing growth to mct1/nrnczU
areas. The Growth Plan takes precedence over the PPS where there is a conflict except where the
natural environment and human health are concerned then the document which provides the most
protection prevails.
The Growth Plan speaks to directing growth to areas ofucommunity, intensification,
tuumh major growth to settlement areas where it can bo serviced
by municipal services, various other economic policies, and policies that rokzb: to the
development of complete communities. The Plan directs 10 existing so1deznsut areas
which are recognized by existing official plan policy.
Policy 2.2�3 hosts policies General Intensification requirements for municipalities. D
is the opinion ofUde office that the Undtod amount ofmedium density residential development
that could appropriately bo developed on the site if full services could cost-effectively be brought
to the site is odoio)al and nx)u|d not biodcz the Connh/`u efforts to oobicvc their intensification
targets. There ioalso opportunity hm provide for medium density residential development in the
fully serviced areas of the Resort Settlement area to assist with the density targets.
The Horseshoe Resort settlement area has been identified as an ^\undc|inu\cdhuik-nn" area and
can also bc deemed u "rural settlement area". Rural settlement areas are determined k)bc key to
the vitality and economic well being ofrural communities, such um(}ro-Modoutc. New multiple
lots and uuda for reoidcudu| Jcvc|opnxcrd are directed to mcttlorocot mzan` such as Bnrmcohno
Resort's settlement area.
Itim thus submitted that the proposed Official Plan Amendment and Rezoning bn the Horseshoe
Valley Resort Node iu consistent with the Growth Plan.
7.0 COUNTY of SIMCOE OFFICIAL PLAN
MHBC Planning
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Township of Oro-Medonte
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The site is subject to the policies of the County of Simcoe Official Plan as well as the policies of
the Township of Oro-Medonte Official Plan. These policies are discussed herein as they relate to
the subject applications for an Official Plan Amendment and Rezoning.
County of Simcoe Official Plan
Part I - Introduction:
The County Official Plan provisions are aimed at the achievement of particular and
interdependent goals. These goals have been derived from numerous sources including the
Provincial Policy Statement (1997), the County's Strategic Plan, and from public input and
research undertaken during the preparation of the Plan.
Summarized below are each of the County's stated goals and a synopsis describing bow this
application supports the County in achieving these goals:
■ protect, conserve, and enhance the County's natural and cultural heritage;
o The application involves land within an identified settlement area, which is
currently designated to permit residential development, and where no natural or
cultural heritage resources have been identified.
■ wise management and use of the County's resources;
o The application is consistent with the overall intent of the County Official Plan
providing support for the way in which the County has determined future growth
should take place.
■ growth management to achieve lifestyle quality and efficient and cost - effective municipal
servicing, development and land use;
o The application is consistent with this as it supports locating growth within an
established settlement area and thus conserving County resources by
concentrating the need for future services in an established settlement area.
• coordinated land use planning among the County's local municipalities and with
neighbouring counties, districts, regions, separated cities, and First Nations lands;
o The application is consistent with this in that the necessary planning processes
have been wholly abided by, and the required supporting technical information
has been generated, and provided herein. The site is also currently designated for
residential land use in the Township of Oro-Medonte Official Plan.
■ community economic development which promotes economic sustainability in Simcoe
County communities, providing employment and business opportunities;
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o The application proposes to change the 'medium density residential' designation
to 'low density residential' as the 'resort facility' component is not included in
this application but rather provides for future economic opportunity.
■ protect public health and safety;
o The application is consistent with this as it seeks to retain the intent and purpose
of the Official Plan for residential development. It is due to technical site specific
challenges with the topography that a down-designation to penult a lower density
residential use is being sought.
Thus, it is submitted the application supports the County in achieving their stated goals.
Part 2 - Structure and Features of the County:
This section of the Official Plan discusses the general structure of the County of Simcoe Policies
in terms of the Municipal Organization, Physical Geography, Settlement Areas, and the
Resources and Economic Base. These sections are provided for general information purposes
and thus are not for specific reference to specific applications.
Part 3 - Growth Management Strategy:
Section 3.1: Strategy
Section 3.1 provides an overview of the planning strategy behind the County Official Plan. A
review of the intent of the applications against the intent of these four strategic themes has been
completed below:
Direction of most non resource related growth and development to settlements;
o The application is consistent with this theme as this site is within a settlement area
and is currently designated for residential growth;
■ Enabling and managing resource based development including agriculture, forestry,
aggregates, and tourism and recreation;
o The application is not applicable to this strategy as the site is not within an area
designated for agriculture, forestry, or aggregate, and although the site is in a
tourism and recreational area, the tourism portion of the property is not affected
by this application. The use does however support the nearby tourism and
recreational uses in the area.
■ Protection and enhancement of the County's natural and cultural heritage, including
water resources,*
o The application supports this as it proposes to remove less vegetation than would
otherwise be necessary with a medium density residential proposal. The
Hydrogeology and Slope Stability Report concluded site alteration for the purpose
of low density residential development will not negatively affect area water
resources.
a Development of communities with diversed economic functions and opportunities;
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o The application is consistent with this theme as it seeks to continue to support the
character of this settlement area as it would provide more population to support
the local recreational based economy.
Section 3.2: Population, Housing, and Employment Projections /Allocations
Section 3.2 explains general provisions regarding the above noted elements to County growth in
the future. These general provisions are meant to be guidelines and are not site specific.
Section 3.3: General Subdivision and Development Policies
Section 3.3 of the Official Plan describes general subdivision and development policies which
apply in all land use designations. Essentially these policies address a number of development
objectives to ensure the proposal is consistent with these County objectives.
The following is a summary of the general subdivision and development policies from Section
3.3 which are not applicable. These criteria are not applicable as neither the site nor the adjacent
lands host these conditions and /or attributes. These conditions and/or attributes include, ensuring
potential lots are not within wetlands, habitat areas, or hazardous lands (3.3.4); development or
site alternation are within 50m of natural heritage features and functions (3.3.5); development of
public uses (3.3.7); development or continuation, expansion, or enlargement of non - conforming
uses (3.3.8); applicants for subdivision by plan have entered into appropriate agreements (3.3.9);
compliance with the Niagara Escarpment Plan policies (3.3.11); Natural Heritage conservation
and forestry uses being permitted in all designations of this Plan; a Stormwater Management
report is completed where more than five (5) new lots are proposed (3.3.15); compliance with the
Oak Ridges Moraine Plan policies (3.3.19);
The following is a summary of the general subdivision (lot creation) and development policies
from section 3.3 which are applicable to this application and a description as to how the
application conforms:
■ 3.3.1: The Subdivision of land maintains the intent of the Plan's objectives and policies;
o The subject land is within an identified Settlement Area and is designated
residential. The application retains the residential intent of the land use, seeking
due to technical site conditions, to reduce the intensity of the permitted residential
land use. The proposal also maintains the intention of the Plan's environmental
and other applicable policies.
■ 3.3.2: Lots may be created only where they have access to and frontage on a public
highway and where an access permit can be obtained.
o The intent of the proposal is to create four (4) residential lots which will all have
access to Line 4 North and frontage on this public roadway. The Traffic
Assessment completed as part of the Functional Servicing Report by Cole
Engineering, dated July 2008 concluded that the proposed driveway locations, as
depicted on Figure 4 of this report, all have adequate site distances and can thus
be accommodated. Access permits to permit the development of these driveways
will be applied for at the appropriate time.
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• 3.3.3: Consents for the purpose of boundary adjustments and consolidation of land
holdings are permitted but shall not be for the purpose of creating new lots except where
otherwise permitted in this Plan.
o The land is within the settlement area of Horseshoe Valley and is designated for
residential development. The intent of this application is to eventually be
permitted to subdivide the parcel into four (4) residential lots.
■ 3.3.6: Decisions on the location and form of development should be made with an
objective of conserving high quality landscapes, including views and vistas;
o The subject site is located on land designated for residential development thus the
Official Plan intent for this property is to be developed in this manner. Achieving
a less intensive residential use on the subject site will assist in the retention of the
views and vistas.
• 3.3.10: Local municipal official plans should map natural heritage features or areas
which may be of local significance and which contribute to the viability of the County
Greenland system;
o The subject site itself is designated for residential development and is not mapped
as Greenlands in the County Official Plan.
■ 3.3.12: Compliance with the Minimum Distance Separation Fomulae as prepared by the
Province;
o The subject site is not within the vicinity of a livestock barn, thus the Minimum
Distance Separation Formulae is not applicable.
■ 3.3.13: New lots should not be permitted to extend into Provincially Significant wetlands,
flood plains, hazardous slopes, and Escarpment Natural Areas;
o The application complies with this as the subject site is not part of a Provincially
Significant Wetland, flood plain or Escarpment Natural Area. A Slope Stability
Report has been completed by Terraprobe dated July 2008 and it concludes that
the slope is not hazardous.
■ 3.3.16: Prepare a Traffic Impact Study, where appropriate;
o A Traffic Assessment was prepared as part of the Functional Servicing Report by
Cole Engineering, dated July 2008. This report concludes the proposed driveway
locations on Line 4 North, as depicted on Figure 4, will have adequate site
distances to be accommodated. The details of this report are found in Section 12
of this report and the full report is included with this application.
• 3.17: Where a land use change is proposed that is f ikely to adversely affect feet existing uses;
o In this instance, the application proposes a compatible land use and is not adjacent
to a railway line, thus a feasibility study that assess the impacts of odour, noise,
vibration or other emissions is not required.
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■ 3.18: Site is known or suspected to be contaminated,
o The site is vacant and thus there is no suspicion of on-site contaminants.
Section 3.5: Settlement Areas
Schedule 5.1 (Land Use Plan) of the County of Simcoe Official Plan (County OP) identifies and
designates Horseshoe Valley, including the subject lands, within the Township of Oro-Medonte
as a 'Settlement Area'.
This designation is provided for areas where non-resource related growth and development is to
be directed too, as per objective 3.5.1, and encourages a planned mix of uses to promote
economically viable communities, as per objective 3.5.3. The proposal for an official plan
down-designation does not conflict with these policies as the intent for residential development
in settlement areas is maintained. It is for technical reasons that a change in the type of
residential development designated to take place on these lands is being pursued. The policies
guiding settlement areas follow.
Section 3.5 of the County OP outlines the policies concerning development in Settlement Areas.
Although these policies are municipal wide policies, the following policies relate to site specific
development and are thus applicable.
Policy 3.5.8 speaks to providing for a compact urban form and the development of economically
viable communities with a diversity of land uses, including residential. The application seeks to
contribute to the Horseshoe Resort Settlement Area by providing more residential development
through infill which will in turn provide more population to support the recreational based
economy of the Horseshoe Resort community.
Policy 3.5.9 provides policies for servicing within settlement areas and states, where a settlement
has municipal water and sewer services, compact development shall be promoted. The
Horseshoe Valley Settlement does not benefit from municipal water and municipal sewage thus
this policy does not apply.
The Functional Servicing Report and Traffic Assessment completed by Cole Engineering, July
2008, concluded that partial services can be accommodated. The municipal water supply can be
extended from the north-east side of Line 4 North, under the road, to the north-west side in order
to service these four proposed lots. It was also determined the proposed lots provide more than
enough area to accommodate a private sewage system. Further details can be found in the
Functional Servicing Report and in Section 11 of this report.
This proposed servicing strategy can be accommodated despite the topographical challenges
with this site and would maintain the character of the surrounding community.
Policy 3.5.12 supports urban infill through subdivision by consent, subject to policy 3.5.6. Policy
3.5.6 states that local municipalities shall undertake a strategic planning exercise to identify
settlements which are best suited to accommodate growth based on the considerations of section
3.8 and 4.1 and in doing so need not accommodate a complete range of land uses in any one
settlement area. In this instance, the proposed development would be allowing four (4)
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residential lots to be approved, the impact of which is not be substantial to the overall
community.
Sections 3.8: Niagara Escarpment Plan, 3.9: Special Development Areas and 3.10: Oak Ridges
Moraine is not applicable to this application as the subject site is not located within these
geographically specific areas.
The above described policies have been reviewed in the context of the application on the subject
site and the application has been found to conform to the collective intent of these County OP
policies.
Part 4 - Policy Statement:
Part 4 of the County Official Plan provides policy statements which supplement the policies of
Part 3, previously discussed. These policies deal with special topics or procedures, or land uses
that affect more than one designation
Section 4.1 policies are related to Settlement Form and Expansion and are intended to
supplement the policies of Section 3. As discussed, the site is currently designated for residential
use and the new local land use designation conforms to these policies.
Policy 4.1.7 speaks to promoting the intensification and efficient use of land in built up areas.
The proposal is consistent with these policies as it proposes a compatible residential built form
for the community and promotes the efficient use of the site. Further to this, the proposal seeks to
round out this corner of the settlement area and infill this area with compatible residential
development which provides an appropriate form of intensification for Horseshoe Resort.
Section 4.2: Community Facilities and Services
This policy provides direction for location of community facilities. The subject proposal is not
for community facility use and thus is not applicable to this proposal.
Section 4.3: General Development Policies and Guidelines
This section outlines general development policies and guidelines for the design and layout of
development proposals, each of which is discussed as follows:
4.3.1: In the design and layout of development proposals, the following is to be considered:
Minimize the removal o. f natural vegetation;
The site is comprised of forest cover and scrubland. The site is designated for medium
density development. An application for medium density residential development would
require the removal of more vegetation than that of this proposal for low density
residential development because the intensity of the land use is less. The removal of trees
would therefore be minimized.
■ Protect and maintain scenic resources;
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The site is located on a steep slope providing views into Horseshoe Valley Resort. The
site is currently designated for medium density residential development. As the density of
the development is proposed to be reduced, the opportunity to maintain the scenic
resource is increased.
The architecture, scale of development and development pattern be compatible with or
enhance the character of the existing area;
The exact nature of the architecture of the proposed homes is not known at this time. The
proposal however, is to develop four (4) single unit residential homes. The current
medium density residential designation permits the development of townhouses, multiple
dwellings, apartments and home occupations. The development of single unit homes in
this area is prevalent, and thus single unit homes provides for continuity.
■ Outdoor lighting complement the setting;
Outdoor lighting shall meet the Municipal standards, in effect at the time.
■ Development be clustered at the edge of significant open spaces;
The site is not located near any significant open spaces but rather proposes to provide for
further infilling of low density single family dwellings in this designated residential
community. The development will not traverse down the valley.
■ Road patternsfit and complement the topography;
There are no roads proposed in this development.
Sign by -laws reduce the undesirable visual impacts of signs;
The Municipalities sign by -law will be adhered to.
■ Cultural heritage resources shall be conserved;
There are no cultural heritage resources on the property.
■ Green spaces, parks and open space, where possible, be connected:
The site is not adjacent to any public green space, open space or park and thus there is no
opportunity for connection. The valley slopes are proposed to be left in their natural state.
■ A mix of housing types (variety of houses and lot sizes) be included in residential
developments and subdivisions;
The proposal is for four (4) residential lots. This provides little opportunity for housing
types and variety. The site is not serviced by municipal sewage which limits the type and
variety of housing permitted.
■ Communities be developed having a strong pedestrian orientation; and
This is a municipal or community wide policy and is not to be applied site specifically.
Notwithstanding this, the intent for the future development of this site is to ensure the
continuation of strong pedestrian linkages throughout the community.
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The integration of trails and pathways.
The site will be integrated into the existing pedestrian trail system through a connection
with the existing road network; due to topographical constraints, there is little
opportunity to provide linkages interior to the development.
The remainder of the policies of Section 4.3: General Development Policies and Guidelines are
not applicable as they are related to development in rural areas, the Niagara Escarpment, or the
Oak Ridges Moraine.
Resources and Environment:
Section 4.4: Aggregate Resources
Schedule 5.2.1 High Potential Mineral Aggregate Resources identifies the subject site as being
located within an area of high potential for Sand and Gravel Resources. Section 4.4 Aggregate
Developments provides the policy basis for development within these identified areas.
Policy 4.4.2 stipulates that high potential mineral aggregate resource areas shall be protected for
potential long term use. Development for alternate land uses in accordance with other policies of
this plan is permitted where it would not preclude or hinder the establishment of new operations
or access to the resources, utilization is not feasible due to natural physical or existing man -made
constraints or the proposal serves a greater long term public interest.
In this circumstance, the site is within an established and identified settlement area, is designated
for residential development, and is a rounding out of this area of the Horseshoe Resort node.
It is the opinion of this office that development of the site for the proposed use would not
preclude or hinder the establishment of new resources and given the small size of the
development and the "infill" nature of the development, it is further the opinion of this office
that establishment of a future aggregate operation on this small site is not feasible and is
constrained due to existing man -made constraints.
The remaining policies in this section are related specifically to the operation of aggregate
extraction operations and thus are not applicable to the subject application. Thus, upon review,
the application meets the overall intent of the applicable aggregate policies.
Section 4.5: Natural Heritage Conservation Guidelines
Schedule 5.4 Natural Heritage System, identifies those areas within the natural heritage system
which are subject to specific policy provisions. The subject site is not identified within a natural
heritage feature identified on this schedule however it is adjacent to natural heritage areas and
thus consideration of the location in terms of the surrounding natural heritage features and
applicable policies is appropriate.
The policies of section 4.5 Natural Heritage Conservation Guidelines are generally applicable to
the community as a whole and not applied on a site specific basis. Notwithstanding this, there are
several policies which are site specific and thus applicable to the subject application. These have
been reviewed in the context of the subject application and summarized below:
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Section 4.5.1 through to 4.5.5 relate to large scale consideration of watershed based planning,
development near flood plains, shorelines or areas of fish habitat and the jurisdiction of the
Conservation Authority. These policies are either municipal wide policies or do not apply as the
site is not near a watercourse.
Section 4.5.6 policy speaks to Steep Slopes and ensuring development will be prohibited on
slopes and ravines which are subject to active erosion or historic slope failure. In this instance,
the site contains a steep slope along the western edge of the property. The Hydrogeology and
Slope Stability Assessment completed by Terraprobe dated July 2008 concluded that the slope is
stable and not subject to active erosion or historic slope failure. The development is not proposed
to be located on the slope.
Section 4.5.7 policies speak to Forested Lands within the Greenlands designation being subject
to the policies of Section 3.7. The subject site currently hosts trees on the property. The OP
policies address forests in the Greenlands designation, the County tree cutting By -law and
locally significant forested lands. The site is not subject to these policies as it is not within a
Greenland designation and is designated in the local plan for development. The Country tree
cutting By -law may apply and thus, trees will only be removed from the policy in accordance
with the By -law.
Section 4.5.8 policies speak to Landform Conservation and the prevention disruption and
destruction of landscape features such as the Oro Moraine, by mass grading and other extensive
land alteration activities. The subject site is part of the Oro - Moraine. The site is however
designated for residential development within a settlement area. The proposal to down - designate
the land will not effectively change the current approvals for land use and the development
proposal will respect the slope which exists on the lands. This will ensure consistency with
policy 4.5.8.2 which requires such consideration of the impacts development will have on
landscapes.
Section 4.5.12 policies speak to Corridors, Pathways and Trails when considering development
applications. This is a general County wide policy and as such is not applicable on a site specific
basis however it should be noted there is no trail system which provides opportunity for linkages
to this proposed development as per the policy.
Section 4.6: Cultural Heritage Conservation
The subject site is not identified as containing cultural heritage resources which would be
conserved as per policies 4.6.1 and 4.6.2.
Infrastructure
Section 4.7: Water and Sewer Services
Section 4.7 Water and Sewer Services contain the policies related to the provision of water and
sewage services. Policy 4.7.1 states that the preferred method of servicing development in
Settlement Areas is full municipal water and sewer services. The policy relates to major and
multi -lot development. Although the subject proposal is to develop 4 residential lots, the policy
context implies that this small infill type situation is not what is intended under this policy
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regime. As discussed, the application proposes the use of partial services through the extension
of the municipal watermain and the installment of private on-site septic systems.
The Functional Servicing Report (FSR) completed by Cole Engineering dated July 2008,
determined that a partial servicing option is feasible as the water main can be extended from the
north-west, where it currently services the fire hall and police station, under Line 4 North in
order to provide water to each of the proposed lots. The water main would thus extend south to
the last of the proposed lots and be terminated with a hydrant. The Hydrogeology Study
completed by Terraprobe, dated July 2008 concluded that the soils and site conditions are
appropriate for the safe development of on-site septic systems.
Policy 4.7.3.1 speaks to new partial services being generally not permitted. The water service
proposed to service the site is existing..
Consistent with this section, the impact of development on this site has been considered through
both a thorough review of the policy framework and the outcome of the technical work
completed as part of this application. The technical work, briefly described throughout and
further explained in detail in later sections of this report, determined the most appropriate option
for this small infill type development is for private septic systems and municipal water service.
The determination of the most appropriate site specific location for the private septic systems
and the building footprint is to be determined during detailed design of these proposed lots.
The remaining policies within this section are County wide and thus not relevant to this site
specific application.
Section 4.8: Transportation and County Roads
Policy 4.8.2 speaks to Arterial Roads in the County and their classification. These policies are
applicable as the subject site does abut County Road 22 (Horseshoe Valley Road) which is
classified as a Primary Arterial Road as per Schedule 5.5 County Road System. As per policy
4.8.2.2, the required provision of land to the County road system in order to achieve the right of
way widths identified in Schedule 5.5 is already provided on the lands subject to this application.
Policy 4.8.2.4 speaks to County road policies with regard to entrances, widening, reserves, and
related matters. In this instance, the proposed lots will not have direct access onto County Road
22 (Horseshoe Valley Road).
Section 4.8.3 speaks to the preference for site access to the proposed lots to be from an existing
local municipal road rather than a County Road or Provincial Highway. In this instance, the
proposed lots will be provided access from Line 4 North which is a local road. The Traffic
Impact Assessment completed by Cole Engineering dated July 2008 confirmed the proposed
driveway locations as depicted on the attached Concept Plan provide acceptable site line
distances and can thus be accommodated.
County Official Plan Conclusions
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Referring to the analysis provided above, it is submitted that the proposal by 1198677 Ontario
Limited to down - designate the Township of Oro - Medonte Official Plan status of this parcel of
land and rezone the land accordingly to permit the development of four (4) single residential lots,
conforms to the intent of policies of the Official Plan for the County of Simcoe.
8.0: TOWNSHIP of ORO- MEDONTE OFFICIAL PLAN
The subject land is contained within the Horseshoe Valley Resort Settlement Node in the
Township of Oro - Medonte's Official Plan (OP). The subject land is designated "Horseshoe
Valley — Medium Density Residential" and "Horseshoe Valley — Resort Facility" on Schedule D
in the Township OP. The site is also located within the Oro Moraine boundary and is not subject
to or in close proximity to any environmental feature. The application for development of the
land only pertains to that portion of the site designated "Horseshoe Valley - Medium Density
Residential ".
Part A — Vision, Goals and Strategic Objectives and Land Use Concept
The Township vision is rooted in the desire to maintain and enhance the high quality of life now
enjoyed by the residents by preserving the areas natural heritage features, natural resources, and
rural character of the community. The application is consistent with this vision in that it seeks to
provide residential development where the Township has designated it should take place. The
application also seeks to provide for a built form which will reduce the impact to the physical
site and be consistent with the rural character of the surrounding community.
The proposed development does not propose to negatively affect groundwater recharge areas and
it does not purported to remove land designated for aggregate extraction or agriculture. The
proposal also includes an appropriate site specific servicing solution utilizing existing municipal
water services and on -site septic systems.
A4.2.2: Horseshoe Valley Resort
In terms of the servicing strategy for this node, all new development, with the exception of single
detached dwellings on existing lots, should be serviced by communal sewer and water systems.
The purpose of this policy relates to the density of existing and proposed development in the
area. At the time of the authoring of the policy there were numerous multi -unit developments
and a hotel in place at the Resort as well as single residential development and recreational and
service commercial uses. With the exception of the adult lifestyle community, which is being
developed on full services, the additional planned development was either directly resort related
or multi -unit related.
It is the opinion of this office that the intention of the policy was to give guidance to the
servicing of these proposed medium density or high water and sewage uses. The use of the site
for limited single unit residential does not necessitate the need for full sewage on the property
and delivery of a full sewage solution would be costly. It is clear that the Township did not see a
need to utilize full services for the fire hall and police station across the road from the site further
reducing the need to bring full sewage to this area. It is the opinion of this office that the policy
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is not absolute, that it was written to guide servicing of higher density and service commercial
uses and given that there is an appropriate private solution, the policy can be met.
A5: Servicing Strategy
As per policy A5.2 the preferred means of servicing in Horseshoe Valley is by municipally
owned water and sewage treatment systems or by communal systems. This section provides that
prior to the creation of any new lot in a settlement area that is proposed to be serviced via private
septic systems, Council shall be satisfied that the soils are appropriate for the construction and
use of a private septic system. In the Hydrogeology Report completed by Terraprobe dated July
2008, it was concluded that the soils are appropriate for the construction and use of a private
septic system. The FSR further concluded that the lot sizes provide ample area for private septic
systems of varying sizes.
The parameters to determine servicing by municipal water state that for any new lot in a
settlement area that is proposed to be serviced via private well or the municipal water supply
system, Council shall again be satisfied that an adequate supply of potable water will be
available to service the new lot. The Functional Servicing Report completed by Cole
Engineering dated July 2008, concluded that there was sufficient municipal water supply to
support the lot development.
Part B — Environmental and Open Space Land Use Policies
B 1: Oro Moraine Planning Area
The Oro Moraine is recognized as the most significant landform feature in the Township and as
such policies have been established to maintain and enhance the significant natural heritage
features and ecological functions of this feature. The site is located within the Oro Moraine
boundary but is not subject to the specific land use policies of the Oro Moraine — Natural
Core /Corridor Area or the Oro Moraine — Enhancement Area.
The proposal supports these objectives in that it does not purport to provide residential
development in an area where this use is not permitted or encouraged. In this instance, although
the Horseshoe Valley node is located within the core area of the Oro Moraine, the settlement
policies would prevail.
B1.6.2: Development Policies
The policies of the Plan outline development policies for "major" development applications on
the Moraine. The subject application is considered "major" as it seeks an Official Plan
Amendment from "Horseshoe Valley — Medium Density Residential" to "Horseshoe Valley —
Low Density Residential ". As discussed, this is a down designation on lands which are currently
designated for higher density development. It is submitted that the policy intent is to review the
function of the Moraine in light of a new development application and not the change from one
residential designation to another. Development permissions are clearly applicable on the site
today; the down designation does not change this. The intent of the development is to implement
the current policy permissions, albeit, to a lesser extent as the density is proposed to be reduced.
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Township of Oro - Medonte
Section 131.8 speaks to Protecting and Maintaining the Rural Character of the Oro Moraine
wherever possible. In this instance, the proposed development seeks to blend in with the existing
topography and vegetation, as well as be consistent with the surrounding community, as there
will be less vegetation removed from the site with a lower density designation. Low density
residential dwellings will also remain below the tree cover canopy, maintaining much of the
rural character and vegetative cover of this site.
Section B5.1.4 speaks to Hazardous Slopes and provides the policies applicable to development
proposed in association with steep slopes and ravines. The Slope Stability Assessment completed
by Terraprobe dated July 2008, concluded this slope is not subject to active erosion or historic
slope failure. As per this policy, the set-back distance will be determined in consultation with
the Nottawasaga Valley Conservation Authority at the appropriate stage in the process.
Part C: Land Use Designations
Section C14: Horseshoe Valley Road
The proposal is consistent with the objectives for the Horseshoe Valley Road. The Plan outlines
required road improvements to Horseshoe Valley Road prior to the approval of additional
development. With respect to development at Horseshoe Valley Resort, this traffic analysis was
completed as part of the settlement node approvals at the Resort and is embodied in section
C14.3
The Plan outlines various road improvements required for Horseshoe Valley Road (County Road
22) and the 4th Line, the 3rd Line and the entrance to the Resort itself Any development
application is required to ensure that the applicable road improvements form part of the
approvals for any development application.
For the purposes of the transportation review, the site is located on zone "7" on Schedule "D" of
the Plan. Upon review of the policies in the context of this proposal, the following road
improvements are triggered by development in zone 7:
1. no more than 250 new dwelling units are permitted in zones 6 & 7 until the right turn
lane on the eastbound approach to the intersection of County Road 22 and the 4th line is
constructed and,
2. no more than 600 new dwelling units are permitted in zones 6 & 7 until the left turn
lanes on Country road 22 and the improvements to the 4th Line approach to the
intersection are constructed.
Four units are proposed in zone 7 and no additional units have been constructed in this zone.
Since the policy was formed, thirteen units have been constructed on Highland Drive and 66
units have been draft plan approved and partially constructed in the Adult Lifestyle site; both of
which are in zone 6. It is clear therefore that the 250 and 600 unit test is not near to being
reached and thus no road improvements will be triggered by this application.
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1198677 Ontario Ltd. OPA and Rezoning
Township of Oro-Medonte
Section C14.3 discusses the Horseshoe Valley Resort Node itself and the intent of this Plan to
encourage the development of the lands within this node for a variety of residential, commercial
and recreational uses, primarily on full sewer and water services. This section also speaks to the
evolving role and function of the Horseshoe Valley Resort and that it is expected to serve as a
focus for many forms of development in the future.
Section C14.3.4 outlines the policies respecting the "Horseshoe Valley - Low Density
Residential" designation. Should this application be accepted and the lands re- designated
"Horseshoe Valley Low Density Residential ", the proposed development will be in conformity
as it is for single detached dwellings and will not exceed 7.0 units per gross hectare.
The proposed development will retain a parcel to the east designated "Horseshoe Valley - Resort
Facility ". Thus the "Horseshoe Valley - Low Density Residential" designation will abut the
"Horseshoe Valley Resort Facility" designation with this proposal. The "Horseshoe Valley
Resort Facility" designation provides for the development of small scale resort- related facilities
including, dining and entertainment lounges, restaurants or snack bars, physical fitness and
sports centres, pro shops and tack shops, and administrative offices and workshops. There are
currently low density residential uses mixed in with resort facilities elsewhere on the Resort
lands as this is the nature of Resort development. Any proposal for development on the Resort
Facility site will need to take into consideration any potential land use conflict and mitigate
accordingly, if required.
Part D: General Development Policies
Part D sets out the General Development policies which are applicable to all development
applications in the Township of Oro - Medonte. All of these matters have been considered as part
of this analysis and those that are applicable to this proposal are discussed herein.
Servicing in Settlement Areas:
The Plan hosts numerous policies related to requirements for transportation studies and access
and policies to Provincial, County and local roads. As stated, the site has been subject to
numerous transportation studies as discussed herein and access is proposed to be from a local
road which is supported by the policies.
The Plan also speaks to the preferred means of land division. The purpose of the Official Plan
Amendment and Rezoning is to support division of a portion of the site into four (4) residential
lots and leave the lands designated "Horseshoe Resort — Resort Facility" as a remnant lot. It is
the opinion of this office that the proposed form of land division is supported by the policies and
this will be more fully discussed at the time of the consent application.
Conclusions: Township of Oro - Medonte Official Plan
The proposed official plan amendment and rezoning applications are consistent with the
Township of Oro - Medonte Official Plan Policies in that:
1. the proposal still allows the Town to meet their official plan objectives for residential
development on this site,
MHBC Planning
1198677 Ontario Ltd OPA and Rezoning
Township of Oro - Medonte
19
2. the difficult topography supports a technical basis for an official plan amendment and
rezoning;
3. the site can be appropriately serviced; and
4. there is appropriate road access into and out of the proposed lots.
On the basis of the analysis provided above, the application for an official plan amendment and
rezoning is deemed to generally conform to the intent and purpose behind the policies of the
Township's Official Plan.
9.0 ZONING BYLAW
The site is subject to the current zoning standards of the consolidated Oro - Medonte Zoning By-
Law. The current zoning on the subject site is identified on Schedule A15 of the Ora - Medonte
Zoning By -Law as `Agricultural /Rural exception 15' (A /RU* 15). The exception stipulates that,
"Notwithstanding any other provision in this By -law, only uses that existed on the effective date
of this By -law are permitted on those lands denoted by the symbol * 15 on the schedules to this
By -law ". As the land is vacant, the permitted uses are for the site to remain vacant.
This proposal seeks to rezone the site from `Agricultural /Rural exception 15' (A /RU* 15) to
`Residential I Exception* — (R1 *__) which would allow for the development of single detached
dwelling units. The exception would limit lots sizes to the proposed lots to ensure no further
subdivision can take place. The chart below depicts the zoning standards for the Residential One
(R1) category, showing the proposed lots meet the minimum standards and thus no variances are
required.
Residential One R1 Standard
Required
Proposed
Minimum Lot Area
0.2 ha
1.45 ha
Minimum Lot Frontage
30m
32.9m
Minimum Required Front Yard
7.5m
7.5m
Minimum Required Exterior Side Yard
4.5m
4.5m
Minimum Required Interior Side Yard
2.5m
2.5m
Minimum Required Rear Yard
7.5m
7.5m
Minimum First Storey Floor Area
90 s . m
90 s . m
Maximum Height
11M
11M
Setback from Sloe Section 5.32
23m
5m
Section 5.32 of the Township of Ora - Medonte Zoning By -law 97 -95 concerns Setback from
Slopes and stipulates that notwithstanding any other provisions in this By -law, no building,
MHBC Planning 20
1198677 Ontario Ltd OPA and Rezoning
Township of Oro - Medonte
structure or septic system tile field shall be located within 23m (75 feet) of a slope or
embankment that exceeds 33% or 3 to 1.
Notwithstanding Section 5.32 Setback from Slopes, the minimum setback from the slope that
exceeds 3:1 shall be 5m.
Proposed
Lot
Minimum Lot
Frontage
Minimum Lot
Area
1
105.1 in
1.45ha/3.58ac
2
59.0m
1.23ha/3.04ac
3
35.3m
1.45ha/3.58ac
4
47.4m
2.04
10.0 HYDROGEOLOGY and SLOPE STABILITY ASSESSMENT
The Slope Stability and Hydrogeology report completed by Terraprobe dated July 2008
concluded that the slope is stable and set-back requirements are zero. In terms of the building
opportunity on this slope, this report concluded there are no engineering reasons which would
limit the set-back from the slope. It is recommended that any portion of the proposed residential
dwellings to be constructed within 5m of the slope crest should be extended down into the dense
sand material. This will ensure there is no risk with respect to shallow slips or failures of the
footings in the upper loose sand at the slope of the crest. Thus, this may require footings to be
deeper than normal at the rear of the homes near the slope crest.
In terms of the geotechnical assessment, no groundwater is anticipated within the normal
excavation depth of between 2.Om to 3.Om below the ground surface.
This report highlights a number of general constraints on the residential development area
including, ensuring that construction activity being conducted in a manner which does not result
in surface erosion on the slope; maintaining a healthy vegetative cover on the slope and not
removing trees on the slope; and ensuring no alteration to the slope takes place without prior
consultation with a geotechnical engineer. These will all be adhered to.
In terms of providing private septic systems, this report concludes that there is minimal to no risk
associated with groundwater impacts to local private wells from development of private septic
systems on the proposed lots. Discharge from the proposed septic systems will migrate down to
the water table at substantial depths below the site then migrate north - westward following
general surface topography.
11.0 SERVICING and STORMWATER
The Functional Servicing Report completed by Cole Engineering dated July 2008 concluded that
servicing these sites via municipal water and private on-site septic systems is preferable. The
MHBC Planning 21
1198677 Ontario Ltd. OPA and Rezoning
Township of Oro-Medonte
L
Township expressed support to extend the existing watermain south-west from the Fire station
on the east side of Line 4 North, to the proposed development, and terminate it at the most
southerly lot with a hydrant and provide individual on-site septic systems to each lot.
There are no municipal sewage services to this settlement however there is a communal system.
In this instance, the low number of lots and the cost to extend the system to the site does not
make extension of the existing system or providing a new communal system feasible for the
proposed development and thus provides support for individual on-site septic systems. The
report confirmed the proposed lot sizes provide enough area to accommodate private septic
systems and thus this is an acceptable solution. Terraprobe completed a soils investigation and
concluded in their Hydrogeology and Slope Stability Assessment report dated July 2008, that the
soils are indeed appropriate for septic system construction as they are generally sandy in nature
which is preferable for the bed construction.
In terms of the on-site management of Stormwater, the report concluded there are a number of
ways this will be done in order to minimize the impact on the existing steep slope on the west
side of the development site. Areas on each lot for the house, the bed, and driveway will be
graded such that overland flow is directed away from the proposed facilities into side yard
swales separating the proposed lots. These side yard swales will then direct the water towards
the existing ditch on Line 4 North. In order to reduce the possibility of slope erosion the swales
must not be directed towards the west as the only flows which are permitted to flow over the
slope are sheet flow runoff. Investigating methods for rainwater harvesting of roof runoff for
each lot may also reduce the overall swale length required to direct runoff to Line 4 North. It
would also be beneficial to keep tree clearing to a minimum.
12.0 TRANSPORTATION
Cole Engineering confirmed in the Functional Servicing Report and Traffic Assessment dated
July 2008 that the proposed driveway locations along Line 4 North meet minimum stopping
sight distance criteria. The grade of Line 4 North is consistent which ensures sight lines are not
compromised by a crest in the roadway or back-slopes within the right-of-way (ROW). This
means that the field measurements reflect the maximum horizontal sight distance for these
proposed driveway locations. Thus, the four (4) proposed lots can be accommodated with a safe
accessible driveway location from Line 4 North.
13.0 CONCLUSION
The proposed Official Plan Amendment and Rezoning applications to permit the development of
4 residential lots on the site are appropriate as they conform to the policies of the Province, the
County and the Township. The site is within the Settlement boundary of the Horseshoe Valley
community and the land is currently designated for residential development by the Township
Official Plan.
MHBC Planning
1198677 Ontario Ltd. OPA and Rezoning
Township of Oro-Medonte
0
The proposal can be effectively serviced via municipal water and on-site septic systems, and the
development does not present a 1bzcat 0n the yk`ne stability for the potential bozuc ovvocrm, or
du000 in the existing community. The proposed built fbno is consistent with the surrounding
community and allowing low density residential development to take place on this site will allow
the site 1obc developed inu manner consistent with the intent of the Township Official Plan. It
will also allow for the removal of less vegetation on this site than the cooun( OP designation
may pcnnk, thus decreasing the inzyuot to the site and aunnmodiog area, and the proposed
development will not have un effect on water resources.
Approval of the (]PA and Rezoning would cnuhke the development of this site for residential
yoqxoeoo in u manner consistent with the surrounding community. With the difficult site
topography, a low density form of residential development is also a practical built form, as there
ix limited plateau area and steep slope conditions on-oito.
Respectfully
Submitted, —
MUUBC Planning
Kris Menzies, M4ClPTlPP
Partner
co. l|98V77 Ontario Ltd.
MHBC Planning
1198677 Ontario Ltd. 0/A and Rezoning
Township @'Oro'Mudonte
23
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PLANNING ANALYSIS - ADDENDUM
HORSESHOE VALLEY:
1198677 Ontario Limited
OFFICIAL PLAN AMENDMENT &
REZONING
Township of Oro - Medonte
December 2008
INTRODUCTION
This is an Addendum to the Planning Analysis dated August 2008 by
MHBC Planning in response to the comments received from the
Township's peer reviewer AECOM dated November 26, 2008 and the
comments received from the County of Simcoe dated November 28,
2008.
The comments from AECOM described in section 3.1 of their letter to
the Township essentially speak to engineering related comments
pertaining to the location of the Municipal watermain. The comments
from the County are essentially related to ensuring the proposed
development does not breach the relevant County Roads by -laws.
Furthermore, this addendum speaks to text changes to ensure the
correct minimum lot size and frontage is described throughout the
report.
RESPONSE TO COMMENTS
With respect to addressing AECOM's comments pertaining to the
location of the municipal watermain, on page 15 in the first and second
paragraphs and on page 22 in the first paragraph, we acknowledge that
the description of the location of the municipal watermain is not
accurate. The description should have acknowledged that there is an
existing municipal watermain on the west side of Line 4 North, in front
of the proposed lots and thus, the extension of this line is not required.
Water can be provided to the proposed lots via a valve. Furthermore,
we acknowledge that the municipal engineers have indicated that a
hydrant should be installed by the developer at the lot 2 / 3 lot line.
MHBC Planning
1198677 Ontario Ltd. — OPA & Rezoning
Township of Oro - Medonte
With respect to addressing the comments from the County of8huuoncma\edtothe Township
on November 28, 2000 we acknowledge that the County requires that all new buildings or
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structures be located at |cag 15m from the limit of County Road No. 22. We also acknowledge
that no access from County Road No. 22ho the developable property will hepermitted.
N�
Further to this, we ocknovv|cd#n the CVooty`m request for their road set-back by-law
zcqnircnnroto and note regarding access be included iothe zoning for the properties and this will
be taken into consideration. I.undy, we uokounvlcdoo the County will request the applicant
N�
transfer u road widening and standard dovUDbt irioog|c from the retained parcel at the
intersection of the 4m l.ioo and County Buud No. 22, at the applicant's expense, when the
consent applications are circulated. This too will be iukco into consideration.
With respect to addressing the text changes iu the report, vvc acknowledge that the lot sizes and
lot frontages depicted on the Concept P}uo are accurate however there are two }ocudooe in the
N� P\000iog Analysis, dated August 2008, by MBBC Planning vbcrc the minimum lot size and
minimum lot
frontage have not been accurately described. We acknowledge this oversight on
page in the second paragraph and in the chart atthe top of page 20, vvbcn: the minimum lot size
N�
should have been stated au l.23bu and where the minimum lot frontage should have been stated
as 35.3m. We acknowledge these errors as an oversight during final review.
N�
Based on the above described change, the chart at the top of page 20 should read:
Residential One (RI) Standard
Required
Proposed
Minimum Lot Area
0.2 ha
1.23 ha
Minimum Lot Frontage
30m
35.3m
Minimum Required Fro t Yard
7.5m
7.5m
Minimum Required Exterior Side Yard
4.5m
4.5m
Minimum Required Interior Side Yard
2.5m
2.5m
Minimum Required Rear Yard
7.5m
7.5m
Minimum First Storey Floor Area
90 sq. m
90 sq. m
Maximum Height
11M
11m
Setback from Slope.(Section 5.32)
23m
5m
MHBC Planning
UV8677 Ontario Ltd -(P4&Rezoning
Township of Oro-Medonte
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
The above described changes complete this addendum to the Planning Analysis, dated August
2008 completed by MHBC Planning. We trust this satisfies the Township's comments at this
time and welcome any further comments to be addressed to the undersigned.
Respectfully Submitted,
MHBC Planning
Stacey Forfar, MLBUrPl
Planner
Cc 1148677 Ontario Limited
MHBC Planning
1198677 Ontario Ltd — OPT! & Rezoning
Township of Oro- Aledonte
3
OFFICIAL PLAN AMENDMENT NO.
(1198677 Ontario Limited)
TOWNSHIP OF ORO-MEDONTE
2
AMENDMENT NO. TO THE
OFFICIAL PLAN OF THE
The attached explanatory text and Schedule "A-l" constituting Amendment No. to
the Official Plan of the Township of Oro-Medonte, was prepared and adopted by the
Council of the Corporation of the Township of Oro-Medonte, by By-law No. 2008 - in
accordance with provisions of Sections 17 and 21 of the Planning Act, R.S.O. 1990, as
amended.
CLERK
THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
BY-LAW NUMBER 2008 —
Being a By-Law to adopt Amendment No. to the
Official Plan of the Township of Oro-Medonte
WHEREAS Section 21 of the Planning Act, R.S.O. 1990, c.P.13 as amended provides that
Council may amend its Official Plan;
AND WHEREAS the policies of the Official Plan of the Township of Oro-Medonte are
approved and in force and effect at this time;
AND WHEREAS Council has considered the appropriateness of amending the Official Plan in
regard to lands located within Concessions 4 & 5 of Part of the Original Road Allowance between
Concession's 4 & 5 (As Closed by By-Law 1169) Geographic Township of Oro, Township of
Oro-Medonte, County of Simcoe;
AND WHEREAS the Council of the Corporation of the Township of Oro-Medonte deems it
necessary and desirable to amend the Official Plan of the Township of Oro-Mcdonte:
NOW THEREFORE the Council of the Corporation of the Township of Oro-Medonte enacts as
follows:
1. THAT the attached explanatory text and Schedule "A-l" which constitutes Amendment No.
to the Official Plan of the Township of Oro-Medonte is hereby adopted;
2. THAT the Clerk is hereby authorized and directed to make application to the County of
Simcoe for approval of the aforementioned Amendment No. to the Official Plan of the
Township of Oro-Medonte; and
3. THAT this By-Law shall come into force and take effect in accordance with the provisions of
the Planning Act, R. S.O. 1990, c.P. 13 as amended.
READ A FIRST AND SECOND TIME
THIS DAY OF 2008
READ A THIRD TIME AND FINALLY
PASSED THIS DAY OF 2008
MHBC Planning
1198677 Ontario Limited
Official Plan Amendment
August 2008
MAYOR
CLERK
MAYOR
CLERK-
CERTIFICATION
Certified that the above is a true copy of By-law No. 2007 -
passed by Council of the Township of Oro-Medonte on the
2007.
as enacted and
. day of _,
I t
MHBC Planning 4
1198677 Ontario Limited
Official Plan Amendment
August 2008
TABLE OF CONTENTS
CONSTITUTIONAL STATEMENT
PART I — THE INTRODUCTION
1.0 PURPOSE
2.0 LOCATION
3.0 BASIS
PART 11 - THE AMENDMENT
PART III — THE APPENDICES
Appendix 1: Schedule A
MHBC Planning
1198677 Ontario Limited
Official Plan Amendment
August 2008
CONSTITUTIONAL STATEMENT
Part 1: The Preamble - consists of the title, components, purpose, location and
basis for the Amendment and does not constitute part of the actual
Amendment.
Part 11: The Amendment - provides the details of the Official Plan Amendment
and consists of text and Schedule "A" constitutes Amendment No. to
the Official Plan.
Part III: The Appendices - provide more specific information regarding the
Amendment and the background work that led to the preparation of the
Amendment. The Appendices do not constitute an operative part of
Amendment No. to the Official Plan.
MHBC Planning 6
1198677 Ontario Limited
Official Plan Amendment
August 2008
AMENDMENT No. R
TO THE OFFICIAL PLAN OF THE
TOWNSHIP OF ORO- MEDONTE
"1198677 Ontario Limited"
1.1 TITLE
This Amendment, when approved by the County of Simcoe, shall be known as
Amendment No. _ to the Official Plan of the Township of Oro - Medonte.
1.2 COMPONENTS
This Amendment consists of the text and Schedule A -1 attached hereto. Schedule
A -1 attached hereto, provides a map indicating thereon the location of the lands
for which a change in the land use designation is being proposed and the specific
land use proposed for the site. The text provides for a policy amendment to permit
the development of Horseshoe Valley — Low Density Residential uses on the
subject lands.
The introduction does not constitute part of the actual Amendment, but is
included for information purposes.
1.3 BACKGROUND
The purpose of this Amendment to the Official Plan of the Township of Oro -
Medonte, is to place certain lands in Part of Lot 1, Concessions 4 & 5 and Part of
the original road allowance between Concessions 4 & 5 (as closed by by -law
1169) geographic Township of Oro, Township of Oro - Medonte, County of
Simcoe, in the Horseshoe Valley — Low Density Residential designation in order
to permit low density residential type uses on the lands.
1.4 LOCATION
The Lands affected by this amendment are located at the south -west corner of
Horseshoe Valley Road and Line 4 North, in the north -east section of the
Horseshoe Valley Resort lands.
MHBC Planning 7
1198677 Ontario Limited
Official Plan Amendment
August 2008
1.5 BASIS OF THE AMENDMENT
1.5.1 Application
An application was made to amend the Township of Oro-Medonte Official Plan
and Zoning By-law on August 18, 2008 by 1198677 Ontario Limited. The
purpose of the application was to provide the policy basis to permit the
development of low density residential uses on the site.
Various documents were submitted in support of the application including:
1. A Planning Analysis Report, prepared by MHBC Planning, dated August
2008;
2. A Functional Servicing Report and Traffic Assessment, prepared by Cole
Engineering, dated July 2008;
3. A Hydrogeology and Slope Stability Assessment, prepared by Terraprobe
Limited, dated July 2008;
4. A Concept Plan prepared by MHBC Planning dated June 12 2008.
1.5.2 Proposal
The 1198677 Ontario Limited proposal is to permit the eventual development of
four (4) single detached residential homes on a portion of the property. The
proposal necessitates an amendment to the Township's Official Plan to
redesignate the lands from Horseshoe Valley — Medium Density Residential to
Horseshoe Valley — Low Density Residential uses.
The site hosts two Official Plan designations; Horseshoe Valley - Medium Density
and Horseshoe Valley — Resort Facility. The Official Plan Amendment application
solely affects the Horseshoe Valley - Medium Density portion of the site. The
application for an Official Plan Amendment is to permit a down-designation from
Horseshoe Valley — Medium Density Residential to Horseshoe Valley — Low
Density Residential.
The rationale for this Official Plan down-designation stems from the site
topography itself and the difficulty the physical site conditions create for
implementation of the current Official Plan designation. The limited plateau area
and steep slope conditions provide adverse topographical conditions which
provide support for a less intensive residential use on this site than what is
currently permitted.
The proposed four (4) lots will integrate into the existing built form of this area of
Horseshoe Valley Resort as it is primarily single detached homes surrounding the
site on three sides.
MHBC Planning 8
1198677 Ontario Limited
Official Plan Amendment
August 2008
r
1.5.3 Provincial Policy tatement (PPS)
The Provincial Policy Statement seeks to promote economically and
environmentally strong communities with an appropriate mix of residential and
employment opportunities. Accordingly, Settlement Areas, such as the Horseshoe
Valley Resort Node, should be the focus for future growth. The proposed
residential development is within an identified Settlement Area and is currently
designated for residential development. The down - designation from medium
density residential to low density residential is proposed because of the challenges
of site development based on the site specific topographical conditions. The PPS
outlines various criteria for the consideration of new development and these have
been reviewed and this proposal has found to be consistent.
1.5.4 County of Simeoe Planning Policies
The site is designated Rural and Agricultural in the County of Simcoe Official
Plan. An amendment to the County Plan is not required as the County policies
indicate that in settlement areas permitted uses include residential lots created by
consent. The County does outline various criteria for consideration for new
development and these have been taken into consideration in the 1198677 Ontario
Limited Proposal.
1.5.5 Township of Oro - Medonte Planning Policies
The site is designated Horseshoe Valley — Medium Density Residential in the
Township of Oro- Medonte Official Plan. The goals and objectives of the
Township's Official Plan indicate they are rooted in the desire to maintain and
enhance the high quality of life now enjoyed by the residents by preserving the
areas natural heritage features, natural resources, and rural character of the
community. The principles of the Official Plan direct new residential uses to
settlement areas, as proposed by this application.
The application is consistent with this vision in that it seeks to provide residential
development in a location which the Township has designated such form of
development should occur. The application seeks to provide for a residential built
form which is considered more appropriate for the challenging site topography.
The reduction in density will reduce the impact to the physical site, will assist in
preserving the natural heritage features of the area, and will be consistent with the
character of the surrounding community.
The proposed Official Plan Amendment and Rezoning would allow for the
development of residential uses where the Official Plan has deemed them
appropriate.
MHBC Planning 9
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Official Plan Amendment
August 2008
1
The uses in the surrounding area include low density residential to the south and
west, and Horseshoe Valley Road (County Road 22) to the north, beyond which
are low density single detached residential dwellings. To the East of the subject
land is the remainder of the site designated Horseshoe Valley — Resort Facility.
Further east is Line 4 North, beyond which is located the Township's fire station,
OPP satellite office /Township community room, public park, and surrounding
natural forested areas.
There are no existing buildings or structures on the property as the site is
primarily tree covered with some scrubland vegetation.
The Goals and Objectives of the Township's Official Plan were reviewed in the
context of development of the site for residential lots and it has been determined
that the spirit and intent of these policies shall be adhered to with this
development.
The intent of the Official Plan is to encourage the development of the lands within
the Horseshoe Valley Resort node for a variety of residential, commercial and
recreational uses, primarily on full sewer and water services.
As previously indicated the subject lands are within the vicinity of low- density
residential development on three sides, and civic uses on the fourth side. The land
area affected by the Official Plan Amendment and Rezoning is approximately
6.4ha (15.25ac) in size. As previously indicated, the majority of the surrounding
land uses are low density residential uses.
Permitted uses in the Horseshoe Valley — Low Density Residential designation
include single detached dwellings, home occupations, Bed & Breakfast
establishments, private recreational uses such as golf courses, and accessory uses.
The subject land also requires an amendment to the implementing zoning by -law
to permit low density residential dwellings. The subject lands are located such
that the proposed use would have little impact on existing and future
development, can be serviced with an appropriate water supply and means of
sewage disposal, are accessed by a municipal road that can accommodate the
increased traffic generated by the proposed low density residential use, and can be
designed to blend in with the site topography and neighbouring low density
dwellings, to maintain the existing character of the area.
The proposed Official Plan Amendment and Rezoning would permit the use of
this site for Horseshoe Valley — Low Density Residential and will maintain these
principles.
MHBC Planning 10
1148677 Ontario Limited
Official Plan Amendment
August 2008
1.5.6 Engineering
A Functional Servicing Report and Traffic Assessment was prepared by Cole
Engineering dated July 2008. In summary this report concludes that the site can
be provided with municipal water by extending the existing watermain under the
road from the fire hall and police station. The watermain can then be extended
south along Line 4 North to be terminated by a hydrant at the most southerly lot.
Municipal sewage services are not available however the proposed lot sizes are
large enough to accommodate private septic systems without any adverse impacts
to the surrounding area. The soils are suitable for the construction and operation
of a septic system and thus there are no engineering constraints to such a system.
This was confirmed though a hydrogeological analysis.
Stormwater management will take place on-site and will consist of side yard
swales directed to Line 4 North. The only Stormwater permitted to flow over the
slope is sheet flow runoff as this will reduce the possibility of slope erosion.
The Traffic Assessment portion of this report concluded that the proposed
driveway locations, as depicted on the Concept Plan, meet minimum stopping
sight distance criteria and thus, they are acceptable. The sight lines are not
compromised by a crest in the roadway as the grade on Line 4 North is consistent.
On the basis of the conclusions drawn from this report the proposal conforms with
the policies contained in the Township's Official Plan.
MHBC Planning
1198677 Ontario Limited
Official Plan Amendment
August 2008
r
PART II- THE AMENDMENT
2.1 PREAMBLE
All of this part of the document entitled "Part II- The Amendment ", consisting of
the attached text and map schedule constitutes Amendment No. to the
Official Plan of the Township of Oro - Medonte.
2.2 DETAILS OF THE ACTUAL AMENDMENT
2.2.1 Schedule "D" Horseshoe Valley of the Township of Oro - Medonte Official
Plan is hereby amended as shown on the attached Schedule "A -1" to this
amendment.
2.2.2 The lands identified on Schedule "D" of the Township of Oro - Medonte
Official Plan and shown on Schedule "A -1" attached hereto are hereby
redesignated from Horseshoe Valley — Medium Density Residential to
Horseshoe Valley — Low Density Residential.
2.3 IMPLEMENTATION
Amendment No. to the Official Plan of the Township of Oro - Medonte will be
implemented by an amendment to Zoning By -law 97 -95, as amended, of the
Township of Oro - Medonte.
2.4 1NTREPRETATION
The policies of the Township of Oro - Medonte, as amended from time to time
regarding the interpretation of the Plan, shall apply to this Amendment.
MHBC Planning
1198677 Ontario Limited
Official Plan Amendment
August 2008
12
Schedule A
to Amendment No.
to the Official Plan of the Township of Oro- Medonte
This is Schedule 'A' to Official Plan Amendment No.
passed this day of , 2008.
Mayor, H.S. Hughes
Clerk, J. Douglas Irwin
,a
Y
1
F
Horseshoe
Valley Rd.
Scale 1:4000
Lands to be re- designated from
Horseshoe Valley Medium Density
Residential to Horseshoe Valley Low
Density Residential.
THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
BY-LAW NO. 2008-
A By-law to change the zoning on the lands within
Part of Lot 1, Concession 4 & 5
and Part of the Original Road Allowance Between
Concessions 4 & 5 (As Closed by By-law 1169)
Geographic Township of Oro, Township of Oro-Meclonte,
County of Simcoe
WHEREAS the Council of the Corporation of the Township of Oro-Medonte is
empowered to pass By-laws to regulate the use of land pursuant to Section 34 of the
Planning Act, R.S.O. 1990, c.P.13;
AND WHEREAS Council deems it appropriate to rezone the subject lands;
AND WHEREAS the passage of such a by-law will conform to the Official Plan;
NOW THEREFORE the Council of the Corporation of the Township of Oro-Medonte
hereby enacts as follows:
Schedule 'A15' to Zoning By-law No. 97-95 as amended, is hereby further
amended by changing the zone symbol applying to the lands located in Part of Lot
1, Concessions 4 & 5 and part of the original road allowance between
Concessions 4 & 5 (as closed by by-law 1169) Geographic Township of Oro,
Township of Oro-Medonte, County of Simcoe, from the Agricultural/Rural
Exception 15 (A/RU*15) Zone to the Residential One Exception — (Rl—*) Zone
as shown on Schedule 'A', attached hereto and forming part of this By-law.
2. Section 7 EXCEPTIONS is hereby amended by adding subsection 7.— as
follows:
"7. *_ - Concessions 4 & 5, Part of Lot 1 (Oro)
Notwithstanding Section 5.32 of this By-law, the following zone
provisions apply on the lands denoted by the symbol R1 *_ on the
schedules to this By-law:
No building or structure shall be located within 5 metres (16.4 feet)
of a slope or embankment that exceeds 33% or 3 to V
3. This By-law shall come into effect upon the date of passage hereof, subject to the
provisions of the Planning Act, as amended.
BY-LAW READ A FIRST AND SECOND TIME THIS — DAY OF 2008.
BY-LAW READ A THIRD TIME AND FINALLY PASSED THIS — DAY OF
2008.
THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
Mayor, H.S Hughes
Clerk, J. Douglas Irwin
Schedule 'A -1'
This is Schedule 'A-lto By-Law No. 2008 -
passed the day of
Mayor, H.S. Hughes
Clerk, J. Douglas Irwin
6
q
ALI-,
V-
R1*631
N
I At A-4 J1,
RI-43
0
X S 1,
At/ ..........
�"�i "III/,', -"" '
PR*118 P SUBJECT
A" �� PROPERTY
k RI 42
�0' ^ 4Zf A, \x"
R
Scale I.-1000
EDSubject property to be rezoned from AgriculturallRural
Exception 15 (AiRU* 15) to Residential One Exception
(R 1 *__).
�, o `)
Y�.
NC0'i - e I
Z'bA,-1 0 - Location Map
111
i
k
2
Y`
facilities, a
and o
open s
F
uses.
. . . . . . . . . . . . . . .
2008mwZBA=I
0
a n a a IR u u
iW' V R
' Vii-$ fitZ:r�Taf c'
o Official Plan —currently designated nated Horseshoe
Y
Valle - Medium Density Residential, which is
Y
be to re-designated to Horseshoe Valle
proposed - g Valley-
Low Density Residential which permits single
detached dwellin s home occu ations rivate
o
Agricultural/ Rural Exception 15 (A /RU*15) Zone
allows for only the uses that existied on the
effective date of this By -law.
o Residential One (R1) Zone permits single detached
dwellings and is intended to be subject to an
exception being placed on the property.
recreational f
facilities, a
and o
open s
space u
uses.
Agricultural/ Rural Exception 15 (A /RU*15) Zone
allows for only the uses that existied on the
effective date of this By -law.
o Residential One (R1) Zone permits single detached
dwellings and is intended to be subject to an
exception being placed on the property.
J
�.
MHBC
Horseshoe Valley:
Line 4 North &Horseshoe Valley Road
Planning Advisory Committee Meeting
Presentation:
Official Plan Amendment &Rezoning
January 26, 2009
'M II
MHBC
Official Plan Amendment &Rezoning
Location:
• Horseshoe Valley Road &Line 4 North
• South -west corner
Total Site Size:
• 6.4ha / 15.8ac
Proposal:
• Official Plan Amendment & Rezoning to permit a total of 4 lots on
the property.
TC
LL,
rr
-k
Subject Site
nl
III
MHBC
Applications
Official Plan Amendment:
From "Horseshoe Valley — Medium Density Residential" to
"Horseshoe Valley — Low Density Residential"
Rezoning:
From "Agricultural / Rural *15" to "Residential One *"
Ultimate Proposal:
Four (4) lots to permit Single Family Homes
III
MHBC Servicing Strategy:
Servicing:
■ Municipal Water Service
• Private Septic System
• Servicing solution reviewed by Terraprobe & Cole
Engineering and found to be acceptable
Traff i c :
• Four (4) proposed driveways
• Examined from transportation perspective and found to be
acceptable
Geotechnical:
• Terraprobe confirmed slopes are stable
• Setbacks of Om from the top -of -bank can be supported
MHBC Official Plan:
"Low Density Residential" "Medium Density Residential"
Permits:
• Single detached dwellings
• Home occupations
• Bed and Breakfasts
• Private Recreational Uses
• Accessory Uses
General Density:
■ 7.0 units / gross ha
Permits:
• Townhouse dwellings
• Multiple dwellings
• Apartment dwellings
• Home Occupations
• Timeshare
General Density:
■ 30 units / gross ha
III
MHBC Conclusion:
The proposed Official Plan Amendment and Rezoning
conforms to:
■ Provincial Policy Statement & The Planning Act
• Places to Grow Growth Plan
• County of Simcoe & Township of Oro - Medonte Official Plans
• Township of Oro - Medonte Zoning By -Law
• Meets the technical requirements of the proposed residential
development
DRINKING WATER -"q
SOURCE PROTECTION
ACT FOR CLEAN WATER
South Georgian Bay
Lake Simcoe
Source Protection
Region
Source Water
Protection:
An Update
on Progress
DRINKING WATER -'qq
SOURCE PROTECTION
ACT FOR CLEAN WATER
What is Source Water Protection?
South Georgian Bay
Lake Simcoe
Source Protection
Region
Capture
Zone
Boundary
Water Table / 1'
(` r• A .. ,/ Pumping
well
S
Drawduwn Cunc
-��r
-- •�-- -"
1 Year 5 Year
Time of Travel Time of Travel
S
ay-
Matfirwa "WM Bar,
now"
W
epee,
Ni— t. Mamma-
UMF al-bie
Conjervation
kn Coalition
Saugeen, Grey Sauble,
SaIRM CleorEjian B..Y A-1
"a irthoirn Hr,.cp f-pilLmsula Lake 9 imccic
Swasawn valley
NwItowd"D a
r 9—rek.
fhltlddA Virg r—dit
VAMY
Tnrnnln
Aumable BayficJd H.H..
NialMind Vallpy
v Lake Fria
Hamilton
R-Wc4d Uva,".
RA-
Nimuzira Peninsula
19 :L le Long P,**
Thames, Sydpr'whnm C—Ok
&
Lake '1404V
CW) Ontark)
Source Protection Areas & Region
L-*O Offftrja
Lakohead
Lon a
rl�
Misillinsippi.
Rideau
Valley,
va"
Cataraqui
41
3"h Nfl-
RaWn Region
SoutkHatian
Northern Ontario
ranapdeu
Sliidb4y' 'I,
Mrltrwu
- ID
Cl
Vv
Our Region
• Four watersheds
• Black-Severn
• Lake Simcoe
• Nottawasaga
• Severn Sound
• > 10,000 km 2
• 52 municipalities
• 41 lower tier
• 8 upper tier
• 3 separated cities
• 3 First Nations communities
DRI N K I N6 WA�TE R South Georgian Bay
Lake Simcoe
SOURCE PROTEC"TI6N
AC�T FOP N FA14 WATF-P Source Protection Region
Draft (PO& Az 20"1
N
Muskoka
',.Fla libu; ton
'n
S-4 in c o e
Severn Sound Kawartha Lakes
�Source Protection
A u t h o r i t y
- _
IS.
---!, 1. rn C 0 ja
....... L'a k - a nid,
./ B I k
C o u c h i c h i n 4 - _a"4 . �,v e r
'Source P'7rofe-ctio.
A u t h oIr i t
S i rn C a L,
G r
Nottawasaga valley'`:
alley 1
Source Protection
A u t h 0 r i t y
D u f f e. I i II
rl
1.
Peel
2 D u r h a m
MM
j6If
'b I
U_
Muskoka
',.Fla libu; ton
'n
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�Source Protection
A u t h o r i t y
- _
IS.
---!, 1. rn C 0 ja
....... L'a k - a nid,
./ B I k
C o u c h i c h i n 4 - _a"4 . �,v e r
'Source P'7rofe-ctio.
A u t h oIr i t
S i rn C a L,
G r
Nottawasaga valley'`:
alley 1
Source Protection
A u t h 0 r i t y
D u f f e. I i II
rl
1.
Peel
2 D u r h a m
Our Region
Greatest # of Drinking Water
Systems in Ontario
• 285 municipal wells
• 17 surface water intakes
Varied geology
• Oak Ridges & Oro
Moraines, Niagara
Escarpment, Canadian
Shield, Karst Topography
Diverse population
• With both urban and rural
areas
DRINKING WATER � south Georgian Bay
Lake Simcoe
SOURCE PROTECTioN ;'Source Protection Region ;
ACT FAR f.I,FI,N WATFR'',
Draft t— sz --I-
N
ASi164000
X]11 +M +N +1LI+r'AM+•�Nd 4�
'.w.v' +:w�!'MaA•Mn+! •••iii I. 1 .
}f'L
Muskoka
Walibit ton
f V
�
S-imcae
$eSevern Sound �,
Kawartha Lakes
;Source Protection
Authority iy s
L a k le` i` 'S i.,m c o `ja a n d
C ouchiching'',/B_I c RifVer
Source P ;roil "e'�etion
/ Autho-i•ity, i
$�. Simcoc _. 7
}
Nottawasaga Valley' ! _
`+ Source Protection
di Authority
itu.fferist�' i 5ti
tiDurham
r -_1- Yo r k
Peel
is'
DRINKING WATER q4
SOURCE PROTECTION
ACT FOR CLEAN WATER
Objectives/Timelines
South Georgian Bay
Lake Simcoe
Source Protection
Region
Fall 2008 Terms of Reference (workplan) due to Ministry of
Environment
Spring 2010 Assessment Report due to Ministry of Environment
The Assessment Report describes the local watershed
and available water supply; identifies vulnerable areas
where municipal drinking water sources might face a risk
of contamination or depletion
Fall 2012 Source Protection Plans completed
This plan sets out the policies to address significant
drinking water threats, monitoring requirements
DRINKING WATER
SOURCE PROTECTION
ACT FOR CLEAN WATER
Multiple Advisory Groups
Technical Working Group (meets monthly)
Municipal Working Group (meets quarterly)
South Georgian Bay
Lake Simcoe
Source Protection
Region
Communications Working Group (meets quarterly)
n
DRINKING WATER
SOURCE PROTECTION
ACT FOR CLEAN WATER
SWP region lead (LSRCA, NVCA, SSEA)
Landscape vulnerable areas
• Significant Recharge
• Vulnerable Aquifer Areas
Water Budget work
• Conceptual through Tier 2
System- specific vulnerable areas
• IPZ for all surface water systems
• Vulnerability ranking of IPZ
• Vulnerability ranking of WHPA for
about half of wells
Water Quality Risk Assessment
• For all SW systems and about half
of the GW systems
Municipal lead
Water Budget work
• Tier 3
South Georgian Bay
Lake Simcoe
Source Protection
Region
System- specific vulnerable areas
• WHPA for new systems and/or revisions
(including GUDI)
• Vulnerability ranking of WHPA for about half
of wells
Water Quality Risk Assessment
• About 25% of the GW systems
SSEA lead
System- specific vulnerable areas
• Vulnerability ranking of WHPA for about
half of wells
Water Quality Risk Assessment
• About 25% of the GW systems `,
DRINKING WATER
SOURCE PROTECTION
ACT FOR CLEAN WATER
Tier 1 water budgets
South Georgian Bay
Lake Simcoe
Source Protection
Region
• Completed internally
• NVCA and LSRCA documents completed and peer reviewed
• SSEA report drafted, but future water use data concerning, and
being verified by SSEA
• Black River stress assessment to be completed (no stress
anticipated)
s
1
DRINKING WATER -'q
SOURCE PROTECTION
ACT FOR CLEAN WATER
South Georgian Bay
Lake Simcoe
Source Protection
Region
(Draft) Stress Assessment for Lake Simcoe subwatersheds
moderate stress
highly stressed
Tier based on sensitivity
M5
Current
Future
Conditions -
C onditions -
annualstress
annual stress
Current C onditions - monthly
Municipal System
Tier 2 recommended
Groundwater
Groundwater
0roundrater
Surface Water
0roundwater
Surface Water
Groundwater
Surface W ater,
ra11 ged
West Holland
11
13
Apr -Sept
Oct
Yes
No
Yes
No
East Holland
90
102
July
Jan -Dec
May -Aug
Sept
Yes
No
Yes
No
Black River
4
6
June -Sept
May, Oct
Yes
No
No
No
PefferlawBrook
15
16
May -Aug
No
No
No
No
Uxbridge Brook
7
8
July -Aug
Yes
No
Yes
No
Beaver River
3
3
Jul -Aug
Yes
No
No
No
f I1xla11ged
Innisfil Creeks
2
4
May -Sept
Apr
Yes
No
No
No
Lovers Creek
7
11
Yes
No
Yes
No
Talbot River
16
16
Aug -Sept
Jak,Frl,,raa;,Jike, Oct, Dec
No
No
No
No
Whites Creek
0
1
No
No
No
No
Barrie Creeks
141
183
Jan -Dec
Yes
No
Yes
No
Georgina Creeks
4
6
balance ofyear
Mar, Apr, Aug
No
No
No
No
HeWtts Creek
9
13
Yes
No
Yes
No
Hawkstone
1
2
Yes
No
No
No
Maskinonge
22
20
June -Aug
Yes
No
Yes
No
Oro North Creeks
1
1
July
June, Aug
Yes
No
No
No
Oro South Creeks
1
8
July
June, Aug
Yes
No
Yes
No
Ramara Creeks
1 1
1
1 Yes
No
No
No
moderate stress
highly stressed
Tier based on sensitivity
M5
DRINKING WATER -"q
SOURCE PROTECTION
ACT FOR CLEAN WATER
South Georgian Bay
Lake Simcoe
Source Protection
Region
(Draft) Stress Assessment for Nottawasaga subwatersheds
Tahla , 9 AnninI ,trafifiAcgFgtirnant ;iirnrn2ne
Moderate Stress
High Stress
urre FIT
Conditions-
annual stress
F a ure
Conditions-
annual stress
Current Conditions- month14
Municipal S./stem
Tier 2 recommended
Groundwater
GrounNeater
Groundwater
3urface%Af ate r
Ground +Hater
Surface'Aater
G rou nd,otate r
Surface'liVater
Gauged
BoVrie River
7
7
Jul -Oct
Yes
No
No
NO
Innisfil Creek
12
15
Jul -A ug
July -Oct
Yes
No
'Yes
N0
Mad River
2
3
Yes
No
N ID
lJo
Middle Nottawasa
7
9
JUI+ -Oct
'Yes
N 0
Yes
N_1
Pine River
7
10
July Aup
'Yes
No
'Yes
No
Upper Nottawasa a
7
7
Jan,Feb,June - Nbv
Yes
No
l"Jo
No
U
Lower Nottawasag
4
5
Aug
Yes
No
No
No
Blue Mountain Wat_q
1
1
J1-1I ,LOct
Yes
No
No
N0
l Illow Creek
1 4
6
Auq
Yes
No
1%] ID
Nr_
Moderate Stress
High Stress
uRc v 7 �, O U L11 G e ° lgia n
Day 2 Water Budgets � Sl.kr Shocoe
PRO.-TECTI Watershed R eg io ri
LSRCA
Holland River (East and West)
Maskinonge River
Uxbridge Brook
Beaver River
Barrie Creeks
Lovers Creek
Hewitts Creek
Oro Creeks South
NVCA
Pine River
Middle Nottawasaga River
Innisfil Creek
SSEA
A.
°trs
feflow +
rrao +v an 11
� "H S P F r
r FefIow
,Feflow and
`;ancl HSPF -0 Moclflow
'; and
PPM,,z �a
d
Moflow and
-
VVABAS
rte..
DRINKING WATER -q'q
SOURCE PROTECTION
ACT FOR CLEAN WATER
Intake Protection Zones (IPZ)
Lake Simcoe and Couchiching
• 1 PZ drafted
South Georgian Bay
Lake Simcoe
Source Protection
Region
• Scope change negotiated to address final directors rules (IPZ 3
change and vulnerability ranking process for Lake Simcoe)
Severn River / Little Lake
• 1 PZ drafted
• Scope change being negotiated to address final directors rules
Georgian Bay
• 1 PZ drafted
• Scope change being negotiated to address final directors rules
DRINKING WATER -..q
SOURCE PROTECTION
ACT FOR CLEAN WATER
Wellhead Protection Areas (WHPA)
LSRCA
• 83 Wells
NVCA
SSEA
Wells / 100 m zones
• 285
2 year capture zones
104 Wells • 184
• 89 Wells
Black- Severn
• 9 Wells
25 year capture zones
153
South Georgian Bay
Lake Simcoe
Source Protection
Region
n
d
DRINKING WATER --N
SOURCE PROTECTION
ACT FOR CLEAN WATER
South Georgian Bay
Lake Simcoe
Source Protection
Region
Wellhead Protection Areas - geographic coverage
43337.7
100.0
4.08%
J
all WHIPA ha
all 'VVHPA %
% region
InCILI trial / commercial
3748.3
8.6
0.35%
gI-iCLI ltLi raJ
14647.3
33.8
1.38%
Open Space / roads
1 7593.9
40.6
1.66%
Residential
7 4
.2
1 17.E
1 0.69%
43337.7
100.0
4.08%
J
DRINKING WATER
SOURCE PROTECTION
ACT FOR CLEAN WATER
South Georgian Bay
Lake Simcoe
Source Protection
Region
166.6 0.55%
RZ -1 Ila 2 yr TOT ha total VLIIn ha
total `%
`% re ion
Industrial 1 comn1ercial
37.3
620.5
665.9
11.4
6.06(%
Agricultural
1.3
1269.7
1271.1
21.7
0.12`%l
Open space 1 roads
250.5
2266.2
2464.7
42.6
0.23(%l
Residential
191.5
1272.6
1464.1
25.6
0.14`!
166.6 0.55%
DRINKING WATER --N
SOURCE PROTECTION
ACT FOR CLEAN WATER
Risk Assessment Projects
Tasks involved:
South Georgian Bay
Lake Simcoe
Source Protection
Region
• Issues Evaluation, Transport Pathways assessment,
Vulnerability ranking of WHPA, Threats /Risk Assessment
Experts retained:
• Jagger Hims Limited (SWP Region study and 2 municipal
studies)
• Golder Associates (SSEA and multiple municipal projects)
• RJ Burnside (Dufferin County area)
• Gartner Lee Ltd (Aecon) (Durham GW systems) 117)
• Jacques Whitford (York GIN systems)
DRINKING WATER
SOURCE PROTECTION
ACT FOR CLEAN WATER
Upcoming Communications Activities
South Georgian Bay
Lake Simcoe
Source Protection
Region
• Mailings to landowners in the expanded zones (2 yr TOT of a WHPA and IPZ 1
of an intake)
• More in person visits during summer 2009
• Municipal Workshops: 4 planned this year
• Deputations to Council (52 municipalities)
• Outreach to community groups and associations (mailing and follow up
presentations)
• Attendance at events (Ag Info Days, Georgian Bay Waterworks Conference)
• Article submissions to relevant trade publications
�n
• Working with partners (York Region, Wellwise Resource Centre) to deliver s
programs /workshops
Funding for risk reduction
,A
Eligible Projects'
t. ..
• well
decommissioning
• septic upgrades
(including pump
outs)
• pollution prevention
reviews
• land conservation
measures
Eligible Areas
• 2 year capture zone
of a municipal
wellhead
• 120 m (inland) of
surface water intake
0
Source Water Protection Strategies for
M u nici pa I Stakeh old ers
A series of four cornpl mentary workshops that will refresh
the way that you think about source water protection.
Topics include:
lRisks to Water Supply
• Current Financial Incentives
• Existing Tool s for Lard Use PI ann ing
• and much more,
So tie the Dates (8,,3 O c .m. to Moon)
April 2, M ay29, Sep tem ber 17 and October 29
Watch for Your<de tai ledinv tvtion cofn in g in February
or see avww.ourwatershe ;d.ca
1 FBI ! ICI SIG. W TER ,� �:e Nft ftm
See "M " L�te:ilm
b.fT F�IF. ;LEAF♦ ". "d "_a Reem
DRINKING WATER --N
SOURCE PROTECTION
ACT FOR CLEAN WATER
South Georgian Bay
Lake Simcoe
Source Protection
Region
www.ourwatershed-ca
1 800 465 0437
Leigh, Andria
From: Irwin, Doug
Sent: Wednesday, January 14, 2009 9:36 AM
To: Council
Cc: Senior Management Team; Othman, Samah; Teeter, Janette; Brissette, Marie
Subject: FW: Draft Lake Simcoe Protection Plan
Attachments: FINAL NR—Draft Lake Simcoe Protection Plan Jan 13.pdf; FINAL BG—Proposed Lake Simcoe
Protection Plan—Jan 13.pdf
From: Watt, Heather (ENE) [ma i Ito: Heather.Watt@onta rio.ca
Sent: Tuesday, January 13, 2009 6:06 PIVI
To: Watt, Heather (ENE)
Subject: Draft Lake Simcoe Protection Plan
This e-mail is being sent on behalf of Steve Klose Director, Lake Simcoe Project
On December 10, 2008 the Lake Simcoe Protection Act became law. Building on Ontario's watershed-
protection approach in the Clean Water Act, the new act requires the province to establish a protection plan for
the lake and surrounding areas. The draft Lake Simcoe Protection Plan is the most comprehensive watershed-
based legislated plan in Canada. The draft plan is based on advice from the Lake Simcoe science and
stakeholder advisory committees and from the people who live and work around Lake Simcoe.
The draft Plan sets the priorities and targets for addressing key threats to the health of the Lake Simcoe
ecosystem based on science. Key threats to be addressed by the Plan include:
• degraded water quality due to pathogens, toxins, and excessive nutrients (e.g., phosphorus),
• loss and fragmentation of sensitive natural areas and habitat (e.g., shorelines, wetlands, woodlands, riparian
areas),
• newly introduced species such as zebra mussels,
• emerging threats such as climate change,
• changes to the hydrologic cycle (e.g. water quantity changes), and
• other human pressures such as recreational activities (e.g. fishing and other resource uses).
Your comments and feedback will be important, as the government finalizes the draft Plan. The Protection Plan
is being posted for public comment on the Environmental Bill of Rights Registry (www.ebr.gov.on.ca) until
March 16, 2009. The posting number is 010-4636.
The government is also hosting two open house sessions and four community partner workshops. These
sessions will provide interested public and community partners with an opportunity to meet with government
policy staff to learn about the plan and tell us what they think. The times and locations for the public
information forums and community partner workshops are:
Public Open House Sessions (5:00 p.m — 9:00 p.m)
Barrie - February 4, 2009 (South Shore Community Centre, 205 Lakeshore Drive)
Newmarket — February 25, 2009 (Newmarket Community Centre, 200 Duncan Drive)
Community Partner Workshops (9:30 a.rn — 4:30 p.m)
Barrie — February 6, 2009
Jackson's Point — February 9, 2009
Newmarket — February 20, 2009
Orillia — March 4, 2009
To register for one of the four community partner workshops, please use the following link:
httl2://www.communicor.ca/Ispp once you have registered you will receive venue and location information.
There is no registration required for the open houses.
Municipalities are important partners in the protection of the lake and the plan recognizes the contributions
already made by municipalities to protect the health of Lake Simcoe. In addition to the opportunities to provide
input which was described above, we would like to make ourselves available to your municipal council or
committee to discuss the draft protection plan. It would be beneficial to understand your specific areas of
interest so we can tailor the presentation to your municipality. If this is of interest to your council or committee
please contact Jason Niblock at 416-327-9467 to schedule a date before the end of the comment period.
We recognize that the health of Lake Simcoe is a common interest to all our community partners and we look
forward to working together with you to protect Lake Simcoe. For general information about Lake Simcoe,
please visit our website at: http://www.ene.,gov.on.ca/en/water/lakesimcoe/index.php. This site will be updated
regularly so please refer to it often for the latest announcements and information.
Thank you in advance for your interest and participation.
Sincerely,
Steve Klose
Director
Lake Simcoe Project
Environmental Programs Division
Ontario Ministry of the Environment
Ontario
Ministry mf the Environment
TAKING THE NEXT STEP TO PROTECT LAKE SUMCOE
McGuinty Government AksA8OOta/ian8 To Comment OO Protection Plan
NEWS January 13, 2009
The province is asking Ontarians to comment on the draft Lake Simcoe Protection Plan.
The draft protection plan represents the next step in protecting Lake Simcoe and follows the
passage of the Lake Simcoe Protection Act on December 10, 2008. Building on Ontario's
watershed -protection approach in the Clean Water Act, the new act naquinae the province to
establish a protection plan for the lake and surrounding areas. The draft Lake Simcoe Protection
Plan is the most comprehensive watershed-based legislated plan in Canada. The draft plan is
based on advice from the Lake Sirnooe science and stakeholder advisory committees and from
the people who live and work around Lake Sinnnoe.
The draft plan proposes voluntary and mandatory measures to restore and protect the
ecological health of Lake Simcoe and its watershed starting with the most critical areas:
• Improving water quality by curbing the amount of phosphorus entering the lake and reducing
the lake's current excessive phosphorus levels ho44 tonnes ayear
• Protecting and rehabilitating fish habitat, wetlands, woodlands and the vegetation that buffer
the |aka, rivers and atrenrna
• Managing the potential impacts of climate change and invasive species.
Going forward the plan would not be applied b existing developments or development
proposals that have already obtained significant development approvals.
The Ontario government has also committed $20 million over four years to help protect Lake
Simcoe through research, monitoring and on-farm stewardship activities.
QUOTES
"The approach we are taking is intended to ensure the lo health of the lake and its
watershed ecosystem," said Environment Minister John Gerretsen. "We need everyone from
around the lake toparticipate in this process and make this plan work ao that future generations
can continue to enjoy thiGvvondurfu|reeou,Se,^heodded.
QUICK FACTS
• Human activities have been affecting the Lake Sirncoe ecosystem fOrmnreth8n2UUyn8ra.
• Lake Simcoe's watershed crosses 23 municipal boundaries including Barrie, parts of York
and Durham regions, Kavvortha Lakes and GirnooeCounty.
• Thirty-five rivers flow into Lake Simcoe including the Holland River, Black River, Beaver
River, Peffedavv River and Uxbridge Brook.
LEARN MORE
Learn more about protectinq Lake Simcoe.
Ontario
�
� \
BACKGROUNDER
Ministry of the Environment
January 13, 2009
The Lake Simcoe Protection Act and the draft Lake Simcoe Protection Plan raise the bar for
environmental protection of a watershed in ways that Ontario has never done before.
Building on Ontario's watershed-protection approach in the Clean Water Act, the new act
requires the province to establish o prntmotknl plan for the lake and surrounding areas. The draft
Lake Simcoe Protection Plan is the most comprehensive watershed-based legislated plan in
Canada. The draft plan is based on advice from the Lake Simcoe science and stakeholder
advisory committees and from the people who live and work around Lake Simcoe.
Draft policies work together to meet the objectives in the act of restoring the coldwater fishery
and protecting the ecological health of the lake. Protections will apply consistently across the
vvatershed, which includes 23 municipalities.
The draft plan takes an ecosystem approach. This approach is science-based and considers
cumulative impacts. K recognizes that e healthy environment ka the cornerstone ofhealthy
communities and a healthy economy.
The draft plan is both precautionary and adaptive. It exercises caution in favour of the
environment when there is uncertainty about environmental risks. It will evolve and improve over
time based on new science, changing conditions of the lake and experience in implementing the
The draft plan is the first of its kind in many ways:
• It would require the development of a comprehensive phosphorus management strategy
based on a phosphorus long-term goal of 44 tonnes per year, an amount much lower than
current loading and based on the health of cold water fish communities.
• It would require municipalities to prepare master plans to control stnrnnvvote/, which is 8
significant source of contaminants entering the |oha.
• |t would require the development ofo comprehensive climate change adaptation strategy.
This strategy will be central to helping the vvaiorahad`a capacity to adopt naturally tOfuture
climatic changes.
• |t would ban the import Of live bait. This is3 key step in tackling invasive species and
restoring the ecological health of the lake.
*
It would protect the Lake Sirnooe shoreline and natural heritage features in the watershed by
restricting development and site alteration in key natural heritage and hydrologic features
and imposes clear shoreline protection zones:
o 100 metres for undeveloped Lake Simcoe shoreline areas
o 3O-12U metres in built up shoreline areas
* 30 metres in settlement areas, where feasible.
Plan policies would not beapplied to development proposals that have already obtained their
significant development approvals, for example, decisions made by the Ontario Municipal
Board.
The draft plan integrates and builds on Ontario's existing hon)evvVrks for environmental
protection and land use planning. This would provide protection for the lake where it most needs
if without duplicating existing protections.
The draft plan provides for ongoing scientific advice on the ecological health of Lake 8imcoe.on
policies, programs and regulations being developed, and on the need for new policies.
The draft plan builds on the nggu|eb/ry and atevvunjahip no|OS of existing onnnrnunbieS'
organizations, businesses, landowners and the public, and seeks to involve these people in the
implementation and review of the plan.
The draft plan isavailable for public comment until March 10.2009. Read and comment onthe
plan at m through the Environmental Registry at
www.ontario.ca/environmentalregistry. The posting number is 010-4636.
John Karopitu. Minister's Office, 41S-314-G736
Kate Jordan, Communications Branch, 416-314-8666