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08 21 2003 Sp Council Agenda . I TOWNSHIP OF ORO-MEDONTE SPECIAL COUNCIL MEETING AGENDA COUNCIL CHAMBERS DATE: THURSDAY, AUGUST 21, 2003 TIME: 9:00 A.M. ......................................................................................................... 1. OPENING OF MEETING BY THE MAYOR 2. ADOPTION OF AGENDA 3. "DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF - IN ACCORDANCE WITH THE ACT" 4. DEPUTATIONS: a) 9:10 a.m. Ms. Kris Menzies, President, PK Menzies Planning and Development, re: Horseshoe Valley Resort Comprehensive Development Plan. 5. REPORTS OF MUNICIPAL OFFICERS: a) Nick McDonald, Meridian Planning Consultants Inc., re: Report dated August 8, 2003, UCCI Application, Township of Ora-Medonte, Application # P-115/01 (Report Under Separate Cover). b) Nick McDonald, Meridian Planning Consultants Inc., re: Report dated August 8, 2003, Horseshoe Valley Resort Comprehensive Development Plan (Report Under Separate Cover). c) Nick McDonald, Meridian Planning Consultants Inc., re: Report dated August 7,2003, Ora Moraine and Aggregate Resources Official Plan Amendment, (OPA #16) (Report Under Separate Cover). d) Nick McDonald, Meridian Planning Consultants Inc., re: Report dated August 5,2003, Official Plan Review, Official Plan Amendment (OPA #17) (Report Under Separate Cover). t f 6. IN-CAMERA a) Nick McDonald, Meridian Planning Consultants Ltd., re: Legal Matter. b) Jennifer Zieleniewski, CAO, re: Legal Matter. c) Jennifer Zieleniewski, CAO, re: Personnel Matter. d) Jennifer Zieleniewski, CAO, re: Personnel Matter. e) Jennifer Zieleniewski, CAO, re: Personnel Matter. f) Jennifer Zieleniewski, CAO, re: Property Matter. 7. BY-LAWS: a) By-Law No. 2003-090 Being a By-law to adopt Amendment No. 16 to the Official Plan, As Amended [See item 5(c)]. b) By-Law No. 2003-091 Being a By-law to adopt Amendment No. 17 to the Official Plan, As Amended [See item 5(d)]. 8. CONFIRMATION BY-LAW NO. 2003-089 9. ADJOURNMENT Marilyn Pennycook From: Sent: To: Subject: Ken Menzies [ckm@computan.on.ca] Friday, August 15, 2003 8:38 AM clerk@oro-medonte.ca delegatioin before council Dear Ms. pennycook I am writing to request a delegation before council, on August 21, to address the recommended conditions of approval for Horseshoe Resortls Comprehensive Development Plan. I have tried to phone in my request this morning, however the power outage in S. Ontario, and the U.S. appearsto have affected the Ora area as well. Thank you, Kris Menzies . _ V"aM N"~l 1 . Prepared by PLANNING REPORT ON UCCI APPLICATION TOWNSHIP OF ORO-MEDONTE Township Application # P115/01 MERIDIAN ftM4M1HO~1fjIoNft!tt::. August 8, 2003 - , TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 SITE DESCRIPTION 1 3.0 DESCRIPTION OF PROPOSAL 1 4.0 PLANNING CONTEXT 2 4.1 County of Simcoe Official Plan 2 4.2 Township of Oro-Medonte Official Plan 5 4.3 Process to Date 8 5.0 PUBLIC/AGENCY COMMENTS 9 6.0 PLANNING ISSUES 12 6.1 County of Simcoe Shoreline Planning Sludy 12 6.2 Relationship between County and Township Official Plans 14 6.3 Expansion of Shoreline Area 14 6.4 Official Plan Crileria 15 6.5 Assessment of Need 21 6.6 Fiscallmpacl 25 6.7 Servicing Issues 26 6.8 Design 27 7.0 RECOMMENDATIONS 27 8.0 RESOLUTION 29 , 1.0 INTRODUCTION This report assesses applications to establish the principle of development in both the County of Simcoe and Township of Oro-Medonte Official Plans. UCCI Consolidated Companies Inc., (UCCI) have submitted applications to amend the Township Official Plan (OP) and the County Official Plan and to also amend the Zoning By-law for the Township. The applicant has requested the County to redesignate the subject lands from Greenlands to a designation that would permit an Adult Lifestyle Community in the Rural and Agricultural designation in the County OP and from Rural with Environmental Protection Two to Recreational and Adult Lifestyle Community in the Township OP. A zoning application was also submitted. but it is not dealt with in this report, since it is premature. A public meeting that dealt with the two Official Plan requests was held on March 3, 2003. 2.0 SITE DESCRIPTION The subject lands are located to the north of Kempenfell Bay. south of Ridge Road, and are approximately 10 kilometres (km) north and east of Barrie. The lands are 110 hectares (ha) in area and legally described as Part of Lots 26 to 28, in Concession 5, in the former Township of Oro. Bound by the former Canadian National Railway (CNR) line to the north, Windfield Drive and Greenwood Forest Road to the south, and Oro-Medonle Line Four and Five to the west and east, Ihe lands are vacant. There is an estate residential subdivision south of Ihe subject lands and a small lot subdivision to the southeast. Other lakefront development is also located in the area. The subject lands are relatively flat with a general slope of 2 per cent. An unnamed intermittent watercourse flows through the weslern portion of the lands from north to south. Vegetation on the lands consists of patches of mixed coniferous and deciduous trees with the remainder being that of lower cover and scrub lands. 3.0 DESCRIPTION OF PROPOSAL The applicant wishes to develop an integrated recreational and residential community on the lands. This community is to include: . A semi-private 18-hole golf course with a driving range and a practice and putting green facility; . A nature trail system with parking facilities, a picnic area, and a nature education centre; . Tennis courts; . Adult lifestyle housing; and . A full-service community centrelclub house with amenities such as an indoor swimming pool, a health club, a pub-style restaurant, an auditorium, craft rooms. computer literacy rooms. a billiard room and meeting rooms. Planning Report on UCCI Application ~ ;~:p:~~~ ~: Oro-Medonte lflMfJ.!PJA! Page 1 August 8, 2003 Housing unils will consist of condominium-style detached and semi-detached bungalows, and a retirement home. Of the 110 ha, 38.5 ha are proposed to be utilized for residential use. Table 1.0 displays the composition of the residential units. To preserve views. the proposal aims at clustering the residential units around the golf course. Its target market includes adults that are: looking for maintenance free move- down housing; 50+ empty nesters and the retired and semi-retired. TABLE 1.0 COMPOSITION HOUSING Housing Number Tenure of Units Detached 183 Semi- 116 Detached Retirement 40 Comolex TOTAL 339 The golf course will be a modern bent grass fairway design facility with four tee blocks per hole and a total yardage that plays in the 6,000 to 6.820 range. The development will be privately serviced through the development of a communal water supply and distribution system, and a communal sanitary collection and treatment system. It is anticipated that a responsibility agreement will need to be entered into between the owner and Township if the development is approved. A plan showing the proposal is attached to this report. 4.0 PLANNING CONTEXT There are several planning documents that apply to the development proposal. These documents establish the context within which Ihe proposal must be assessed. A summary of the planning context is provided and the applicable policies and guidelines from both the County and Township Official Plans are described herein. 4.1 County of Simcoe Official Plan The County OP designates the subject lands as Rural and Agricultural and Greenlands (County of Simcoe O.P., Schedule 5.1). 4.1.1 Goals The proposed development should implement the goals of the County Plan. Accordingly it should: . Protect, conserve and enhance the county's natural and cultural heritage; . Utilize growth management that achieves lifestyle quality and cosl-effective municipal servicing, development. and land use praclices; and . Utilize community economic development. which promotes economic sustainability in Ihe communities of Simcoe County, and which provides employment and business opportunities (County of Simcoe O.P., Section 1.4). 4.1.2 Growth Management These policies indicate the manner in which the County will accommodate growth, manage its resources and protect its natural features. The proposed development should therefore conform with the directions stated in these policies. E= :;';~:;;~ App'''OOo ()!!E.~! Page 2 August 8, 2003 4.1.3 Strategy In Section 3.1 of the Official Plan. the Counly identifies the strategies that are to be utilized to effectively manage growth. With consideration of the proposed development. the following strategies would be applicable: . Non-resource related growth and development is directed to settlements; . Local municipalities are to undertake growth management strategies that form the basis for how much growth is directed to settlements, recreational districts and shoreline areas; . Resource based development such as tourism and recreation. should be encouraged and effectively managed; and . Communities should be developed with diversified economic functions and opportunities. 4.1.4 General Subdivision and Development Policies Since the applicant proposes to develop the subject lands by plan of condominium, those policies relating to subdivision type development apply. These policies state that the subdivision of land by plan of condominium is permitted only for land uses permitted in the current designation or that maintain the intent of the Plan's objectives and policies (County of Simcoe O.P., Section 3.3.1). In addition. development is not permitted in Class 1. 2 or 3 wetlands and the habitat of threatened or endangered species or hazardous lands. However, development may be permilled within 120 m of these features where otherwise permilled and where an Environment Impact Study (EIS) can demonstrate that there will be no negalive impact in the natural features or on the ecological functions including water resources (County of Simcoe O.P.. Section 3.3.4). The subdivision of land and development may also be permilled in or within 50 m of fish habitat, significant woodlands, significant valley lands. significant wildlife habitat and significant areas of natural and scientific interest (ANSI) provided that an EIS demonstrates that there will be no negative impacts on natural features or ecological functions (County of Simcoe O.P., Section 3.3.5). Section 3.3.6 states that decisions on the location and form of subdivision and development should be made with an objective of conserving high quality landscapes. including views and vistas. Therefore new lots for non-agricultural uses created by plan of subdivision should not be permilled to extend into provincially significant wetlands, flood plains, and hazardous slopes. These areas of constraint should be identified on the plan as a separate block or should be attached to an individual lot in order to maintain single ownership (County of Simcoe O.P., Section 3.3.13). All plans of condominium are to be accompanied by a Storm Water Management (SWM) report, which includes a SWM plan. The plan and its facilities should: . Maintain pre-development water quality and improve run-off quality where appropriate; . Accommodate flows created by a one in 100 year storm evenl or accepted engineering standards for a local municipality to the salisfaction of the County and any appropriate agencies; . At minimum, maintain the current flow rate beyond the property boundary; Planning Report on UCCI Application fIm ~= ~ Oro~",O"" lJAt!t~~ Page 3 August8,2003 . Address other matters, which are considered appropriate based on the characteristics of the area; and . Determine and describe the necessary measures required during construction to mitigate the potential negative impacts of the development (County of Simcoe O.P., Section 3.3.15). Aside from the SWM report, the County also requires applicants to undertake and implement a traffic impact study where County Road improvements may be necessary based on proposed, existing and future traffic volumes (County of Simcoe O.P., Section 3.3.16). 4.1.5 Settlements Policies in Section 3.5.4 clearly indicate that development not related to agriculture, extractive resource development, and country recreation facilities, is to be directed to settlements. The application by UCCI does not conform to this policy and this is one of the reasons why an application to amend the County Official Plan has been submitted. 4.1.6 Rural and Agricultural Designation As a portion of the subjecl lands are designated Rural and Agriculfural the policies for Ihis designation apply. The uses permitted in rural areas include those permitted in prime agricullural areas and also includes highway commercial, institutional, recrealional facilities, country residential subdivisions 10 a maximum of 40 lots, and rural business parks (County of Simcoe O.P., Section 3.6.7). In country residential subdivisions, lot sizes should average no larger than one hectare in order to conserve larger blocks of land for agricultural purposes or for their environmental value (County of Simcoe O.P., Section 3.6.9). The preferred method of land division for country residential development in rural areas is through plan of subdivision (County of Simcoe O.P., Section 3.6.11). The applicalion by UCCI does not conform with this policy and Ihis is one of the reasons why an application to amend the County Official Plan has been submitted. 4.1.7 Greenlands Designation A substantial portion of the property is designated Greenlands. Greenland areas include wetlands, ANSI's, significant woodlands. significant wildlife habitat, significant valley lands, fish habitat, environmentally sensilive areas (ESA), major lake, river and creek systems and Niagara Escarpment natural areas. Development is not permitted within Provincially Significant Wetlands or the habitat of Ihreatened and endangered species and is to be directed away from significant woodlands, significant wildlife habitat areas, significant valley lands, fish habitat, ANSI's, ESA's, and major lake, river and creek systems. In addition, new uses that are proposed within or adjacent to the above-mentioned features may only be permitted if it does not negatively impact on the nature features(s) andlor their associated ecological functions (County of Simcoe O.P., Section 3.7.5). Planning Report on UCCI Application (J ~::,::~omM"',"" ..... tJf.~ Page 4 August 8. 2003 Permitted uses within Greenlands include agricultural uses with acceptable results from an EIS. extractive resource development, highway commercial establishments, institutional uses. agriculture related uses, agriculture sales outlets, the processing of agriculture products, country residential subdivisions (maximum of 20 lots), and country recreational facilities (County of Simcoe O.P., Section 3.7.6). In country residential subdivisions lot sizes should average no larger than one hectare (County of Simcoe O.P., Section 3.7.8). The application by UCCI does not conform with these policies, since the Greenlands designation does not permit the scale of development proposed. 4.1.8 General Development Policies and Guidelines Section 4.3 includes a set of policies and guidelines that apply to all development. These include: . Minimizing the removal of natural vegetation, especially along shorelines. If significant vegetation cannot be retained, then it should be replaced; . Protecting and maintaining scenic resources; . The proposed architecture, scale of development, and development pattern be compatible with or enhance the character of the exisling area; . Outdoor lighting be developed that complements the setting and does not over-illuminate or glare; . Development be clustered at edges of significant open spaces; . Road patterns fit and complement the topography; . Sign by-laws reduce undesirable visual impacts of signs; . Cultural heritage resources shall be conserved where appropriate; . Green spaces, parks and open space, where possible be connected; . A mix of housing (variety of houses and lot sizes) be included in residential developments and subdivisions; . Communities be developed having a strong pedestrian orientation; and, . The integration oftrails and pathways. Other policies are included with respect to development in rural areas. They state that development should wherever possible be designed and sited on a property so as to minimize adverse impacts on agriculture. and natural and cultural features (County of Simcoe O.P., Section 4.3.2). They state that development should wherever possible be in a cluster form to facilitate the efficient and economical provision of services (County of Simcoe O.P., Section 4.3.3). General development policies and guidelines also indicate that retirement/lifestyle communities are only permitted on full communal services and are to be supported by a feasibility study (County of Simcoe O.P., Section 4.7.1). 4.2 Township of Oro-Medonte Official Plan The Township Official Plan designates the subject lands as Rural with an Environmental Protection Two overlay, Shoreline and Recreational (Township of Oro-Medonte O.P.. Schedule A3). The applicant wishes to redesignate these lands to Ihe Adult Lifestyle Community designation. A review of the applicable designations is below. Planning Report on UCCI Application nl ;::;: :0,""",,,",, LP~g Page 5 August 8. 2003 4.2.1 Adult Lifestyle Communities The Township of Oro-Medonte does not designate any lands as Adult Lifestyle Community in its Official Plan. However they do provide policies that guide the development of such. These policies indicate that Adult Lifestyle Community developments are permilled by amendment to the Official Plan (Township of Oro-Medonte OP.. Section H4.2). Permilled uses within this designation include: low density residential such as detached, semI- detached. medium density townhouses, apartments and other residential multiples; and accessory uses such as golf courses, swimming pools, multi-use community centres, retail and personal services, and nursing and retirement homes (Township of Ora-Medonte OP., Section H4.3). This Section also indicales Ihat the maximum density is not to exceed 7.0 units per gross ha. 4.2.3 Locational Criteria Adult Lifestyle Communities are only permitted in those areas not designated Agricultural and provided that: . The development will have lillle or no impact on nearby agricultural operations; . The site is 10 be accessed by municipal roads that can accommodate the increased traffic generated by Ihe adult lifestyle community; . The increased traffic generated by the community has little or no impact on adjacent developed areas; . The development can be designed and sited to blend in with the rural surroundings; . The development will not have a negative impact on the natural heritage system; and, . The scale of the community, if localed adjacenl to or in close proximity to existing residential uses, is consistent with the scale and character of the existing residential area. (Township of Oro-Medonte O.P., Section H4.4) 4.2.4 Information Requirements Section H4.5 outlines Ihe information required in support of an application to amend the Official Plan to permit the development of an adult lifestyle community as follows: . An assessment of the number of units approved but not yet occupied in similar developments in the County of Simcoe and the Greater Toronto Area; . An assessment of the market for the proposed development given the existing supply of similar units in the County of Simcoe and the greater Toronto Area; . A report on the impact of the proposed development on the municipality's finances; . A Planning Report that addresses all of the locational criteria listed in Section H4.4 of the Official Plan; . An assessment of the need and feasibility of developing communal services on the sile; and. . An EIS. Planning Report on UCCI Application () Township of Oro-Medonte t r1EJUDJAN Prepared by ~-_..- Page 6 August 8, 2003 4.2.5 Environmental Protection Two overlay This designation applies to components of the natural heritage system that are not included in other designations, as they require further study. These components can include significant woodlands, Class 4, 5, 6, and 7 wetlands, unevaluated wetlands, regionally significant ANSI's. other wildlife habitat areas, and fish spawning and nursery areas (Township of Oro-Medonte D.P., Section F1). The EP2 designation recognizes the significant vegetation on the subject lands as part of larger complex along the north shore of Lake Simcoe. As such, new development is generally discouraged in these areas but may be permitted through the completion of an EIS and a MP that demonstrate that proposed development can occur without having negative impacts on critical natural features and ecological functions of area. Section G3.3 outlines that an EIS should demonstrate, where applicable, that the proposed use will: . Not discharge any substance that could harm air quality, groundwater. surface water and associated plant and animal life; . Be supplied by an adequate supply of water and thaI the groundwater taking associated with the use will not harm existing water supplies and associated plant and animal life; . Not cause erosion or siltalion of watercourses or changes to watercourse morphology; . Not interfere with groundwater recharge to the extent that it would adversely affect groundwater supply for any use; . Not cause an increase in flood potential on or off the site; . Maintain/enhance/restore the natural condition of affected watercourses, and protect/enhance/restore aquatic habitat; . Not significantly affect the scenic quamies of the area; . Not encourage the demand for further development that would negatively affect wetland function or contiguous wetland areas; and, . Enhance and restore endangered terrestrial and aquatic habitat where appropriate and feasible. The EIS must also demonstrate that there will be no negative impacts resulting from the proposed use on the significant natural features that are identified on Schedule 'B' to the Township Official Plan or the ecological functions for which the area is identified. These features include: . Significant wetlands; . Significanl portions of the habitat of endangered and threatened species; . fish habitat; . significant vegetation areas; . Significant valley lands; . Significant wildlife habitat; and, . Significant ANSI's (Township of Oro-Medonte D.P., Seclion G3.3). Planning Report on UCCI Application iii ~=~; Oro-Moo,"" l}CtlDJm!! Page 7 Augusl 8, 2003 4.2.6 Rivers and Streams Since the subject lands contain a watercourse. it would be advisable to provide a 30 m setback from such in accordance with Section G 1.2. This section states that all rivers and streams will be protected from incompatible development to minimize the impacts of such development on their function. 4.2.7 Site Specific Amendments The Township will not consider site-specific amendments unless they are anticipated by the Township plan, for a period of 5 years (Township of Oro-Medonte O.P., Section J3). However, adult lifestyle communities are anticipated by the Plan as provisions (i.e., a designation) are established for them. 4.3 Process to Date The chronology of the main events is as follows: Event Date 1. Pre-Consullation July 2001 2. Applications Submitted Township of Ora-Medonle Official Plan Amendmenl Zoning By-law Amendment December 20, 2001 3. Submission of Technical Reports May 3, 2002 4. Planning Advisory Committee Township of Ora-Medonle July 16, 2002 5. Application submitted County of Simcoe Official Plan Amendment August 2002 6. Peer Review of Technical Reports May, 2002 to August 2003 7. County of Simcoe Corporate Services Committee Meeting January 15. 2003 8. Public Meeting Township of Ora-Medonle Official Plan Amendment County of Simcoe Official Plan Amendment March 3, 2003 Planning Report on UCCI Application (jl ;::::::: O."''''oore lJA~.!J!!!I! Page 8 August 8. 2003 5.0 PUBLlCIAGENCY COMMENTS A number of comments have been received in regard to the development proposal for the subject lands. The following provides a summary of the comments received: Simcoe County District School Board February 18, 2003 The letter stated that Planning staff could not offer comments at this time as they require more information about the proposal (i.e., phasing, type and size of residential units, and the marketing program). They did however indicate that a clause should be inserted into the Subdivision Agreement as follows: "Purchasers, renters, lessees are warned that there are no schools planned within this subdivision or within walking distance of it and that pupils may be accommodated in temporary facilities and/or be directed to facilities outside the area." Lake Simcoe Region Conservation Authority February 28, 2003 The authority indicated that they had no objections to the proposed residential and golf course community and thaI they would deal with flood plain and setback issues through site plan conditions Simcoe Muskoka Catholic District School Board February 28, 2003 The school board stated that condilions for draft approval will require that the owner include a clause in all offers of purchase and sale that advises prospective purchasers that pupils from this development attending educational facilities operated by the Simcoe Muskoka Catholic District School Board may be transported to or accommodated in temporary facilities out of the neighbourhood. It also stated that the site plan should link . residential areas through sidewalks and walkways to provide connection to schools and other community facilities. Niagara Escarpment Commission March 4, 2003 The Commission has no comment as the site is not part of the Niagara Escarpment Plan. Dave Morris March 5, 2003 While acknowledging that the project is in "Concept Stage," he has four concerns with the project. First, amenities other than golfing are not available to possible future residents and the Township does not have, nor ever will. have the funding to provide such facilities (health care, libraries and shopping). Second, the sewer water used to irrigate the golf course will undoubtedly carry fertilizers and poisons to Lake Simcoe, something that would require money to remedy in the future. Third, the Harbourwood development increased traffic and speed to dangerous levels for residents and this proposal only adds more traffic, speed, and alcohol to local roads. Fourth and finally, the golf course intrudes on current green space and does not protect that land for public use. He warns the Township that the proposed "Housing development with a golf course" will signal to developers that lands in the area are open for development. Planning Report on UCCI Application ~ ;::~ ~ 0'",,0000" \.JI~g Page 9 August8,2003 Evelyn Perdue March 6, 2003 While appreciative of the professional job done by the consultants at the meeting, she has several concerns with the project. She believes the density of the site, especially interior court units that are back-to-back with no yards, cannot preserve natural and rural qualities of Ihe area. Further, Ihe developers should not be misleading the Township by promising amenities that won't materialize and not disclosing their true target market. Local seniors will not benefit from this proposal as the layouts are not typical of the Township. She feels the traffic projections made are not accurate as her experience is that a minimal impact is unlikely. The road is already busy throughout the week and no alternative routes are available to shops and services, and many seniors avoid the Highway at present in favour of the scenic drive on Ridge Road. Lastly. she perceives a growing fear in the community that the Official Plan is too easily subject to development pressures with decisions made in isolation of the overall goals of the Plan. She hopes for a complete and inspired discussion to achieve the best possible solution to create a real asset for the Township. Norman Shiffman March 8, 2003 Mr. Shiffman and his family have been a part-time resident of Balsam lane for a long time. He is strongly concerned about the quantity and quality of his well water. In drier conditions, he is unable to water his lawn for longer than five minutes and is seriously concerned that he and his neighbours will not have enough water if the golf course is permitted. The stalement by Mr. Usher thaI water could be pumped from lake Simcoe infers that a problem does exist. He wonders if the proponents have the needed permits for such a task and what environmental effects will occur because of such an action. Some of the chemicals used will undoubtedly end up in the lake and possibly in their well which is strongly disconcerting to him. The number of units. including small apartment buildings will change the rural nature of the community and bring more traffic to an already dangerous area. He feels the development is better suited for the outskirts of an urban centre and should be refused, as proposed. Residents of Windfield Drive East March 16, 2003 This letter from a group of residents asks several questions about the proposed development. On groundwater: who is responsible if problems arise with their wells or the water table if development occurs (a major problem on a nearby course), how will fertilizers and run-off be controlled and diverted from their properties and where will the water treatment be located and what consequences will it bring? On increased population: how will the traffic increase be handled, is it realistic to have 386 units at 1500 to 2000 square feet here and are there plans for retail development nearby? On Windfield Drive East itself: how will their property values and taxes be affected. will the cul-de-sac be opened to through traffic and proper "Dead End" signs erected, how will increased golf traffic across Windfield Drive be managed, can the breezeway be relocated, what types of homes are planned for existing vacant lots on the street, will only electric golf carts be allowed to reduce noise pollution and how will garbage collection be provided? Planning Report on UCCI Application Township of Oro-Medonte Prepared by r1t!t~JAH \..../ Page 10 Augusl 8, 2003 Bev Parcells March 18, 2003 Ms. Parcells is in favour of the proposal and development should proceed provided that intersection improvements at 5th Line and Ridge Road be implemented (4-way stops and realignment of the intersection to lessen the incline); road access should be moved further from the trail and hill incline; rare flora be moved to ensure its survival; restricting the use of cosmetic pesticides to follow expected Federal and Provincial guidelines and no green located below Windfield Drive. Rene Lipman Mr. Lipman owns property at 105 Bramblefield and is affected by the proposed development. He desires Notices of Hearings and Decision at his Toronto address. Paul and Veronika Franchetto March 28, 2003 These residents are opposed to the proposed development and define it as urban sprawl in their letter. They have environmental concerns with respect to the loss of wildlife habitat. run-off from the golf course, and the water quality of Lake Simcoe. They also have safety concerns with respect to traffic increase. Andy Laansoo March 30, 2003 Me Andy Laansoo is a neighbour to the proposed development. He is also opposed to it and indicates that it gives false promises in terms of employment. Me Andy Laansoo indicates that although the consultant's traffic impact report indicates that no improvemenls are necessary he feels that they are very much needed. He has concerns with the water supply and utilities for the development. He forecasts that such will have negative impacts on neighbouring wells and also states Ihat infrastructure in the area should be improved. He recommends that the Township conserve the subject lands for rural and agricultural purposes. Kimbel Management April 4, 2003 This letter from Me Ray Bubel, a part-time resident of the area. and a realtor in Barrie, commented that the development was a positive step for the Township. He described the proposal as an excellent choice for the subject lands and added that it is similar in calibre to those developments found in Florida. Rick Stewart May 30, 2003 Me Stewart is concerned about the safety of his cul-de-sac, Windfield Drive, if the road is opened to through traffic. From the Council meeting. he feels that the Fire Department wants a secondary road access if Ridge Road is blocked belween the 4th and 5th Lines. In reviewing incident plans for the last five years he could not find any time where access was blocked on Ridge Road, and an opening through Windfield Drive would not help because the trucks would still have nowhere to go. For him, necessary reconstruction costs and the real risks posed to surrounding residents do not justify opening the road. especially for a situation Ihat mayor may not occur. Planning Report on UCCI Application ~ ~~~n;:~ ~; Oro-Medonte VA tw.!\JR!AN Page 11 August 8, 2003 Todd and Rhodell Ambeau June 2, 2003 The Ambeaus wrote stating they only learned of the May 21 $I meeting that day. They purchased their home on Windfield Drive West on the understanding that it would never be opened up. The inability of the Fire Department to identify Windfield from West Windfield is weak reasoning behind this project and is the root of their objection. Alan P. McNair (Big Bay Point District Association Inc.) July 30, 2003 Mr. McNair, writing on behalf of the Big Bay Point District Association Inc., indicates that the County of Simcoe should refuse the UCCI application since it is not proposed to be developed within an established settlement area. Mr. McNair indicates that "the County should consider that residents of any age group could occupy any such dwelling over time, not just a particular market segment that the developer is intending to target." In addition. Mr. McNair indicates that the County should seriously consider the implications of permitting the UCCI development in the Greenlands system and on the urban structure of the County. Mr. McNair suggests Ihat such communities should only be permitted after a County-wide growth management exercise has been carried oul. 6.0 PLANNING ISSUES 6.1 County of Simcoe Shoreline Planning Study In January of 2002, Meridian Planning Consullants and Gartner Lee Limited undertook the preparation of a study on the role of the County of Simcoe in shoreline planning. The study resulted in the preparation ot draft policies for the shoreline areas in the County. as the County Official Plan does not contain specific policies on how the shoreline should be developed. The study concluded that the County should encourage area municipalities to retain as much remaining natural area along the shoreline in an undeveloped state to recognize environmenlal features and the contribution the lands make to the character of the shoreline areas. The proposed amendment would also: . Require that all shoreline development areas be eventually serviced by municipal sewage and water treatment systems; . Require that applications for hotels, marinas, country recreational facililies, and similar uses outside of settlement areas require an amendment to the local official plan that demonstrates that the proposed satisfies the following conditions: Conforms with a growth management strategy prepared by Ihe municipality; Will not have negative impact on the natural heritage features and functions in the area; Is compatible with the character and scale of development in the area; Will not have a negative impact on the enjoyment and privacy of neighbouring properties; Can be serviced with an appropriate water supply and means of sewage disposal; Planning Report on UCCI Application ni ;~;:~~~ ~; Oro-Medonte lJA t1J~RJPJA,M Page 12 August 8, 2003 Will not have an impact on the quality and quantity of water in adjacent wells and the adjacent waterbody. Can be accessed by public roads that can accommodate the increased traffic generated by the proposed use; and Conforms to the goals and objectives of the Shoreline Section. The draft shoreline policies also require that public access to the water be considered. Outside of settlemenls, the approval of major development in shoreline areas is conditional upon the provision of additional public access or be supported by evidence that adequate public access exists (Amendment to the County of Simcoe Official Plan, Section 3.10.19). At the present time. the proposed Amendment to the County of Simcoe Official Plan has yet to be adopted by County Council. This means that it has no status as it applies to the application being dealt with in the context of this report. In a general sense, the proposed policies require that local municipalities determine, through the preparation of Growth Management Studies. how much development should occur in the shoreline area. A key component of such a review would be the method by which such development would be serviced. Section D10 of the Township Official Plan already contains clear direction on the shoreline area. The current Official Plan recognizes the level of the existing development and does not predesignate large areas of land for additional development. In addition, the Official Plan requires that an assessment of the entire shoreline be carried out to support the further inland expansion of any component of the shoreline area. This policy is discussed in further detail in Section 6.3 of Ihis report. As part of the Official Plan Review, the direction of the Township with respect to the shoreline area has been confirmed, with only minor changes being made to the policies. On this basis, it is my opinion that Ihe Township has already implemented the proposed policies in the County of Simcoe Official Plan. In addition, the Township recognizes that the larger natural areas located to the rear of existing developed shoreline areas should be protected, given their general unsuitability for development and the role they play in the Township's natural heritage system. However, notwithstanding all of the above, the proposed shoreline policies at the County level have yet to be finalized and there may be changes to those policies before the Plan is adopted and following its adoption. On this basis. it would be premature to rely upon these policies to any great extent in assessing the UCCI application. 6.2 Relationship between County and Township Official Plans The policies in the Township of Oro-Medonte Official Plan respecting the development of Adult Lifestyle Communities were approved prior to the approval of the County of Simcoe Official Plan. These Adult Lifestyle policies were originally approved by the Ministry of Municipal Affairs and Housing. Planning Report on UCCI Application nl ;::,.::: Oro-M""'. lJf !1[I\J!!!&B Page 13 August 8. 2003 Section 3.5.4 of the County Official Plan clearly indicates thaI development is to be directed to settlements, unless specifically provided for in the policies of the Official Plan. There is currently no policy in the County Plan regarding the development of Adult Lifestyle communities outside of Ihe settlements. The County Plan also states that all local planning decisions shall conform with the County of Simcoe Official Plan. This means that any Township decision on the application by UCCI is required to conform to the upper tier plan. Given that the very policy that provides the basis for considering an Adult Lifestyle community in Oro-Medonte does not conform with the County Official Plan, the approval of an Adull Lifestyle community in accordance with those same Township policies would also not conform. Notwithstanding the above, the County of Simcoe chose not to amend the Township of Oro- Medonte Official Plan following the approval of the County Plan to ensure that both Plans were consistenl with each other. In addition, UCCI has submitted an application to amend the County of Simcoe Official Plan to ensure that the proposed development can proceed. Given that such an amendment application has been submitted, issues relating to the suitability and appropriateness of permitting development outside of settlement areas will have to be addressed. both at the local and County levels. This issue is addressed later on in this report. 6.3 Expansion of Shoreline Area Section 010 of the current Oro-Medonte Official Plan indicates Ihal major inland expansions of the Shoreline designation shall not be considered unless a detailed review of the entire Shoreline area designation is carried oul as part of an Official Plan Review. This policy was included within the Official Plan in 1995 to prohibit further inland expansions of the Shoreline development area, as a result of concerns about environmental impacts. servicing and public access. The only form of development that is currently permitted in the shoreline area is by Plan of Subdivision (only if the lots front directly on the water) and through the process of infilling. Although UCCI has nol applied to designate the subject lands Shoreline, it is my opinion that the application by UCCI does constitute an expansion of the Shoreline development area. It is recognized that the residenlial development area is set a considerable distance away from existing shoreline development and is separated from such development by recreational uses in the form of a golf course and other related facilities. To some extent, this mitigates any impacts on the existing community, however. the development continues to constitute an expansion to the developed area. The proponent has indicated Ihat there are no other suitable locations along the entire shoreline of Lake Simcoe in the Township of Oro-Medonte for the proposed use. Factors cited by the applicant include the large size of the parcel needed for the use, the nature of the topographical and other features on the site and its proximity to the City of Barrie, which is one of the proponents' target markets. In addition, the proponent indicates that the policies of the Adult Lifestyle Community designation provides for the consideration of these types of communities anywhere within the Rural designation, even if the designalion is located adjacent to the Shoreline designation. Planning Report on UCCI Application (J Township of Oro-Medonte . t!f.1U,P.JA,H Prepared by -,. Page 14 August 8, 2003 On the basis of a review of the entire shoreline area, it is apparent that there are potentially a number of other sites that could accommodate the type of development envisioned by the proponent. Some of these sites may require property consolidations to ensure that enough land was available for the use. A comparison of the relative suitability of the subject site and other potential sites in the shoreline area has not been carried out. The proponent continues to maintain that the subject site is the most appropriate and is supported by the appropriate technical justification. It is my opinion that if the proposed development was comprised of a typical residential plan of subdivision that was marketed to all age groups. and was of the scale proposed. there would be no justification for siting such a development on this property or in any other location adjacent to the existing Shoreline designation. However. the policies in the Official Plan that provide for the development of Adult Lifestyle communities override, in my opinion. the consideration of the suitabifity of expanding the Shoreline designation onto lands which are not currently so designated. 6.4 Official Plan Criteria Section H4 of the Township approved Official Plan establishes the principle of developing an Adult Lifestyle Community in the Rural designation subject to fulfilling a number of crileria and obtaining the approval of an Official Plan Amendment. This policy was written at a time when a number of landowners throughout Simcoe County were considering the development of such communities to meet anticipated demand. In order to provide the appropriate policy context for the consideration of these types of developments, Section H4 was included within the Official Plan. The intent of Section H4 of the Official Plan is to "recognize fhe need to consider the development of self-contained communities that are designed for an aging population." The policy further indicates that an Adult Lifestyle Community is "a self-contained community that serves the special needs of healthy, active and older people and which is designed to provide a safe secure and low maintenance environment to those people who have generally retired from active working fife." In the case of the subject proposal, it would appear that it does fall within the definition of an Adult Lifestyle Community. Section H4.4 of the Official Plan sets out Ihe crileria under which such communities are to be considered in the Township of Oro-Medonte. A review of these criteria and our assessment of whether they have been met or not is below. a) The development will have little or no impact on nearby agricultural operations. On the basis of the review of the application, it is my opinion that the development will have little impact on nearby operations, primarily because the proposal is located on lands to the soulh of Ridge Road where agricultural uses are limited. However, the development will create additional traffic on both the 4th and 5th Lines to Highway 11. Both of these roads are used by agricultural vehicles and there may be some minor conflicts between the increased traffic and farm vehicles. However, the impact is considered to be minor. Planning Report on UCCI Application (J ~~:;,n;:~ ~: Oro-Medonte . twlWMN Page 15 August 8, 2003 b) The site is to be accessed by municipal roads that can accommodate the increased traffic generated by the Adult Lifestyle Community. The site will be accessed by both the 4'h and 5th Lines. While both roads can accommodate the increased traffic. improvements to both will be required as a result of the development. The nature and timing of these improvements can be determined at the condominium/site plan/ zoning stage of the approval process. However, it should be noted that improvements will be required at the 5'h Line/County Road 20 intersection, which is less than ideal for safety purposes at the present time. Both the 4th and 5th Lines access Highway 11. However, the 4th Line does nol provide access to the west bound/south bound lanes from the property. The 5th line does provide access to the both sides of Highway 11 via an overpass. The Province of Ontario has indicated that it has initiated a process of reviewing a multitude of options with respect to the upgrading of Highway 11 over time. Given that Highway 11 is limited access highway and is expected to experience increased traffic volumes in the future, the establishment of a controlled access six-lane freeway in the area is considered to be somewhat of a priority by the Ministry of Transportalion. As part of the route planning process, a number of decisions will need to be made on the location of interchanges. While the Ministry of Transportation has essenti.ally confirmed to date that there will be an interchange at the 7'h line/Highway 11 intersection, no olher "commitments" have been made. On Ihis basis, it is possible that both the 4th and 5th Lines will nol have interchanges with Highway 11 in the future as it is improved. It should be noted that improvements 10 the highway will only be commenced in the 5 to 15 years. While lack of access in the future to Highway 11 is certainly a planning issue. the absence of a concrete plan to improve Highway 11 makes it difficult to determine what impact Ihe changes to Highway 11 will have on traffic patterns in the area and what impact the proposed development, if constructed, will have on traffic patterns in relation to Highway 11. At this point, we can only speculate. On the basis of the review of the Highway 11 corridor. it is my opinion that there will probably be a need for at least one interchange between the 3'd Line and the 7'h Line. The 6h Line is discounted as a result of the absence of any development at the intersection. As a result, it is my opinion that there will be an interchange eilher at the 3'. 4th or 5th lines in the future. On this basis, access to Highway 11 should be available for the proposed development. It is anticipated that some of the residents of the Adult lifestyle Community will use Ridge Road 10 access the City of Barrie. This road is currently a County Road and is considered to be relatively busy by many residents in the area. In a letter dated March 3, 2003 from the County, it is indicated the staff is in general agreement with the findings of the traffic analysis carried oul by the applicant. However. a 60 metre long right turn land for easlbound traffic on Ridge Road at the 5th Line will be required. Planning Report on UCCI Application (J Township of Oro-Medonte Mf...~N Prepared by Page 16 August 8, 2003 c) The increased traffic generated by the community has little or no impact on adjacent or developed areas Almost all of the traffic accessing the proposed development will use either the 4th or 5th Lines to a new road which will extend across the property between the two concession roads. The clubhouse for the proposed golf course will also be located on this new east- west road. This means that traffic accessing the development site will not need to travel through existing residential development areas along the shoreline. However. there will be an increase in traffic on the S'h Line and particularly at the intersection of 5th Line and County Road 20, where a number of existing residences are currently located. It is anticipated that improvements to the County Road 20/5'h Line intersection will be required. Improvements to both the 4th and S'h Lines will also be required. but will only be dealt with site plan/condominium/zoning stage. if the development application is approved. It is noted that a number of residents have expressed concerns about increased traffic on Ridge Road (which is a County Road) and on other shoreline roads in the area, particularly Windfield Drive. As noled above, il is anticipated that improvements to the County Road 20/5'h Line intersection will be required. With respecl to Windfield Drive, it is not anlicipated that much traffic will utilize Windfield Drive to access the proposed development, primarily because no access to Windfield Drive is being proposed. There may be a marginal increase in traffic resulting from those living at the community taking the 'long way home' or sight-seeing in Ihe area. However, this impact is expecled to be minimal. With respect to Windfield Drive itself, it is my opinion that it would be in the public inlerest to connect the two portions of Windfield Drive, even if the UCCI application was not on the table for consideration. The primary reason for supporting the connection is to ensure that all shoreline areas are supported by roads parallel to the shoreline which connect concession roads. There are a number of existing circumstances in the shoreline where this does not occur which makes it difficult, in some case for emergency vehicles to access properties. On the basis of the above it is my opinion that this criteria has been satisfied. d) The development can be designed and sited to blend in with the rural surroundings The Official Plan contains a number of policies Ihat are intended to protect and enhance the rural character of the Township. The proposed development has two major components - housing and recreational. The housing component will occupy approximately 36% of the property, while the recreational and other open space components will occupy the remaining area. The gross residential density on the property is estimaled to be 3.1 units per hectare. Planning Report on UCCI Application () Township of Oro-Medonte ~...IY.P~N Prepared by - Page 17 August 8, 2003 It is my opinion that the open space nature of the golf course component will assist in ensuring that the development can be blended into the rural surroundings. In addition, as most of the development is separated from existing residential development to the south by the proposed golf course, the area immediately located adjacent to existing developed areas will continue to maintain an open space character. Notwithstanding the above, there are two locations on the property where housing will be located relatively close to the 4th and 5th Lines. In Ihese areas, it is recommended that the residential development be buffered from both the 4th and 5th Lines by a naturalized setback area of no less than 20 metres. which would be left in a natural state or enhanced as appropriate. In addilion, it is also recommended that the height of the dwellings be capped to provide for the development of 1 to 1.5 slorey buildings. This cap would be included within the implementing zoning by-law. Ensuring that the height is limited will further ensure that the open space and low density character of the area is mainlained. A number of residents have commenled that the scale of the proposed development is not compatible with Ihe existing pattern of development in the shoreline area and the rural area generally. There is no question that the 339 unit development will be the largest comprehensively planned development in the shoreline area of the Township of Oro-Medonte. In addition, the development will effectively be the largest expansion of the shoreline area in the last 20 to 30 years. However, it should be noted that the shoreline area is currently very intensely developed along almost its entire length between the Cities of Barrie and Orillia. In some cases. there are multiple tiers of development extending inland from the lake. As a result, the scale of the proposed development on the UCCI lands is consistent wilh the general scale by the scale of existing development that exists in the shoreline area. To a certain extent, the scale of the proposed development is mitigated by the location of a golf course between the housing component and the existing developed area. It is my opinion that this will ensure that the new development area is as compalible with existing developed areas to the south. It should be noled that many of the lots located directly to the south of the UCCI development are currently vacant. If the golf course was located on the northern portion of the property and the housing located on the south, it could be argued that the form and density of the proposed development is not compatible with the existing shoreline development areas. On the basis of the above, it is my opinion that this criteria has been satisfied, subject to a number of conditions which are discussed later in this report. e) The development will not have a negative impact on the natural heritage system. Gartner Lee Limited was retained by UCCI Consolidated Companies, Inc. to support the application. Their May 2003 report describes the ecological and physical characteristics of the property, as well as their functions and significance. Included in this document are recommendations on mitigating the impacts created by construction and operation of the development. Planning Report on UCCI Application ~ ~:::: ~ Oro-M"'," l)IIID.!!!J!!! Page 18 August 8, 2003 Existing site characteristics are described in great detail in this report. Soils are generally dense to very dense, which allows for more water to be held in the soil but also shields the water table from vertical contamination. This density is also found below the aquifer which results in a low waler table which nearly reaches the surface in April. Groundwater flows towards lake Simcoe but does not recharge the table significantly due to the low permeability of the soils. The aquifer located underneath the site is confirmed as a sustainable source of potable water. Nearby private wells reported a drawdown of 1.16 metres at 90 metres of the test well and 0.12 m at 645 metres, meaning that lowering pumps in closer wells may be necessary. Quality testing revealed generally good groundwater conditions across the site with low nitrate counts, as well as that the shallow aquifer contributes to deeper groundwater recharge. Elevated sodium and chloride levels exist near the Ridge Road due to road salting. Treatment for Ihe use of one, two or three wells (the test well being one of those three potential wells) can occur at source or a central location before entering the forcemain servicing the site. Gartner lee reports that there is enough water from a supply standpoint and the key goal of the project is to reasonably capture this water without affecting neighbouring water supplies. At the lime of writing this report the County, through Jagger Hims, does not agree with this contention and requires that further work be carried out. Faunal and floral investigations were also conducted. Most of the site was likely cultivated or grazed by livestock resulting in considerable amounts of early successional thicket, while considerable pockets of malure forest also exist. Many overgrown vehicle tracks cross the site. Field investigations found 254 plant species (roughly 25% non- native), including one Regionally Significant Species, the Pale-Spiked Lobelia. Sixty-five bird species were noted. of which over 50 exhibited behaviour typical of those found at breeding sites, and 6 species of amphibians and several breeding sites are found on site. Incidental observations of mammals and butterflies were recorded, but trapping would be required to accurately determine the number of species. Gartner lee reports that wetlands on the site are not large enough to warrant Provincial evaluation of significance, but would add to the wildlife diversity of the site. The County of Simcoe Greenlands designation covers most of the site and encompasses a 5 kilometre belt of woodland habitat and mature mixed forest stands in the area. The site is not a deer concentration area, despite their presence in some thicket communities. The Environmental Protection 2 (EP2) Designation of the Township Official Plan covers two- thirds of the site. Two areas of significant vegetation cover exist at the northwest and southwestern edges ofthe property. The intermittent water flow and steep gradients of the upstream portion of the unnamed tributary severely limit fish habitat potential, as witnessed through several dead fish found in refuge pools near Lake Simcoe. The shoreline of the stream is consistent across the property in terms of its gentle slope and sand bottom with established vegelation. except for the cobble bottom near the 5th Line. No significant or unique physical or habitat features were observed on the property. Planning Report on UCCI Application () Township of Oro-Medonte t1t...I\!Pl~N Prepared by Page 19 August 8. 2003 Gartner Lee is of the view that this proposal is ecologically and hydrologically sound and makes the following recommendations. . A second test well needs to be drilled to find an additional water source removed from neighbouring wells. . A maintenance plan is needed to address water conservation and quality protection, turf management, trail location and habitat creation and protection. . Forest edge management plans should be created to mitigate pressures on on- site woodlots adjacent to the development. . The rare plants should be relocaled to another site and could be included as a Condition of Draft Plan Approval. . Pond inclusion and forest preservation can retain amphibian and bird breeding habitat. . 25% of existing vegetation cover should be protected through sensitive design tactics. . A Tributary Corridor shall be established to prohibit physical intrusion by the golf course. . Pipeline installation will require a detailed fish habitat assessment and mitigation/compensation package to satisfy conservation and federal agencies. . A formal pump test is required for a Permit to Take Water. At the time of the wriling of this report, il is my understanding that the County requires some additional information to complete their assessment of environmental impact. 1) The scale of the community, if located adjacent to or close proximity to existing residential uses, is consistent with the scale and character of the existing residential area This criteria was included within the Official Plan in anticipation of the development of a large scale Adult Lifestyle Community adjacenl to existing residential areas. The intent of the criteria was to ensure that the Adult Lifestyle Community was designed in a manner that would reduce the impact of the proposed use on existing and long established residential uses. In this case. the proposed development has been designed in such a manner so as to buffer much of the existing residential area by open space uses and by concenlrating residential uses through the centre and northern portions of the subjecl property. In addition. traffic from the proposed development will head north and not through existing neighbourhoods along the shoreline. Planning Report on UCCI Application nl ;:;:: ~ O"M",oooo lJlMiR.!!!.!A!! Page 20 August 8, 2003 In terms of scale. the proposed Adult Lifestyle Community is consistent, in general. with the scale of shoreline development, which stretches from the Barrie City limits to almost the City of Orillia. Within this area are thousands of dwellings units on lots of varying size and with homes of different vintages. Within the immediate area, on both sides of Windfield Drive, are a number of large estate type lots, most of which are un-developed. The proposed development is considered to be compatible with these large estate type lots. as a result of the large expanse of open space separating the lots from the proposed housing. In addition, the existing vacant lots on Windfield Drive are heavily treed, meaning that trees will be retained at the rear of each of the lots in any event. On the basis of the above, it is my opinion that the UCCI development conforms with this criteria. 6.5 Assessment of Need Section H4.5 of the Township Official Plan indicates that any application to amend the Official Plan to permit the development of an Adult Lifestyle Community shall be supported by: . An assessment of the number of units approved but not yet occupied in similar developments in the County of Simcoe and the Greater Toronto Area; and, . An assessment of the market for the proposed development given the existing supply of similar units in the County of Simcoe and the Greater Toronto Area. Such an assessment was carried out by Clayton Research Associates who were retained by UCCI Consolidated Companies inc. to prepare a report, which was received by the Township on May 3, 2002. The intent of the report was to assess the market opportunity for the development. According to Clayton. the Greater Toronto Area is the largest source of buyers of adult lifestyle community homes. Increased choice within the GTA is attracting buyers who may not have considered moving into such communities, signified by 3.400 new such units being created between 1996 and 2001. This rate was double the rate experienced during the recession years between 1991 and 1996. Simcoe County accounted for the highest demand for new housing for couples over 55 without children by anyone region within the GTA during the 1991 to 1996 period. Wilh current demographic trends indicating an older population demanding a variety of housing options, it is projecled by Clayton that roughly 600 new, ground-oriented homes in adult lifestyle communities in southern Ontario will be needed annually by 2011. Apartment and retirement home beds usually do not materialize in demand until several years into the development of a community. The report highlights many of the positive attributes the site offers toward adult lifestyle community living, such as its proximity 10 urban amenities, recreational opportunities and its natural setting in a less urban location. The inclusion of the golf course provides a marketing advantage as few adult lifestyle communities have neither fully integrated golf courses nor golf course views. II is expected that the major competition for the community will come from Briar Hill (New Tecumseth), Ballantrae Golf and Country Club (Whitchurch-Stouffville) and Newport in Collingwood. Planning Report on UCCI Application ~ ;~~n;~~ ~; Oro-Medonte lJ4 MfJJPJAM Page 21 August 8. 2003 It is predicted that, as a result of site attributes and known and potential future competition, 5.0 to 7.5 percent of Ihe market would be captured by the proposed development on the UCCI lands. This is a lower target than what has been achieved so far in Briar Hill and Ballantrae, and many current communities are expected to be at full occupancy during this time frame. Demand is expected to increase, even under Ihe most conservative estimates. by 25 to 50 units each year until 2011 in a market that continues to evolve. In response to the Clayton Report, I prepared a letter dated May 5, 2003 which indicated that I had some concerns about the estimate in the Clayton Report Ihat the proposal on the subject property would capture between 5% and 7.5% of the market. I indicated that "there is no basis or justification in the report for establishing this market share. It is submitted that almost every Adult Lifestyle Community proposed in recent years has some amenity which makes it desirable to potential purchasers. Relying on the location of such an amenity to determine potential market share is therefore problematic.' I also indicated that I had some concerns about the contral of the occupancy of the dwelling units and the proposal's lack of conformily with Ihe Provincial Policy Statement and the County of Simcoe Official Plan, which generally direct development to settlement areas. In response to my May 5, 2003 letter, Clayton Research responded in a letter of their own dated May 20, 2003. Mr. Felgaier of Clayton indicated he is surprised some of these issues are being raised one year after the reports were submitted to the Township and would like clarification as to what capacity Nick McDonald is raising these issues (planner, peer reviewer or otherwise). With regard to reliance on amenity location as determining market share (paragraph 4 of May 5 letter), Mr. Feldgaier believes their approach is justified. With the known demand from GTA buyers, higher market share capture of newer communities, increased demand being captured by communities with golf courses, Simcoe County traditionally catching higher market shares than east of west of the GT A, the lack of development at approved sites for a multitude of reasons and the eagerness 10 develop at olhers, Mr. Feldgaier believes there is sufficient demand to support several new communities over the next few years. With regard to long term occupancy (paragraph 6 of May 5 letter). the experience of Clayton Research is that adult lifestyle communities continue to attract older couples without children. A few communities have become more conventional as a resull of a conscious decision by the developer to shift marketing and design praclices. Despile a sizable percentage of unit resales, very few. if any, children are moving into these communities. The initial Clayton Report and the May 20. 2003 letter response was peer reviewed by Hemson Consulting on behalf of the Township of Ora-Medonte. Their letter is dated August 6, 2003 and it is attached to this report. In their letter they indicate that: "We would agree that market opportunity likely exists for the subject community. We have a major concern, however, with using this conclusion to imply that there is a need to apprave this type of development in the Township of Ora-Medonte. In our view, the Clayton Report does not address the question of need. It serves the single, and in our view quite narrow, purpose of attempting to establish that market opportunity likely exists." Planning Report on UCCI Application r1 Township of Ora-Medonte \ J." ttQJPJA,M Prepared by "-". Page 22 Augusl 8, 2003 Hemson further indicates Ihat there are opportunities in the current market for virtually any type of ground related, residential development in southern Simcoe County, particularly so close to the rapidly growing City of Barrie. In essence, Hemson is indicating that it is an easy case to make that a market exists. Hemson further notes that the identification of a potential market should not drive the approval process. Instead, other planning related factors such as location, impacts and compatibility should be considered. Hemson also indicates that they have some concerns about the long term occupancy pattern in such a development and comments that the possibility exists for the community to be occupied by families with children in the long tenn. In addition, Hemson also notes that there is a current supply of about 3,460 dwelling units in the Township, which translates into 28 years of supply, based on the development of an average of 120 new units per year. This information was provided to Hemson by Meridian Planning Consultants, who carried out an up to date analysis of Ihe existing supply situation in the Township of Oro-Medonte. Lastly. Hemson notes that it is their opinion that an Adult Lifestyle developmenl should be considered and reviewed much like any other typical residential development in the municipality. It is their view that if the review of Ihe UCCI proposal was carried out in this manner, there would be little juslification for developing the use in the location proposed. It is indicated by Hemson thaI "in our opinion, applications like this - and others across Simcoe County proposing development outside designated settlement areas - may in fact be an attempt to circumvent the normal approval process using the Township's Official Plan policies regarding Adult Lifestyle communities.' It is on this basis Ihat they recommend that the Adult Lifestyle policies be deleted from the new Official Plan. I concur with this recommendation and have already recommended to Council that these policies be deleted for many of the reasons oullined in the Hemson letter dated August 6, 2003. In my opinion. there is no question that the policies in the current Official Plan both anticipate and provide for the development of Adult Lifestyle communities in the Rural designation. These policies were added to the Plan to provide Council with the criteria required to assess such applications. because they were anticipaled during the planning period. The other option at the time would have been to be silent on the issue and then deal with such applications on a case by case basis. It is my opinion that if the Official Plan was silent on the development of Adult Lifestyle communities, an application to develop the subject site would probably not have been submitted and if one was submitted, il could not be recommended for approval given the other policies in the Official Plan that attempt to direct development to existing settlement areas. Section H4.5 of the current Official Plan oullines the information that is required to be submitted in support of an application for the development of an Adult Lifestyle community. The information required includes an assessment of the number units approved but not yet occupied and an assessment of the market for the proposed development. The policies do not indicate that Council shall be satisfied that the market exists or that there is nol an over supply of such units within Ihe municipality and other jurisdictions. Rather, the policies require Ihat information on these two issues be provided to Council for their consideration. Planning Report on UCCI Application ni ~~:;;:~~; Oro-Medonte Lfl ~""R~,~ Page 23 August 8, 2003 On the basis of my review of all of the Clayton/Hemson materials, it is clear that there is a market for the proposed development in the Grealer Toronto Area/Simcoe County. However, there appears to be some debate on how many units are available in other developments and development proposals, and which may compete in theory with the proposed development on the UCCllands. Clayton is of the view, in a general sense, that the market will determine which community is successful and which ones are less successful. To a certain extent, I agree with this contention and am of the view that some communities may not proceed because of the lack of an amenity or the inability of a developer to properly markeUdevelop such a product. Some of the communities proposed within Ihe Counly of Simcoe may fall into this category over the long term. On this basis, it is difficult to carry out a relative assessment of all of the other approved and in process communities to determine whether the community proposed on the UCCI lands will be successful or not. On the basis of the above, it is my opinion that the information requirements set out in Section H4.5 have been salisfied. In addition, it is my opinion that the locational criteria sel out in Section H4.4 are the criteria that need to be considered by Council to determine whether the project is suilable or not. A review of these crileria is contained within Section 6.4 of this report. Notwithstanding the above, I continue to have concerns about the long term occupancy and use of the dwelling unils on the property, particularly on the provision of services by the Township. On this basis, it is recommended that. if the Township approves the development, a number of conditions be included to ensure that the units are occupied by those aged 50+. These conditions include: . Restricting the height of the dwelling units to 1 to 1.5 storeys; . Requiring a demographic analysis of the occupants following the occupancy of the first 100 dwelling units; . Requiring that the golf course component and certain other recreational amenities are developed early in the development program; and . Setting aside land on the property that would be dedicated to the municipality as parkland. With respect to the latter condition, acquiring parkland will ensure that lands are available for public use in the area in the future if the occupancy of the developmenl evolves over time. In addition, it also provides the Township with an opportunity to further enhance and develop the rail trail which runs along the northern boundary of a portion of Ihe subject lands. On this basis, it is suggested that parkland be loealed at the north-east corner of the property, where the 5th Line crosses the rail trail. Planning Report on UCCI Application ~ ;~~:~~~~: Oro-Medonte LP t1J}JPJ&,N Page 24 August 8, 2003 6.6 Fiscal Impact Clayton Research was also retained by UCCI Consolidated Companies, Inc. to prepare a Fiscal Impact Analysis which was received on May 3, 2002 by the Township. The report draws estimates of revenue and expenditure impacts for the Township if the development was approved. The firm projects an increase of $228,000 annually in new property revenues, based upon 2000 property tax rates. The increase to the taxable assessment amounts to $66.8 million, based upon local market conditions and assessments in neighbouring municipalities. Revenues from other sources. such as license and permit fees but not building permit fees, is projected to be $52,000 based upon the 2000 proportion of such revenues in the Township. Therefore, the overall increase in annual revenues is expected to be $340,200. Impacts on average costs were determined through an average cosl methodology that assumes an extension of costs paid by existing properties into the new development. Annual expenditure increases were calculated using the non-residential assessment and population within the proposed development. Additional expenditures are expected 10 reach $206,500, based upon 1996 Census Data, the proportion of costs applied per resident and per $1000 of non-residential assessments and the costs per kilometre of road maintenance reported in the Township Financial Information Return. The report repeatedly alerts the Township to a possible overestimation of this estimate due to existing service capacity and administrative economies of scale. As a result, the report concludes this development will add an annual $133.700 surplus to the Township. One time fees were determined using 2002 fee and permit schedules. The Township should expect nearly $1.45 million in development charges, plus a further $295,000 in building permit fees. The School Boards should expect $410,000 in development charges while adding virtually zero new pupils to County Schools. Construction of the site is projected to add 375 person-years of employment to Simcoe County, plus 325 person-years of indirectly generaled employment. Twenty persons would likely be hired in the clubhouse, plus some additional employment to serve the condominium corporation. County and School Board impacts are not contained in this report. Data sources are the Township of Oro-Medonte, Census of Canada and the research library of Clayton Research. The Fiscal Impact Analysis was not peer reviewed by the Municipality. On Ihis basis, I have no comments on the surplus estimated by Clayton Research. To a large extent, the amount of the surplus is very much dependent on the occupancy of the dwelling units. If younger families are attracted to the property in the future. there will be an increased demand for services. With respect to the one time fees and charges, I can report that the figures mentioned in the report appear to be relatively accurate with respect to developmenl charges and building permit fees. Planning Report on UCCI Application ~ ~~:pn;~: ~; Oro-Medonte LP t1FJmN Page 25 August 8, 2003 6.7 Servicing Issues The Jones Consulting Group was retained by UCCI Consolidated Companies. Inc. to support the servicing aspects of the development. The May 2003 report outlines the servicing recommendalions for the golf course and residential development. These recommendations include communal private services for sewage, water, stormwater management and roads. Development will be phased proportionally to their target recreational market. Wastewater is proposed to be treated at a central facility wilhin the community and transported there Ihrough gravity sewers. The system will be designed to handle a peak flow (MDF) of just over 1353 cubic metres. Sewers will include manhole structures and hook-ups in accordance with Township standards, however the minimum sewer depth of 1.5 metres is proposed. The treatment system preferred is marketed by Zenor and called ZenoGem@. This technology uses a process that reduces the volume of sludge produced. Tanks on site will hold the sludge, or arrangements will be made for hauling 10 landfill or for land application. The system can be monitored from off-site and only routine maintenance. cleaning and alarm response is needed on- site. Spray irrigation in conjunction with the golf course is recommended for effluent disposal. Direct discharge to lake Simcoe is discouraged and subsurface discharge is undesirable due to compact soils and the scale of the project. Storage ponds are incorporated into the proposal to hold effluent produced in Ihe winter months. To meet average and peak daily demands, water needs to be provided at the rate of 11.0381itres per second. Fire flow is conservatively estimated to be 38 litres per second for two hours. Storage needs on sile are predicted to be 640 cubic metres. The detailed design stage shall yield the necessary size and location of water mains. Upon localion of an adequate supply, it is recommended that two to Ihree separate wells be constructed, with three wells being able to meet the maximum daily demand wilh one well remaining largely out of service. Treatment and quality requiremenls would be established during the final well testing program. A test well was drilled just west of the 5th Line, south of the former CNR line. It yielded 5.3 litres per second with indications of more water being available to a maximum of 11.03 litres per second. Stormwater management to be addressed by the drainage plan include quantity control. quality control, slope stability protection and environmenlal protection. A 15 metre top of valley wall buffer shall be used between streams and development and a future EIS will identify land use development restrictions to preserve natural environmental and drainage features. Conservation of existing site features, such as woodlots and topography. shall intercept precipilation and runoff. Drainage infrastructure shall conform to the dual drainage principle. The minor systems shall consist of roadside swales that can contain a five year slorm, plus a major system using the road network to divert overflow from the minor system to outlets consistent with site topography. These systems shall eventually flow into one of three Stormwater Management Facilities proposed on sile, where water can be stored, sediment can be trapped and nutrients absorbed to Ministry of the Environment level 1 Proteclion. Planning Report on UCCI Application ~i ;~;:~~~ ~: Oro-Medonte l14 ME~RlPJAN Page 26 August 8, 2003 It should be noted that the Township will be required to enter into responsibility agreements with the proponent for both the communal sewage and communal water systems. This means that the Township will be responsible for these system, in the event the owner of these system cannot maintain them in accordance with Ministry of the Environment regulations/guidelines or if the owner is not able or unwilling to continue providing the services. Such a responsibility agreement typically requires the depositing of funds with the Township to ensure the Township is able, if required, to repair/upgrade these systems in the future. In addition, the Condominium Corporation would also be required to establish a reserve fund which would inevitably have enough money to replace the system. The details of the responsibility agreement will need to be worked out in advance of any of the final approvals being given. If the Township felt that it would be inappropriate to enter into a responsibility agreement with the owner, no court nor the Ontario Municipal Board can force the Municipality to enter into the agreement. As a result, Council should carefully consider the implications of the approval that is being sought on the future provision of services on the property. 6.8 Design In addition to requiring a park block adjacent to the rail trail, it is my opinion that the golf course design should be reviewed as a condition of OPA approval to ensure that the probability is extremely low that golf balls will land either on public roads and/or residential lots. In addition, some thought should be given to the method by which golf carts will cross Windfield Drive and how the Municipality will be absolved of any liability if issues arise on the public right-of-way as a result of the operation of a golf cart. 7.0 RECOMMENDATIONS As Council will recall, the inlent of this report is to assess whether the principle of developing an Adult Lifestyle Community and a golf course should be established on the subject lands. It is my opinion that the applicants have supplied enough supporting information on water supply, sewage disposal, traffic impacts, design and environmenlal impacts to allow for a fairly complete assessment of whether establishing the principle of development is appropriate. On the basis of a review of these reports, it appears as if there is a strong likelihood that the: . lands can be supplied with an adequate amount of potable water; . lands can be serviced by a sewage treatment system that is designed to current standards; . traffic impacts will be minimal; and, . design of the development will generally be compatible with the rural area and surrounding development. It is recognized thaI much additional technical work needs to be done, particularly with water and sewage servicing. The applicant has indicated that this additional work will be very costly to undertake and instead of carrying out this work now, wishes to know what the local and County Council's decisions will be on the applications to amend the two Official Plans. It is my opinion that this is an appropriate request. Planning Report on UCCI Application CI Township ofOro-Medonte .. ~.!UPIA~... Prepared by --.. Page 27 August 8, 2003 With respect to the market for the developmenl and the need for the development, it is my opinion and the opinion of Hemson Consulting that the applicant has proved there is a market for the proposed development. However, Ihe applicant has not proven that there is a need for the proposed development in this location. As a result, the decision then becomes whether the use is appropriate in the location proposed and can be designed in a manner that minimizes impacts on the environment and neighbouring land uses. On the basis of a review of the locational criteria set out in Section H4.4 of the Township of Oro-Medonle Official Plan, it is my opinion thaI the application generally conforms with these locational criteria, provided a number of conditions are fulfilled. If Planning Advisory Committee and ultimalely Council agrees with my assessment, it is recommended that an Official Plan Amendment be prepared for Council's consideration at a future meeting. It is my opinion that it would be premature 10 prepare a comprehensive amendment unlil Council makes a decision on the principle of development. If Council is in support of the principle of development, and agrees with my planning assessmenl, it is recommended that the lands be placed in a site specific Rural designation which would permit the development of an Adult Lifestyle community and associated recreational amenities. I prefer this approach, since the Adult Lifestyle policy in the Official Plan is being deleted and there is no anticipation that additional lands in Ihe Rural area will be designated as such during the planning period. It is further my recommendation Ihat the Amendment contain policies that require that: 1. All residential development be limited to 1 to 1.5 storeys in height; 2. A demographic analysis of the occupants of the dwellings be carried out after the first 100 dwellings are occupied and after the second 100 dwellings are occupied; 3. All matters relating to water supply and sewage disposal are investigated and approved in principle by the Township before any additional approvals are given; 4. A monitoring program be established to firstly develop base line condilions in down gradient wells and then to assess over time, the impacts of the proposed development on these wells; 5. A golf course/turf management plan be prepared to document how the golf course will be operated from an environmental perspective and to set in place procedures that minimize the use of fertilizers, herbicides and pesticides to reduce the likelihood of any impacts on down gradient wells. 6. Twenly-five percenl of the site be retained in its nalural state as per the recommendations of Gartner lee Limited; 7. All of the recommendations contained within Section 7.2 of the Gartner lee report be implemented; Planning Report on UCCI Application (J T ~.h. of 0_00". · · t1!'_1\!Q.!Mj Prepared by - Page 28 August 8, 2003 8. A golf course impact assessment be carried out to prove that the design of the golf course will not have impacts on adjacent public roads and residential uses; g. An assessment of the means by which golf carts will cross public roads is carried out before the construction of the golf course is initiated; 10. No more than 100 dwelling units are occupied in advance of the completion of the golf course on the lands; 11. A 20 metre setback. which shall be in the form of appropriate landscaping, separate residential uses from both the 4'" and 5th Lines; and, 12. An appropriate amount of parkland be dedicated at the north-east corner of the site to be integrated into the rail trail system in Oro-Medonte. 8.0 RESOLUTION On the basis of the above. it is recommended that Planning Advisory Committee recommend to Council that: . This report be received; . That the principle of establishing an Adult Lifestyle community and associated golf course be established through the adoption of an Official Plan Amendment in accordance with the conditions set out in Section 7.0 of the Meridian Planning Consultants Report. Planning Report on UCCI Application ~ ~~;:~~~; Oro-Medonte l}AMfJJ!>l&B Page 29 August 8. 2003 Planning Report Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Lots 27 and 28, Concession 5 Township of Oro-Medonte, County of Simcoe --., "", "- "'. \ '. RECEIVED MAY - 3 2002 OFlO-MEDONTE TOWNSHIP ---~~---~ -1..J_LLLLj -1..J..J...J...J-1-t -1...J...J-1...J-1-t -1..J..J-1..J-1-t -1..J..J-1..J-1-t -1..J..J-1..J-1-t ....l....l....L.L..l..l...J 5jONES CONSULTING GROUP LTD. PLANNERS, ENGINEERS & SURVEYORS \ ~. ~~/."- P~t..; The Jones Consulting Group Ltd. Suite 100, 300 Lakeshore Drive, Barrie ON L4N OB4 April 2002 The Jones Consulting Group Ltd. TABLE OF CONTENTS 1.0 INTRODUCTION ................................................................................................................ 1 1.1 THE DEVELOPMENT CONCEPT .................................................................................. 1 1.2 BACKGROUND ON UCCI CONSOLIDATED COMPANIES INC. ..........................................2 1.3 LOCATION AND DESCRIPTION OF SITE AREA ..............................................................2 2.0 CURRENT POLICY CONTEXT .......................................................................................... 3 2.1 TOWNSHIP OF ORo-MEDONTE OFFICIAL PLAN POLICIES ............................................3 2.1.1 Permitted Uses: Rural................................................................................. 3 2.1.2 Permitted Uses: Open Space ..................................................................... 3 2.1.3 Development Policies .................................................................................. 4 2.1.4 Provisions Related to the EP-2 Overlay...................................................... 4 2.1.5 Permitted Uses In EP-2 ............................................................................... 4 2.1.6 Section H-4 - Adult Lifestyle Communities .................................................. 4 2.2 ZONING ................................................................................................................... 5 2.3 COUNTY OF SIMCOE OFFICIAL PLAN POLICiES........................................................... 6 2.3.1 County of Simcoe Shoreline Planning Study............................................ 6 3.0 REVIEW OF STUDIES ....................................................................................................... 7 3.1 FUNCTIONAL SERVICING REPORT (FSR) ...................................................................7 3.2 ENVIRONMENTAL ANALYSIS ...................................................................................... 8 3.3 FISCAL IMPACT ANALYSIS .........................................................................................8 3.4 MARKET ANALYSIS ................................................................................................... 8 4.0 PLANNING JUSTIFICATION .............................................................................................9 5.0 CONCLUSION .................................................................................................................. 11 FIGURE 1A: FIGURE 18: FIGURE 2: FIGURE 3: Following Page LOCATION MAP .................................................................................................... 1 CONCEPT PLAN .................................................................................................. 1 EXISTING OFFICIAL PLAN DESIGNATIONS .....................................................3 EXISTING ZONING ...........................,.......................,.......................................... 5 Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc, Township of Ora-Medonte, County of Simcoe Page i The Jones Consulting Group Ltd. 1.0 INTRODUCTION On behall of Ucci Consolidated Companies Inc. (UCCI), we are pleased to prepare this planning report for a new recreational residential golf course community in the Township of Oro-Medonte. The development is proposed for a site owned by Ucci Consolidated Companies Inc. (UCCI) in the former Township of Oro located south of Ridge Road between the Fourth and Fifth Concession Roads. Refer to Figure 1A, Location Map. This planning report reviews factors relating to location, existing land use policies, servicing feasibility, environmental impact and market and fiscal impact. 1.1 The Development Concept The subject site is approximately 270 acres in area. UCCl's vision for the site includes an integrated recreational residential community, consisting of an 18-hole golf course, surrounded by condominium residential development and other recreational amenities. The configuration of the proposed land uses are conceptually shown on Figure 1 B. The golf course will be designed 10 maximize the site's natural character and employ environmentally responsible design and maintenance praclices. The goll course is envisioned as an upscale, champion public or semi-private facility, with a full-service clubhouse, driving range/practice facility and other recrealional facilities, which may include tennis courts. a swimming pool and an ice rink. An on-site golf academy would have broad appeal to families from Oro-Medonte and beyond. Taken together, the mix of recrealional facilities envisioned for the site will create a critical mass of recreational activities, a "sports complex" of sorts. A nature trail system will be designed into Ihe site, building on Ihe existing nalural features and incorporating such features as trout ponds and bird feeders, for example, and leading to the clubhouse, and ullimately connecting with the Oro-Medonte Recreational Trail. The trail system will be a nature lover's paradise and will provide an attractive and user-friendly interface between the golf course and residential areas. Approximately 300 residential units and a 40-unit retirement complex are contemplated. The dwellings, as well as the clubhouse will be serviced by on-site communal water supply and sewage treatment systems. The residences, which will include a mix of detached and attached units, will be marketed as condominium tenure, a form of ownership that is proving to be widely accepted by the move-down housing market, given their propensity to reduce their home maintenance responsibililies and free up some of the equity accumulated in the larger family home. The residenlial uses will be arranged in clusters around the golf course in order to maintain view corridors to and from the golf course and surrounding wooded areas which are preserved as sensitive environmental features. The target market for the development is the adult lifestyle market: move-down, empty nesters who tend to be in the 50-year plus age category, and who are seeking to simplify their lives and live close to nature, with all of the conveniences of an urban area nearby. This project has been in the incubalion stage for some 25 years. Demographic trends that include the aging of the baby boom, significant growth in the number of people now enjoying the game of golf and recreational pursuits in general, and the great population growth being experienced in Simcoe County and the Barrie area in particular, suggest the time is now right for such a development in Oro-Medonte. There are a number of locational factors that support this development, including, but not necessarily limited to the following: Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonle, County of Simcoe Page 1 FIGURE lA LOCATION MAP Proposed Golf Course and Residential Development By DCCI Consolidated Companies Inc. Part of Lot 27 & 28, Concession 5 Township of Oro-Medonte, County of Simcoe Source: discoversimcoe.com 111 f I; ; \; 111111: I J.' !,~! I J III HI: II.' I J: .' I.' .' J,' II PROPOSED ORO MEDONTE~REATIONAL TRAIL (FORMER CNR LINE) FIGURE 18 CONCEPT PLAN PART Of lOTS 27&28, CONCESSION 5 -'y"'IH[ TOYfNSHIP OF ORO TOWNSHIP OF ORO-MEDONTE COUNTY OF stMCOE 2001 "",-,: . .. .oo ~ 'f 174 DETACHED UNITS (18.5m) 122 UNKEO UNITS (13.5m) 40 RETIREMENT UNITS 336 TOTAL UNITS r:=:1 BOUNDARY OF SUBJECT SITE ~ TOTAL SITE AREA 274.7 ACRES lAKEVI w " z ~ <{ " w 5 '" '" <{ "- 'w " z ~ <{ ,~ o Q " El fORESi ROAD ""'"'" DlSTNI=_OO'fHISPLlJlAAf.INWmtsIlND cm~CO!M:R1EI)mru:rI!Y"""',"GBY<l.JG.Ia. "'"" "'IS'S ACO!ICEPlUOI.-Pi.AN'"1U<DEDfm ...""""",nrn PIIR!'OSESOOlY.9-IC<JlJ)"(}TDEC<:MiDIm.UAIf:GIJ.~. ,JONES ..:-.: ~::~~L1:~t _ ~ l.>.PRIl-04DIoO OWNJ,NE:CP_1-~CT:0A,,_g8UIO ,,{)i'~'12m OAA~&Y:!Ut 'A'ffi:AI'Il(!4, The Jones Consulting Group Ltd. . The site is situated in close proximity to the City of Barrie, one of the fasted growing urban areas in Canada with its significant and growing range of commercial and cultural amenities, as well as employment opportunities. . A significant amount of housing market spin-off can be expected from the Barrie area, particularly by home buyers seeking a non-urban community, with a strong recreational orientation in a country setting. . Excellent health and medical facilities are available close by, via Highway 11/400. in the City of Barrie and the City of Orillia. . The market for adult lifestyle/recreational residential development is well established and continues to expand across southern Ontario. particularly in those areas that are located within minutes of a significant urban centre, such as Barrie. . This development, situated just minutes off the Highway 400/11 network, will attract a Greater Toronlo Area (GTA)-based market, longing for a quality residential development in the countryside of Simcoe County, near the shores of lake Simcoe. These may be households who have come to the area for years in pursuil of recreational activities and are now in a position to make il a permanent, year-round home. . The site is well serviced by Ihe existing transportation network, including Highway 11/400. the Fourth and Fifth Concession Roads, and Ridge Road. . As a destination recreational development, the golf course and clubhouse and associated recreational amenities will provide year-round economic activity in Oro-Medonte, by bringing visitors and new residents 10 Ihe area. . As a year-round recrealional residential community, the development will fosler a high quality of life and will expand the range of housing options in the municipality. . Provision has been made to expand Ihe development concept to include supportive housing options, for older persons, as the need emerges. 1.2 Background on Ucci Consolidated Companies Inc. Ucci Consolidated Companies Inc. is an international development company, which has been involved in the business of land development since the 1950's. Principals of the firm have developed major projects in Canada, the United States and Europe. UCCI's land development prospeclus also includes "Windfield Estates" the 36-lot estate residential developmenl that is situated near the subject site. It was developed in the mid-1980's. 1.3 Location and Description of Site The subject lands consist of 270 acres and are more specifically described as Part of lots 27 and 28, Concession 5 in the Township of Oro-Medonte, County of Simcoe. The site is bounded by the Ridge Road and the former CNR rail line to the north, the Fourth Line to the wesl, the Fifth Line to the east, and Windfield Drive/Greenwood Forest Road to the south. It is understood that plans are underway to incorporate the former CN rail line lands into the Trans-Canada Trail system. The site is currently vacant. Vegetation consists of small patches of mixed coniferous and deciduous trees with the remainder composed of lower cover and scrub lands. The property has a slope of approximately 2 percent, declining from north 10 south towards lake Simcoe. An Planning Report for Praposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Ora-Madonte, County of Simcoe Page 2 The Jones Consulting Group Ltd. unnamed tributary runs north-to-south through the westerly portion of the property converging at the southern end of the site and ultimately draining into Lake Simcoe. The implications of the proposed development on these natural conditions are examined in the Environmental Analysis by Gartner Lee Limited, which is reviewed further in Section 3.2 of this Report. The associated shoreline neighbourhood is classically Lake Simcoe/Kempenfelt Bay in nature. In this respect, the immediale waterfront development is upscale in character with many of the seasonal residences recently experiencing renovation, frequently for permanent occupation purposes. The nearby existing back-lot development situated between the Fourth and the Fifth Lines is suggestive of a country residential development; larger homes on larger lots. In around the Fifth Line however, a much denser and more traditional backlot residential pattern exists, sharing both permanent and seasonallypes of occupancy. Such smaller lot residential development is found along Lakeview Road, Parkview Avenue, and Simcoe Avenue. This mixture of old and new, shoreline and backlot, is as noted, quite typical along the Oro- Medonte shoreline and very similar to the pattern of shoreline development extent along Lake Simcoe as a whole. From the perspective of a planning justification, it is important to establish a '1it" with this existing neighbourhood. In relationship to issues of "fif', the following sections of this Report will establish conditions of neighbourhood compatibility with regard to the design, serviceability and overall environmental context of the development proposal. However, apart from the capacity of this development to achieve a sort of seamless integration with the existing shoreline community, this submission will also illustrate a capacity for this proposal to enhance neighbourhood amenities in a manner that is compatible with the property's shoreline context. 2.0 CURRENT POLICY CONTEXT This section of the report reviews relevant policies from the Township of Oro-Medonte Official Plan and Zoning By-law as well as policies of the County of Simcoe. 2.1 Township of Oro-Meclonte Official Plan Policies Figure 2 shows the subject lands are currently designaled "Rural" and "Open Space" by the Oro- Medonte Official Plan (1997). Portions of the site also contain an environmental overlay, Environmental Protection Two (EP-2), which appears to be associated with the site's woodland cover. 2.1.1 Permitted Uses: Rural Permitted uses in the "Rural" designation are outlined in Section D3.2 of the Official Plan. The "Rural" designalion would permit the proposed golf course use. However, an official plan amendment is required to permit the proposed residential uses. 2.1.2 Permitted Uses: Open Space Permitted uses in an "Open Space" designation include, among other things, passive and active recreational uses, as outlined in Section D6 of the Official Plan. A portion of Ihe golf course is proposed on the lands designated "Open Space". Planning Repon for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 3 LEGEND .-.--7"- J.'........\-.'-. ---~,_.,-,.\ ',' FIGURE 2 _.~.-... c:..::::..;;;;~K .;:,. KEY PLAN o Agricultural ~ Rural IOgOgOIOpen Space 000 yj"" .. :z: ::3 '" " " o .. ...~ Em! Shoreline .; 25 OVERLAY DESIGNATIONS ., ~-~_. .; .. :z: ::3, !i1 ~ ....... = -~ . E Environmental Protection Two 26 27 28 IV V SUBJECT LANDS *NOTE COMPONENTS OF THE ENVIRONMENTAL PROTECTION ONE AND TWO DESIGNATIONS ARE SHOWN ON SCHEDULE 8 500 0 1 aOOm i>--..... .....1 I TOWNSHIP OF ORO-MEDONT OFFICIAL PLAN SCHEDULE A3 THE PLANNING PARTNERSHIP 1 :20,000 The Jones Consulting Group Ltd. 2.1.3 Development Policies The development policies outlined in Section D3.3.2 note that an amendment to the zoning by- law is required to permit a new golf course in a "Rural" designation. Further, the Official Plan sets out the criteria that need to be satisfied prior to the zoning by-law being amended. These criteria deal with such matters as compatibility of the golf course with the surrounding rural character, impact on any adjacent agricultural operations, provision of water supply and sewage treatment services, road access and buffering from adjacent residential uses. These are matters have been addressed in the Functional Servicing Report prepared by The Jones Consulting Group for the proposed development and in later sections of this Planning Report. 2.1.4 Provisions Related to the EP-2 Overlay The Environmental Protection Two (EP-2) overlay covers a portion of the site. Schedule '8' to the Official Plan shows the EP-2 overlay 10 be related to the site's "significant vegetation". It is worth noting that the overlay is not due to the site possessing any "significant wetlands", "regional ANSI's", "old growth areas" or "core deer wintering/shelter areas". Nor has the site been idenlified as a "natural corridor", or "polential natural corridor" in the Official Plan. Any development proposed within the area contained in the EP-2 overlay, is subject to an environmental impact study, which. has been undertaken by Gartner Lee Limited in connection with the subject development proposal. 2.1.5 Permitted Uses In EP-2 Section F1.3 states "the uses permitted in an EP-2 area shall be those permitted by the underlying designation, provided the use conforms to the policies of this section." Thus, the proposed golf course is a permitted use, subject to the environmental impact study. An official plan amendmenl is required for the residential uses, also subject to the EIS. 2.1.6 Section H-4 - Adult Lifestyle Communities Section H-4 of the Oro-Medonte Official Plan sets out the approval criteria for adult lifestyle communities. While Official Plan does not designate any lands "Adult Lifestyle Community" it is clear in acknowledging the need to plan for adult lifestyle communities, as set out in this section, specifically: . To recognize the need to consider the development of self-contained communities that are designed for an aging population. . To ensure that new adult lifestyle communities are sited in appropriate locations. . To minimize the impacts of an adult lifestyle community on the rural character, the natural environment, agricultural uses and existing developed areas. Further. Section H4.2 notes that as no lands have been designaled "Adult Lifestyle Community", "an Amendment to this Plan is therefore required before such a community can be developed." Seclion H4.3 outlines the permitted uses on lands designated Adult Lifestyle Community as including "low density residential uses usch as single detached and semi-detached dwellings, medium density residential uses such as townhouses, apartments and multiple dwellings. The maximum permitted density shall not exceed 7.0 units per gross hectare. The density of the proposed development is approximately 3.0 units per gross heclare. Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 4 LEGEND FIGURE 3 ,",",1I~1II. tulrklw p;...d +M 40>> IIIf .'p'1 ...... ...... - '101'lES a1 _ a.iM4.u.tial OM 1IZ - Rool4...Ua1 - 9,UB1 _ )IW'a\ """"...1Iol - 1WJI2 ~ )IW'a\ .-4...1Iol ToO $11 ~ ~ a-I<l"'lIol 1IJS ~ _4...Ua1 um1to4 S...no- m ~ _01 \J>duotrial IV V VI u _ t.oea1 \J>d".ulal 25 111> _ 'iconomtc >>...\O'P..n\ f.P _ AirPort. "" _ ".... _..01 LC _ t.oea1 c._...w &C ~ _on1 ComD""o1ol A(I/.'IJ _ Ap\o"l.,...ifT/.u'"o1 13' _ b'd1:'n:.--ta1 ~ou. DB - "'... Spa" \ 27 PR _ PrIt.u __Ii""! rP _ n-1PWA _7 \ 11AlI1 - JIID"o1 ~-" 28 1\_ uo IUlI2 - :=:.. "tepto I ~ tpUt1lUopl 1>> _ fUture ~,..l1t .500 I o I l0t)0Ja -1 - THE ~G PARTNERSHIP 1,20,000 -.---- .-- ~~~ in pW'! StffiJECT LAND; $(,,) . TOWNSHIP OF ORO-MEDONT ZONING BY-LAW SCHEDULE A3 ' The Jones Consulting Group Ltd. Section H4.4 outlines the locational criteria that must be satisfied in support of the above-noted Official Plan Amendment. a) The development will have little or no impact on nearby agricultural operations. There are no agricultural operations in the immediate vicinity of the subject site. To the south of the site is existing shoreline and backlot residential. To the east and west is forest cover. To the north is the old rail line and rural residential uses on the south side of Ridge Road. b) The site is to be accessed by municipal road that can accommodate the increased traffic generated by the adult lifestyle community. Traffic impacts have been addressed in the Functional Servicing Report for the proposed development. The site is accessed by the Fourth and Fifth Lines, which are rural arterial roads. The FSR concludes that both roads, as well as their intersection with Ridge Road, will operate at adequate levels. c) The increased traffic generated by the community has little or no impact on adjacent developed areas. The Functional Servicing Report concludes that the municipal road system can adequately accommodate the projected increase in traffic levels. d) The development can be designed and sited to blend in with the rural surroundings. The majority of the proposed residential development is internal to the site. The golf course and preserved woodlands will be the most visible from the surrounding area. e) The development will not have a negative impact on the natural heritage system. Impact on the natural heritage system has been addressed in the Environmental Analysis by Gartner Lee Limited, wherein it is noted that the development is feasible from the environmental and hydrogeological perspectives, subject to the recommended miligation and additional investigation. f) The scale of the community, if located adjacent to or in close proximity to existing residential uses, is consistent with the scale and character of the existing residential area. The area contains a mix of existing residential forms and the proposed development will expand upon that mix. The majority of the proposed housing will be buffered from the exisling housing by the golf course and tree preservation areas. 2.2 Zoning The subject site is currently zoned Agriculture/Rural (AlRU), Open Space (OS) and Environmental Protection (EP) by the Township of Oro-Medonte Zoning By-law 97-95 (refer to Figure 3). The environmental protection (EP) zone is associated with the intermittent watercourse. An amendment to the zoning by-law will be required for those lands currently zoned Agriculture/Rural, in order 10 permit Ihe golf course and residential development. It is anticipated Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 5 The Jones Consulting Group Ltd. that such an amendment could be specifically tailored to suit the layout and composition of the proposed development. 2.3 County of Simcoe Official Plan Policies Two County Official Plan designations pertain to the subject lands: "Rural and Agriculture", and "Green lands". Given the nature of the developmenl proposed it is anticipated that an amendment to the County Official Plan will be required. The application for amendment to the County OP will be supported by this Planning Report and other supporting technical reports. The primary difference between the County Official Plan and the Township Official Plan is that the latter will allow an adult lifestyle community external to a settlement area, whereas the County Official Plan does not. The County of Simcoe's policies regarding settlements reflects a more traditional type of community formation. The Official Plan's definition for settlement includes hamlets "of only a few dozen people" and extends to "urban settlements of populations up to 15,000 people". These settlements are designated frequently in the Land Use Schedule of the County Official Plan. The definition and designation of settlement areas provides the principal focus for the County's growth management slrategy wherein a clear preference is expressed that most non-resource growth and development will be directed to settlements. In this Plan, settlements include traditional mixed use central places such as towns, villages and hamlets. Some have both water and sewer services, some have only one, while small ones depend on individual services. ... The County has numerous identiliable settlements. They are lound in every municipality and provide a basis for future urban forms of growth. This strategy of directing growth to settlements is fully compatible with the Provincial Policy Statement. 2.3.1 County of Simcoe Shoreline Planning Study The prevailing pattern of shoreline development throughout the County of Simcoe represents an historic deviation from Ihe norm relative to this traditional definition. The shoreline development pattern is by virtue of geography, elongaled rather Ihan compact, and narrowly configured as opposed to broadly distributed. In recognition of these unique circumstances, the County of Simcoe commissioned a shoreline planning study in an attempt to reconcile current Official Plan policies with the reality of waterfronllshoreline development patterns. A discussion paper entilled "Role of the County of Simcoe in Shoreline Planning' was presented to County Corporate Services Committee at its meeting on April 10, 2002. The study results will be the subject of further discussions and review, and it is anticipated that potential amendments will be referred to formal Public Meetings for public consideration. However, it is also anticipated that as a consequence of the current policy juxtaposition with the existing shoreline circumstances, that there will be allowances for developments which subscribe 10 the historic pattern of development as long as environmental and servicing issues and other practices pertinent to good planning are recognized. Planning Report for Proposed Goff Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 6 The Jones Consulting Group Ltd. 3.0 REVIEW OF STUDIES As required by Section H4 of the Official Plan, a number of technical studies have been completed in support of the development proposal. These analyses are relevant to the overall planning justification presented in this Report. 3.1 Functional Servicing Report (FSR) A Functional Servicing Report has been prepared by The Jones Consulting Group Ltd. The purpose of this report is to analyze preliminary servicing requirements and identify potential constraints to servicing. The functional servicing analysis provides an overview of engineering works, including: (i) sanitary sewage services; (ii) water supply, treatment and distribution; (iv) stormwater management; (v) transportation and traffic issues; and (vi) secondary utilities including electric, gas, telephone and cable television services. From a broad, infrastructure perspective, the development will be serviced with private services consisting of a communal water supply and distribution system, a communal sanitary collection and trealment system, an internal roadway network, and internal facilities dealing with stormwater management. Given current intentions to develop the project for condominium purposes, the ownership and maintenance of Ihese facilities will remain private but subject to a responsibility agreement between the future condominium corporation and the Township of Oro-Medonte. It is further intended that these services will be phased. Sanitary Sewage Services The proposed communal system will transport wastewater to a central treatment facility via gravity services within the proposed community. Current standards and regulations are employed regarding these services and above all, the system has been designed wilhin an environmental perspective as delailed in the FSR. Water Services Water supply will be eslablished to service a population of 770 persons and to meet fire code requirements in accordance with current M.O.E. guidelines. Initial hydrogeologic investigations suggest that a suitable aquifer may be present at 50.0 metres below ground surface. The lest suggests that the available aquifer is sufficient to meet expected demands. Stormwater Management As the FSR illustrates, the strategy with respect to stormwater management will be derived from a comprehensive understanding of the site's geography and environmental sensitivity. The stormwater management plan will achieve the following objectives: . Protect life and property from flooding and erosion. . Maintain water quality for archeological integrity, recreational opportunities. . Protect and maintain groundwater flow regimes. . Protect aquatic and fishery communities and habitats. . Maintain and protect significant and natural features. Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 7 The Jones Consulting Group Ltd. . Protect and provide diverse recreational opportunities that are in harmony with the environment. Transportation and Traffic Externally, the transportation and traffic system consists of the flanking roadways: Oro Line 4 South and Oro Line 5 South (to the west and east respectively), Windfield Drive to the south, and Ridge Road (also known as Simcoe County Road 20) to the north. Ridge Road, and further to the north, Highway 11, provide regional and highway connections beyond the Township. The City of Barrie is presumed to be the primary, external destination. Internally, traffic movements will be supported by a network paved privale roadways with a minimum width of 8 metres. Two access points; one at the Fourth Line and one at the Fifth Line are anticipaled at this time. Secondary Utilities Secondary utilities including hydro, natural gas, telephone and cable television services will be provided to the sile and no constraints are envisioned in this regard. 3.2 Environmental Analysis Gartner Lee Limited assessed the site's natural herilage and hydrogeological condilions. The results are conlained the in their report Environmental Analysis, Adult Lifestyle Golf Course Community, Township of Oro-Medonte, daled April 2002. It provides a detailed description of the ecological and physical characteristics of the subject property. assesses potential effects of the development on those characteristics and, provides recommendations intended to mitigate these impacts. The conceptual design reflected in Figure 1 B has already experienced a number of changes as a consequence of preliminary review by the environmental consullants. It is anticipated that ongoing input will prompt further revisions in order to achieve the best possible (development) response to environmental needs. Overall however, the proposal at present does demonstrate general compliance with regard to the mitigation of impacts on the terrestrial and aquatic environments. 3.3 Fiscal Impact Analysis Clayton Research Associates Limited was commissioned by Ucci Consolidated Companies Inc. to undertake an analysis of the fiscal impact of the proposed development. The results of the analysis are contained in their report entitled, Fiscal Impact Analysis for an Adult Lifestyle Community and Golf Course, Township of Oro-Medonte, dated March 5, 2002. The report examines the impact of Ihe proposed development on the Township's annual revenues and expenditures and concludes that the developmenl will have a net positive impact of $133,700.00 per annum. 3.4 Market Analysis Clayton Research Associates produced a partner documenl analyzing the market opportunity for an adult lifestyle community on the subject lands, within the context of the southern Ontario market. Planning Report for Proposed Golf COUlse Residential Community by Vcci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 8 The Jones Consulting Group Ltd. Key findings include the following: . In southern Ontario the demand for adult lifestyle communities is accelerating resulting from a combination of demographic trends and higher age-specific propensities to purchase new homes among adult lifestyle buyers. Simcoe County is a high demand area. . The built-in amenities of the site, principally the golf course, coupled with the property's proximity to Lake Simcoe and the urban amenities of the cities of Barrie and Orillia create an appealing and an attractive opportunity for an adult Itlestyle community. . By taking into account the attributes of the subject lands vis-a-vis the known and potential future competition, it is expected that the subject community could capture between 5.0% and 7.5 % of the market from households in the GTA interested in new ownership, ground-oriented housing and adult lifestyle communities in southern Ontario. 4.0 PLANNING JUSTIFICATION The justificalion for this development responds to the objectives set out in Section H4 of the Township's Official Plan as previously noted. To recap, these objectives are as follows: i) "To recognize the need to consider the development of self-contained communities that are designed for an aging population. ii) To ensure that new adult lifestyle communities are sited in appropriate locations. Hi) To minimize the impacts of an adult lifestyle community on the rural character, the natural environment, agricultural uses and existing developed areas." In reference to the first objective, The Clayton Market Report, notes in considerable detail that Simcoe County accounts for a higher demand from adult lifestyle buyers overall than any single region within the GTA itself, more than one quarter of the demand for the GTA/Simcoe County. As a whole, this region possesses very attractive landscapes and watertrontlrecreational amenities which are unmatched in the southern Ontario market area. From the point of view of price, adult lifestyle accommodation in Simcoe County is on average less expensive than comparative accommodation in the GT A. The subject property, which reflects these particular virtues, is in most respects an ideal venue for adult lifestyle living. Therefore, the "needs" issue particularly of Objective (i) is satisfied by Clayton's market research which observes that the proposaJ will be successful by reason of its location, locale and the superb package of amenities which are proposed. With regard to Objective (ii) "to ensure that new adult Itlestyle communities are sited in appropriate localions", there is at first glance perhaps scores of locations which represent suitable sites given the geographic expanse of the Township. However, available options do narrow significantly on closer inspection. The north part of the Township, defined by the Oro moraine, is a more remote situation vis-a-vis the urban and health services of Orillia and Barrie and the moraine itself is a sensitive landform warranting protection. The middle belt of the Township is occupied by productive agricultural Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies fnc. Township of Oro-Medonte, County of Simcoe Page 9 The Jones Consulting Group Ltd. lands and the rural character of this area is largely defined by the prominence of existing farming operations. This agricultural character is not as ideally suited to the proposed golf course- residential use. The physical character and pattern of development found in the southern extent of the Township, in contrast, is influenced by the shoreline. Until recently, the population has been seasonaLbut a growing population of permanent residents is occurring as a consequence of the area's nearness to both Barrie and Orillia and the enduring appeal of Lake Simcoe. However, within that shoreline corridor, there are almost no other opportunities to support a 270-acre adult lifestyle recreational community and golf course where sufficient area would exist to mitigate impact on adjacent land uses and neighbourhood interests. More specifically, there are no opportunities within the villages of Shanty Bay, Oro Station or Hawkestone to locate such a development. There are perhaps no other sites that provide the excellent framework of existing, adjacent municipal roadways which provide the level of access both to and from the site. Furthermore, the subject lands will be developed in accordance with the recommendations outlined in the Environmental Analysis, to afford the highest levels of environmental sensitivity and neighbourhood integration. The third item of Section H4 'Objectives' requires that impacts are minimized with respect to adjacent uses. In this respect, the following design related initiatives have been provided (note Figure 1 B) to achieve conformity with this objective: . Residential uses have been clustered in such a way as to minimize visual exposure on flanking roadways and on exisling vacant and developed residential lots. . There are no rural or agricultural uses that are impacted. . In accordance with the definition of an adult lifestyle community in Section H4.2 internal amenities have been provided. The most significant of course is the golf course, but more than two acres have also been set aside for additional community facilities and a clubhouse is also provided for the public as well as privale condominium owners. . The private condominium nalure of the roadway system appropriately excludes interconnection with the local roadway, Windfield Drive. Two access points are provided at the Fourth and Fifth lines which have collector capacities. . This community will have a recreational ambiance, which given the waterfront nature of adjacent residential uses, will complement and enhance the character of this neighbourhood. . The developed as well as the undeveloped sections of the site will sustain an eco-friendly theme in response to the needs and challenges of the natural heritage system. Given the foregoing, Section H4 of the Official Plan has been satisfied. Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page to The Jones Consulting Group Ltd. 5.0 CONCLUSION The policies of the Township's Official Plan as they relate to adult lifestyle communities are performance-based. Accordingly, in addition to this Planning Report, the following technical reports have been completed: . Environmental Analysis, Ucci Consolidated Companies Inc. Adult Lifestyle Golf Course Community, Township of Oro-Medonte. Gartner Lee Limited. (April 2002). . Functional Servicing Report - Recreational Community and Golf Course Development. Jones Consulting Group, The. (April 2002). . Market Analysis for Adult Lifestyle Community, Township of Oro-Medonte by Clayton Research Associates Limited. (January 2002). . Fiscal Impact Analysis for an Adult Lifestyle Community and Golf Course, Township of Oro-Medonte. Clayton Research Associates Limited. (April 2002). This planning report and the accompanying technical reports dealing with servicing, impact on the environment, fiscal impact. and marketability illustrate that the proposed development meets the "performance" tests laid out in the Official Plan. The site plan approval process to follow will provide an opportunity to further refine the proposed development on the basis of architectural and landscaping initiatives and other elements relating 10 the establishment and operalion of this development. Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Ora-Medonte, County of Simcoe Page 11 . . REMSON Con 5 u I tin g ltd. 3051. Patrick 5lreet, Suite 1000, Toronto, Ontario, Canada M5T 3A3 Facsimile (4t6) 595.7144 Telephone (416) 593-5090 August 6, 2003 Mr. Nick McDonald Pmner Meridian Planning Consultants 113 Collier Street Barrie, Ontario L4M 1H2 Dear Mr. McDonald: Re: Marlcet AlJalysis for Adult Lifestyle Community, Town.hlp of Oro-Medonte Prepared by Clayton Research Associates, January 2002 We have been asked to review the above noted report, and provide comments on the method wed and the concluaions reached. The conclusion of the Clayton report Is that there will likely be a market opportunity for the subject adult lifestyle community In the Township of Qro-Medonte if It is approved. The method used to reach this conclwion is structured around three major wb: 1. The report identifies a growing adult lifestyle community marlc.et in southern Ontario; 2. The various attributes thar make the subject site welt-suited to accommodate this type of development are noted; and 3. A set of assumptioN regarding the share of the market anticipated to be captured by the subject community are made, and a range on projected demand is provided. . . 2 We would agree that market opportunity likely exists for the subject community. We have a major concern, however, with using this con.clusion to imply that there Is a need to approve this type of development in the Township of Oro-Medonte. In our view, the Clayton report docs not addre5s the question of need. It setve5 the single, and in our view quite narrow, purpose of attempting to establish that market opportunity likely exista. A. MAJOR CONCLUSION OF THE CLAYTON REPORT IS THAT THERE WILL LIKELY BE MARKET OPPORTUNITY FOR THE SUBJECT COMMUNITY Projected demand for adult lifestyle communities Is derived by applyine CU11'Cl\t, age speccific propensities to purchase a new home in an adult lifestyle communityl to projected owner households In the target buyer groups fotcea$ted to be living in the OTA. The: competing supply is Identified as Ul~its within adult lifestyle community projects already being matketed as well as units that may be launched durl.ng the projection period. COmlnW1ities in Simcoe County and York Region are anticipated to provide the malt} competition. The authoIS suggest that the subject community should be able to capture a market share that is in the middle to upper end of the range of market shares achieved during 1996-2001. While we have not had the opportunity to review the forCCllJits or the dara relied upon In detail, the conclusion that there is likely ma:rket opportunity for the subject community Is probably correct. Ir is not a difficult case to make. There are opportunities in rhe current market for virtually any type of ground-related, residential development in southern Simcoe County, particularly 80 close to the rapidly growing CIty ofBattie. B. USING THIS CONCLUSION TO IMPLY THERE IS A NEED FOR THIS TYPE OF DEVElOPMENT IS NOT APPROPRIATE In our view, market demand is not sufficient to justify need. If it were, virtuaUy any kind of development could be justified within virtually any growing municipality. Matk.et demand must be baLanced agalnat other community development and planning considerations. One of the major considerations for Oro-Medontc is the question of the long term occupancy patterns of residential communities developed out$ide designated , Speci~ CTi",ri4 art wed iT> derrnninfng what; iI or iI not an aduk Uf~t:ylt commtmtt, in bollt w demand and.!1lWl1 anal,s/!. A definition is not provided in the R/JOTt. AccorcIIng tool sub$etj1IeIIt fe1M' from. CL:ryton Tt$e=/.~Ma120. 2003, odultUfm,ItCDmmunidtsUItTtdtJlnedin wnport'" communiIia lIuUMIIe lit ItDsII 00 unit! ,/uwc commtmtt,ftt1'uuionCJndlor social fadlidts. ClTt marketed", adult 1i{eIt:y1e comrnunidts and aurael a SIf!\Ific6m share of demand from. GT A b.rym. REMSON ... ... 3 settlement areas, and potentlallmpaccs of changes In occupancy on the provision of services. 1. Long Term Occupancy Patterru of Communities Outside Oe$ignated Settlement Areas And Impact on Services Is a Major Consideration As development prc:ssures from the City ofBatrie mount In Oro-Medonte, the long term occupancy patterns of new re5idential communities developed near, but outside designated settlement areas, could have sienificant implications for the provision of services. It Is our opinion that the Township should carefully consider the fiscal challenges that may emerge If occupancy patterns shift towatcls more family households, and demands for resldent-orlented services Increase. There are already sor= Indications that this is occurring. According to the Township, some of the n~ re:;idents in the Horseshoe Adult Lifestyle Community are new =idents with families who have members of the household working In the City of Barrie, despite the fact that the community was originally marketed, as we understand, exdusivelyas an adult Ufestylecommunity. Notwithstanding the proponents' bestefforu to preclude this situation from arlsingl, the subject community would likcly remain an attractive option for a wide range of residents especially those with jobs in southern Simcoe County, particularly Battle. Clayton hltnllelf rccognim that demand for units within developments outside designated settlement areas can be anticipated from a tange of buyet groups. In an analysis in support of thc proposed Big Bay Point development -In fact aClOllll the bay from the proposed community in Oro-Medome-Clayton desc:ribesfour primary groups: . Second home uaetSj . Adult lifestyle buyers; . InvestorSj and . Primary residents 1 Clayton is deliberate In this analysts to note that primary residents are expected to be only a small component of an buyen. Nevcrtheless. we are not convinced that a community matlceted III an "ildult lifestyle community" is any different than nOl'llUll. J According 10 Cia;1101'1 Re.It4I'ch. Thdonc.s ConsuhingGroup win bt adbming dUs Wilt sepcrarel1. 1 Markel Nut! AooI,sis For The Big &, Pobu R<SOTt Community. Prej>artd /or Gerani1lm COtj>or4t!onIryCJa:yronRmarchAnociatu. 2003. Chopted (/lII.16-20) R'EMSON ., ., 4 urban residential devdopment. We ftnd it difficult to Imagine a situation in the current market where potential buyen; would be turned away If they were not within the target group- i.e. older couples without children living In the parental home plua non-family households. 2. Significant Residential Supply Has Already Been Designated According to information provided by the Townmlp, there is cunemly about 1,160 vacant building lots, 1,150 draft approved loti, and 2,120potentiallol'B in Official Plan approved developments. This translates IntO a total supply of about 4,430 unia, which includes 970 recreational unl" at Horseshoe Valley Resort. Excluding these 970 recreational units leaves a residential supply of about 3,460 units. This Is a b.rgc supply. Dul'in: the 1996 to 2001 Census period, only about 600 units were completed in Qro. Medonte, or an average of about 120 unit! per year. At these: rares, the cunent supply of about 3,460 unia would not be depkted for 28 yean. 3. No Guarantee That Proposed Community Will Develop as Promoted We agree dutdemand for communities that appeal to more mature adul" wi1l grow over time. We do not, howevet, believe that this demand will be limited stricdy to adult lifestyle communities. In the Township of Oro.Medonte, communities that appeal to more mature buyers could include communities marketed ""adult IlfcstYlecommunities, in addition to many other type3 of communitiea such as recreational areas (the Horseshoe Resort), estate and country ~identlal subdivisions, and the shoreline, hamlets and tutal areas that cumntly eomprise the Town's residential supply. Of course, not all of this current unit supply will appeal to more mature buyers. But the supply is large, 60 competition will likely be strong. It is conceivable that IOme developeR may consciously redirect the marketing of particular communities - either towards or away from adult lifestyle communities - a.! local conditions dictare In order to Improve their market prospecta. Unibl in the subject community could be competing with a much larger competitive supply than suegested in the Clayton repon:.lf approved. we would suggest requiring that the proposed golf course proceed first, to ensure that this amenitY i8 actually delivered ~ part of the development. REMSON ... - 5 In summaty. we agree that market opportunity likely exist! fot the subject community but have a major COI\= with tlslng this conclusiol\ to imply that there Is a need to apl'tove this type of development in the Township of Oro-Medonte. In our opinion, market demand is not SIImelem to justify need, On a broader policy note, In a rapidly growing community such as Oro,Mcdonte, it is difficult to sugg~t that an adult lifestyle community should be subject to a different approval pIOCC8! than normal, urban residential development. Developments such as the prop~ community will appeal ro a broad range of purchasers, not Just adult lifestyle community buyers. 1n our opinion, applications like this - and others across Simcoe County proposine development outside designated settlement areas - may in faCt be an attempt to circumvent the normal approval process using the Township's official plan policies regarding adult lifestyle communities. We understand these policies were written in the mld-1990s, when most growth outlooks were quite pessimlatic. Much has changed, however, s\nee the early 19905, including rapid growth in the: nearby City of Battle and the future growth outlook for the OT A and southern Simcoe County, which currently Is quite positive. We would suggest that the appropriateness of the current policies rcprding adult lifestyle communities be reconsidered. reflecting the current economic situation in Oro,Mcdonte and cenrral Ontario. We uust that this btlefletter Is of assistance. If you require anything further, please do nor hesitate to eontact iii. YOUI1 Truly. " i' i' /, t! '- , Raymond J. Simpson CM Partner I I REMSON I I I I I I I I I I I I I I I I I I I MERIDIAN PlANNING CONSUlTANTS INC Page 1 of 9 Date: Oro-Medonte Council Nick McDonald August 8, 2003 To: From: Subject: Horseshoe Valley Resort Comprehensive Development Plan .Job Number: 2380 The purpose of this report is to complete an analysis of the request of Council to approve a Comprehensive Development Plan (COP) applying to the Horseshoe Valley Village designation. A detailed descriplion of the proposal and the supporting documents is contained in a previous report dated March 20, 2003, which is attached to this report as Appendix 1. The attached report provided the basis for the holding of a public meeting in accordance with the policies of the Official Plan on May 21. 2003. DESCRIPTION OF PROPOSAL 1. As nolOO in the attached report, Horseshoe Resort Corporation (HRC) has submitted a request to establish, in principle, the approval for developing the following: . A Cross-Country Chalet . A Country Markel . Hillside Resort 48 units . Townhouse Form Unit Clusters (beside Chalet) 30 units . Timber Ridge Townhouse Form Clusters 100 units . Private Ski Club Unit Clusters 72 Units . North Resort 200 units . Hotel expansion 76 suites . Hotel Condominiums 75 units . Recreation Centre . Village Core Highlands Subdivision Phase I and II 38 lots/8 lots . Hotel Condominiums 208 units . Stacked Townhouses 180 units A plan showing the location of the various types of development is attached to this report as Appendix 2. Page 1 113 Collier Street, Barrie, Ontario l4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I 2. All of the above uses are permitted on the lands by the approved Township of Ora- Medonte Official Plan. At the time the Official Plan was approved, there was a concrete desire by Council to strongly encourage the further development of Horseshoe Valley. It was on this basis that a number of policies were included within the Plan 10 provide for further development, as long as comprehensive planning exercises were carried out first. An example of such an exercise is the Comprehensive Development Plan prepared by Horseshoe Resort Corporation and now under consideration by the Township of Oro- Medonte. 3. Section E2.5.3.2 of the Official Plan sets out the issues Ihat must be addressed prior to the consideration of a COP. These issues are as follows: a) the proposed form of servicing; b) the nature, extent and timing of improvements to Horseshoe Valley Road; c) the proposed phasing of development; d) the proposed form, scale and density of residenlial development; e) the timing of the development of residential uses in relation 10 the timing of the development of non-residential uses; f) the means by which residential and non-residential uses are to be integrated; g) the means by which individual uses are to be accessed; h) the urban design slandards that are to apply to the proposed development; and, i) the impact of new development on the groundwater recharge function in the area. 4. In order to deal with the issues described above. HRC has submitted a number of reports for Council's consideration. These reports are as follows: . Horseshoe Resort: Comprehensive Development Plan - Planning Analysis; . Horseshoe Resort: Comprehensive Development Plan (COP) - Design Report; . Traffic Review for the Horseshoe Valley Settlement Node Lands; . Horseshoe Valley Resort Comprehensive Development Plan Functional Servicing Report; and . Hydrogeologic Assessment for Horseshoe Resort Comprehensive Development Plan. 5. It is my opinion that, on the basis of our review of the reports, all of the information that is required by the Official Plan to be submitted has indeed been submitted for Council's consideration. INTENT OF CDP 6. It should be noted that the intent of the COP process was to ensure that the 'Big Picture' items that relate to the development are considered in advance, ralher than later on in the process, after some development has already occurred in the area. However, it should also be noted that the COP. after it is approved in principle, is also intended to be flexible in terms of the exact location where development is proposed and the conditions under which it will be approved. Page 2 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I 7. At the present time, all of the lands Ihat are the subject of the CDP requesl are zoned to only permit existing uses and minor expansions 10 existing uses. The implementation of each component of the CDP will require the submission of an application for rezoning, and the holding of a public meeting under the Planning Act. Site Plan and condominium approvals will also be required. As part of Council's consideration of each rezoning request, it is my opinion Ihat Council should have regard to the approval to the CDP that was initially presented to Council for consideration and eventual approval. ASSESSMENT OF ISSUES 8. As noted in Section E2.5.32 of Ihe Official Plan, a number of issues must be addressed prior to the consideration of the CDP. A review of each of these issues is below: a) The Proposed Form of Servicing. The area subject to the CDP request is proposed to be serviced with communal sewage treatmenl and water systems. The CDP will be serviced by an expansion to the Zone 1 waler system, which is currently operated by the resort. A number of upgrades to the water syslem will be required. The resort is currently serviced by an existing sequential batch reactor (SBR) which is owned and operated by American Water Systems. While there is some capacity left in the SBR for additional development, either an expansion to the existing SBR or a new sewage treatment planl will be required to service all of the development proposed. A number of stormwater management facilities will be located Ihroughout the CDP area. Some of these ponds may be integraled with the golf course. A number of conceptual locations for slormwater management facilities have been identified on the mapping submitted in support of the CDP request. In response to the HRC submission, it is clear that much additional work is required to be carried oul to determine how exactly the CDP area will be serviced. With respect to sewage disposal, it is anticipated that a number of options will be investigated by HRC in some detail and that an option will be selected before any major development occurs on the CDP lands. It is my opinion that the Township should be involved in Ihe option process, if only to ensure that the Township's long term inlerests in the area are considered and protected. It is also my opinion that enough work has been done on the sewage disposal component to warrant consideration of the CDP at this time. With respect to water supplies. we are very much aware of general concerns on the part of the public respecting additional water use on the Oro Moraine. A Hydrogeologic Assessment was prepared and submitted to support the comprehensive development application. This report was assessed by Mike Jones of Azimuth Environmental, who is currently assisting the Township with the preparation of the Oro Moraine Official Plan Amendment and the implementation of the Township initiated Groundwaler Study that was completed in 2001. Page 3 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I On Ihe basis of an initial review of the work submitted in support of the application, Ihe applicant was requested 10 carry out some additional analysis and provide that analysis to the Township as soon as possible. At issue was the amount of water that would be required for all of the proposed development and Ihe impact that water taking would have on groundwater resources in Ihe area and the water available to other users within the Goldwater River walershed. In the 2001 Oro Moraine Groundwater Study, Azimuth Environmental indicated that the Goldwater River was the one watershed Ihat was most likely to be affected by development on the Oro Moraine, primarily because most of the planned development on the Moraine is within that watershed. It was suggested in that report Ihat interim limits on the amount of water to be extracted from Ihe watershed be considered for inclusion within the Township's planning documents. On August 4, 2003, Azimuth provided final comments on the addilional information submitted by Terraprobe to supporl the GDP request This letter is attached to this report as Appendix 3. II is noted that Ihe proposed water taking for all of the proposed development will represent a 51% increase from current lakings. However. it should also be noted thaI the taking of this additional amount of water has been approved by the Ministry of Environmenl through the issuance of Permits to Take Water, subject to conditions. Notwithstanding the above. it is the opinion of Azimuth Environmenlal thaI the proposed level of development in Ihe GDP area is supportable in principle. bul they continue to have concerns about the impact of development on the environment, particularly during Ihe later stages of development It is on this basis that it is recommended that one of the conditions of any approval be that a more detailed monitoring and hydrogeological evaluation be conducled to ensure that the long term expansion plans are suitable and sustainable from a water supply perspective. In this regard it is suggested that the much more detailed hydrogeological be prepared before total water consumplion reaches just above one million cubic metres per year. It is also recommended that the Township initiate a long term monitoring program of water use and the impacts of that water use on the Goldwater River watershed. This recommendation was initially made in the 2001 report prepared by Azimuth Environmental. In this case, it is suggested that a 3D model of the Goldwater River watershed be prepared to ensure thaI cumulative impacts can be easily assessed as development proceeds. HRG would be required to participate financially in the preparation of the model, on the basis of their proposed water use in relation to total water use within the watershed. The Settlers Ghost Golf Gourse was also required to agree 10 this condition. The Terms of Reference for preparing such a 3D model should be completed by the Township as soon as possible. Page 4 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I On the basis of the above. I have some concerns about the appropriateness of permitting the level of development currenlly proposed on the lands by HRC. However, I am prepared to support the development concept on Ihe lands, provided a number of conditions are fulfilled and provided HRC participates financially in the carrying out of a long-term moniloring and modeling program of the Coldwater River watershed. It should also be noted that if this modeling/monitoring indicates thaI additional water takings may have an impact on the availability of water for other users and/or the function of natural heritage features that exist in the watershed, the site specific approvals required for certain phases of the development may not be supported. b) The Nature, Extent and Timing of Improvements to Horseshoe Valley Road. As part of the process of approving the Official Plan, HRC prepared a comprehensive Traffic Impact Study which factored all of the proposed development at Horseshoe Resort and elsewhere into the analysis. This report was accepted by both the County of Simcoe and the Township and detailed policies are now included within the Official Plan to provide for the implementation of the recommendations made in the traffic report. In addition. the County of Simcoe and HRC have entered into an agreemenl that provides for Ihe implementation of the report as well. As a result, all issues relating to traffic impacts on Township and County Roads have been addressed. A letter from the County dated June 28, 2003 which supports the proposed COP is attached to this report as Appendix 4. The one item of concern that was raised at the public meeting and in correspondence relates to the use of Country Club Lane as a major means of access to the development. A number of residenls on Country Club Lane indicated that they did not wish to see their road turned into a major road. A letter from a number of residents on Country Club Lane dated May 21, 2003 is attached to this report as Appendix 5. HRC, in response to these concerns. has indicated that access to Country Club Lane would only be provided if the Municipality required some form of emergency access for fire, and police vehicles. On the basis of the design of the development, there does not appear to be any need for a second public road access to the development. On this basis, it would be my recommendation that all public access be from Horseshoe Valley Road and that any access from Country Club Lane be for emergency service vehicles only. c) The Proposed Phasing of Development. The COP describes the end state of development in the COP area. However, HRC has made it very clear that a number of factors, such as market, the development climate, financial feasibility, built-form analyses and servicing phases will play a large role in determining when certain components of the development will be constructed. In fact, once some or all of these factors are considered, some elements of the COP may need to be modified. Page 5 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I It is my opinion thaI it is difficult to determine and prescribe at the present time how development should be phased within the CDP area. However, it is noted that as development continues 10 occur in the area, the adequacy of the exisling recreational facilities has been questioned. On this basis, it is suggested that additional recrealional uses be developed in earlier phases of the development To a large extent, the phasing of the development will be very much dependent on how the lands will be serviced by an expanded or new sewage treatment plant On this basis, it is recommended thaI a more detailed phasing plan be submitled when further details on the servicing plan are confirmed. d) The Proposed Form, Scale and Density of Residential Development. A number of different building types are proposed in the CDP area. These include: three to five storey, double loaded corridor arrangement buildings; two to three storey wood frame buildings similar to the exisling Carriage Hills Development; two to three story town house buildings; and. one and two storey commercial/recreational buildings. The higher buildings will be localed close and within the Village core, which is intended to be the 'action centre' of Ihe CDP area. The two to three storey Carriage Hills type buildings will be located in more passive areas and designed to blend in with existing topography and vegetation. The lownhouses will be developed in smaller clusters to the north of the Village Core and to the north of Horseshoe Valley Road. The commercial and recreational building types are intended to incorporate rural architectural detailing and built form and are intended to define the public realm and enhance the resort environment These buildings may be located at the entrance to the resort, to help define the development and the resort itself. Many of the principles incorporated within the Design Report prepared by the IBI Group dated February 2003 should be incorporated within the CDP. These include the principle statements contained within Section 2.3.1 of the IBI report. the built form and massing guidelines contained within Section 3.2 and the design principles contained within Section 3.2.1.1. In addition, it is agreed that a number of improvemenls and the development of new linkages between the highland areas and the valley are integral to the success of the project This means, as has been suggested by IBI. that walking trails, mountain paths and cross-country ski circuits be designed to facilitate pedestrian movement throughout the valley and to the plateau above. On this basis, the consideration of linking these paths/trails/runs should be an integral component of the review of any specific development application within the CDP area. Page 6 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I A considerable amounl of Ihought has been given to the design of the Village area by the Horseshoe Resort Corporation. It is clear that HRC is attempting to build upon the successes of other similar and larger developments in Quebec, Ontario and British Columbia. Essentially the idea is to create a mixed-use node that becomes a destination for those traveling to Ontario and to those living within nearby urban areas, On the basis of a review of the design, it is my opinion that it is attractive and will create a diverse and exciting built environment over time, e) The Timing of the Development of Residential Uses in Relation to the Timing of the Development of Non-Residential Uses. This criteria was included within the Official Plan in 1995 to ensure thaI the Horseshoe Valley Village Area was developed as a mixed use centre and not just a residential area or just a commercial area. On the basis of a review of the various reports in support of the COP request, it is my opinion that an appropriale balance between residential and commercial uses are proposed within the COP area. f) The Means by Which Residential and Non-Residential Uses are to be Integrated. As noted above the commercial areas are to be concentrated within the 'action centre' localed to Ihe south of Horseshoe Valley Road, The remainder of the COP area will be primarily devoted to residenlial and recreational uses. It is intended that all uses be connected by roads and by an integrated trail system, On this basis. it is my opinion that this issue has been addressed, g) The Means by Which Individual Uses are to be Accessed. HRC has requested that the Township give some consideration to allowing for the development of private roads within the Horseshoe Valley Village Area. This request was made in the context of the Official Plan Review which is currently underway. At the present time. the Official Plan allows for the creation of condominium blocks which are not directly accessed by a public road. HRC is requesting that the Township consider the development of multiple condominium blocks which are accessed by a private road that is not within the condominium itself. Apparently. there are a number of legal issues relating to why the private road cannot be incorporated within the condominium block itself. In response to these submissions as part of the Official Plan Review, it is my opinion that development can proceed in this manner, provided appropriate agreements are in place to allow for the unencumbered use of these private roads for emergency service vehicles. In addition. accesses to each of the condominium blocks from the private road have to be designed in a manner to again provide for ils use by emergency access vehicles as well. There may be a need to register easements over the private road in the favour of the municipality to allow for access at any time. If these agreements are in place. it is my opinion that there should be no issue with respect to the method by which development will be accessed within the COP area. Page 7 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I h) The Urban Design Standards that are to Apply to the Proposed Development. A discussion on Ihis issue is contained within sub-section d. i) The Impact of New Development on the Groundwater Recharge Function in the Area. A discussion on this issue was held in the context of sub-seclion A WHAT NEXT On the basis of the analysis carried out in Ihis report. it is my recommendation that Council pass a resolution supporting, in principle, the development of the COP area as proposed. This resolution will be used as a guide by Council in the consideration of any site specific request 10 develop lands wilhin the Horseshoe Valley Village Area. The suggested resolution is below: "WHEREAS the Township is in receipt of a request by Horseshoe Resort Corporation to approve, in principle, a Comprehensive Development Plan applying to lands within the Horseshoe Valley Village designation; AND WHEREAS the Council of the Corporation of the Township of Ora-Medonte has reviewed the materials supplied by Horseshoe Resort Corporation in support of the request for approval; AND WHEREAS the Council of the Corporation of the Township of Ora-Medonte is supportive of the development proposed within the Horseshoe Valley Village area; AND WHEREAS the Council of the Corporation of the Township of Oro-Medonte wishes to ensure that appropriate conditions are in place to provide the basis for a review of any site specific request to develop lands within the Horseshoe Valley Village Area designation; NOW THEREFORE the Council of the Corporation of the Township of Oro- Medonte resolves that: 1. The development concept for the Horseshoe Valley Village Area as shown on the "Land Use - Resort Plan" prepared by the /B/ Group and dated February 2003 and contained within the "Comprehensive Development Plan - Planning Analysis" prepared by PK Menzies Planning and Deve/opment Inc in February 2003 be approved in principle. 2. That the approval mentioned above be conditional upon; i) the owner incorporating the principles contained within Sections 2.3.1 and 3.2.1.1 of the "Comprehensive Development Plan - Design Report" prepared by the IBI Group dated February 2003 in the design of any development which is the subject of a Zoning By-law Amendment Page 8 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737.5078 I I I I I I I ii) the integration of all land uses within the Village and between the Village and uses on the plateau in accordance with Section 3.3 of the "Gomprehensive Development Plan - Design Report" prepared by the 181 Group dated February 2003; ili) the preparation of a more detailed phasing/servicing plan to support any development that requires an expansion to the sewage treatment plant and/or the development of a new sewage treatment plant; ivy the preparation of a detailed hydrogeological investigation of the proposed development to ensure that it is sustainable and will not have an impact on natural heritage features and the availability of water to other users within the Goldwater River watershed; I I I v) the owner participating financially in the development of a 3D model of the Goldwater River watershed that would be used to gauge impacts from water use on the watershed. In addition to the above. it is recommended that this report be received. I I Nick McDonald, MCIP, RPP Partner NM/jrw I I I I I I I Page 9 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737.5078 11 I I I I I I I I I I I I I I I I I I PLANNING REPORT ON HORSESHOE RESORT COMPREHENSIVE DEVELOPMENT PLAN (COP) PREPARED BY MERIDIAN ...-1III_1IIItIft_ March 20, 2003 I I I I I I I I I I I I I I I I I I I 1.0 PURPOSE OF REPORT This report summarizes and assesses the Comprehensive Development Plan (COP) for lands located within the Valley lands of Horseshoe Resort. This area is located in Part lots 3 & 4, Concession 1 in former Medonte and Concession 1 in former Om. 2.0 OFFICIAL PLAN CONTEXT The Township of Ora-Medonte Official Plan designates the Valley lands of Horseshoe Valley Resort as 'Horseshoe Valley Village'. These lands are identified as being within the 'Horseshoe Valley Resort node within the 'Horseshoe Valley Road Special Policy Area' and are therefore subject to special area policies. 2.1 Horseshoe Valley Road Special Policy Area According the Section E2.1 of the Official Plan, the objectives of the Horseshoe Valley Road Special Policy Area are to ensure that: . new development in the existing development nodes is planned on a comprehensive basis; . improvements to Horseshoe Valley Road are undertaken as a condition of new development; and. . all new development is sensitive to the natural heritage features and rural character of the area. With respect to the Horseshoe Valley Road Special Policy Area, it is recognized that certain road improvements including those which are the responsibility of the County of Simcoe will be necessary prior to the approval of any additional development These include improvements to Horseshoe Valley Road that will: a. upgrade access points to the development nodes; b. improve sight lines; c. improve geometric requirements; d. improve safety; and, e. improve other recognized deficiencies (Township of Oro-Medonte Official Plan, Section E2.3). \I is recognized by both the County of Simcoe and the Township of Oro-Medonte that improvements are required to Horseshoe Valley Road (County Road 22) and the 3rd and 4th lines before any major development occurs within the Horseshoe Resort Node (Township of Oro- Medonte Official Plan, Section E2.5.1). REPORT ON HORSESHOE RESORT COP Prepared by ()!@g 1 March 24, 2003 I I I I I I I I I I I I I I I I I I I The Township may use a Holding provision where required to ensure thaI the timing of the required improvements is appropriate and generally conforms with the policies of this Section of the Plan. The Holding provision shall be removed once the Township is satisfied that the required improvements are built, or an agreement is entered into to provide for their construction. The Township shall obtain the comments of the County of Simcoe prior 10 the removal of the Holding Provision (Township of Ora-Medonte Official Plan. Section E2.5.1.5). 2.1.1 Horseshoe Valley Resort Node Within the Horseshoe Valley Resort Node it is the intent of the Official Plan 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 (Township of Oro- Medonte Official Plan, Section E2.5). 2.2 Horseshoe Valley Village Designation It is the intent of the Official Plan that the main commercial and resort facilities associated with the Horseshoe Valley Resort be located in the 'Horseshoe Valley Village' designation. Therefore, the principle use of land in this designation shall be for non-residential uses such uses as retail stores, personal service shops, business offices. medical clinics, golf courses. hotels, timeshare developments, alpine and nordic ski areas and lodges, dining and entertainment lounges, restaurants or snack bars, physical fitness and sports centres, pro shops and tack shops, administrative offices, conference centres and recreational facilities. Medium density housing such as townhouses. apartments and multiple dwellings may also be permitted provided they support the planned function of the designation (Township of Oro-Medonte Official Plan, Section E2.5.3.1). 2.2.1 Comprehensive Development Plan Requirement The Township of Ora-Medonte Official Plan states that to ensure that development in certain areas occurs in a cost-effective, rational and environmentally sound manner, Secondary Plans and lor Comprehensive Development Plans will be required to address, among other things, matters related to servicing roads, parkland and the need for community facilities (Township of Ora-Medonte Official Plan, Section A.2.4.1). Since the subject lands are designated 'Horseshoe Valley Village', no new developmenl shall be approved until a Comprehensive Development Plan (CDP) applying to all lands is prepared to the satisfaction of Council. The CDP shall deal with such issues as: a. the proposed form of servicing; b. the nature, extent and timing of improvements to Horseshoe Valley Road; c. the proposed phasing of development; d. . the proposed form, scale and density of residential devetopment; e. the timing of the development of residential uses in relation to the timing of the development of non-residential uses; REPORT ON HORSESHOE RESORT CDP Prepared by (J!!.lI\!D!&N 2 March 24, 2003 I I I I I I I I I I I I I I I I I , I f. the means by which residential and non-residential uses are to be integrated; g. the means by which individual uses are to be accessed; h. the urban design standards that are to apply to the proposed development; and, i. the impact of new development on the groundwater recharge function in the area. Council may then approve the CDP, provided that the following conditions are satisfied: 1. the proposed fo011 of servicing for the lands is appropriate and agreed to by the Township and the appropriate agencies; 2. the proposed location, nature and timing of improvements to Horseshoe Valley Road and other roads is appropriate and agreed to by the Township and the appropriate agencies: and, 3. the phasing of development is appropriate given the timing of the installation of services and the improvements to Horseshoe Valley Road and other roads (Township of Oro- Medonte Official Plan, Section E2.5.3.3). After the CDP is approved, Council may utilize the Holding provision on any lands that are subsequently zoned. The Holding Provision shall only be lifted after the satisfactory agreements implementing the conditions of approval listed above have been entered into (Township of Oro- Medonte Official Plan, Section E2.5.3.5). In addition to the above, the Official Plan requires that two public meetings under the Planning Act be held to consider any rezoning request applying to lands which are subject to the preparation of a CDP. However, an application for rezoning was submitted by Horseshoe Resort Corporation to provide for the expansion of the existing hotel. The applicant has since requested that the application be held in abeyance since a number of options are being reviewed by the landowner. As a result. there is no 'live' application before Council at the present time. The applicant has requested that Council hold a public meeting to obtain comments on the CDP in the absence of an application for development While this can be done, the public meeting would not be considered a fOO11al public meeting in accordance with Section 34 of the Planning Act, since no application has been submitted, or is otherwise being considered by Council at this time. 3.0 TOWNSHIP ZONING BY.LAW By-law 97-95 places the property in a Private Recreation zone that essentially recognizes only the existing uses, buildings and structures that existed on the date that the By-law came into effect in 1997. Minor expansions to existing buildings may be pe011itted, provided the expansion is small in scale. This zoning was placed on the lands at the time to ensure that a Comprehensive Development Plan for the lands within the Horseshoe Valley Village designation was prepared, reviewed and considered suitable by Council. Once such a CDP is approved, then the lands can be rezoned, potentially in phases, for the intended uses. REPORT ON HORSESHOE RESORT CDP Prepared by ()~AH 3 March 24, 2003 I I I I I I I I I I I I I I I I I I I 4.0 DESCRIPTION OF PROPOSAL The Horseshoe Valley Resort Corporation is proposing to develop the Horseshoe Valley Resort Valley Lands (or CDP area) into a vibrant and expanding year-round vacation/recreation resort complex. The area subject to new development and redevelopment is approximately 81.7 ha (202 acres). The potential lands for redevelopment fit into two areas: existing Valley Lands south of Horseshoe Valley Road and the Valley Lands north of Horseshoe Valley Road. The area south of Horseshoe Valley Road is to be the centre of public downhill skiing and other snow activities in winter and the start point of summer golf and water activities. Proposed development in the southern area is focused on the expansion and reinforcement of the CDP area through the development of residential timeshare units, the expansion of hotel facilities, the addition of recreational amenities, and the provision of retaiUfood service facilities. Expansions of the downhill ski runs are also planned to improve connections to surrounding future development, and strengthen the existing Village Core. The Valley Lands north of Horseshoe Valley Road are presently occupied by a private ski club, part of a 18 hole valley golf course, cross-country ski club, and hikinglbiking trails within a naturally landscaped wooded areas. The activities in the northern area are planned to be lower key and predominately nature related. New Development in the CDP area will include the addition of: . . . . . . . . . \ . . A Cross-Country Chalet A Country Market Hillside Resort 48 units Townhouse Form Unit Clusters (beside Chalet) 30 units Timber Ridge Townhouse Form Clusters 100 units Private Ski Club Unit Clusters 72 Units North Resort 200 units Hotel expansion 76 suites Hotel Condominiums 75 units Recreation Centre Village Core Highlands Subdivision Phase I and II 38 lot5/8 lots REPORT ON HORSESHOE RESORT CDP Prepared by LJ!lli\J!l!AH 4 March 24, 2003 I I I I I I I I I I I I I I I I I I I Horseshoe Village Expansion . Hotel Condominiums 208 units . Stacked Townhouses 180 units In total there will be an addition of approximately 4,430 m2 (47,700 ft2) of commercial space, and 987 residential (e.g., hotel and/or timeshare) units. It is anticipated that the overall build-out of the COP area will be broken down into a series of parcel equivalent to 75-100 units in each, equating to a time span of 10-15 years. 5.0 SUMMARY OF TECHNICAL STUDIES As required by the Township of Oro-Medonte Official Plan, the applicant has complied the following reports and studies to form a COP package: . Horseshoe Resort: Comprehensive Development Plan - Planning Analysis; . Horseshoe Resort: Comprehensive Development Plan (COP) Design Report; . Traffic Review for the Horseshoe Valley Settlement Node Lands; . Horseshoe Valley Resort Comprehensive Development Plan Functional Servicing Report; and . Hydrogeologic Assessment Horseshoe Resort Comprehensive Development Plan. A summary of these technical studies is included within Appendix A. 6.0 RECOMMENDATIONS As mentioned previously in this report, the Township Official Plan requires that all development areas within the Horseshoe Resort node be planned on a comprehensive basis. The intent of this policy is to ensure that all matters are taken into account before approving development on a piecemeal basis. On the basis of our preliminary review of the reports, it is our opinion that the applicant has prepared a concept plan for the Horseshoe Valley Village that is worthy of consideration by Council. The applicant has essentially attempted to comply with all of the requirements of the Official Plan with respect to the preparation of a COP. It should be noted that it was never the intent of the Official Plan to establish a process whereby every detail of the COP be approved in advance, prior to the consideration of any individual request for rezoning and/or development. Instead, it is the intent of the Official Plan to require Council's support in principle for the land use plan in the identified area and support in principle REPORT ON HORSESHOE RESORT CDP Prepared by CJ!1!.~H 5 March 24, 2003 I I I I I I I I I I I I I I I I I I I for the means by which the lands will be accessed, serviced, designed and phased. On this basis, it is my opinion that enough information has been submitted by the applicant for the public to generally understand the nature of what is being proposed on the Horseshoe Valley Village lands. As noted above. there is no formal application under the Planning Act to consider as part of the CDP process. Rather the Official Plan requires that the CDP be approved with the support of the appropriate agencies, prior to the consideration of applications for development in the area affected by the CDP. Notwithstanding the above, I believe there is merit in holding some type of public meeting with Council members in attendance. In addition to the above, it is also our opinion that the Technical Reports submitted in support of the CDP be reviewed by consultants retained by the municipality to ensure that the methodology used and their findings are appropriate and supportable. However, given the absence of an application, there is no ability on the part of the municipality to recover the costs incurred in reviewing the application, as there would be with all other development applications. In addition, there will be costs associated with the advertising for the public meeting which, in my opinion should be bome by the applicant. On the basis. of the above it is recommended that Planning Advisory Committee recommend to Council that: 1. This report be received; 2. The applicant agree in writing to be responsible for the payment of all reasonable consulting and advertising costs associated with the processing of the CDP plan and the Technical Reports; 3. A special public meeting of Council be held during a regular Council meeting to obtain the views of the public on the CDP; and, 4. The reports be circulated to appropriate peer review consultants and agencies for comments. I look forward to discussing this matter with Planning Advisory Committee on March 27, 2003. IjL Nick McDonald, MCIP, RPP Partner REPORT ON HORSESHOE RESORT CDP Prepared by ()t!.l~AIJ 6 March 24, 2003 I I I I I I I I I I I I I I I I I I I APPENDIX A SUMMARY OF TECHNICAL STUDIES APPENDIX A HORSESHOE RESORT CDP Prepared by 1 March 24, 2003 I I I I I I I I I I I I I I I I I I I Horseshoe Resort: Comprehensive Development Plan - Planning Analysis This report, complied by PK Menzies Planning & Development Inc., discusses the planning merits of the Resort's expansion. The conformity of the proposal to the County of Simcoe Official Plan, and the Township of Oro-Medonte Official Plan and Zoning By-law is addressed. The report also details how the Resort's expansion requires a COP, as per Section E2.5.3.2 of the Official Plan, and how the applicant has fulfilled this requirement. The report summarizes each of the subsequent reports and technical studies, to state how the various components of the COP have been addressed. 1\ concludes that an amendment to the Township of Oro-Medonte Official Plan is not required in order for Council to consider rezoning of the Valley Lands for site specific development. 1\ also concludes that the Conditions of Approval for a COP have been met as the scale and form of development conforms to the objectives of the Plan, the servicing is appropriate, the improvements to the boundary road network have been previously approved by the Township and confirmed through the development of the COP, and that the phasing is appropriate given the timing of installation of services and improvements to Horseshoe Valley Road. Consequenlly, the report recommends that the COP proceed to a public meeting and a resolution from Council be considered for approval ofthe COP. Horseshoe Resort Comprehensive Development Plan Design Report The applicant retained IBI Group to undertake the production of Design Guidelines for the COP area. These guidelines provide the urban design standards as a required component of the CDP through the discussion of project phasing, design principles, and development form. The guidelines oulline a set of design principles that discuss building facades, pedestrian connections, and landscaping treatments. Building facades are explained in greater detail and include variation in design through the use of wood siding, stucco and brick detailing as well as through elements such as balconies, dormers, and steps. Pedestrian connections are also explained and include the addition of well lit trails, mountain biking paths, cross-country ski circuits, and sheltered areas to facilitate movement. Landscaping is said to employ native materials and plantings, and to be used as method of screening surface parking. In addition, the form of development is discussed through building configurations. The guidelines state that the overall theme of the resort will reflect Ontario's Resort heritage. Therefore the building configurations include: three to five storey, residential (hotel/condo) towers with non- residential uses at grade; two to three storey wood framed accommodation (chalets) buildings; two to three storey townhouse clusters (Northlands); and one to two storey commercial/recreational buildings reflecting rural architectural detailing. The design guidelines are to be implemented through 'site specific review proposed development design' and 'technical design' which includes architectural design, landscape design. grading/drainage, site servicing, and parking and loading facilities. APPENDIX A HORSESHOE RESORT CDP Prepared by 2 March 24, 2003 I I I I I I I I I I I I I I I I I I I Traffic Review for the Horseshoe Valley Settlement Node Lands This report is a follow up traffic review to Ihe Traffic Assessment Report for the Horseshoe Valley Settlement Node Lands prepared by URS Cole Sherman in June 2000, for the Horseshoe Resort Corporation. Due to the fact that the development concept for a portion of the lands has been subject to revisions (resulting in diminishing the requirements from 2000), and the fact that the Resort has entered into an agreement with the County of Simcoe, an updated comprehensive traffic assessment report is not required. In this traffic review URS Cole Sherman identify the need for the various road improvements at the Resort Entrance and County Road 22. They indicate that signalized traffic control, and exclusive right turn and left turn lanes are required on all four approaches. It is also recommended that the improvements be undertaken prior to the development of the proposed 76-suite Hotel expansion in the CDP area. Other improvements are required at the intersections of County Road 22 and 4th Line. and County Road 22 and 3rd Line in association with future development beyond the CDP area. Horseshoe Valley Resort Comprehensive Development Plan Functional Servicing Report In this report URS Cole Sherman examine the feasibility of the Horseshoe Resort expansion with respect to engineering services for the CDP area. They discuss the proposed sanitary sewer, domestic water system, and stormwater management considerations, and conclude that all servicing components of COP for development of future expansion of the Valley area can be provided as required to allow for orderly development to proceed while always providing the necessary level of services required. Servicing components that need to be expanded include the water system, the sanitary sewer system, and stormwater management facilities. With respect to the water system, the subject area has been divided into two pressure zones: 1 and 2. Zone 1 is operated by Horseshoe Valley Resort and Zone 2 is operated by the Township of Oro-Medonte. Since Zone 1 serves the CDP area and beyond, it will require an increase in well pump capacity and a new storage reservoir. Timing for these upgrades is to be determined and reviewed as each stage of the development proceeds. Zone 2 - the Highlands area - will also require improvements. These includes increasing the well pumping rate to serve the ultimate proposed development of the Resort. Sewage flows expected to be generated by the first phases of the CDP development will be able to be processed by the existing treatment plant or an expansion of that plant. However, flows from most of the additional proposed development must be treated at a new sewage treatment plant proposed to be located adjacent to the current plant. In addition, treated effluent from the proposed new sewage treatment plant is proposed to be disposed exclusively or by a combination of exf~tration cells, spray irrigation, snow making, conventional infiltration. and/or spray evaporation. APPENDIX A HORSESHOE RESORT CDP Prepared by 3 March 24, 2003 I I I I I I I I I I I I I I I. I I I I At each stage of the proposed development, the stormwater management and groundwater recharge issues will need to be reviewed again when the specifics of each phase of development proceeds. It is intended that the required stormwater management facilities - a series of ponds. open swales, and piped systems - be located and sized in such a way as to minimize the number required. Hydrogeologic Assessment: Horseshoe Resort Comprehensive Development Plan, Township of Oro-Medonte Terraprobe limited was retained by the Horseshoe Valley Resort Corporation to provide hydrogeologic services associated wilh the preparation of the CDP. In this report, the entire Horseshoe Valley Settlement Node was taken into consideration. It is stated in the report that servicing feasibility for the proposed development will ultimately be a comprehensive plan that incorporates the existing groundwater taking and effluent disposal with new phased or staged development. Future development will therefore be defined with the assistance of additional studies, new technologies, monitoring of water use, sewage generation, and groundwater impact. It also recommended that the existing upper to immediate groundwater aquifer system below the Resort will be suitable to sustain the proposed future development. Terraprobe indicated that the integration of Best Management Stormwater Management Practices to maintain or enhance current infiltration of stormwater will ensure that there is minimal impact to the shallow groundwater table. The report for the Horseshoe Valley Settlement Node indicates that there is a shallow groundwater table that flows northward from beneath the upper highland area and discharges as shallow surface water into the Copeland Forest. Only a small section around the west edge of Carriage Hill Resort Phase 4 has shallow intermittent flow northwestward into the Matheson Creek Watershed. The upper and intermediate aquifers that are the major groundwater aquifers beneath the Oro Moraine also flow northward with discharge into the Coldwater River several kilometres north of Horseshoe Valley Resort but are anticipated to provide some discharge up into the Copeland Forest. Therefore, the cumulative groundwater and sewage disposal requirements for the Horseshoe Valley Settlement Node area, which includes the CDP area, can be accommodated using a combination of disposal options according to the report. The options used and the requirements for improvement to the infrastructure will be tied in direct with the phasing or staging of the developments and may be contingent ultimately on monitoring of both use and impact as the development proceeds. Horseshoe Valley Resort Comprehensive Development Plan Engineering Phasing Plan URS Cole Sherman deemed that a cost benefit study shall be undertaken to determine the best method for expanding the water system (e.g., expanding the storage capacity of the existing standpipe or constructing a new reservoir) when a population exceeding 1,700 persons is contemplated by the Resort. The existing standpipe location conflicts with the proposed development therefore URS Cole Sherman recommends that it be decommissioned and APPENDIX A HORSESHOE RESORT CDP . Prepared by 4 March 24, 2003 I I I I I I I I I I I I I I I I I I I dismantled, and replaced with a new reservoir located south of the proposed development. Ultimately. two new reservoirs sized at approximately 1100 m3 each, are said to be required, Therefore the sequence of works should be to: construct the Hotel expansion; construct any projecl with a population not greater than 71 units; build a new reservoir with a capacity of 1100 m3; transfer the units in Zone 1 which are serviced by the existing standpipe onto a new 1100 m3 standpipe; demolish the old standpipe; construct the proposed developments with populations less than 1800 person or 600 units; construct a second 1100m3 reservoir; and construct the remaining 800 unils which have an population of 2,400 persons, The existing watermain distribution network will need to be increased either through new pipes to service new facilities or by increasing the size of existing pipes, In addition, Zone 2 will require the an increase in well pumping rate from the current 39 litres/second to 70 litres/second before any development beyond the planned 100 units in the Adult Lifestyle Community and Carriage Hills, Phase 4 takes place and before any additional works are undertaken beyond the Hotel expansion and the additional 37 Carriage Hill Timeshare units, the existing Sequential Batch Reactor sewage treatment plant must be upgraded to increase capacity, This will require an additional study to determine whether upgrading the present plant or building a new plant will be more cost effective, Details for the staging of stormwater management facilities could not be given due to the dynamic nature of the plans for the proposed developments, Therefore, it is recommended that the design of such must satisfy the requirements of all governing agencies and will be examined on a project-by-project basis, The facilities will be designed to include peak attenuation, quality control, and groundwater recharge parameters, A stormwater plan will be prepared for each subject site that addresses erosion, quality, quantity, and infiltration (recharge) issues as required by approval authorities, It will include the use of enhanced drainage swales, enclosed piped systems, wet ponds, filter strips and recharge basins, All storm Water Management practices shall be in designed in accordance with the current Ministry of the Environment's design guidelines, To add, sufficient detention shall be provided to ensure that recharge to groundwater system is maintained, APPENDIX A HORSESHOE RESORT CDP Prepared by 5 Maroh 24, 2003 I I I I I I I I I I I I I I I I I I I HORSESHOE RESORT Comprehensive Development Plan Planning Analysis PK Menzies Planning & Development Inc. 115 Parkside Drive, RR2 Hawkestone, On LOL 1 TO February, 2003 I I I I I I I I I I I I I I I I I I I Table of Contents 1.0 Introduction .. ..... .............. ..... .... ........... ..... .... .......... ... .............. ...... ... .... .... ....... 2 2.0 Location .. .................. ...... ...... .... .... ............ .... ............. ...... ....... ... .... ... ..... ......... 2 3.0 Proposal... ... ... ......... ..... ....... ... ..... .... ........ ... .... .......... ... ........... ..... .... ................. 2 4.0 Official Plan Criteria... ........ ...... ..... ....... ......... ... ..... ..... ...... ....... ... ... .......... ....... 3 4.1 County of Simcoe Official Plan..............................................................3 4.2 Township of Oro-Medonte Official Plan................................................ 3 4.2.1 Permitted Uses ....................................................................................3 4.2.2 Comprehensive Development Plan..................................................... 4 4.2.3 Site Plan Control.................................................................................5 4.2.4 Comprehensive Development Plan Components................................ 5 4.2.4. I Servicing ......... ..... ... ...... .................. ........... ............................... .......... 5 4.2.4.2 Phasing Plan.... ..... ......... .... ............. ............ ... ................ ............ .......... 7 4.2.4.3 4.2.4.3.1 Water Systems ..... ............. ......................... ...................................... ... 7 Zone I Water System........................................................................7 4.2.4.4 Sewage Systems ........... .............. ... .... ... ..... ................ ..... .... ... .............. 8 4.2.4.5 Stormwater Management ............. ..... ............. .... ....... ........ .................. 9 4.2.4.6 Hydrogeology.... ............ ..... ......... .......... ........ ... ............. ............ ......... 9 4.2.4.7 Design Guidelines............................................................................. II 4.2.4.8 Transportation ........ ....... ...... ...... ... ............... ........... ... .... ... .......... ....... 11 5.0 Zoning By-law........ .... ... ........... ............ ... .......... ..... ... .................. .......... ....... 13 6.0 Conclusion ..... ...... ......... ... .............. .............. .......... ... ................ ............. .., .... 13 I I I I I I I I I I I I I I I I I I I 1.0 Introduction The Township ofOro-Medonte Official Plan designates the Valley Lands of the Resort as "Horseshoe Valley Village". One of the criteria for development of this Village area is the preparation of a Comprehensive Development Plan (CDP). This report, and its attachments, fonns the components of the CDP. 2.0 Location Horseshoe Resort is located in Part lots 3, 4 and 5, Concession I, fonner Township of Medonte and Concessions 1,2,3 & 4 fonner Township ofOro. The Resort is now wholly located within the amalgamated Township ofOro-Medonte in the County of Simcoe. The lands subject to the Comprehensive Development Plan area located in Part Lots 3 & 4, Concession I in fonner Medonte and Concession I in fonner Oro. The CD P area comprise some 81.7 hectares (202 acres) of land area and are essentially located within the Valley Lands of the Resort. The Valley Lands are predominately surrounded by ski hills. The valley is bisected from east to west by Horseshoe Valley Road (County Road 22). Half of the designated lands are north of Horseshoe Valley Road and half are located south of Horseshoe Valley Road. The north parcel is characterized by a portion of the Valley Golf Course, the associated private ski hill and it associated buildings, and vacant lands. The south parcel hosts most of the administrative buildings for the Resort operations, an existing time share complex, the existing hotel, the chalet and the balance of the Valley Golf Course. There is also an expanse of vacant lands on the south portion of the property. 3.0 Proposal The CDP area is proposed to be developed with the major concentration of Resort, Resort recreational, Resort residential, and commercial development for the Resort's entire land holdings. Approximately 4,430 square metres (47,700 square feet) of new commercial development is proposed with an additional 987 residential units. The residential units are to primarily take the fonn of hotel units and timeshare units. The proposed geographic breakdown is identified in the figure entitled "Land Use Context Plan" attached to the back of this Report. A plan showing the primary development area south of Horseshoe Valley Road is attached at the back of this Report and is entitled "Land Use Resort Plan". Horseshoe Resort Comprehensive Development Plan 2 PK Menzies Planning & Development I I I I I I I I I I I I I. I I I I I I 4.0 Official Plan Criteria There are two Official Plans applying to the Resort's land holdings. The first is the County of Simcoe Official Plan (OP) and the second is the Township ofOro-Mcdonte OP. The upper tier municipality designates the subject property as "Settlement Area". Thc Township OP designates the lands "Horseshoe Valley Village". The applicable policies shall be discussed herein. 4.1 County of Simcoe Official Plan As is consistent with upper tier municipal plans, the County of Simcoe OP primarily directs its policies towards expansion and leaves detailed policies issues to the lower tier municipality. The relevant policies, as it relates to the Horseshoe Valley Village COP area are however discussed herein. Section 3.1.1 of the County Plan directs most non-resource growth to Settlement Areas. As identified above, the subject lands are designated a "Settlement Area" in the County OP. The lands do not host any of the natural heritage system mapped for the County, are not part of a wetland or high aggregate area, nor are part of the greenlands system. The Subdivision and Development policies of Section 3.3 ofthe OP shall not be offended once specific development proposals come forward for the COP area. The developments shall be evaluated against these policies once specific proposals are forthcoming. The "Settlement Area" policies are found in Section 3.5 of the OP. In short, these policies promote compact development, the efficient use of land, water, sewer, transportation and other services and to develop mixed-use developments. The proposal in the Valley at Horseshoe Resort is consistent with these policies. The policies also discuss expansion which is not applicable in the case of this proposal. It is submitted that the policies of the County of Simcoe Official Plan can be met by the proposal for the development of the COP area of Horseshoe Resort. 4.2 Township of Oro-Medonte Official Plan The Township ofOro-Medonte designates the Horseshoe Resort Valley Lands as "Horseshoe Valley Village". The policies outline various criteria for development and have predesignated the lands for development subject to the approval of a Comprehensive Development Plan (COP). The development criteria shall be examined herein. 4.2.1 Permitted Uses The "Horseshoe Valley Village" designation is primarily for development of non- residential type uses. Section E2.5.1.1 of the Official Plan (OP) identifies the following permitted uses: Horseshoe Resort Comprehensive Development Plan 3 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I I I "...retail stores, personal service shops. business offices, medical clinics, golf courses, hotels, timeshare developments, alpine and Nordic ski areas and lodges, dining and entertainment lounges, restaurants or snack bars, physical fitness and sports centres pro shops and tack shops, administrative offices, conference centres and recreational facilities. Medium density housing such as townhouses, apartments and multiple dwellings may also be permitted provided they support the planned function of the Horseshoe Valley Village designation. " As identified in Section 3.0 of this Report, the focus of the Resort and commercial development for the Resort area will be concentrated in the CDP area. Most of the residential type of development shall be in the form of hotel units, condo-hotel units, and/or timeshare units. Approximately 202 of the proposed 987 units are proposed to be "non-commercial" townhouse units. These are identified as "Timber Ridge Townhouse Form Unit Clusters", "Townhouse Form Unit Clusters" and "Private Ski Club Unit Clusters" as is shown on Figure I and in Section 3.0 of this Report. The limited number of this type of development, the development form as townhouses, as well as the proposed townhouse development's diverse geographic locations throughout the CDP area, is consistent with the policies to have the CDP primarily host non-traditional residential development and the proposal also meets the planned function of the Valley Lands area as the primary focus for commercial and recreational residential development. The proposal therefore meets the intention of Section E2.5.3.1 ofthe Township OP as it relates to permitted uses. 4.2.2 Comprehensive Development Plan Sections E2.5.3.2 and E2.5.3.3 of the OP outline the requirement for provision of a Comprehensive Development Plan and the conditions of approval of the CDP for development of the lands within the Horseshoe Valley Village designation. In effect, no new development is permitted in the Horseshoe Valley Village designation until the CDP and a Traffic Study are prepared. The components of the CDP are as follows (paraphrased): . A Functional Servicing Report identifying the form of servicing, . A Traffic Study which, among other issues as outlined in Section E2.5.1 of the OP, is the nature, extent and timing of improvements to Horseshoe Valley Road, . The proposed phasing of development, . The proposed form, scale and density of development and the timing of the residential development verses the non-residential development, . The relationship between residential and non-residential development, . An internal Transportation Layout/Analysis which identifies the means by which individual uses are to be accessed, . Urban Design Guidelines, Horseshoe Resort Comprehensive Development Plan 4 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I I I · A Hydrogeological Analysis which outlines the impact of new development on the groundwater recharge function in the area. Each ofthese components shall be discussed herein. A full Transportation Study, Functional Servicing Report, Hydrogeological Analysis, Concept Plan, and Urban Design Guidelines are appended as components to this Report and form part of the Comprehensive Development Plan. 4.2.3 Site Plan Control Section E2.5.3.6 of the OP requires that all lands in the "Horseshoe Valley Village" designation be subject to Site Plan Control. As each individual project comes on line, an application will be made to the Township for Site Plan Control. 4.2.4 Comprehensive Development Plan Components As identified in Section 4.2.2 of this Report, the CDP has various components which, in effect, outlines a Master Plan and Servicing Strategy for the Valley Lands at the Resort. The following reports form part of this analysis and are appended to this document: · Functional Servicing Report - URS Cole Sherman & Associates · Hydrogeological Analysis - Terraprobe · Design Guidelines - IEI Group · Concept Plan - IEI Group · Transportation Analysis - URS Cole Sherman & Associates Each of these reports shall be described briefly herein. For a full reporting, please refer to the appended documents. 4.2.4.1 Servicing URS Cole Sherman & Associates have concluded in their Report entitled "Horseshoe Valley Resort Comprehensive Development'. dated February 2003 that the CDP area of Horseshoe Resort can be appropriately serviced with full sewage treatment and communal water. With respect to water, the CDP area will be serviced by an expansion to the Zone I water system. This system is currently operated by the Resort whereas the other system servicing the Resort lands, the Zone 2 system, is operated by the Township. The Zone] water system will require an increase in well pump capacity as well as a new storage reservoir. The existing standpipe is currently nearing capacity and additional storage will have to be considered near approval of one of the first projects in the CDP area. Once specifics regarding each individual development project is know in the specific, the determination as to when these upgrades will come on line, as well as their detailed Horseshoe Resort Comprehensive Development Plan 5 PK Menzies Planning & Development I I I, 1 I I I I I I I I I I I I I I I engineering design, shall be addressed. The Phasing Plan addresses specific numbers, to date, in this regard. The Resort is currently partially serviced, from a sewage perspective, by an existing Sequential Batch Reactor (SBR). This SBR is owned and opcrated by American Water Systems. The Plant has an operational capacity of 81 0 m3/day. With the constructed and committed developments currently being brought forward at the Resort, it is expected that the first projects of the CDP area may be able to be accommodated on the existing plant facility however, calculations related to the specifics of these first developments, associated with the ongoing monitoring ofthe SBR, will confinn this. Additional sewage solutions will be required to service the ultimate build-out ofthe CDP area. Approximately 37 units of additional available capacity have been identified in the Phasing Plan. Sewage flows from additional development in the Valley Lands will be pre-treated though a sewage plant facility and the effluent shall be disposed of exclusively or by a combination of the following methods: . exfiltration cells . spray irrigation . snow making . conventional infiltration . spray evaporation The exact method of disposal shall be further studied and designed in cooperation with the Township and the Ministry of the Environment before a Certificate of Approval will be issued. This study will be undertaken once details of the individual projects which trigger the works are specifically known. It is anticipated that Holding Zones on each individual project site shall be implemented until such time as specifics regarding supply of water and sewage are determined on an individual site basis. It is intended that the CD P area of the Resort shall be serviced though numerous stonnwater management facilities which will control flows as well as control quality though the use of Best Management Practices. There will be a balance struck between the number of facilities/methods of controlling stonn water and the goal of providing infiltration at source as much as possible. This will be achieved though a series of ponds, open swales and piped systems. Some of the ponds may also act as amenity features as is being proposed at the 18th fairway of the Valley Golf Course as part of the Resort's proposed hotel expansion. Generalized pond locations have been contemplated at the low gradient areas of the Resort in order to maintain landfonn conservation however, details regarding exact locations and design shall be detennined once details of each individual project are known. The design of these ponds/systems shall be a condition of Site Plan Approval. Horseshoe Resort Comprehensive Development Plan 6 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I I I 4.2.4.2 Phasing Plan A Phasing Plan fonns part of the Comprehensive Development Plan and is provided under separate cover. The Phasing Plan outlines the required engineering works and upgrades and the generalized timing for implementation of these upgrades. The Plan is broken down into Water Systems, Sewage Systems and Stonnwater Management. For specific details regarding the Phasing Plan, please refer to the original document. 4.2.4.3 Water Systems There are two water systems currently operating at the Resort. The Zone 1 water system is owned and operated by the Resort; the Zone 2 water system is owned and operated by the Township which only services Carriages Hills Phases 1 to 4. This Report shall therefore only discuss the Zone I water system 4.2.4.3.1 Zone 1 Water System The Cathedral Pines subdivision is currently connected to the Zone 1 system. This has been identified by the Resort as more properly being connected to the Township's Zone 2 system. Once this has been accomplished, the Zone 1 system, after the Hotel expansion, shall have a pumping and storage expansion capacity as follows: 213 people or 71 units (approximately). The above assumes that the pump capacity is maintained at 37.8 lis and a population count of 3.0 persons per unit (ppu). The limiting factor for expansion of the existing water system is reservoir storage capacity. The storage capacity can be increased by either increasing the existing standpipe capacity or by constructing a new reservoir. The current storage capacity of the existing standpipe is 773 m3. The full buildout of the CDP area would require a storage capacity of about 3800 m3 or 5 times the existing capacity. This is based on a pump rate of 64.4 lis. If the pump rate is increased to 100 lis, the total storage requirement would be about 2200 m3 or about 3 times the existing standpipe capacity. The existing standpipe is located in an area where development is located and therefore it will likely be decommissioned and replaced. The intended storage solution is to provide for two reservoirs of a size similar to that currently located near Carriage Hills Phase I. Therefore the sequence of works for water would be as follows: Horseshoe Resort Comprehensive Development Plan 7 PK Menzies Planning & Development I I I I I I I I I I I ., I I I I I I I 1. Construct the Hotel Expansion. 2. Construct any project with an equivalent population not greater than 213 persons or 71 units (approximately). 3. Build a new reservoir with a capacity of 1100 m3. 4. Transfer the units in Zone 1 which are serviced by the existing 773 m3 standpipe onto the new 1100 m3 standpipe. 5. Demolish the old 773 m] standpipe. 6. Construct proposed developments with equivalent population not greater than about 1800 persons or 600 units. 7. Construct 2nd 11 00 m3 reservoir. 8. Construct the remaining 800 units which have an equivalent population equal to 2400 persons so that the total equivalent population is about 5,900 persons. It is noted that the existing watermain distribution network will need to be increased either through new pipes to service new facilities or by increasing the size of existing pipes. The staging of these works would be done in the detail design stage when the project which triggers the work comes online. 4.2.4.4 Sewage Svstems The current Horseshoe Village area, the Carriage Hill time-share units, and Phase I of the Adult Lifestyle Community (Laural View subdivision); are serviced by a Sequential Batch Reactor (SBR) type sewage treatment plant located north of Horseshoe Valley Road. The existing capacity ofthis Sanitary Sewage Treatment Plant is 810 m3. After the Hotel expansion, the remaining capacity in the SBR is approximately 37 units (based on 3.0 ppu). Any additional development beyond phase 1 of Laural View (l00 units), Carriage Hills IV, the Hotel expansion, and the additional 37 units noted above, the existing plant must be upgraded. Before this is done however, a study should be done to determine whether upgrading the present plant or building a new one would be more cost effective. The Resort's engineers have identified to the Township that a new sewage treatment plant be constructed, in stages, to service the CDP area and other committed development in the Highlands area, including future phases of Laural View. Once the plant is completed, the effluent ITom the plant is required to be disposed of. The current SBR disposes of this effluent though infiltration lagoons into the Copeland Forest, north of the Plant. Alternative methods of disposal of effluent ITom the plant would be either exfiltration cells (used by the current plant), spray irrigation, snow making, conventional infiltration techniques or spray evaporation techniques or a combination ofthe above techniques. Horseshoe Resort Comprehensive Development Plan 8 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I I I 4.2.4.5 Stormwater Management This matter cannot be addressed in any detail at this time as there are no specific projects, other than the Hotel expansion, contemplated for the CDP area. The Hotel will host its own stormwater management facility as a water feature on the 18th fairway in front of the expansion area. Slight changes in grades, form of ground cover, and project location will greatly effect the various stormwater solutions and thus details cannot be provided at this time. The theory behind the stormwater solution(s) is to balance the need for stormwater ponds for both quality and quantity storm water flow against the need to infiltrate as much water at source as possible. Quality and quantity control will be determined on a project by project basis and meet all of the regulatory requirements. 4.2.4.6 Hydrogeology Terraprobe Limited was retained to address the hydrogeological component parts of the Comprehensive Development Plan as well as assess the sewage capability, from a hydrogeological perspective, for the CDP area and beyond. As the study of hydrogeology is not static geographically, Terraprobe reviewed the geographic area beyond the CDP boundaries in both analysis. Terraprobe has determined the following from their analysis: 1. The existing upper to intermediate groundwater aquifer system below Horseshoe Valley Resort will be suitable to sustain the proposed future development. 2. The proposed new development will need to be serviced with a new sewage treatment plant and likely a combination of various sewage effluent disposal options which will include further exfiltration cells, spray irrigation, enhanced evaporation technologies, snow making using treated effluent, and more traditional effluent infiltration techniques. 3. The combination of state-of-the-art effluent treatment and innovative combined disposal options will ensure that an acceptable impact of the environment will occur. 4. Integration of Best Management Stormwater Management Practices to maintain or enhance current infiltration of stormwater will aid and ensure that there is . minimal impact to the shallow groundwater table. 5. It is anticipated that the use of spray irrigation technology and some snow making using treated effluent will substantially reduce the current permitted requirement for taking groundwater for these purposes which will help offset requirements for new water taking for the proposed developments. Horseshoe Resort Comprehensive Development Pian 9 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I I I 6. The proposed water taking requirements and ultimately the treatment of effluent is anticipated to be approximately 2.6 times what the current development uses. 7. The hydrogeology for the Horseshoe Valley Settlement Node indicates that there is a shallow groundwater table that flows northward from beneath the upper highland area and discharges as shallow surface water into the Copeland Forest. Only a small section around the west edge of Carriage Hills Resort Phase 4 has shallow intennittent flow northwestward into the Matheson Creek Watershed. 8. The upper and intermediate aquifers that are the major groundwater aquifers beneath the moraine also flow northward with discharge into the Coldwater River several kilometres north of Horseshoe Valley Resort but are anticipated to provide some discharge up into the Copeland Forest. 9. State-of-the-art technologies will be reviewed and assessed with respect to treatment of the effluent to ensure that it can be adequately either exfiltrated, spray irrigated, used for snow making or infiltrated on the subject property to meet health concerns and minimize impact with respect to surface and groundwater. 10. The cumulative groundwater and sewage disposal requirements for the Horseshoe Valley Settlement Node area, which includes the Comprehensive Development Plan area which is subject of this Report, can be accommodated using a combination of disposal options. The options used and the triggers for requirements for improvement to the infrastructure will be tied in directly with the phasing or staging of the developments and may be contingent ultimately on monitoring of both use and impact as the developments proceed. This type of approach is beneficial in that it allows for appropriate changes in the infrastructure to make it financially viable as well as suitably minimize the impact to the environment using the most advanced technologies. (Source: Terraprobe Report dated February 26, 2003 Section I, Executive Summary) Terraprobe has concluded that the pre-treated effluent can be properly disposed of though several methods, including but not limited to, exfiltration and spray irrigation. Additional possible methods of disposal are outlined in Section 4.3.1 of this Report. If spray irrigation is used on the golf course and/or ski hills, then the Resort can potentially reduce its requirement for water taking as the treated effluent shall take the place of groundwater irrigation. The spray irrigation effluent shall meet MOE criteria. Though use of Best Management Practices, the groundwater regime shall be appropriately protected. Horseshoe Resort Comprehensive Development Plan 10 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I I I 4.2.4.7 Design Guidelines IEI Group was undertook the production of Design Guidelines for the COP area entitled "Horseshoe Resort CDP Design Report" dated March, 2003. This Report outlines the design criteria for development in the COP area. The Report outlines the following design principals: . enhance and reinforce the core centre of activity south of Horseshoe Valley Road; . create an environment that enhances and encourages pedestrian improvements; . develop and improve non private vehicle and pedestrian connections between the COP area and the Highlands by implementing: improved pedestrian routes provision of shuttle services upgrading and expansion of ski lifts useful for winter and summer people movers and, measures to reduce the reliance on private vehicles through Resort stay; . Mixed use development in the CDP area south of Horseshoe Valley Road including retail, hotel/condo, foodlbeverage, commercial, and timeshare residential facilities. These uses will add to commnnity vitality; . Lower scale and density is proposed north of Horseshoe Valley Road to blend with and maintain the less "action" based activities and to maintain natural features of woodlots, topography and water courses; . Create buildings that are sensitive to the character and scale (2-3 storeys) residential clusters (North of Horseshoe Valley Road) which maintain relationships with natural land and vegetation features. These principals will form the basis for all future development in the Comprehensive Development Plan Area. The theme and style of development will respect the traditional Ontario Resort form of development keeping the massing a low scale and being respectful to issues of landform conservation. For specific design criteria including built form, site characteristics, and parking, please refer directly to the IEI Report. 4.2.4.8 Transportation In June 2000 URS Cole Sherman & Associates, on behalf of Horseshoe Resort, undertook a comprehensive analysis ofthe Transportation related to the Resort's landholdings, and beyond. This Report analyzed the transportation infrastructure that may Horseshoe Resort Comprehensive Development Plan 11 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I: I I be required upon full buildout of the Horseshoe Resort Settlement Node. This area included the Comprehensive Development Plan area which is subject to this Report. The Transportation Analysis recommended various boundary road changes which included widenings, tum lanes, signalization of the Resort Entrance at Country Road 22 (Horseshoe Valley Road) among other recommendations. These recommendations were embodied in the Township's Official Plan in Section E2.5.1. The Report was prefaced on various fonns and types of development occurring in various geographic areas of the Resort's landholdings. The Report then identified the type of road improvements required, and the timing of those improvements as it related to unit yields. At the time of authoring the original Transportation Analysis, the CDP area contemplated more commercial development and less residentiallhotel type devclopment that is being proposed today. As such, URS Cole Shennan was asked to reevaluate their original report in the context of the specific developments proposed for the Valley Lands. It should be noted that changes also occurred outside of the CDP area, most notably a down designation of a medium density residential site located on Highland Drive wherein 300 townhouse units were designated for development and the Resort requested, and was approved, for the development of 13 large single unit lots. This infonnation was also accounted for in the updated Transportation Analysis. The original Analysis required various road improvements at the Resort Entrance with County Road 22 should development proceed in the Valley (and other) areas. No other road improvements were required in other geographic areas by virtue of development in the Valley; that is improvements at the Third and Fourth Lines were attributable to development proposals outside of the Valley Land areas. The updated Transportation Analysis, dated January 2003, identified the need for the same type of improvements at the Resort Entrance as in the original Report namely: . Signalized traffic control; . Exclusive eastbound right turn lane; . Exclusive eastbound and westbound left turn lanes; . Exclusive northbound and southbound left turn lanes; The Report goes on to recommend that the above noted works would be required at the time of certain triggers namely the nurnber of units constructed in the Valley Land area. For example, the exclusive eastbound turn lane would be required to be constructed (or financially secured) when 55 additional units, or more, were constructed in the HigWands area of the Resort (outside of the CDP area). Notwithstanding that the fonn of road improvements in the updated Study remain unchanged from the previous Study conducted in 2000, the updated Study concluded that the staging or timing of the road improvements has diminished from the 2000 Report requirements. Horseshoe Resort Comprehensive Development Plan 12 PK Menzies Planning & Development I I I I I I I I I I I I I I I: I I I I Despite the two completed Transportation Reports and the clear policies of the Township's Official Plan regarding the type and staggered timing of road improvements at the Resort's entrance at County Road 22, the Resort has decided to enter into an agreement with the County of Simcoe which, in effect, would require the construction, or financial securing of all of the road improvements at the Resort entrance (save and except signalization) as a condition of approval of the first development in the CDP area. The road improvements would then not occur in an incremental basis based on future approved units but would occur all at once. This "trigger" development is the expansion to the Resort's Hotel. It was detenuined by the County that signalization was not particularly desired at the Resort entrance, at this time, due to the topography of the road and the lack of warrants for the work. The Agreement nonetheless does require that the underground infrastructure for construction of signalization be installed at the time that the road works are completed should future signalization of the intersection be warranted. The updated study from URS Cole Shennan fonus part of the CDP submission package. 5.0 Zoning By-law The Valley Lands which comprise the Comprehensive Development Plan area are zoned in various site specific "Future Development" zone categories for example FD*67 and FD*69. These categories, in effect, contemplate "future development" and pennit only the existing development to be recognized as legal and confonning to the By-law. Generally minor expansions can also be accommodated within these FD zones. Except for the areas of the existing ski hills and golf course therefore, which are zoned "Private Recreational - PR", rezonings are required for any additional substantive development to occur. Each successive site, or combination of sites, which is proposed for development, shall then proceed to the rezoning process and utilize the CDP as its guide for approvals much the same as a Master Plan would be utilized. 6.0 Conclusion Although the development and approval of the Comprehensive Development Plan does not fonn an approval under the Planning Act, the preparation of the CDP provides the Resort, the Public, and the Township the understanding of the fonn of development which the Resort is planning to undertake in the future. The CDP will be the "framework" or "master plan" for future development. The policies of the Township's Official Plan require the holding of two public meetings, under Section 34 of the Planning Act (the rezoning section). It is contemplated that the Horseshoe Resort Comprehensive Development Plan 13 PK Menzies Planning & Development I I I I I I I I I I I I I I I I I I I first meeting will relate to the COP and any subsequent public meetings will relate specifically to a particular site's rezoning. It is anticipated that the Township will have regard to the COP when reviewing any future rezoning and development applications such as applications for Plans of Condominium or Site Plan. The COP (Valley Lands) do not require an amendment to the Official Plan for Council to properly consider rezoning of the lands for site specific developments. The component parts of the COP have clearly demonstrated that the site can be properly serviced, that the proposal is in keeping with the approved Transportation Analysis for the area, and that the recharge function for the site will not be compromised. The fonn of development, the Concept Plan, and the Design Guidelines are all in keeping with good planning for the area. It is submitted that the Conditions of Approval as required in Section E2.5.3.3 of the Township's Official Plan ean be met in that the scale and fonn of development on the lands eonfonns to the objectives of the Plan, the servicing is appropriate, the improvements to the boundary road network has been previously approved by the Township and has been confinned though this exercise, and that the phasing is appropriate given the timing of installation of services and improvement to Horseshoe Valley Road. It is requested that the COP proceed to a public meeting and a resolution from Council be considered for approval of the COP as presented. Kris Menzies, MCIP RPP Horseshoe Resort Comprehensive Development Plan 14 PK Menzies Planning & Development ------------------- EXISTING SEWER EASEMENT TIMBER RIDGE TOWNHOUSE FORM UNIT CLUSTERS SIMCOE CONDOMINIUM MAPLECREST SUBDIVISION 65UNrr5 50 LOTS HORSESHOE VALLEY, VIt-LAGE PLANNING BOUNDARY EXIS NG SEWER EASE NT PRIVA SKI CLUB IT CLUST S TIMBER RIDGE 250 UNITS PROPOSED 72UNlTS X-C SKI CHALET NORTHWEST LANDS 50 LOTS TOWNHO UNIT CW X -C CHAL 30UNlTS 48 UNITS BIRCH GROVEl COUNTRY CLUB 47 UNITS CONFERENCE CENTRE NORTH RESORT 1025UITE5 EXISTING DAY LODGE EXISTING TIME SHARE 114 UNITS HOTEL EXPANSI~N 76 ROOMS VILLAGE CORE HIGHLANDS SUBDIVISION PHASE II & III 40 UNITS 38 L015,8 lOTS RECREATION CENTRE HOTEL CONDO 75 UNITS CARRIAGE HILLS RESORT - IV '08 HOTEL CONDOMINIUM ISO STACKED TOWNHOUSE FORM UNITS 388 UNITS TOTAL 78 UNITS HIGHLANDS SUBDIVISION PHASE I tl9LOTS 52 UN!TS,52 UNfTS,68 UNITS '" 172 UNITS HIGHLANDS SUBDIVISION PHASE IV CARRIAGE HILLS RESORT - I, II, III NEW 18 HOLE GOLF COURSE 192L07'5 Ii I ii 'i il ii 1:(\ I ,I II I, il Ii Ii ~. ,,>, I'UTUREPHASES-SOO LOTS mTAL-S65LOTS Ii Ii HORSESHOE VALLEY RESORT CONCEPT PLAN Land Use CONTEXT PLAN ~ FEBRUARY 2003 I I I I I I I I I I I I I I I I I I I ~UTH ENVIRONMENTAL CONSULTING, INC. Environmental Assessments & Approvals August 4, 2003 ABC 03..()83 Meridian Planning Limited 1]3 Collier Street Same, ON L4M IH2 Attention: Mr. Nick McDonald 1W: Review of: Additional Information. Horseshoe Valley CDP Dear Nick: I bave reviewed the additional infonnation pzovidl:d by Ten~.\)be. This information wn&iata of a summary and clarification ofthc data in their previous report and a number of ell'lier reports by Ian Wilson Associate6 regarding the aquif<< chanlcteristics. The additional information adcIresae& aome of1ho queries raised during our initial review, but doe$not address all of the iasues. On the basis of our review of the additional intimuation. we have reached the folJowini concll!tiOllll: . The $\III1mary report clarifies the proposed water-tald:ng as being a 51 % i~ 1i'om current~, and that this value is within the C\1ITeDtly approved MOE Permits to Take Water. Thi.5 moana that tho amount of tile inorcased water tald"p (plus a BUbatantial amount) bas been approved by the MOB. subject to conditions. . As we Indicated in our initial mriew. tho infonnation pteaented foouaes on the available water supply and detnonStratei that there is U1 adequate wen yield to meet the ground water demands by the proposed developmollt. . There ia good expectation that the supply can be obtained ftom existing wells or that suitable weUa can be collSttUcted to meet detnand It is 011'1' opinion that the proposed kvel of development i. supportable in principle, bid We have conoOl'llS about the itnpac:t of the development on the environment, particularly during the later stages ot development. On this basis, ~ the CDP outJine$ II. long tenn development plan, we recommend that initial stagea of the expansion oan proceed with tho condition that more detailed monitoring and hydrogeological evaluation be conducted to ensure that the long tmn expansion are suitable and sustaiMble n-om a water supply perspective. We propose that tho detailed hydrogeologioal evaluation be submitted and 111 hund.... Road. Uft~ 2. 8_.0ntllr1D LAM OE7 telephone: (105) 721-8451; fJIr. (705) 721-892.6 inIo@.wmuthellllit_l.oom S0/l0 39\1d ~II\N3 H1f1IIIIZV q7.~RT~/CaJ n_~~~ ------- I I I I I I I I I I I I I I I I I I I ~ sa lEe 39IId approved b~fure the total water oonswnpuon reaches 1,077,000 m3 fy~ar (cum;nt 01- 275,000 m3/year) unlClS Tmaprobe oan provide a good scientific basis for clw1&ing this value. This threshold is the same as was proposod in OUl' 1999 hydrogeological report. Detailed Comm....w The following comments "'sardine the supplemenwy data are provided. It may be beneficial to meet again with Tc:rraprobe to discuss the apecifig COIIIItIents. 1. Tho reports do not adequately address the extent of potential impacts to the natural environment for the full water-taking. The analytical method used to generate Figure 3 (Cooper-lacob) assume thai the aquifer is homogeneous, isotropic and infinite, at teast over the drawdown interval. This aSSlllDption is incomet for the Horseshoe Valley. It also assumes that infiltfation and latoral recharge to the aquifer aro very largo compared to the withdrawal, which is not accurate. The Om Morable has dofiMd limits of contribution, which IIlC not infinite in lateral extent. The conclll8io.n& stated 1iom the Burnside report on Settler's Ghost and for Horseshoe ValIoyate that a 10% drop in available water leIIe1s wi11 have no impact. Temlprohe estimates that the drop could be 2 to 4tn in total at a dimnce of 2Ian ftom the centroid of tho wells. This should be supported by calculations to indicate the potential changes in suatainable well yield, oonsideriftg the c\IJ!Iulative taking as a well field. The testing and ~u1ations presented by Wilson look at each well independently and make conclusions on the basis that <<*h well is not affected by other usen. These calculations need to address the site-specific data whercva possible to Cllibrate the calculation model against the 8Ciual obllCtVed data. Tcrraprobe needs to assess this and oompare the proposed taking to the total aJU\ua1 recharge and the roc:harp to the deeper aquifer. 2. Previously, we requested the detailed water level data for the production and available monitoring weUs. but this data have yot to be provided. This information was requested to demonstrate the changes in water levels U1 the aquifer over time. Table 3 piOvidcs very little data to make comparisons over time, but suggests that the static levela in the Heights well and Zone 2 won are similar to their original static levels, bllt that the Wen 3 static level has dropped IS.2m. It seems 1i1telythat the CIUTOAt static level is misintcIpreted, but again emphasizes that a better understanding Is warranted. The monitoring data to evaluate this should be available as part of the PTTW program. 3. The impact ISBCIIsmmt should also consider the changes within the Coldwatcr River water&hcd and discharge into the Coulson Forest Complex. The intent would be to review the potential impacts of "miainl" of water from the aquifer and tho continued drop over time that ultimately a.ffocts the sustainability of the water supply. This issue has not been addressed since the evaluation methods are 2 ~1f\N3 HlI1WIZV Q7.J:'.AT7JCDJ n~'~T ~nn~ .nn'~~ I I I I I I I I I I I I I I I I I I I * !iB/~B 3'J;Id basod on ateady-state assumptions. The reader is directed to the discussion of sa& yield (Section 8.10 in Frcou and Cherry, 1979). With water-takings. there are changes in recharge potential. the discharge potential and the rate of change of storage in the systom. When the changes balance or come into a new equilibrium thM the syatom ill consideJed sustainable with respect to the new pumping rate. However, the sy~ ill impacted by the change whether it is an inorcased rcchatge to compensate for the additional taking or a teduction in the availil\>le discharge to ground wat<< fed slream, for exemple. This level of evaluation is sun rcdllCed compared to a rcgiona1 3-D model (which 1 believe the Townahip shoWd instigate over the next few years). The ovaluation should O<Inaider different oomponents of the water budget and various assump1ions for the different scenarios. Tt>lUlprobe have suggested a monito.rios program, and this program should be Implemented and the data made available to the Township. 4. With respect to $owage eft1uent disposal options, we agree that there is a mechanism available to handle the volume of erouent that will likely be generated by the facilities. There remains substantial wOIk to define what combination of disposal options will be used. The proposed O<IDCepts involve the spray irrigation ofnew efiluent (79S,OOOm31year) within the golf courses and the remainder of the property. equating to about sOOmm of additional "precipitation" each yetlt. This ret1eots a storage pond approximately 150 million gallons In size and will likely cover 8 to 10 heotarea in area. 5. With respect to the Reasonable Use Assesament, we cI.isaSEcc with the approach used in the ca!cuJatiOI15. There are tbree components of the calcu1atiODS: a} mAts loading - the ni~te loading is baaed on the STP moedn& a di$clwge criteria of 5 mg/L. We requested COpies of monitoring data ttom the existing plGnt to demonatrate that this criteria is bcina met. Page S states that "the eft1uent criteria are buioally beJ.ag met (N~ less than 10 QISIL). There are some ConoerJl/i that achievin8 5 mgIL is not fully practical in a cost-effective manner. The calculations are bued on "795,000 m) ofnew ofilucnt" (page 9). However, RUC must consider all of the loading from the existing as wen as new facilities (ineluding the housins using individual septic systems). Given the large volume being discharged through Class IV systems, a concentration of 40 mgIL should be used for tholC systems. Thus, the net loading for the facility ill approximately 16,283 kgla (3,975 kg now + 800 m3/day. 10 mWL existing STP '" 643 rrJ Iday · 40 mgIL for Class IV systems). .orhe proposed mass loading rate needs to be bued on total nitrogen and not just nitrate rate. All sewage treatment systems supposedly convert nitwacn species to 3 .LN3i'HJ'<- .-(3 HlrlWIZ't 9~68I~L~~L Br:€I €B0~/9B/6B ~ I I I I I I I I I I I I I I I I II nittate. Enhanced trcatInent pr0CCS$C:8 can denitrify this IIWIS but must not merely convert the nitnte to a 4ifferent nitrogen foIm (I.e., arnmonta) since ammonia would convert back to nitnlte when introduced into the WISatUlatcd ground. b) background concentrations - the loading A-om fertilizer application to the golf course should be reflcctod in the background concentration. and in our cXpm~ the MOE witt not consider a reduction in the loading based on cftIucnt used for irrigation (scenario 2, page 10). A backsround value of 0.7 to 1 mgJL is reasonable, as is used by Tcmprobe. c) infiltration - we aaree with Tm:aprobc's USe ot200 mmla but also find tho MOB is xeceptivc to the use of the additional cffiuent volume being used for dilution. In summary, there is sufficient ovidenoc to I$1.IppOtt that the water supply is available however, more detailed hydrogeological evaluation is roquircd to approve the cun CaRlities. It ia on this basis 1hat it is recommended that: (i) only the inilial stages of development be approved in principle, (ii) Honcshoe Valley should institute a monitorlng program and that the data be provided to the Township, and (ill) the Town&bip should undertake a regiona13-D hydrogeological model to consider tho cumulmvc impacts in the Coldwatet River watershed. AI. CONSULTING. INC. Mike Iones, M. Pteaidcnt 4 59/59 39\'cI .LH3I+ICk m HlIl'llIZ\1 S~69t~L~dL 9~:Et E00~/99/RR I'---"JUN-28-2003 SAT 03:52 PM FH0J1.~,MENZIES PLANNING AND DEV FAX:705 ~(\.q, 0608 ~ 14142 8:-EffiING C:JI.JNTY OF SIMCCJE + 487(!1608 PAGE 2 NO.0j32 002 I I I I I I I I I I I I I I I I I I '" Th'~Dftlle , CPIllltJl 01 Simcoe conOUTE SEllVICES D!PAIlTMBNT TRANSI'OR.TATlONDMSION ToI.pbOllc 1b:WI81on 250125. 11.11\C 28. 2003 (7(15) '12&~300 Fu:: (705) 727-79" lItdIanAm: ~ 129-22e4 B-~: PIW@cI>uuIy~Q.cs. . . UIO~26 .Mmix>isllaI!oII. Ce1Iue Midllurlt, 0IIWia 10L uta FueNo. Dl~ Me. A. Leigh TIIWDIbIp 01 Oro-Me4onte Box 100 ~, 0I11'1rio LOL2XO DearMs. ~ 1I.e: CompIehooaive ~t Plan far Horseshoe Valley ~ 'J.'IIe ~ of Simcoe has received Ibf: Comprehensive DewlopmeDt Plan pnsparcd by PK MeDlief IIId the Tratllo :RevIIIt:prepn! by URS Cole Shetmm for hBoraolhoe Valtcy ~ S1aftb in pam1l1Jeemem with the above notoI4 roporIS, boWevet ii i. underltoad that ~ the reviled Trafic :RevIew, the roed ~ will be. m _dance with the ()iftQiaI l'IaA A"""1dmIRI~ _ the I'OId improvtmmt ~ with the Cu\ln\y ot 8\mooo. . Tbe CGIInt)' Will noquke eqWo"",""" cIrawIDss be aubmilted for apprUY1ll a:a4 . roI4 Improv_t -r-t be fIII1<<ed mill prior to the IIRX'Oval of iIIIt11er ~ willltn 1bo ~ VI11Iy BeIort It 1& UIIIIot8too4 \bat 1bo qinoori", abwm,. on beiII.~ b sub!Di1lSian. Sinctlrel)', j~ I. Beattie . .~T....mrillillll oc. . Ms. K. MIIIIIeI PI. MoazIoe PlimIIIII." Do~ ]C;....c. t .............0....... t".i~t~......_........~.. J t .............. ~ . --...--.-- I I I I I I I I I I I I I I I I I I I 23&:J May 21, 2003 Members of Council Township ofOro-Medonte Re: The Horseshoe Resort Comprehensive Development Plan 1. We appreciate the opportunity to present our views with regard to the proposed Horseshoe Resort Comprehensive Development Plan and wish to present the following comments for your consideration. 2. We understand and support the value of carefully conceived development for the area; however, we believe that full consultation is important and have identified the following as immediate Issues. 3. We understand that all traffic for the proposed redevelopment will use the main entrance to the resort. We are pleased that proposed enhancements to the main entrance which contemplate left and right turn lanes will improve the safety of this intersection. 4. On reviewing the concept plan for the redevelopment, it appears that Country Club Lane will be extended into the proposed Horseshoe Resort expansion for hotel condominium and stacked townhouse units. We are advised by Horseshoe Resort and their planning consultant that any possible extension to Country Club Lane into the proposed redevelopment will be for emergency purposes only. 5. We believe it is important that all alternative routes be fully considered for this purpose, and that any potential extension of Country Club Lane for emergency use be undertaken only as a last resort and with appropriate barricade and signage. 6. We would like this concept to be confirmed by all parties due to the significant traffic safety issues we envision: a) Traffic turning conflicts at Horseshoe Valley Road and Country Club Lane b) Issues related to the grade of both Birch Grove Drive and Country Club Lane c) Sight distance and curvature issues 7. We believe it is important that point # 5 above be explicitly confirmed within the Comprehensive Development Plan and ultimately by the Council of Oro-Medonte. Thank you for the opportunity to present our views on this important subject. f(21~ 18 Country Club Lane (705) 835-2585 ~ 6.,;~~~ P"Mi:l~ 2 Country Club Lane 21 Country Club Lane 27 Country Club Lane (705) 835-6329 (705) 835-7660 (705) 835-3072 ------------------- 65 UNITS /' ! :( I I I Ii 'i i! I! , I I' , I I , ! I I I MAPLECREST ' SUBDIVISION .........,., I J-C CHALET I 50LQ1S TBNHOUSE UI~ CLUSTER B IDE X-C CH 3 I - SIMCOE CONDOMINIUM , ~ I ..~.'=.== iUNITS I I , , i,,""----.. , .~~. ._~~~ EXISTING 102 SUITES EXISTING DAY LODGE I ////? i/V11,lAGE CORE I --~ \ (-,J ( NO~T~ ~ESOkT t,\ \] C Ii !I ii' II II II IJ i Ii I; RY" , MARKETj BIRCH GROVEl COUNTRY CLUB i 47 UNITS 4".,..,....,.'...'."......'.......,...0.0.~0y// \1.1/ Ibl.'?/' I) ,\ I // / / // )/ /6/1 ((//11/// II 1'1' 1/ ... / / I / ! 'I \ I I ) f.., ..'.../11'/ I i "J ' (/ / J I I I ',J",. ( '^ ! ' .. .." I > """" I i I .... J... !! II .. .. I l'l.SESt/Qi=!' 'ES~R~ . _ 'PANSI9N" I \ ", _'. 208 HOTEL CONbOMi;nUf.! !. \ _.._......__.. .____..........---. ...-.., " \ ----, I '-_ _ ~~~._~Ag(_ED"TOWNHOUSCZ FORM UNtT~ 388 UNITS TOTAL (\"_. ) / // , Lf -1...-/ / ,_.. \_/'\ . , \ POTENTIAL SKI HILL EXPANSION RECREATION AREA HfGHrANiSs SUBDIVISION PHASES I-IV AND ESTATE ... LOT$, ~ 18 COURSE HORSESHOE VALLEY RESORT CONCEPT PLAN Land Use RESORT PLAN ~ FEBRUARY 2003 I I I I I I I I I I I I I I I I I I I REPORT TO ORO-MEDONTE COUNCIL ORO MORAINE AND AGGREGATE RESOURCES OPA (OPA # 16) August 7, 2003 Prepared by (J !1lRlillAM I I I I I I I I I I I I I I I I I I I 2.0 3.0 4.0 5.0 TABLE OF CONTENTS 1.0 1 INTRODUCTION REVIEW OF VERBAL SUBMISSIONS AT PUBLIC MEETING 1 REVIEW OF WRITTEN SUBMISSIONS 9 CHANGES TO OPA # 16 SINCE PUBLIC MEETING 18 4.1 Tex/Changes 4.2 Mapping Changes 18 19 RECOMMENDATIONS 20 I I I I I I I I I I I I I I I I I I I 1.0 INTRODUCTION The intent of this report is to assess both the verbal submissions made at the formal public meeting held on June 3, 2003 and to address and respond to the written comments (25+) that were submitted at the public meeting and up to June 20, 2003. This report then concludes with a recommendation that a modified Official Plan Amendment be adopted by Council. 2.0 REVIEW OF VERBAL SUBMISSIONS AT PUBLIC MEETING A total of 15 individuals spoke at the formal public meeling held on June 3, 2003. Below is an overview of their submissions and a response. 2.1 Ron Armstrong Mr. Ron Armstrong and Mr. Matthew Price. both representing Mr. Armando Pompeo, made a submission regarding the need to designate additional lands for estate development on the Ora Moraine. Mr. Pompeo is the owner of 19 acres of land in Lot 1, Concession 5. These lands are located immediately to the west of the Oro Hills subdivision and to the east of the Township Fire Station on the 4th Line. It is the opinion of Mr. Armstrong that there is a need to ensure that there is an adequate supply of land for larger lot estate development in the Township. Mr. Price indicated that homes on such properties would sell for belween $650,000 and $1,000,000. At the presenl time, the subject lands are designaled Rural. This designation will not change as a result of the adoption of OPA # 16. The existing Official Plan prohibits the development of new estate subdivisions in the rural area. This policy was included in the Official Plan in 1995 to ensure that most new residential development was directed to existing settlement areas where community facilities and services will or can be made available. In addition, Section E2.2 of the Official Plan states that the development of lands belween the development nodes along Horseshoe Valley Road is nol conlemplated by the Official Plan. This policy was included within the Official Plan by the Ontario Municipal Board in 1994 and has been carried forward ever since. The intent of this policy is to ensure that developmenl along Horseshoe Valley Road is concentrated in development nodes that have been approved for development. On the basis of these Iwo above policies. an application for an estate subdivision on the subject lands would not conform with the policies of the existing Official Plan. It should be noted that the Iwo above referenced policies are intended to be carried forward and remain in the Official Plan as part of the Official Plan review. On the basis of the above. no changes to OPA # 16 are required or needed. 2.2 Lillian McConnell Ms. McConnell indicated that she supported the policies of the Official Plan respecting development along Horseshoe Valley Road. It was her recommendation that the policies remain unchanged. Ms. McConnell also indicated that she had some concerns aboul how the haul routes would be enforced by the municipality. She indicated that, in a number of cases, she is aware of roads not identified as haul routes actually being used as such. RESPONSE TO SUBMSS/ONS Oro Moraine/Aggregate (OPA # 16) Prepared by (J!1l~l4M 1 August 7, 2003 I I I I I I I I I I I I I I I I I I I In response. a key component of a long term municipal strategy respecting haul routes is a passage of a By-law under of the Municipal Act that would identify which roads are confirmed as haul routes and which roads are not Such a By-law would also provide the municipality with the ability to levy fines and lay charges against any operator/contractor who is found to be using a road that is not confirmed as a haul route. Such a By-law will be prepared and provided to Council for consideration by no later than Seplember 2003. OPA # 16 establishes Ihe basis for the preparation of such a By-law under the Municipal Act On the basis of the above, it is recommended that no changes be made to OPA # 16. 2.3 Hartley Woodside Mr. Woodside indicated that he has some concerns about the use of the ]'h Line between the Bass Lake Side Road and Horseshoe Valley Road as a haul route. Mr. Woodside indicated that the decision of the Ontario Municipal Board in 1994 on a number of pits on the 7th Line indicated that traffic on Ihis component of the 7th Line would be restricted to 100 trips per week. Mr. Woodside also indicated that he had some concerns about the preference for full municipal services for Craighurst established by OPA # 16 Mr. Woodside wanted to know whether there would be further public meetings in Craighurst on this issue. In response, OPA # 16 identifies the portion of the ]'h Line between the Bass Lake Side Road and Horseshoe Valley Road as a haul route (limited). The intent of OPA # 16 is to recognize that a limited number of trucks use this road. On the basis of a review of the decision of the OMB and discussions with Township staff, it has been determined that a maximum of 20 trips per day for local deliveries were provided for on this portion of the ]'h Line as per the original road agreement This agreement has now lapsed. On this basis, it is recommended that the 'limited' connotation be included within the OPA and that the new Municipal Act Haul Route By-law contain this same restriction. This means that no additionallruck traffic over what is currently permitted would be allowed on this portion of the 7th Line, if a new application to develop a pit was submitted to the municipality. With respect to Craighurst, it is my opinion thaI the preferred means of servicing in Craighurst should be on the basis of full municipal services. This ensures that there is municipal care and control of the servicing and that a lesser amount of land is required for development. In addition, it provides an opportunity to focus development on the Oro Moraine in defined areas rather than in a dispersed manner. It should be noted that it is the preference of both the Province and County as well 10 require full services in settlements such as Craighurst. However. it is recognized that the residents of Craighurst have not yet been given an opportunity to provide formal comments to Council on the proposal to establish a Secondary Plan for the community. Given that the Oro Moraine exercise is now virtually complete, the Craighurst Secondary Plan process will again be proceeding through the planning process. On this basis, there will be further public meetings in late summer/early fall dealing with the Secondary Plan. RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by OJ m.RJQ!.~n 2 August 7, 2003 I I I I I I I I I I I I I I I I I I I It should also be noted that the Township is in receipt of an application to develop 183 lots in the north-east quadrant of the community on the basis of full municipal services. This application can not be formally be considered by Council until the Secondary Plan that provides for this type of development has also been adopted by Council and approved by the County of Simcoe. Notwithstanding the above, it continues to be my preference that full services be eslablished in the Community of Craighurst. On this basis, it is recommended Ihat no changes be made to OPA # 16. 2.4 Mary Rose Ms. Mary Rose made a submission on behalf of Me Tibor Habernathy who owns land in Part of Lot 13, 14 (Oro). Ms. Rose would like the limits of the Oro Moraine Planning Area to be refined to specifically exclude her client's lands. It is Ms. Rose's perception that the inclusion of the lands within the planning area will have an effecl on her client's ability to create a new lot for residential purposes. At the present time, the 79 acre property is primarily located within the Agricultural designation. New lots for residential purposes are only permitted if the lot is for a bona fide farmer or is an infilling lot In both circumstances, in order to qualify, the original lot has to have an area of 95 acres or more. In this case, Ms. Rose's client does not qualify for a lot in accordance with the existing policies of the Official Plan. Ms. Rose is aware of the existing policies and plans to make a submission on the Official Plan review process as well. OPA # 16 proposes to include her client's lands within the planning area. In addition. OPA # 16 identifies a portion of the lands as being within the Nalural Core/Corridor area designation. The creation of new lots in this designation is not permitted by the OPA The lands on which the lot is proposed to be created by Ms. Rose's client will be designaled Enhancement Area by OPA # 16. The lot creation policies of the Rural designation will apply to lands within the Enhancement Area designation. The amended Rural policies (through OPA # 17) will provide Ms. Rose's client with the permission to apply for an infilling lot On the basis of the above, it is recommended thaI no changes be made to OPA # 16. 2.5 Kim Viney Kim Viney is one of the owners of Hardwood Hills Mountain Bike and Cross Country Ski Centre. located between the 5th and 6th Lines on the north side of County Road 11. Ms. Viney inquired whether the permission to establish a 25 unit accommodation facility will continue to be in the Official Plan following the adoption of OPA # 16. In addition, Ms. Viney inquired about how the landfill site owned by the County of Simcoe will be dealt with by OPA # 16. Ms. Viney also inquired whether there would be a definition for cross country-ski facility in the proposed Amendment. In response to the accommodation issue, it is proposed to place the Recreational designation on the lands which are the site of activity area associated with the Hardwood Hills facility. The intent is to recognize the level of activity and the use of the site for major recreational purposes in the RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (Jllli\Jm.~~ 3 August 7, 2003 I I I I I I I I I I I I I I I I I I I Township of Oro-Medonte. The policies of the Recreational designation within the exisling Official Plan do nol explicilly provide for the development of accommodation facilities as accessory uses. On this basis, there are two options. The first is to retain this portion of the property within the Rural designation, where Ihe permission for accommodation facilities exisls. The second option is to provide for accessory accommodation facilities in the Recreational policies in the parent Official Plan. Given the size of the Hardwood Hills facility and its importance to the economy of the municipality, it is my recommendation that the activity area be designated Recreational and thaI there be a permission included within the Official Plan that would provide for the establishment of 'accessory accommodation facility' on the lands. It should be noted that this permission currently exists within Ihe Official Plan. As a result, other than a land use designation change. the policies applying to the Hardwood Hills properly are very similar. With respect to the landfill site, OPA # 16 places the entire 50 acre landfill site located to the west of the Hardwood Hills lands within a designation that recognizes its location. Given that the landfill site is owned and operated by the County and is regulated by the Ministry of Environment, the municipality has limited control over the use of the landfill site itself. However, there are a number of policies in the existing Official Plan which are designed to ensure that the uses around both existing and closed landfill siles are compalible with the landfill site itself. These policies are contained within Section H ofthe Official Plan and are not proposed to be changed. With respecl to the definition of a cross-country ski facility. such a definition already exists in the Zoning By-law and there is no need, in my opinion, to include such a definition in OPA # 16. 2.6 8i11 Stonkus Mr. Stonkus is the owner of about 220 acres of land within Lot 4, Concession 7 (Oro). These lands are located direclly to the south of the Diamond Valley subdivision. which is currently being developed. Mr. Stonkus indicated that he bought the subject properly in 1989 as an investment and that it has always been his long-term plan to develop a number of large, 5 to 20 acre estate lots on the properly. The lands are currenlly designated Rural by the Official Plan. The policies of the existing Plan do not permit the establishment of new estate residential subdivisions in the Rural area. In addition. Section E2.2 of the Official Plan also restricts the expansion of each of the development nodes along the Horseshoe Valley Road corridor. unless the expansion is being considered in the context of an Official Plan review and provided the need for the identification of additional lands has been provided. As a result, Mr. Stonkus is limited by the existing policies in the Plan with respect to dividing the properly into a number of lots. However, Mr. Stonkus does have the ability to create one new lot as-of-right in accordance with the Rural policies of the Official Plan, which allow for the creation of one new residential lot from every parcel of land that is 95 acres or greater in the Rural designation. RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (Jm.R1!ll~H 4 August 7, 2003 I I I I I I I I I I I I I I I I I I I The intent of the above policies is to direct growth to existing settlements and 10 preserve the characler of the rural component of the municipalily. It should be noted that the potential exists to add 2,400 additional dwelling units to the Moraine in already approved developments. These additional dwelling units will add about 6,000 additional people to the Moraine as well. OPA # 16 places the entirety of Mr. Stankus's property in the Natural Core/Corridor Area designation. According to the work carried oul be Azimuth Environmental, these lands are included within parts of polygons 104 and 133. Polygon 104 is a natural forest polygon that encompasses 380 ha. It received a score of 71.5 mainly on the basis of its large size, multiple habitat types, is in the main recharge area, has reportedly provincially threatened species, has a high proportion of interior forest and has older stand ages. It is also adjacent to other sizeable forested areas. Polygon 133 is a succesional forest polygon that encompasses 141 ha. It received a score of 45, mainly on the basis of riparian habitat. headwater areas, size and proximity with other large forested areas. As a result of the identification of the lands within a Natural Core/Corridor area, the permission to create new residential lots is not proposed to be carried forward. However, the development of a new dwelling on any existing lot of record within the Natural Core/Corridor Area designation will continue to be permitted. It is my opinion that, given the location of the property in the centre of a large Natural Core/Corridor Area, the designation of the lands as proposed is appropriate. On this basis, no changes to OPA # 16 are required. 2.7 Ernie Dryden Mr. Dryden indicated that, on behalf of the Oro Moraine Association. the Association was very pleased with Councit's commitment to protecting the environment. However, the Oro Moraine Association continues to have concerns about the long term effects of any development on water and whether there will be enough policy and regulation to control water use in the future. In addition, Mr. Dryden indicated that the Association has some concerns about including criteria within the Official Plan that provide the basis for considering significant changes to the Official Plan. However, Mr. Dryden recognized that not having criteria within the Plan leaves it open to the Ontario Municipal Board to establish their own criteria which may not be as well thought out and appropriate as the criteria now within the Plan. Mr. Dryden admiUed that he was uncertain about the most appropriate approach. In response. it is my opinion that OPA # 16 elevales the importance of the function of the Oro Moraine as one of the main groundwater recharge areas in the County of Simcoe. In addition, there are a number of policies which require the preparation of detailed hydrological assessments to support major development applications anywhere on the Moraine. Notwithstanding the above, it continues to be recognized that the Municipality has IiUle, if any, control over water taking, since the Ministry of Environment is responsible for issuing permits to extract more than 50,000 litres of water per day on average. While the permit process is improving, there is no formal opportunity for public input into the process and the decisions are still made only by the Ministry of Environment based on their criteria. RESPONSE TO SUBMSS/ONS Oro Moraine/Aggregate (OPA # 16) Prepared by () !1ll\illl~H 5 August 7, 2003 I I I I I I I I I I I I I I I I I I I It is recognized that this lack of control is a cause of concern for many residents. On this basis, it is recommended that, as part of the Official Plan review, policies regarding water taking be included within the Official Plan to provide the basis for requiring zoning changes for water takings. These policies would require the preparation of appropriate supporting studies and potentially entering into of monitoring agreements prior to Ihe favourable consideration of a larger well on the Oro Moraine and the remainder of the Township of Orc-Medonte. With respect to Mr. Dryden's concerns about including criteria within the Official Plan for significant changes, it has always been my opinion that the most appropriate way to manage change is to establish at the outset the criteria that would need to be fulfilled in order for major changes to be considered. Not including the types of criteria creates uncertainty and the potential for approvals at Ihe Ontario Municipal Board level thaI could not be anticipated. On the basis olthe above, it is recommended that no changes be made to OPA # 16. 2.8 Janice Laking Ms. Janice laking owns land within lot 6, Concession 6 (Oro). These lands are located at the south-east corner of Bass lake Sideroad and the 5'" Une. Ms. laking has been interested in obtaining a severance on her 30 acre property for some time. The existing Official Plan designates her property Rural and new lots in the Rural designalion are only permitted if the lot has an area of 95 acres or more. The lands are proposed to be placed in the Natural Core/Corridor Area designation, since it is part of polygon 104, which is one of the larger polygons (380 ha) and is central to the study area. It received a score of 71.5 mainly on the basis of a large number of vegetation communities and multiple habitats, stand age, interior habitat and a provincially threatened species. It is also part of the main recharge area. 2.9 Chris McGuckin (Lafarge) Mr. McGuckin indicated that lafarge Canada had a number of concerns with respect to the proposed Amendment. Specifically, it was indicated that not enough tand will continue to be designated for resource extraction once the Amendment is approved. In addition, it is Mr. McGuckin's view that a balance has not been struck between providing lands for resource extraction and protecting the environment. In addition, it is Mr. McGuckin's view that the Township should set aside as much land as possible for extraction in the future. lastly, Mr. McGuckin indicates that the Township is not having regard to the Provincial Policy Statement which requires that municipalities ensure that as much of the resource area is available for extraction. In response, it is my opinion that a balance has been struck in terms of identifying lands that are considered to be significant from a Natural Heritage perspective and by identifying lands which, if certain criteria were met, are suitable for aggregate extraction. Approximately 50% of the Mor;line is affected by the Natural Core/Corridor Area designation. The remainder of the Moraine can be utilized for extraclion purposes, provided a number of criteria have been met. RESPONSE TO SUBMSS/ONS Oro Moraine/Aggregate (OPA # 16) Prepared by ()!ill\lR!~H 6 August 7, 2003 I I I I I I I I I I With respect to the issue of significance, Ihe Provincial Policy Statement allows for local municipalities to develop methodologies for establishing and classifying significant natural heritage features. Once a significant feature has been identified, the test then becomes whether development can occur wilhout having a negative impact on that feature. In the case of the Oro Moraine, given the nature of the natural heritage features and their spatial extent, it is our opinion that any major development within the Natural Core/Corridor Area will have a negative impact on the significant Natural Heritage feature. On the basis of the above, no changes to OPA # 16 are proposed. 2.10 Ron Suwala Mr. Suwala owns about 100 acres of land in Ihe east half of Lot 2, Concession 5 (Oro) south of the Oro Hills subdivision. Mr. Suwala is concerned about the impacts of the proposed policies on his ability to realize some economic benefits on his property. At the presenl time. Mr. Suwala's lands are designated Rural by the Official Plan. While the list of permitted uses is relatively extensive, Ihe lot does not front on an open municipal road that is maintained on a year round basis. As a result, permissions to establish the majority of Ihe as-of-right uses cannot be obtained unless the road is brought up to municipal standards. In addition. the exisling Official Plan prohibits the development of subdivisions on the property. I I OPA # 16 proposes to place the entire Suwala property in the Natural Core/Corridor Area designalion. The property is being designated as such as the result of its scoring by Azimuth Environmental, which identified that the property has a score of 41.5. This property is the site of polygon 88 and parts of 111 and 308. Polygon 88 received a score of 41.5, mainly on the basis of polygon size (144 ha). old stand age. high number of vegetation communities with interior habitat and is part of the main recharge area. Any score over 30 leads to the conclusion that the lands are significant and should be protected. I I I I I I I Given Ihat the Suwala's do not have road access at the presenl time, il is difficult to determine whether any use of the property is feasible in accordance with the policies of the existing Official Plan. It is appreciated that the subject lands are now proposed to be placed in the Natural Core/Corridor area designation and that Ihe permitted uses and development policies within that designation are more restrictive than in the Rural designation. The permitted uses in the Natural Core/Corridor Area designation are: a) single detached dwellings and accessory uses on existing lots; b) home occupations; c) passive, non-motorized recreational uses; d) existing agricultural uses; e) fish and wildlife management; f) conservation uses; g) flood and erosion control projects; h) renewable resource management uses, such as forestry; and, i) bed and breakfast establishments in single-delached dwellings. On the basis of the above, no changes are recommended to the OPA # 16. RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by OJ !IDJ!!lA~ 7 August 7, 2003 I I I I I I I I I I I I I I I I I I I 2.11 Bill Soles Mr. Soles, representing the Big Cedar Residents Association, indicated that he supported the efforts of Ihe municipalily with respect to the preparation of a planning document to manage change over 20 years. However, Mr. Soles is deeply concerned about the effects of water taking on the Moraine on the recharge function of the Moraine and on neighbouring land uses. It is on this basis that Mr. Soles requests that the Township ensure that the protection of water be factored into every decision made on the Ora Moraine. As noted previously, groundwater impacts on the Moraine are highlights in OPA # 16 and a policy on water laking is proposed to be included by OPA# 17. 2.12 Bill Fitzgerald Mr. Fitzgerald. who indicales that he had drilled in excess of 600 holes on the Oro Moraine looking for gravel, indicates that the mapping prepared by the Ministry of Northern Development and Mines respecting the location of deposits on the Oro Moraine is not entirely accurate. Mr. Fitzgerald indicated that there may be other areas on the Moraine that are much more suitable than the existing areas that are currently developed as a pit. On this basis, Mr. Fitzgerald suggests that the Township not undesignated lands and that anyone be given an opportunity to submit applications provided all of the relevant criteria have been met. In response, the intent of the planning process leading up to the preparation of OPA # 16 was to identify areas which, because of their environmental significance. were considered to not be suitable for aggregate extraction and other uses such as subdivisions and golf courses. All of the areas which are within the Natural Core/Corridor designation are considered to be significant. based on a methodology developed by Azimuth Environmental in accordance with the training manual prepared by the Minislry of Natural Resources. It is within these areas that such uses would, if developed, have a negative impact on the features and functions of the area. As was noted in response to the Lafarge submission, a considerable amount of land remains available on the Oro Moraine for aggregate extraction, provided certain criteria are met. Many municipalities do not predesignale for extraction purposes and require the submission of Official Plan Amendments. On this basis, Oro-Medonte can be considered a leader in this regard, in terms of maintaining an aggregate designation on lands that are not licensed for extraction purposes. On lands outside of the Natural Core/Corridor area, applications to develop new pits will be considered, provided all of the criteria in the Official Plan have been satisfied. It is on the basis of the above that we believe that a balanced approach to protecting the environment and providing for resource extraction has been struck by this Amendment. No changes are therefore recommended to OPA # 16 as a result of this submission. 2.13 Anne Guiot, APAO Ms_ Anne Guiot from Skelton Brumwell appeared on behalf of the APAO and indicated that the APAO was of the view that the policies respecting aggregate extraction were too restrictive. My response to the APAO is the same as my responses already provided in this report. RESPONSE TO SUBMSS/ONS Oro Moraine/Aggregate (OPA # 16) Prepared by ()!1UlmAM 8 August 7, 2003 I I I I I I I I I I I I I I I I I I I 3.0 REVIEW OF WRITTEN SUBMISSIONS A number of written submissions were also received by the Township. These submissions are listed below: 1. February 25, 2003 John Laking 2. March 3, 2003 Janice Laking 3. May 6, 2003 Wm. Stonkus 4. May 20. 2003 Walter Pazuk 5. May 29, 2003 Pat and Jim Woodford 6. June 2. 2003 Ernie Dryden (Orc Moraine Association) 7. June 3. 2003 Ron Wallace 8. June 3, 2003 Gary Bell (Hillway Equipment Limited) 9. June 3, 2003 Anne Guiot, APAO 10. June 3. 2003 Mary M. Rose (Mr. Tibor Harbernalhy) 11. June 3, 2003 Jack Haggerty (Horseshoe Valley Property Owners Association) 12. June 9, 2003 JRM. (Mack) Williams 13. June 9, 2003 Sandy Agnew 14. June 11, 2003 Judy (Neufeld) Johnston 15. June 11, 2003 Bryan Johnson (Hillway Equipment Limited) 16. June 11, 2003 Andrew Fyfe (City of Orillia) 17. June 16, 2003 Randall S. Hoover (Bass Lake Ratepayer's Association) 18. June 16, 2003 Ingrid VanderMarel 19. June 16, 2003 Wm Stonkus 20. June 18, 2003 Christopher McGuckin (Lafarge Canada) 21. June 19, 2003 Wayne J. Varcoe 22. June 26, 2003 Jamieson Gourley (Walter Pazuk) A summary of each of the submissions and our brief response to each is below: RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (Jtlli\lRlAH 9 August 7, 2003 I I I # Received Concerns andlor Response Recommendations I 1 John Laking and February 25, 2003 Their property scored between This area includes Terry Oram-Laking 30-50 on significant features and mainly polygons 111 I will not permit new residential and 88. Polygon 111 3619 Line 5 North lots. Support the environment, received a score of 32, but a sweeping brush across the mainly on the basis of I whole area does not do this while polygon size (62 ha), a providing for a strong township. moderate number of vegetation communilies I Many people have managed with interior habitat and lands with fulure plans in mind is part of the main and carried out under the By-laws recharge area. It also I of those times. Grandfathering forms part of a larger clause needed to keep flexibility. block with adjacent polygons 88 to the west I Specific property purchased to and 104 to the south. build a Bed & Breakfast with a Polygon 88 is a large large enough lot to allain a natural forest block that severance at a later date. Meet received a score of I all requirements except they have 41.5. It is a large not owned the land long enough polygon (144 ha) with to earn severance and a lot substantial interior (45 I already was severed in 1976. ha). It also received its Infuriating to change By-law as ranking on the basis of this portion of land is not a large number of I environmentally pleasing and the vegetation large lot would maintain rural communities, proximity character. Lot would also provide and stand age. No I beller security with an additional change to OPA # 16 is neighbour, as trespassing is a proposed. problem. Agree with large uses I over large areas. but overall application too rigid. I 2 Janice Laking March 3, 2003 Have owned 30 acre property for Response contained 23 Letitia St. 30 years. Requested further within Section 2.8 of Barrie information at Nov. 12102 meeting report. I North Part Lot 6, but received none to date. Object Con. 6 to focus on "protecting 42,000 acre swath of rolling land before I Barrie encroaches." No scientific .ustification for Meridian I RE.SPONSE. TO SUBMSS10NS (J !lli\l!llAH Oro Moraine/Aggregate (OPA # 16) 10 I Prepared by August 7, 2003 I I I I I I I I I I I I I I I I I I I proposals. Either public ownership or carefully controlled development recognizing existing rights is needed. 3 William Stonkus May 9, 2003 Owns 220 acre property since Response contained lots 3 and 4, Con. 7 1989. No doubt that rural within Section 2.6 of character and appeal is wanted, report but this plan short on details and verified facts and adds controversial terms (sensitive areas, environmental impact, heritage features, significant) can only lead to confusion. location. function, size, "significance" scores arbitrary. Document looks repetitive under different headings to fill pages. Property a retirement investment at significant cost not to create a 150 lot subdivision. but something that could be sold off over time. Wants to address Council. 4 Walter Pezuk May 28, 2003 Request to be notified of decision Noted on OPA. 103 Dunlop Street East. Barrie ON. L4M 1A6 5 Jim Woodford May 29. 2003 "Environment First" an admirable No comment philosophy. but one must learn something about the environment to practice it Reports suggest no earthworms or insects live on the Moraine. Data is recycled from the Internet and EIS at the Township, not Moraine research. Strange ecosystem! Term 'hydrological A2.1.1: Why are hydrological functions' has been functions absent? "Protect is added admirable and achievable. It is impossible for humans to enhance nature and the word No comment should be deleted throughout the OPA. RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by ()!1lRlmAH 11 August 7, 2003 I I I I I I I I I I I I I I I I I I I A2.1.2b: If this is to work, Council Database to be will have to put consulting jobs up developed over time as for public tender and hire natural more information environment experts. Citizen's becomes available. Ecological Advisory Committee would help. B5.1.1.2: Is a waffling section. Should be a mandatory and as needed seclion. Need a new Section b.1.1.5 entitled "Assessment, Evaluation and Noted Verification of an EIS.' Without il the process is meaningless. Failure 10 eslablish database of site-specific Moraine flora and fauna and a Citizen's Ecological Committee would be invaluable. Naluralisls living in area have knowledge, experience Do not agree. Footer on unavailable to consultants. document had incorrect date. Offers consultants. Council, Committee an opportunity to refute his criticism through a walking tour of the Moraine. Has offered before and been refused and offered three times to establish Ecological Advisory Committee, and refused. Why was draft OPA (dated January 31, 2002 and prepared by Meridian) not presented to public when it was written to give Committee a chance to see firm's ideas? Draft allegedly written before most Committee meetings and open houses. Is it possible there was a mistake and there is a logical explanation? If not. asks Council to thoroughly investigate. 6 Ernie Dryden June 3, 2003 Whole ofTownship depends on Noted Oro Moraine groundwater. Heartened by draft Association OPA policies protecting water and recharae/discharae function of RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by ()!1lRlRl~~ 12 August 7, 2003 I I I I I I I I I I I I I I I I I I I Moraine. Encourages Mayor and Deputy Mayor to impress Simcoe County Council as they appear to flounder on hard issues. Ultimately. provincial legislation is needed and was promised. Will be writing Premier Eves but encourages Council to prompt them on the issue. Also recommend Council seek legal advice on how to get out the expensive box of Official Plan appeals. Applications to change significant policies should only occur at five year review. 7 Ron Wallace June 3, 2003 Would appreciate documentation Noted 1793 Line 10 North as offered in last paragraph including all relevant maps. particularly aggregate extraction area. 8. Gary Bell June 3, 2003 Designating Haul Routes on a Do not agree. OPA Skelton Brumwell and Schedule and amending A-3 if a required for new pit in Associates (Hillway haul route designation is required any event Equipment Ltd.) is counterproductive. Currenl licensing not on haul routes has been very well managed to Council satisfaction through development agreements. Not designating significant Do not agree. OPA aggregate resource lands as such required for new pit. because they lack access to a Designation of road to haul route disregards PPS C 12 be considered at same Mineral Aggregate Resources time. Objective: "protect known aggregate deposits and areas of high potential... for future resource use." Placing non-designated haul route accessible sites on an Appendix not as clear or useful to Designation applying to public as opposed to one Hillway lands to be Schedule. removed RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (J!1lRllliAN 13 August 7, 2003 I I I I I I I I I I I I I I I I I I I Hillway Equipment Lands on Line 12 does not corroborate proposed C12.4.5. Should be revised. . 9 Trudy Paterson and June 3, 2003 Draft OPA does not recognize Response contained in Anne Terry Guiot, mineral aggregates as provincially Sections 2.9 and 2.12 Skelton Brumwell and significant resource on Moraine. of this report Associates (APAO) Aggregate resources sterilized through broad protection of non- provincially significant natural heritage features. By reducing the area of Mineral Aggregate Resources designation the extent of significanl aggregate resources to be protected is also reduced. Some significant aggregate resources excluded from protection because Ihey do not have access to an existing haul route. "Realistically possible" to protect and make these available. Request draft OPA be revised to reflect above and provide a revised copy to them prior to consideration of adoption. 10 Mary M. Rose for Dr. June 3, 2003 Propose modification to Planning Response contained in Tiber Harbernathy Area boundary to exclude area Section 2.4 of this zoned EP and MAR2 from OPA report 11 Jack Haggerty June 3. 2003 Have watched commitment to Noted Horseshoe Valley "quality of life" issues grow over Property Owners past year. It has been a pleasant Association surprise to see this work unfold in a direction we feel will benefit all residents in the years to come. It would have been easy to give in to development forces knowing confrontation and appeals to the OMS would occur. Vision and four pillars in existing OP provided a real sense of purpose and direction. Ask Council to "Stav the Course" and imnlement RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (J!1lRJmAN 14 August 7, 2003 I I I I I I I I I I I I I I I I I I I an amended Plan 10 protect open spaces and clean water. 12 J.R.M. (Mack) June 9, 2003 Has owned property since 1946. Noted. Scored less Williams Reforested old farm around 1955 than 30. Lack of West half of Lot 2, and has been thinning plantations designation does not Con 5 (Ora) since 1977. Manages his forest preclude public like most County Forest dedication or properties and a trail system conservation easement. exists as well. Was surprised his land was not designated Natural Heritage, but it is slowly moving towards a natural forest. A residence may be reestablished on site, bul it will be self-sufficient. A working properly managed forest can financially help landowners to be good stewards and will maintain of enhance desired natural features of Moraine. May help reduce fragmentation of landscape. Reforestation has dramatic effects on ground water and stream quality that had been harmed (Ganaraska River). Forest cover can screen aggregate operations. Resounding successes in exhausted pits becoming part of the forested landscape. Forestry potential in enhancing agriculture should be kept in mind. Trees and forest enhance quality of life. Urban centers have many wooded areas or forestry departments. Will mitigale settlement effects, link forest areas and screen desired uses. Clearing areas for settlements can kill or weaken trees throuah RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (J!1ll\ml~M 15 August 7, 2003 I I I I I I I I I I I I I I I I I I I unnatural exposing. Can bring tourism 10 area as his experience with his own property and Simcoe County Forests shows. Forest plays a role in most points listed under intent of the Plan. Good stewardship can be fostered through conservation easements like a Managed Foresl Tax Incentive Program. May be a sound investment to maintain forest landscape. Proactive approaches useful and intervention needed to pursue specific objectives. Large areas are maintained under managed forests to preserve water supply, and a similar approach can be used here. Is delighted to see section on preservation and planting. Site design can easily incorporate more planting that would enrich communities. 13 Sandy Agnew June g, 2003 Strongly supports policy and Noted protection of natural features and ecological functions of Moraine. 14 Judy (Neufeld) June 11, 2003 Long time resident and farmer. Noted Johnston Land can't be used for subdivisions, gravel. golf courses, or farming but are taxed to present assessed value which would be too high under Plan. Amendment should be looked over more carefully before more lawsuits and OMB hearings arise, wasting taxpayer money. 15 Bryan Johnston June 11, 2003 Long time land owner and farmer Lands potentially to be in Oro. His land is part of a used by Hillway. These current pit application and asked lands are to be Council to maintain current policy undesignated RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (Jm.IURLAH 16 August 7, 2003 I I I I I I I I I I I I I I I I I I I for new gravel Haul Routes. Unfair and does not accomplish anything but confusion, especially when currenl Agreement policy works well. It is good that Mineral Aggregate Resources Potential designation remains. What does it really mean that 12'" Line is not a Haul Route? 16 Andrew Fyfe, Senior June 11. 2003 No policy, financial impact on Noted Planner, City of Orillia Orillia. With policy focused on either the Moraine's nalural heritage features or housekeeping measures, there is no concern. 17 Randy Hoover, Bass June 16. 2003 Appreciate the leadership of Noted lake Ratepayers' Council when protection of Association environment and resources from those seeking to exploit that herilage is, at this time, supreme. In full support. 18 Ingrid VanderMarel June 16. 2003 Our generation and those before Noted 26 Cathedral Pines, have ravaged earth and we now RR#1 Barrie need to make decisions with the future in mind. Gravel of the moraine is a non-renewable resource and the perfect percolation material left for our water will never return. Stand firm in your resolve and adopt OPA as proposed. 19 Wm Stonkus June 16, 2003 Mentioned many of the same Response contained points as in May 6, 2003 letter within Section 2.6 of this report. 20 Christopher June 19, 2003 Disappointed APAO comments Response contained in McGuckin. lafarge have not been adequately Section 2.9 of this Canada incorporated into draft OPA: report. - no regard to PPS on providing availability to as much aggregate as realistically possible, RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by () !1lRl!!l~M 17 August 7, 2003 I I I I I I I I I I I I I I I I I I I - reslricts access with existing conditions and locally significant natural heritage features - does not achieve appropriale balance between protection of significant aggregate resources and significant natural heritage features (numbers indicate otherwise), - should be no prioritization of Moraine aggregate resources. - sufficient evidence not been given to warrant exclusion of aggregate extraction in Natural Core/Corridor Areas. Removal of Mineral Aggregate Resource designation based upon regionally (not provincially) significant features. Any attempt to manage aggregates based on existing haul roules is short-sighted, does not recognize geographical limitation and non-renewable nature of extraction. Haul routes can be designed to mitigate impacts on community. Draft OPA not progressive, does not permit opportunities for habitat creation and enhancement No recognition of interim land use of production and final rehabilitation is required under Aggregate Resources Act Oro Moraine is not a major supplier of aggregates at provincial (1.5% of total) and County (20% of total). Important supplier of local construction aggregate and protection of finite resource is essential for continued orowth in local, RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by (Jf1U\JmAM 18 August 7, 2003 I I I I I I I I I I I I I I I I I I I regional economy. Please provide final areas of land designated as "Mineral Aggregate (License)" and "Mineral Aggregate (Potential)." 21 Wayne Varcoe, Cliff June 19, 2003 OPA subjects company to Response contained in Varcoe LId. competitive disadvantage by Section 2.9 of this eliminating acquiring, developing report power within Planning Area. Limiting extraclion along haul routes directs economic cost of extraction in Oro-Medonte beyond economically viable point for Cliff Varcoe LId. Present areas of extraction cannot be used to predict large presences of aggregate. Quite possible outlined areas are nol viable while neighbouring areas are highly viable. Most producers are presently having greal difficulty meeting markel demands and are turning cuslomers away. Not enough good biological evidence to support the wholesale restriction on aggregate extraction within Plan Area. Geological knowledge is not detailed enough at present to accurately predict existence of resources with any certainty. 22 Jamieson Gourley June 26, 2003 Requires notice on behalf of Mr. Noted W. Pazuk. RESPONSE TO SUBMSSIONS Ora Moraine/Aggregate (OPA # 16) Prepared by (Jm.~lAM 19 August 8, 2003 I I I I I I I I I I I I I I I I I I I 4.0 CHANGES TO OPA # 16 SINCE PUBLIC MEETING On the basis of some of Ihe comments made on the OPA by members of the public and agencies and as a result of some further consideration of the policies and mapping, a number of minor changes are included within the version of OPA # 16 which is being recommended for adoption by Council. A description of these changes are below. 4.1 Text Changes 1. Section A2.1.2 a) has been amended by adding the words "and hydrological" after the word "ecological". 2. Section A2.6.2 b) has been modified by adding the words "appropriate locations along" after the words "employment uses to". The intent of this change is to ensure that the localions for highway commercial and employment uses along Highway 11 are considered to be appropriate. 3. A new stralegic objective has been added to Section 1\2.7.2 and it reads as follows: "d) to encourage the development and diversification of the tourism industry in the Township." This change is being made to ensure that lourism development in the Township continues to be a strategic objective of the municipality. 4. Section 81.1 c) has been modified by adding the following words at the end of this sub- section "while providing for all types of development, including aggregate extraction" 5. Sections 81.10.1.4 b) and section 81.10.2.4 d) is modified by adding the foltowing words at the end "or another non-profit group. In addition, new residential lots may be considered if the remnant parcel will be subject to a long term (over 21 years) conservation easement. " 6. Section D3.4 a) and d) are modified by deleting the word "significant" the intent of this change is to ensure that EIS's are prepared to support developments around any woodland or wildlife area within the Environmental Protection Two overlay designation. 7. Section 85.1.1.1 c) is deleted. This section is not required as the issue is covered in sub- sections a and b. In addition the word "critical" in the first paragraph is placed by the word'significant'. 8. Section 85.1.1.3 k) is modified by adding the words "(in the Oro Moraine Planning Area) after the word linkage. 9. Section 85.1.1.4 a) is modified by adding the words "related ecological" before the word functions. RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate tOPA # 16) Prepared by (Jr1LRllliAN 20 August 8, 2003 I I I I I I I I I I I I I I I I I I I 10. Section 85.1.1.4 i) is modified by adding the words "the function of natural heritage areas" after "effect" and deleting the words "wetland function or contiguous wetland areas" . In addition to the above, a number of typographical errors were corrected and a number of sections were renumbered to ensure that the Official Plan Amendment is appropriately formatted. 4.2 Mapping Changes A number of minor mapping changes were also made to Ihe Schedules. These are as follows: 1. The lands under application for rezoning by Hillway Equipment Limited have been redesignated from Mineral Aggregate Resources to Agricultural. 2. The Edgar Special Policy Area designation has been placed on the affected lands. However, portions of Ihe north-west and north-east sections of the property have been placed in Ihe Oro Moraine Core/Corridor Area designation. 3. The Recreational designation has been applied to the activity area associaled with Ihe Hardwood Hills property, the Seltlers Ghost Golf Course and Ihe golf course on Horseshoe Valley Road east of Jarratt (Frank Whibley). 4. The Enhancement Area designation has been added in the vicinity of Coulson Mountain in lot 2, Concession 8 and is also shown on the Environmental Schedule as well as an outlier. 5. The 'Mineral Aggregate Resource - Licensed' designalion has been placed on the Squire property in Lot 7, Concession 7 as a result of the approval of OPA # 14. 6. The 'Mineral Aggregate Resource -Licensed' designation on the Truax property in Lot 7. Concession 10 has been corrected. 5.0 RECOMMENDATION It is my opinion that the attached OPA # 16 is appropriate. in the public interest and should be adopted. On this basis, it is recommended that: Council receive this report; Pass a By-law adopting OPA # 16 to the Oro-Medonte Official Plan. Respectfully Submitted Nick McDonald, MCIP. RPP Partner NM/jrw RESPONSE TO SUBMSSIONS Oro Moraine/Aggregate (OPA # 16) Prepared by ()m.lill!l~N 21 August 8, 2003 I I I I I I I I I I I I I I I I I I I OFFICIAL PLAN AMENDMENT NO.16 (ORO MORAINE AND AGGREGATE RESOURCE POLICIES) TOWNSHIP OF ORO-MEDONTE August, 2003 File # 2080 MERIDIAN !'tANNING CONSULTANTS !NC I I I I I I I I I I I I I I I I I I I This Official Plan Amendment was adopted by The Corporation of the Township of Oro-Medonte by By-law Number in accordance with Sections 17 and 21 of the Planning Act RS.O. 1990 c.P. 13, on Augusl 21, 2003. Neil Craig. Mayor Marilyn pennycook, Clerk Official Plan Amendment NO.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 1 I I I I I I I I I I I I I I I I I I I THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BEING A BY-LAW TO ADOPT AMENDMENT NO. 16 TO THE OFFICIAL PLAN, AS AMENDED WHEREAS The Corporation of the Township of Oro-Medonte is empowered to update its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with SectionS 17 and 21 of the Planning Act, R.S.O. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE it is resolved that: 1. Amendment number 16 to the Official Plan. attached hereto, is hereby adopted and; 2. This by-law shall come into force and take effect as specified in the Planning Act R.S.O. 1990, c.P. 13 Read a first and second time on the 21" day of August 2003 Read a third time and finally passed this 21" day of August 2003 Mayor Clet1< Official Plan Amendment NO.16 Township of Ora-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 2 I I I I I I I I I I I I I I I I I I I CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the Oro Moraine and aggregate extraction in the Township that provide the basis for the Official Plan Amendment. Part I: The Introduction does not constilute an operative part of Amendment No. 16 to the Official Plan. Part II: The Amendment, provides the details of the Official Plan Amendment. Part II: The Amendment, including Schedules A1, A2, A3 and A4 constitute the operative part of Amendment No. 16 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. Part III: The Appendices do not constitute an operative part of Amendment No. 16 to the Official Plan. Official Plan Amendment NO.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 3 I I I I I I I I I I I I I I I I I I I PART I: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No. 16) 1.0 BACKGROUND The intent of this Comprehensive Amendment to the Oro-Medonte Official Plan is to include new policies on the Oro Moraine and Aggregate Resource extraction. These policies were developed after a considerable period of study and public review and are intended to provide Council with the tools required to assess applications on the Oro Moraine and to assess applications to establish new gravel pits in the Municipality. 2.0 LOCATION The Oro Moraine polices apply to all lands that are within the Oro Moraine Planning Area as shown on Schedule A-1 to this Amendment. The policies respecting aggregate resource extraction apply to all lands within the Township of Oro-Medonte. 3.0 BASIS FOR THE AMENDMENT Council has long recognized the importance of the Oro Moraine 10 both the character and natural heritage of the Township. The Oro Moraine, also known as the Bass Lake Kame Moraine, is a large geologic feature that is over 17,000 hectares in size and covers about 20% of Oro-Medonte. The Moraine is also the prime groundwater recharge area in the Township, given its generally granular composition. The Oro Moraine is the heart of the natural heritage system of Oro-Medonte. This area has historically been an area of resource competition, since its topography is attractive for ski resorts. its natural features are attractive for housing and its composition is attractive for sand and gravel operations. It is expected that there will continue to be pressure for development in this area in the future. On this basis, the Township has completed a review of the land use policies that should apply to the Moraine. Assisting in the review of the land use policies is a Working Group made up of residentsllandowners, staff members, agency representatives and politicians. Work on the project began in the Fall of 2001. In October 2002, the Township completed reports on the Oro Moraine that are attached to this Amendment in Appendices A and B. A report prepared by Azimuth on behalf of the Township in Appendix A reviewed the natural heritage features and functions on the Moraine and recommended that at least 50% of the Moraine be considered significant in accordance with the Provincial Policy Statement and protected from development. On the basis of this work. the Township's planning consultant (Meridian) prepared a Discussion Paper that described a potential framework for land use planning on the Oro Moraine. This Discussion Paper is contained in Appendix B. Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 4 I I I I I I I I I I I I I I I I I I I Council also determined that there was a need to review the policies in the existing Official Plan that dealt with aggregate extraction in the Township to determine whether they continue to be appropriate, in terms of managing the use of this resource. The context of the review was to ensure that the policies reflect an evolving 'Environment First' philosophy that is held by many in the Township. In reviewing the aggregate extraction policies, it was not the intent of Council to limit the ability of existing landowners holding licenses from carrying out extraction. Rather. it was the intent of the review to identify areas where aggregate extraction could potentially take place in the future, under certain conditions. In addition, areas in which extraction should not occur, for primarily environmental reasons, were also identified. It is recognized that municipalities are required by the Province to ensure that lands are available for aggregate extraction in the future, if they have the potential to be used for such a purpose. Given that aggregates are used in the construction industry and to a very large extent are key to the continuing growth in the economy. the intent of the Province is to ensure that as large a supply as close to market is available for extraction in the future. This Provincial intent or interest is recognized in this Amendment. The product of this work is this Amendment. This OPA updates the Vision section of Plan and includes a number of goals and strategic objectives to guide land use decision- making in the Township. In addition, the OPA introduces the 'environment-first' philosophy into the Official Plan and establishes two new land use designation for the Oro Moraine. The focus of the new designations will be to protect ecological features and functions and the function of the Oro Moraine as a major recharge area while directing development to appropriate locations. New policies on aggregate extraction are also included in this OPA. The intent of these policies is to ensure that a balance is struck between protecting natural heritage features and the need to ensure that as much of the Provincial resource is available for extraction. Official Plan Amendment No.16 Township of Ora-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 5 I I I I I I I I I I I I I I I I I I I PART II: THE AMENDMENT (This is the operative part of Official Plan Amendment No, 16) ITEM #1 The Introduction section of the Official Plan is replaced by a new Introduction Section as set out below INTRODUCTION "The preparation of the first Official Plan of the Township of Oro-Medonte began in July 1995 and was concluded in February 1997, The process involved a considerable number of people with an interest in the future of Oro-Medonte. The process resulted in a vision of the municipality that is expressed in this Plan, This vision recognizes: . the location and importance of the environmental features and natural resources of the Township; . the rural character of the area; . the socio-economic characteristics of the area; and. . the needs of present and future residents. In July 2001, Council initiated a review of the Official Plan to ensure that the policies of the Plan clearly articulated the desire to protect the Township's natural heritage features and related ecological functions for future generations, The result of this review was the inclusion of comprehensive policies on the Oro Moraine and aggregate extraction that are now included within this Plan, The goals, objectives and policies contained in this Plan are intended to guide the decisions of public authorities and private interests in order to maintain the Township as a livable and attractive community, No public work can be undertaken nor shall any Zoning By-law that does not conform with the Official Plan be passed by Council after the Plan has been approved, It is intended that this Plan serve as the basis for managing change in the Township to the year 2023, In preparing this Official Plan, the Council of the Township of Oro-Medonte has had regard for the policies of the Provincial government contained in a Policy Statement that came into effect on May 22, 1996, In addition, this Official Plan. as amended, is deemed to conform with the County of Simcoe Official Plan. which came into effect in 1999: Official Plan Amendment No,16 Township of Ora-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 6 I I I I I I I I I I I I I I I I I I I ITEM #2 The Structure of the Plan section is replaced by a new section as set out below. THE STRUCTURE OF THE PLAN "This Official Plan is divided into five parts, each of which is described below: Part A (Vision, Goals and Strategic Objectives and Land Use Concept) contains the Vision of the Township. This Vision was prepared by Council and is based on an understanding of past and future Irends and the wishes of the Township's residents. The goals and strategic objectives that form Ihe basis of the Plan flow from the Vision. These goals and strategic objectives also establish a framework for the remaining policies in the Plan. This section of the Plan also describes how it is to be implemented through a series of land use designations. Part A also contains the settlement area strategy that is intended to ensure that the Plan's intent is clear on where new residential development will occur and how it will be serviced. Part B (Environmental and Open Space Land Use Policies) contains policies that apply to all of the natural heritage features and major Open Space lands within the Township, including lands within the Oro Moraine Planning Area. This section also contains the policies dealing with rivers and streams, floodplains, watershed planning and hazardous slopes throughout the Township. In addition, policies that specify the requirements for water resource and stormwater management reports and environmental impact studies are contained in this section. Part C (Land Use Policies) contains the land use policies that apply to all lands in the Township not dealt with in Part B. Part D (General Development Policies) contains policies that deal with land use planning matters such as water and sewer servicing, transportation, cultural heritage resources and the subdivision of land. These policies apply to the whole of the Township. Part E (Plan Implementation and Administration) describes how the Vision, Goals, Strategic Objectives and Policies of the Official Plan will be implemented. Part F (Definitions) contains the definition that assist in the interpretation of the Official Plan." Official Plan Amendment No.16 Township of Ora-Medonle Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 7 I I I I I I I I I I I I I I I I I I I ITEM #3 Section Ai (the Vision) in the existing Official Plan is replaced with a new Section Ai. "A1 THE COMMUNITY VISION The primary purpose of the Official Plan is to provide the basis for protecting the Township's natural heritage system while managing growth that will support and emphasize the Township's unique character, diversity, civic identity, rural lifestyle and cultural heritage features and to do so in a way that has the greatest positive impact on the quality of life in Oro-Medonte. The Official Plan is one of a series of municipal policies, guidelines and regulations that will direct the actions of the Township and shape growth and development The Official Plan establishes a vision for the future land use structure of the Township and, as a result, is intended to serve as the basis for managing change over the next twenty years, until 2023. According to the people of Oro-Medonte, the excellent quality of life is what makes the Township a desirable place to live. This quality of life is created, in large part, by the rural character of the community, the open countryside. farmland. extensive wooded areas. the Oro Moraine, Lake Simcoe, Bass Lake and a number of small settlement areas. Rather than being dominated by man-made structures and landscaped yards, the Township has an open, relatively natural and rural character. These are the qualities that, taken together, contribute to the identily of the community that is of the greatest importance to the residents. The Township has a number of significant environmental and topographical features that contribute to the 'sense of place' felt by many of the T ownship's residents. These features include the rolling upland areas that recharge groundwater to the headwaters of six watersheds, the vast forest tracts and the healthy wetland areas that support diverse wildlife communities. These areas. taken together. form parts of a natural heritage system that extends over a wide area of the Township. The protection of these attributes is a key underlying principle in this Official Plan and for this reason, this Official Plan establishes an 'environment-first' philosophy in the Township. Simply stated. this means that the protection of the environment shall take precedence over development This Official Plan recognizes and enshrines the concept of landform permanence and the need to permanently protect certain landforms. These include the extensive natural heritage system, which is made up of the Oro Moraine and the wetlands, stream and valley systems in the Township. Other lands to be preserved in large measure so that they will always form part of the Township's landscape include the rural area, significant woodlands and major open space areas. The Oro Moraine is the heart of the natural heritage system of Oro-Medonte. This Plan recognizes the Oro Moraine landform as significant for planning purposes. This area has historically been an area of resource competition. since its topography is attractive for recreational uses, its natural features are attractive for housing and its mineral aggregate resources, which are considered to be an important Provincial resource in the area, are sought after by the aggregate industry. The Oro Moraine is also one of the major groundwater recharge areas in the County of Simcoe. Given that Official Plan Amendmenl No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 8 I I I I I I I I I I I I I I I I I I I the population of the Township relies solely on groundwater for drinking water. it is the intent of this Plan that the function of the Oro Moraine as a recharge area be protected for future generations. It is expected that there will continue to be pressure for development on the Moraine in the future. On this basis, this Plan includes a comprehensive policy framework which directs development away from significant natural heritage features and from aggregale resource areas on the Moraine. Given that the Ora Moraine serves as the headwaters for a number of river systems that extend into adjacent municipalities, Council is willing to cooperate with these adjacent municipalities, the County of Simcoe and the appropriate agencies on any further analysis of the Oro Moraine. The purpose of such an analysis would be to document the importance of the Oro Moraine in the wider region. The agricultural areas of the Township are also considered to be an important component of what makes up the character of the community. These areas must be preserved for future agricultural use so that they can continue to serve an important role in the local economy. The fragmentation of agricultural areas and the introduction of incompatible uses in these areas will be strongly discouraged by this Official Plan. The rural area is considered to be an asset to the community. It is the intent of the Official Plan to protect this asset by only encouraging development in the rural area that is compatible with the open space, agricultural and natural character of the area. Encouraging additional economic development in the Township is also a key goal of this Official Plan. The establishment of a positive business environment that provides jobs and prosperity to Township residents is a key component of this Plan. On this basis, this Plan encourages the development of additional uses in the rural area to provide appropriate opportunities for rural residents and additional economic activity will be encouraged on lands in the vicinity of the Lake Simcoe Regional Airport and the Highway 11/7'" Line Interchange for industrial and commercial purposes. The Township has historically had one of the higher population growth rates in the County of Simcoe. This is the result of the increasing attractiveness of the Township's recreational and rural character and its location next to the growing Cities of Barrie and Orillia where major urban services and employment opportunities are available. The permanent population of the Township in 2001 was approximately 19,000. In the summer months. the total population swells to approximately 25,000 people as seasonal residents who live full time in the Greater Toronto Area migrate to their second homes. This population is concentrated in a number of small rural settlement areas. along the shoreline of Lake Simcoe and in a number of residential clusters in the cenlral area of the Township. This Plan anticipates that the existing pattern of development will remain unchanged in the future. It is expected that the Township's permanent population will increase by approximately 8,000 to 10,000 people over the next twenty years to 2023. The new Official Plan assumes that the high quality of life now enjoyed by the Township's residents can be maintained and enhanced if the area's natural heritage features. natural resources and rural character are preserved. However. change is inevitable and it must be managed in an efficient and orderly manner and every effort to promote economic activity that does not negatively impact on the Official Plan Amendment NO.16 T awnship of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 9 I I I I I I I I I I I I I I I I I Township's attributes must be made. It is the therefore the intent of this Plan to provide Council with the tools to consider and mitigate the impacts of change on the qualities that make the Township a desirable place to live. This Plan designates enough land for commercial, industrial and residential uses to last until the year 2023. Amendments to the Plan to permit such development, unless specifically anticipated by the policies of this Plan, may be considered by Council if the intent of the Amendment is 10 refine land use boundaries or is the resull of a broader policy review. As this Plan only designales land for existing recreational uses, it is anticipated that Amendments to this Plan may be necessary to permit additional recreational uses in the Township. I I Official Plan Amendmenl No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 10 I I I I I I I I I I I I I I I I I I I ITEM #4 Section A2 of the existing Official Plan is replaced by a new Section A2. "The following goals and strategic objects are intended to implement the Vision of this Plan. A2 GOALS AND STRATEGIC OBJECTIVES A2.1 NATURAL HERITAGE A2.1.1 Goal It is the goal of this Plan to protect and enhance significant natural heritage features and related ecological functions in the Township. A2.1.2 Strategic Objectives a) To ensure that the protection of significant natural heritage features and their associated ecological and hydrological funclions takes precedence over the development of such lands. b) To ensure that an understanding of the natural environment. including the values, opportunities. limits and constraints that it provides, guides land use decision-making in the Township. c) To ensure that the function of the Oro Moraine as a significant recharge area is protected. d) To require that the land use planning process contributes to the protection. maintenance and enhancement of water and related resources and aquatic ecosystems on an integrated watershed management basis. e) To prevent the loss or fragmentation of significant woodlands and wildlife habitat areas and the ecological functions they provide. f) To prohibit the loss or fragmentation of all Wetlands and Areas of Natural and Scientific Interest and the habitats and ecological functions they provide. A2.2 GROUNDWATER A2.2.1 Goal It is the goal of this Plan to protect the function of the Oro Moraine as a significant recharge area in the wider region. Official Plan Amendment No.16 Township of Ora-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 11 I I I I I I I I I I I I I I I I I I I A2.2.2 Strategic Objectives a) To maintain and enhance surface and groundwaler resources in sufficient quality and quantity to meet existing and future needs on a sustainable basis. b) To ensure that significant recharge and discharge areas are protected from development that may have an impact on their function. c) To require the continual monitoring of the groundwater resources on the Orc Moraine. d) To participate in programs that are intended to provide additional information on groundwater resources in the Township. A2.3 MINERAL AGGREGATE RESOURCES A2.3.1 Goal It is the goal of this Plan to ensure that mineral aggregate resources are protected for long term use while ensuring that extraction occurs in a manner that has minimal impacts on the environment and character of the Township. A2.3.2 Strategic Objectives a) To ensure that as much of the mineral aggregate resource area in the Township as is realistically possible is available to supply mineral aggregate needs. provided the extraction can occur with minimal environmental and social impacts. b) To encourage the proper management of mineral aggregate operations to minimize potential negative environmental and social impacts. c) To ensure that all operations are developed and maintained to the highest standard. d) To ensure that resource uses do not have an impact on significant natural heritage features. e) To ensure that all pits are progressively rehabilitated. A2.4 AGRICULTURE A2.4.1 Goal It is the goal of this Plan to preserve areas demonstrating high capability for agricultural production for that purpose. Official Plan Amendment No.16 Township of Ora-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 12 I I I I I I I I I I I I I I I I I I I A2.4.2 Strategic Objectives a) To ensure that agriculture remains an integral part of the economy of the Township and the Counly. b) To ensure that non-agricultural uses which may have an impact on the viability of farm operations are not permitted. c) To encourage the establishment of farm-related uses and other secondary uses on farm properties to improve the livelihood of area farmers. d) To encourage the establishment of uses and activities on farm properties that highlight the importance of agriculture and its history in the Township. e) To encourage the maintenance of the character of agricultural areas by maintaining farm buildings and other elements of the built and natural landscapes that contribute to that character. A2.5 RURAL CHARACTER A2.5.1 Goal It is the goal of this Plan to protect. maintain and enhance the natural, agricultural and open space character of the rural area. A2.5.2 Strategic Objectives a) To preserve and enhance the Oro Moraine as a unique and important landform feature of the Township. b) To restrict development that has a negative impact on the open and natural character of the existing rural area. c) To require that aggregate extraction operations are sited in locations that will have a minimal impact on the rural character of the area. d) To ensure that there is a clear spatial delineation between the Barrie and Orillia urban areas and the rural and agricultural area of Oro-Medonte. e) To discourage the intrusion of land uses that are incompatible with the rural character and/or resource activities of the area. f) To encourage the development of passive low-intensity recreational uses in the rural (not agricultural) areas of the Township, provided the use has a minimal impact on the character of the rural area and is properly sited. Official Plan Amendment No.16 Township of Oro-Medonte Ore Moraine and Aggregate Resources Prepared by Meridian Planning Consullants August 6, 2003 13 I I I I I I I I I I I I I I I I I I I A2.6 A2.6.1 A2.6.2 A2.7 A2.7.1 A2.7.2 GROWTH AND SETTLEMENT Goal It is the goal of this Plan to direct most forms of residential development to settlements where full sewer and water services are available or can be made available in the future. Strategic Objectives a) To direct the majority of new residential growth to settlements. b) To direct the majority of highway commercial and employment uses to appropriate locations along the Highway 11 corridor. c) To prohibit the development of new residential subdivisions outside of the settlements. d) To encourage the more efficient use of land in settlements. where appropriate. e) To ensure that development in settlements occurs in a cost-effective, rational and environmentally sound manner by preparing Secondary Plans Comprehensive Development Plans to address, among other things, related to servicing, roads, parkland and the need for community facilities. and/or matters f) To ensure that all new development is, or will be provided with, adequate park and school facilities. g) To ensure that the development pattern is efficient and does not lead to inefficiencies or a decline in the level of municipal service. h) To encourage the establishment of full municipal services in the larger settlements. ECONOMIC DEVELOPMENT Goal It is the goal of this Plan to create jobs and to provide opportunities for economic development. Strategic Objectives a) To foster a competitive and positive business climate in the Township. Official Plan Amendment No.16 Township of Oro-Medonle Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants Augusl 6, 2003 14 I I I I I I I I I I I I I I I I I I I b) To facilitate opportunities to provide a range of goods and services to the public by ensuring that the land use planning framework is supportive of development, as appropriate. c) To establish, maintain and enhance employment areas that provide a range of job opportunities and a broad range of commercial and service facilities geared specifically to meet the needs of residents of the Township and the wider area. d) To encourage the development and diversification of the tourism industry in the Township. e) To strengthen the role of the Lake Simcoe Regional Airport in the regional economy wherever possible to stimulate local economic activity. f) To encourage the concentration of economic activity along Highway 11 in one new area for employment, tourism and retail uses at or near the intersection of the 7th Line and Highway 11 to take advantage of the location of the airport. g) To encourage wherever possible through the land use planning process the retention and expansion of existing businesses in the Township. h) To carefully monitor local and regional trends with respect to the supply of land for employment to ensure that an adequate supply in appropriate locations is available at all times. o To protect lands that have the potential of being used for agricultural purposes from incompatible development to ensure that farming operations can operate with the maximum degree of flexibility and efficiency. D To encourage the development of home-based businesses provided the proposed use is compatible with adjacent uses and the rural character of the area. k) To encourage the protection of the Township's natural attributes. such as its rural character and its natural heritage system. to ensure that the recreational and tourism uses that rely upon these attributes continue to thrive. Q To encourage the development of aggregate resource extraction operations in appropriate areas in accordance with the 'environment firsf objectives of this Plan: Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 15 I I I I I I I I I I I I I I I I I I I ITEM #5 A new Section A3 replaces all of Part C of the existing Official Plan as set out below: "A3 LAND USE CONCEPT The land use designations in this Plan are divided into two broad calegories. The Environmental and Open Space category applies to lands throughout the Township that are considered to be significant from a natural heritage and/or open space perspective. The remaining land use category applies 10 the remaining lands in the Township. The land use designations in each category are intended to implement the Vision, Goals and Strategic Objectives of this Plan. A3.1 ENVIRONMENTAL AND OPEN SPACE The land use designations within the Environmental and Open Space category are described below: A3.1.1 The Oro Moraine Planning Area The Oro Moraine is considered to be the heart of the Township's natural heritage system. Designations within this classification include the Ora Moraine - Natural Core/Corridor Area and the Ora Moraine - Enhancement Area A3.1.2 Environmental Protection One The Environmental Protection One designation is intended to include the following significant features: o All wetlands; . Provincially significant Areas of Natural and Scientific Interest; o significant portions of habitat of endangered or threatened species; o significant wildlife habitat areas; and. o any other areas that have been determined to be environmentally significant as a result of a development review process. All other lands that are within the natural heritage system because of the ecological functions they provide are located in the Environmental Protection Two overlay designation. A description of the intent of the Environmental Protection Two designation is in Section C3.1. Official Plan Amendmenl No.16 Township of Oro-Medonle Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 16 I I I I I I I I I I I I I I I I I I A3.1.3 Environmental Protection Two The Environmental Protection Two overlay designation applies to components of the natural heritage system that are not included within the Environmental Protection One designation or within the Oro Moraine Planning Area either because Ihey are not considered to be significant or because insufficient information was available at the time the Plan was prepared to support the designation of these features in the Environmental Protection One designation. The natural heritage system within the Environmental Protection Two overlay designation represents a complex network of natural areas and the lands that support the ecological functions critical to the survival of these areas. A3.1.4 Major Open Space Area This designation applies to lands that are the site of large land holdings owned by a public authority that are used, or have the potential to be used, for passive or active recreational uses or resource uses. A3.2 OTHER LAND USE DESIGNATIONS A3.2.1 Agricultural Lands designated Agricultural meet one or more of the following criteria: a) They consist of areas where prime agricultural land predominates. Prime agricultural lands include specialty crops and orlClasses 1,2 or 3 for potential agricultural capability according to the Canada Land Inventory; b) they consist of lands which, in spite of varying market conditions. are considered to be viable ongoing operations; c) they support intensive farming operations; and/or, d) they are surrounded by or contiguous to other agricultural operations. A3.2.2 Rural The Rural designation generally includes all of the rural areas in the Township that do not satisfy the criteria for lands in the Agricultural designation. Official Plan Amendmenl No.16 Township of Ora-Medonle Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 17 I I I I I I I I I I I I I I I I I I I A3.2.3 Rural Settlement Area The Rural Settlement Area designation applies to the following rural service centres or residential communities: a) Warminster f) Guthrie j) Oro Station b) Moonstone g) East Oro k) Prices Corners c) Craighurst h) Edgar I) Shanty Bay d) Forest Home i) Jarratt m) Hawkestone e) Rugby Horseshoe Valley and Sugarbush are also considered to be settlement areas by this Plan. However, these settlement areas are placed in separate designations as a result of their unique nature. A3.2.4 Rural Residential This designation applies to estatelcountry residential areas in the Township. A3.2.5 Shoreline The Shoreline designation generally applies to those lands which have already been developed for permanent and seasonal residential uses in close proximity to Lake Simcoe or Bass Lake. A3.2.6 Restricted Rural The Restricted Rural designation applies to all undeveloped lands surrounding the City of Orillia that were located in the Township of Orillia and all undeveloped lands adjacent to the City of Barrie. A3.2.7 Recreational Lands designated Recreational are the site of all major private recreational uses. A3.2.8 Industrial The Industrial designation applies to a number of properties in the vicinity of Highway 11. A3.2.9 Commercial The majority of the lands designated Commercial are located in the vicinity of Highway 11. Official Plan Amendment No.16 Township of Oro-Medonte Om Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 18 I I A3.2.10 Airport I I I I I I I I I I I I I I I I I The Airport designation recognizes the location of the 240 hectare Lake Simcoe Regional Airport. A3.2.11 Mount St. Louis/Moonstone The Mount SI. Louis/Moonstone designation is located in Lots 11 and 12, Concession VII in the former Township of Medonte and applies to lands surrounding a major ski resort A3.2.12 Mineral Aggregate Resources The Mineral Aggregate Resources designation is divided into two categories - Licensed and Potential. The Licensed category applies to mineral aggregate operations that are licensed in accordance with the Aggregate Resources Act The Potential category applies to lands which are deemed to be appropriate tor future extraction, provided all of the policies of this Section of the Plan can be met A3.2.13 Special Purpose Community Area The Special Purpose Community Area designation applies to two existing residential areas within the Oro Moraine Planning Area. These two areas were developed as retirement communities in the past and primarily functioned as such on the date this Plan was adopted by Council A3.2.14 Horseshoe Valley Road The policy area applies to lands on both sides of Horseshoe Valley Road. A number of land use designations specific to this area are contained within this Section of the Plan. A3.2.15 Oro Centre Industrial/Commercial This Secondary Plan Area applies to the main employment area in the Municipality centred on the 7th Line/Highway 11 interchange." Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 19 I I I I I I I I I I I I I I I I I I I ITEM #6 A. The following sections are renumbered: . Section 81 is renumbered to Section A4 . Section 81.1 is renumbered to Section A4,1 . Section 81.2 is renumbered to Section A4.2 . Section 81.2,1 is renumbered to Section A4,2,1 . Section 81.2.2 is renumbered to Section A4.2.2 . Section 81.2,3 is renumbered to Section A4.2.3 . Section 81.2A is renumbered to Section A4.2A and the lexl is deleted and replaced with the following: "A4.2.4 Craighurst It is expected that there will be pressure for growth in Craighurst over the planning period since it is: . centred on the intersection of two major highways; . located adjacent to Highway 400; . within easy access to employment and shopping in Barrie; and, . located at the gateway to a major recreational area centred on Horseshoe Valley Resort. On the basis of the above, a Secondary Plan shall be prepared for Craighurst prior to the development of any new residential Plans of Subdivision. Such a Secondary Plan shall deal with such issues as parkland, road access and servicing on a comprehensive basis. Given the location of Craighurst on the Oro Moraine, the preferred means of servicing in Craighurst is on the basis of full municipal services." B. The following sections are also renumbered: . Section B1.2.5 is renumbered to Section A4,2.5 . Section B1.2.6 is renumbered to Section A4.2.6 . Section 81.2.7 is renumbered to Section A4.2,7 . Section 81.2.8 is renumbered to Section A4.2.8 Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 20 I I I I I I I I I I I I I I I I I I C. In addition, Section E2.2.1 is deleted and replaced by a new Section A4.3 as follows: "A4.3 SPECIAL POLICY FOR HORSESHOE VALLEY ROAD It is the intent of this Plan that new residential. commercial and institutional uses be directed to the following areas along Horseshoe Valley Road: a) the Craighurst settfement area; b) the Horseshoe Valley settlement area; c) the Sugarbush settlement area; d) the Buffalo Springs development; e} the Jarratt rural settlement area; and, f} the Prices Corners settlement area. The expansion of any of the above areas must be based on and justified by a review of the need for additional development in the Horseshoe Valley Road area. In addition to justifying the need for the expansion, such a review would assess the impact of additional developmenl in the area on the: . rural character of the area; . function and safety of Horseshoe Valley Road; . natural heritage features and related ecological functions of the Ora Moraine; and, . groundwater recharge function associated with the Oro Moraine. Any expansion shall require an Amendment to this Plan, with such an Amendment only being considered in the context of an Official Plan Review in accordance with Section E6." D. Section 81.3 is deleted Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 21 I I I I I I I I I I I I I I I I I I I ITEM #7 A new heading entitled "Part B . Environmental and Open Space Land Use Policies" is added to the Plan A new Section B1 is also included within the Official Plan as shown below: "81 ORO MORAINE PLANNING AREA B1.1 OBJECTIVES It is the intent of this Plan to: a) recognize the Oro Moraine as the most significant landform feature in the Township of Oro-Medonte; b) establish policies that will maintain and enhance the significant natural heritage features and ecological functions of the Oro Moraine; c) establish a balanced relationship between development and nature by preserving significant natural heritage features and ecological systems on the Oro Moraine while providing for all types of development, including aggregate extraction; d) maintain. improve and where possible, restore the health, diversity, size and connectivity of significant natural heritage features. hydrologically sensitive features and related ecological functions; e) maintain natural stream form and flow characteristics and the integrity and quality of watercourses; f) establish a policy framework to review and consider development applications on the Oro Moraine; g) encourage the protection of aggregate resources in locations generally outside of the significant natural heritage features on the Ora Moraine for future use; h) protect and enhance the rural character of Ora Moraine; Q direct development to appropriate locations that would have no negative impacts on significant natural features and ecological functions and the character of the Moraine; j) encourage private landowners to practice good stewardship and enhance natural features and functions on the Moraine wherever possible; and, Official Plan Amendment NO.16 Township of Ora-Medonte Om Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 22 I I I I I I I I I I I I I I I I I I I k) implement the 'Environment-First' objectives of this Plan. 81.2 LOCATION The Oro Moraine has an area of 17.000 hectares and occupies about 20% of the Township of Oro-Medonte. The Moraine was formed about 12,000 years ago when a receding glacier deposited tons of sand and gravel in this part of Ontario. The boundaries of the Moraine were established initially by the Ministry of Northern Development and Mines and is shown on Schedule A1 to this Plan. In order to provide an appropriate boundary for planning purposes. this Plan establishes the arc Moraine Planning Area. The boundaries of the planning area are generally 500 metres from the edge of the Oro Moraine boundary. The policies of this Section are intended to apply to all lands within the Oro Moraine Planning Area. 81.3 NATURAL HERITAGE FEATURES AND FUNCTIONS 81.3.1 Features As noted in the Vision to this Official Plan. the Oro Moraine is considered to be the heart of Ihe natural heritage system in Oro-Medonte. The Oro Moraine is the site of the following significant natural heritage features: a) wetlands; b) Areas of Natural and Scientific Interest; c) woodlands; d) stream corridors; e) recharge areas; and, f) discharge areas. Definitions for the significant features identified above are contained in Part F of this Plan. The location of each significant feature is shown on Schedule A-2. As the entire Moraine functions as a significant recharge and discharge area, these features are not identified on Schedule A-2. 81.3.2 Functions The Oro Moraine: a) functions as a major groundwater recharge/discharge area for groundwater and six watersheds; Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 23 I I I I I I I I I I I I I I I I I I I b) provides habitat for wildlife; c) provides base flow 10 Provincially significant wetlands located at the base of the Oro Moraine; d) contains large woodland areas that foster bio-diversity and which contain rare species; and, e) contains one of the largest concentrations of natural areas in Simcoe County. B1.4 CHARACTER In addition to the features and functions of the Oro Moraine as described in Section B1.3, the Oro Moraine also has a distinctive rural and natural character that contributes to the quality of life enjoyed by the Township's residents. This character is represented by the large number of woodlot complexes. the rolling topography and the open and natural setting of the lands on the Moraine. In addition, given that much of the Oro Moraine is undeveloped. the undeveloped nature itself contributes to the character of this significant landform. It is the intent of this Plan to ensure that this character is protected and enhanced for future generations. It is on this basis, and on the basis of the features and functions associated with the Moraine, that policies that restrict certain types of developments in certain areas have been developed and are contained within this Official Plan. B1.5 LAND USE DESIGNATIONS There are two specific land use designations that apply only to lands within the arc Moraine Planning Area as set out below: o arc Moraine - Natural Core/Corridor Area; and, o Orc Moraine - Enhancemenf Area The policies applying to the above designations are contained within this Section of the Plan. There are a number of other land use designations that apply to certain lands on the Oro Moraine as set out below: o Agricuffurat o Rural; o Restricted Rural; . Open Space; o Recreational; . Rural Settlemenf Area; Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 24 I I I I I I I I I I I I I I I I I I I . Rural Residential; . Mineral Aggregate Resources . Residential (Sugarbush and Buffalo Springs); . Horseshoe Valley Village; . Horseshoe Valley Low Density Residential; . Horseshoe Valley Resort Facility; . Horseshoe Valley Medium Density Residential; and, . Horseshoe Valley Recreational. The land use policies for the above designations are contained within other sections of the Plan and are also subjecl to the relevant policies of Part B of this Plan. 81.6 GROUNDWATER MANAGEMENT 81.6.1 Objectives The enlire Oro Moraine functions as a significant groundwater recharge area in the County of Simcoe. The Moraine is also the headwaters far a number of river and stream systems that feed into Georgian Bay, Bass Lake and Lake Simcoe. Much of this water discharges from the flanks of the moraine and pools in a series of Provincially significant wetlands located at the base of the moraine before flowing downwards to its destination. Discharge from the Moraine also feeds a number of river and stream systems in the Township and Bass Lake and Lake Simcoe. All of the drinking water on the Oro Moraine comes from groundwater sources. The majority of the drinking water used is extracted from municipal wells in Craighurst, Horseshoe Valley and Sugarbush. Given this reliance on groundwater for primarily human use, and the role water plays in sustaining the Oro Moraine natural heritage system, it is the objective of this Plan to: a) manage water resources in a manner that ensures their continued availability while maximizing both environmental and economic benefits; b) support the preparation of watershed and sub-watershed plans, as required. to assist in the proper management of water as a key resource; c) protect existing surface and ground water quality from degradation and to improve and restore water quality where degraded; d) incorporate source protection objectives into the land use planning process to ensure that the sources of water are not compromised in the future as a result of land use decisions; e) avoid competition for water supplies through appropriate regional planning initiatives and decision-making processes; Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 25 I I I I I I I I I I I I I I I I I I I f) encourage the establishment of water conservation measures as a way to meet water supply needs in the same manner that alternatives to create new supplies are investigated; and, g) educate the public on the value of protecting the resource and how they can contribute to its protection. B1.6.2 Development Policies Given the significance of the Oro Moraine from a groundwater perspective, the following policies apply to major development applications, as defined in Section B1.6.3. on the Oro Moraine: a) All permanent and intermittent streams, wetlands and discharge areas such as seepage areas and springs are considered to be hydrologically sensitive features and their function shall be protected. On this basis, no development within 30 metres of the stable top of bank shall be permitted. In addition, all major applications for development within 120 metres of a hydrologically sensitive feature shall be supported by a hydrological evaluation that: ~ demonstrates that the use or development will have no negative impact on the hydrologically sensitive feature or the function of the feature itself; ii) identifies planning, design and construction practices that will maintain and improve or restore, the health, diversity and size of the hydrologically sensitive feature and its connections with nearby components of the natural heritage system; and. iii) identifies an area that should be retained or planned to be in a vegetated state adjacent to the feature to protect its function. b) It is a goal of this Plan to ensure that groundwater can be used by man in a sustainable manner without compromising the ecological and hydrological integrity of the Oro Moraine. On this basis, it is a long term goal of this Plan that watershed and appropriate sub-watershed plans be prepared in accordance with Section B5.5 of this Plan. Until such plans are prepared, all major development applications shall be supported by studies that demonstrate that the ecological and hydrological integrity of the Oro Moraine will not be compromised if the development is approved. In addition. the studies shall include a modeling component to characterize groundwater and surtace water flow systems on the site and 0 n nearby lands and identify what water conservation measures will be utilized. The studies shall indicate that: Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 26 I I I I I I I I I I I I I I I I I I I i) the quality of groundwater and surface water in the area will be maintained and, where possible, improved or restored; and, ii) the quanlity of water available for other uses in the area and which contribute to threshold flow in rivers and slreams will not be affected. 81.6.3 Definition of Major Development For the purposes of this Section of the Plan, major development is defined as; . any development requiring an Official Plan Amendment; . a Secondary Plan; . any gravel pit development that requires a re-zoning (including expansions); . any major recreational use; and, . any other major rezoning application. 81.6.4 Continued Monitoring It is the intent of this Plan that a three-dimensional groundwater model be established for each of the sub-watersheds emanating on the Oro Moraine. The intent of the model is to ensure that an appropriate information base is available to assess future applications for development In addition, in order to test the impacts of water use on the Oro Moraine, it is the intent of this Plan that all major water users participate in a long term monitoring plan to measure changes in the groundwater regime over the long term. 81.7 ENVIRONMENTAL IMPACT STUDIES No development requiring a Planning Act approval shall be permitted unless an Environmental Impacl Study is completed and approved by Council. subject to the comments of the appropriale agencies. In considering such an Environmental Impact Study, Council shall be satisfied that the health, diversity, size and connectivity of the natural features on the site and on adjacent lands will be maintained and, where possible, improved or restored if the development is approved. The need to carry out such a study may be waived and/or scoped by Council if the proposed development is minor in nature and/or is located in an area that is not the site of or near any significant natural heritage features andlor if the subject lands are within a Draft Approved subdivision or are zoned to permit a use that is permitted by the implementing zoning by-law. The requirements for an Environmental Impact Study are contained in Section C2 (Requirements for an Environmental Impact Study) of Ihis Plan. The scale and the contents of a required Environmental Impact Study shall be determined at the time the development is proposed. Official Plan Amendment No.16 Township of Orc-Medonte arc Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 27 I I I I I I I I I I I I I I I I I I I B1.8 PROTECTING AND MAINTAINING RURAL CHARACTER It is the intent of this Plan to protect the natural and rural character of the Oro Moraine wherever possible. On this basis, Council may require, as a condition of any Planning Act approval, that: a) uses be designed to blend in with the existing topography and vegetation; b) existing trees are maintained wherever possible; c) exisling hedgerows and originat farm fences and rock fences along property lines are maintained; d) all signage, if required, reflects the rural and natural character of the area; e) all lighting, if required. is subdued and appropriate for the use; and, f) existing buildings, structures, barns and other agricultural buildings are upgraded and/or restored wherever possible B1.9 GENERAL POLICIES B1.9.1 Use of Lands in Private Ownership Where any land within the Oro Moraine Planning Area is held under private ownership, this Plan shall not be construed as implying that such areas are free and open to the general public. B1.9.2 Transfer of Lands into Public Ownership Council shall work with the County and the appropriate conservation authorities and other public agencies, such as the Province, to develop and implement a land securement strategy that would result in the transfer of environmentally sensitive lands within the Oro Moraine Planning Area into public ownership. However, given the financial limitations of every level of government, this policy does not imply that all lands within the Oro Moraine Planning Area will be purchased by the Township or other public agency. In addition, Council shall make an effort to obtain lands from the Province and the County as they become available to ensure that these lands become permanent components of the Township's natural heritage system. Council shall also consider every opportunity to obtain the dedication of lands within the Ora Moraine Planning Area through the development approval process. However, such dedications will not be considered as part of the required parkland dedication set out by the Planning Act. Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 28 I I I I I I I I I I I I I I I I I I I B1.9.3 Conservation Easements/Land Trusts Council shall support efforts 10 register conservation easements that have the effect of promoting wise environmental management practices on private lands. These easments may be held by conservancy groups. These groups shall be encouraged by Council to acquire such easements and obtain lands that would be managed wisely for future generations. B1.9.4 Planning, Design and Construction Practices The proponent of any major development (as defined in Section B1.6.3 of Ihis Plan) shall identify planning, design and construction practices that will ensure that no buildings or structures or other site alterations impede connectively between significant natural heritage features and hydrologically sensitive features. B1.9.5 Forestry Operations Forestry operations shall be carried out in accordance with accepted forestry management practices and in accordance with the County of Simcoe Tree Cutting By-law. B1.9.6 Site Alteration The re-grading and alteration of land within the Oro Moraine - Natural Core/Corridor Area designation will not be permitted unless specific permission has been obtained from Council. In order to implement this policy, Council will ensure that a Site Alteration By-law applies to lands within this designation. B1.9.7 Use of Site Plan Control All development within the Ora Moraine Planning Area is within a Site Plan Control Area, with the exception of aggregate extraction operations. B1.9.8 Zoning By-law Implementation The boundaries of the Oro Moraine - Natura/ Core/Corridor Area and Ora Moraine - Enhancement Area designations are delineated on Schedule A-1. The extent and exact location of the boundaries are intended to be delineated in the implementing Zoning By- law.. Such lands will be placed in appropriate environmental zones in the implementing Zoning By-law. The zoning by-law shall also incorporate general setbacks for lot lines, buildings. structures, parking areas and other similar facilities from lands within the Ora Moraine - Natural Core/Corridor and Ora Moraine - Enhancemen Area designations. Official Plan Amendmenl No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 29 I I I I I I I I I I I I I I I I I I I B1.10 LAND USE DESIGNATIONS B1.10.1 Oro Moraine - Natural Core/Corridor Area 81.10.1.1 Objectives It is the objective of this designation to: a) restrict development in the most sensitive area of the Oro Moraine; b) encourage the retention and enhancement of the natural heritage features and functions in the natural core area; c) maintain and where possible, improve and restore linkages between key natural heritage features to facilitate the movement of plants and animals; and, d) restrict development in areas that contribute to and support the function of the lands in the Oro Moraine - Natural Core Area designation. 81.10.1.2 Location The Ora Moraine - Natura/ Core/Corridor Area designation applies to lands that are considered to be site of the most significant natural heritage features on the Oro Moraine as described in Section 81.3 of this Plan. These features include all wetlands, Provincially significant Areas of Natural and Scientific Interest. and significant woodland and wildlife habitat areas. Although each of these components is shown on Schedule A- 2, all of these features combine to form an interconnected system of natural heritage features on the Oro Moraine that are all tightly integrated with each other. The extent of this designation is shown on Schedule A-1. The individual components of the Natural Core/Corridor Area designation are shown on Schedule A-2. 81.10.1.3 Permitted Uses Permitted uses in the Ora Moraine - Natural Core/Corridor Area designation are limited to the following: a) single detached dwellings and accessory uses on existing lots; b) home occupations; c) passive, non-motorized recreational uses; d) existing agricultural uses; e) fish and wildlife management; Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 30 I I I I I I I I I I I I I I I I I I I f) conservation uses; g) flood and erosion control projects; h) renewable resource management uses, such as forestry; and, i) bed and breakfast establishments in single-detached dwellings. 81.10.1.4 Development Policies In addition to the other relevant policies in Part B of this Plan, the following policies apply to lands within the Ora Moraine - Natural Core/Corridor Area designation: a) In accordance with the intent of this Plan to maintain and protect significant natural heritage features and the rural character of the Oro Moraine, the creation of new lots for residential purposes is not permitted. b) Notwithstanding the above, the creation of a new residential lot may be considered if the result of the application is the dedication of lands to a public authority or another non-profit group. In addition, new residential lots may be considered if the remnant parcel will be subject to a long term (over 21 years) conservation easement. c) The development of buildings or structures is not permitted on lands within any wetland or Provincially Significant Area of Natural and Scientific Interest shown on Schedule A-2. 81.10.2 Oro Moraine - Enhancement Area 81.10.2.1 Objectives It is the objective of this designation to: a) increase the spatial extent of the Natural Core/Corridor Area by encouraging the re-vegetation of open areas that existed when this Plan was adopted; b) improve and restore linkages between significant natural heritage features to facilitate the movement of plants and animals; and, c) restrict development in areas that contribute to and support the function of the lands in the Ora Moraine - Natural Core Area designation. Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 31 I I I I I I I I I I I I I I I I I I I B1.10.2.2 Location The Ora Moraine - Enhancement Area designation applies to lands that, as a result of their current use and location, could either potentially function as linkages between areas designated Ora Moraine - Natural Core/Corridor Area or can, if re-vegetated, become an integral part of the Natural Core/Corridor Area. In addition, some of these area are also considered to be outliers, which are considered to be small areas of significance which are not physically connected to lands within the Natural Core/Corridor Area designation. B1.10.2.3 Permitted Uses Permitted uses in the Ora Moraine - Enhancement Area designation are limited to the following: a) single detached dwellings and accessory uses; b) home occupations; c) home industries; d) passive. non-motorized recreational uses; e) agricultural uses; f) fish and wildlife management; g) conservation uses; h) flood and erosion control projects; i) renewable resource management uses, such as forestry; and, j) bed and breakfast establishments within single-detached dwellings. B1.10.2.4 Development Policies In addition to the policies in Part B of this Plan, the following policies apply to lands within the Oro Moraine - Enhancement Area designation: a) The creation of new lots for residential purposes is permitted in accordance with the policies of the Rural designation. b) Notwithstanding the policies of the Rural designation, the creation of a new residential lot may be considered if the result of the application is the dedication of lands to a public authority or another non-profit group. In addition, new residential lots may be considered if the remnant parcel will be subject to a long term (over 21 years) Conservation easement" Official Plan Amendment NO.16 Township of Ora-Madonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 32 I I I I I I I I I I I I I I I I I I I ITEM #8 Section D1 (Environmental Protection One) is re-numbered as Section B2. In addition, the words 'provincially significant' and '(Classes 1, 2 and 3)' are deleted from the first bullet point. ITEM #9 Section F (Overlay Designations) is deleted in its entirety and a new Section B3 added as follows: "83 ENVIRONMENTAL PROTECTION TWO B3.1 OBJECTIVES It is the intent of this Plan to: a) protect environmentally sensitive areas from incompatible activities and uses that would have a negative impact on any natural features and functions; b) maintain and enhance the ecological integrity of the natural heritage system; c) prevent the loss or fragmentation of woodland features and the habitats and ecological functions Ihey provide; and, d) protect significant wildlife habitat areas. 83.2 LOCATION AND DEFINITION The Environmental Protection Two overlay designation applies to components of the natural heritage system that are not included within the Environmental Protection One designation and not within the Oro Moraine Planning Area. The limits of the Environmental Protection Two designation are shown on the schedules to this Plan and are considered to be approximate. Some of the features within the Environmental Protection Two overlay designation may be significant enough to warrant their designation within the Environmental Protection One designation after further study. Schedules A andlor B would be amended if necessary to reflect the additional feature(s) located through further study. Official Plan Amendment NO.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 33 I I I I I I I I I I I I I I I I I I I Lands within the Environmental Protection Two designation include the following: a) woodlands; b) unevaluated wetlands; c) Regionally significant areas of natural and scientific interest; d) other wildlife habitat areas; and, e) fish spawning and nursery areas. It is recognized that the rivers and streams in the Township are important components of the Township's natural heritage system. Although these watercourses are not within the Environmental Protection Two designation, they are considered to be environmentally and hydrologically significant and they are dealt with specifically in Section B5 of this Plan. The individual components of the natural heritage system are shown on Schedule 'B' to this Plan and are defined in Part F of this Plan. 83.3 PERMITTED USES The uses permitted in these areas shall be those permitted by the underlying designation provided the use conforms to the policies of this section. 83.4 CONDITIONS UNDER WHICH DEVELOPMENT MAY OCCUR New development on lands within the Environmental Protection Two overlay designation is generally discouraged by this Plan. The development of any use in the Environmental Protection Two overlay designation that requires either an amendment to the Zoning By- law or to this Plan shall also be subject to the preparation of an Environmental Impact Study (EIS) and a Management Plan (MP) to the satisfaction of Council and the appropriate agencies before such an amendment is adopted. An EIS and MP may also be required if other approvals under the Planning Act are required. The development of lands that are located adjacent to the Environmental Protection Two overlay designation that require an amendment to the Zoning By-law or to this Plan may also be subject to an EIS and MP if the environmental feature is deemed to be sensitive to development on adjacent lands. Adjacent lands are defined as all lands within: a) 50 metres of a woodland; b) 120 metres from a wetland; Official Plan Amendmenl No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 34 I I I I I I I I I I I I I I I I I I I c) 50 metres of any ANSI; d) 50 metres of any wildlife area; and, e) 30 metres of any fish spawning and nursery area. The EIS and MP required by this section must demonstrate, to the satisfaction of Council, that the proposed development can occur without having a negative impact on the natural features and ecological functions of the area. The study requirements for an EIS and a MP are contained in Section B5." Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 35 I I I I I I I I I I ITEM #10 A new Section B4 is inserted as set out below. "84 OPEN SPACE B4.1 OBJECTIVES It is the intent of this designation to: a) ensure that the use and development of open space lands is consislent with the 'environmenl-first' philosophy of this Official Plan; b) ensure that all open space lands are used in a manner which reflects their capacity for public use; c) ensure that the impacts of the use of the open space lands on adjacent land uses and the character of the surrounding neighbourhood are minimized; and. d) ensure that the residents of the Township have access to a properly planned and accessible open space network. B4.2 LOCATION I I I I I I I I I The Open Space designation as shown on Schedule A-1 to this Plan applies to the major open space lands that are in public ownership and which function as passive or active recreational areas in the Township. The lands in public ownership in the Oro Moraine Planning Area are shown on Schedule 'A-2'. B4.3 PERMITTED USES Permitted uses in the Open Space designation are limited to passive and active recreational uses, conservation uses, forestry uses in accordance with good management practices and accessory uses. Community facilities, such as public community centres, infrastructure and utilities may also be permitted in the Open Space designation provided the ecological integrity of the area is maintained and the scale of the use is compatible with the character of adjacent development. 84.4 FUTURE PLANNING Each parcel of land designated Open Space shall be planned to both accommodate public use and minimize the impacts of that public use on the environment and adjacent residential areas. Given the 'environment-first' philosophy of this Plan, the development of additional parking areas, community facilities and other infrastructure should be carried Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregale Resources Prepared by Meridian Planning Consultants August 6. 2003 36 I I I I I I I I I I I I I I I I I I I out in a manner that ensures that the natural features and functions of these open space areas are protected and/or enhanced. Additional development in Open Space areas shall be conditional upon the preparation of comprehensive plans that assess: a) The potential arrangement of uses, activities and facilities on the site; b) The adequacy and location of parking on the site; c) The need for public washroom and change room facilities in the area; d) The adequacy of the road network in the area; and, e) The means by which pedestrian movement in the area can be accommodated in a safe manner. This policy shall not apply to lands owned by the Federal, Provincial or County governments. B4.5 ZONING BY-LAW IMPLEMENTATION All lands in the Open Space designation shall be placed in an Open Space Zone in the implementing zoning by-law." Official Plan Amendment NO.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 37 I I I I I I I I I I I I I I I I I I I ITEM #11 A new Environmental Management section is added to the Official Plan. Below is a description of the changes: 1. A new Section 85 is inserted. 2. Section G3 is deleted and replaced by Section 85.1 as shown below. 3. The heading of Section G1 is deleted and replaced with 'Rivers and Streams' and renumbered as Section 85.2. 4. Section G.1 and G1.2 are renumbered 85.2.1 and 85.2.2. 5. Section F2 is deleted. 6. Section G1.3 is renumbered as Section 85.3 7. Section G1.4 is renumbered as Section 85.4 8. Section 85.5 is added as shown below. 9. Section G2 is renumbered as Section 85.6. 10. Section 85.7 is added as shown below. 11. Section G4 is renumbered as Section 85.8 The new Sections are below: "BS ENVIRONMENTAL MANAGEMENT OBJECTIVES It is the intent of this Plan to: a) recognize and protect all rivers and streams and other bodies of water in the Township from development that may have an impact on their function as an important component of the natural heritage system; b) ensure that development does not occur on lands that are unstable or susceptible to flooding; c) encourage improvements to air quality wherever possible; d) facilitate the acquisition of land which is the site of significant natural features by public authorities for conservation purposes; Official Plan Amendment No.16 Township of Orc-Medonte Om Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 38 I I I I I I I I I I I I I I I I I I I e) ensure that agricultural uses are appropriately developed and managed; f) ensure that development does not occur on hazardous slopes; g) protect the quality of water available for drinking water purposes; h) ensure that the integrity of the Township's watersheds are maintained or enhanced; Q encourage the further study of natural heritage features and functions; j) identify what is required to support an application for development in an area that is considered to be ecologically sensitive; and, k) identify what information is required to support an application that may have an impact on the hydrological resources of the Township. 85.1 POLICIES 85.1.1 Environmental Impact Studies Where the policies of this Plan require that an Environmental Impact Study (EIS) be prepared, such an EIS shall be prepared in accordance with the requirements of this section. 85.1.1.1 Purpose of an EIS The purpose of an EIS is to: a) collect and evaluate all appropriate information in order to have an understanding of the boundaries, attributes and functions of relevant natural heritage and related ecological and hydrological feature(s); and, b) make an informed decision as to whether or not a proposed use will have a negative impact on the related significant natural heritage features and related ecological functions of the Township. Any EIS required by this Plan must describe the natural heritage features and ecological functions, identify their significance and sensitivities and describe how they could be affected by a proposed use. The EIS should give consideration to the relevant aspects and inter-relationships of various components of the natural heritage system on and off the site. In addition, the EIS must address how the proposed development will protect, maintain or restore the significant natural features and ecological functions of the natural heritage system. Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 39 I I I I I I I I I I I I I I I I I I I Any EIS must be approved by Council, in addition to the other appropriate agencies, before a planning application that facilitates the development that is subject to the EIS is accepted by Council. 85.1.1.2 Contents of an EIS The determination of the level of effort required to prepare an EIS shall be agreed to in advance with the appropriate agencies and shall be scoped as required. Once agreement on the scope of the EIS is determined, all or some of the items below may need to be carried out: a) a description of the proposed undertaking; b) a three season survey of trees, shrubs and herbaceous vegetation on-site and classification of community types using criteria as standardized by the Ecological land Classification for Southern Ontario (lee, et al.. 1998); c) a three season survey of bird, mammal and reptile and amphibian species and an assessment of potential wildlife species based on available habitat types with the bird survey being undertaken during the peak period for migratory and breeding bird activity (i.e. May and June of the field season); d) a list. based on the abovementioned inventories, of any vegetation or wildlife species observed and reported on-site that are designated rare, threatened or endangered by a government agency; e) a description of the location and characteristics of all wetlands, watercourses or waterbodies and the associated quality and type of aquatic or fish habitat (e.g., cold I warm water) including observed and recorded fish species present with reference to fish sampling data or benthiclinvertebrate studies should accompany the field data on watercourseslfisheries; f) an overview of site geology, topography and soil types, including data obtained from hand-augered holes or test pits; g) an overview of site hydrology describing recharge and discharge areas. and characteristics of existing or new wells; h) a discussion of existing and proposed sources of potential contamination (e.g. gas stations, machinery repair operations, etc.) i) a description of ecological functions and interrelationships (e.g., ground water discharge maintaining a cold water trout stream, wildlife passage corridors, provision of habitat for rare species, vegetation of steeply - sloped lands that function to prevent erosion. etc.) Official Plan Amendment NO.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 40 I I I I I I I I I I I I I I I I I I I j) how the proposed use affects the possibility of linking components of the natural heritage system by natural corridors that mayor may not be identified on the schedules to this Plan; k) a discussion of the off-site impacts within the core as a whole, including a discussion on the features for which the entire core area as a whole was originally identified and an assessmenl of how the proposed development would impact features and functions of the entire core or linkage unit; and, I) a Management Plan (MP) identifying how the adverse effects will be avoided over the construction period and the life of the undertaking and how environmental features and functions will be enhanced where appropriate and describing the net effect of the undertaking after implementation of the MP. The MP shall also establish the limits of buffers and setbacks adjacent to watercourses, waterbodies, valleys, wetlands and vegetation to protect the natural feature and its attributes and/or function from the effects of development 85.1.1.3 Description of Changes Any EIS shall describe what changes the proposed development will have on: a) ground and surface water recharge and discharge; b) predicted ground water use and potential for interference with nearby wells (e.g., well yield, water quality); c) ground water quality or quantity as it affects the natural environment (e.g. discharge to surface, aquifer conditions); d) surface water quality (e.g.. sedimentation, temperature, flow volume); e) terrestrial wildlife habitat quantity or quality (e.g., loss of deer wintering yards. cover for wildlife movement, increased potential for bank erosion); f) aquatic or fish habitat quantity or quality (e.g.. water warming from removal of streambank vegetation. potential for destruction or alteration of a fisheries resource); g) wildlife movement corridors; h) the ecological function of the natural environmental features; Q noise and traffic levels and their impacts on wildlife as compared to existing conditions (e.g., truck traffic from excavation activities); Official Plan Amendment No.16 Township of Ora-Medonle Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 41 I I I I I I I I I I I I I I I I I I I j) the potential for fragmentation or isolation of portions of a core-designated area or breakage of an identified linkage as a result of the proposed change in land use; k) remaining vegetation and wildlife habitat within the rest of the core or linkage (in the Oro Moraine Planning Area) from potential changes of the proposed development within a portion of the core; I) the potential for off-site discharge of materials (e.g.. storm water runoff, effluent, odours. air emissions) as a result of the proposed development; m) erosion potential from improper grading and construction techniques or because of failure to provide mitigation for steep slopes or unstable soils; n) the compatibility of the proposed land use with surrounding land uses within the rest of the core area and/or associated linkages; 0) flooding or changes in storm water retention capabilities as a result of the proposed land use or changes to flood attenuation capabilities of lands within the rest of the core or linkage; and, p) the duration of the effects, the size of the area affected, the sensitivity of the feature to change and any loss of ecological functions either within the area proposed for development or within the core/linkage area as a whole. In addition to the above, the EIS shall describe the positive impacts that may occur as a result of mitigation. 85.1.1.4 What an EIS Should Demonstrate The EIS should demonstrate, where applicable. that the proposed use will: a) not have a negative impact on natural features and related ecological functions; b) not discharge any substance that could harm air quality. groundwater, surface water and associated plant and animal life; c) be supplied by an adequate supply of water and that the groundwater taking associated with the use will not harm existing water supplies, surface water features and associated plant and animal life; d) not cause erosion or siltation of watercourses or changes to watercourse morphology; e) not interfere with groundwater recharge to the extent that it would adversely affect groundwater supply for any use; Official Plan Amendment NO.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 42 I I I I I I I I I I I I I I I I I I f) not cause an increase in flood potential on or off the site; g) maintain/enhance/restore/rehabilitate the natural condition of affected watercourses, and protectlenhance/restore/rehabilitate aquatic habitat; h) not significantly affect the scenic qualities of the area; i) not encourage the demand for further development that would negatively affect the function of natural heritage areas; J) enhance and restore endangered terrestrial and aquatic habitat where appropriate and feasible; k) not interfere with Ihe function of existing or potential natural corridors; I) not lead to a significant reduction in the forest resource or interior forest habitat in an area; and, m) not lead to species loss or negative impacts on endangered or threatened species and/or their habitat. 85.5 WATERSHED PLANNING 85.5.1 Objectives II is the objective of this Plan to: a) support the preparation and implementation of sub-watershed plans within the Township and area; b) ensure that there is an appropriate balance between the objectives of water supply management. habitat protection, flood management and land use to protect and enhance water quality for future generations; c) protect and/or restore streams, groundwater discharge and recharge areas and wellands for the benefit of fish, wildlife and human uses; d) ensure that any sub-watershed planning process is open and transparent; e) ensure that necessary resources are provided for the implementation of watershed and sub-watershed plans; and, f) ensure that sub-watershed plans contain goals and objectives that are appropriate for the watershed and implementable by the Township and landowners; and. Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 43 I I I I I I I I I I I I I I I I I I I g) ensure that watershed and sub-watershed plans are designed 10 be continuously improved as new information and science becomes available. 85.5.2 Watersheds In Oro-Medonte A watershed is an area of land that drains into a river, lake or other water body. Unlike municipal boundaries, watershed boundaries are defined by nature and, as a result, watersheds often overlap a number of jurisdictions. Within each of these watersheds is a number of sub-watersheds. It is the long term intent of the Township that a sub- watershed plan be prepared for each sub-watershed. 85.5.3 The Intent Of A Sub-Watershed Plan The intent of sub-watershed plan is to provide direction and target resources for the better and effective management and restoration of a given sub-watershed. Such plans are intended to: a) serve as a guide for improving water quality, reducing flood damage and protecting natural resources in a sub-watershed; b) identify problem areas and target these areas for rehabilitation and/or enhancement; c) prevent existing watershed problems from worsening as a result of future land development, public work activities and agricultural and other activities; and. d) provide an opportunity for multiple jurisdictions with varying priorities to coordinate their efforts and accept their responsibility for the impact their actions have both on upstream and downstream areas. Council shall have regard to the above when making decisions on the priority given to the preparation of sub-watershed plans. The responsibility for preparing sub-watershed plans rests with the appropriate conservation authorities. It is the intent of this Plan that Council assist the relevant conservation authority in the preparation of these plans. It is recognized that, due to the size of the Township and the funding limitations of all levels of government. the preparation of sub-watershed plans in Oro-Medonte is a long term prospect. In this regard, Council shall work with the conservation authorities in identifying priority areas for study. 85.5.4 Contents Of Subwatershed Plans All sub-watershed plans shall contain the following: a) a detailed assessment and integrated analysis of the natural heritage features, areas, functions and linkages on a sub-watershed basis; Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 44 I I I I I I I I I I I I I I I I I I I b) a characterization of the sub-watershed in terms of its environmental resources; c) a summary of the exisling environmental issues; d) preparation of a prediction impact analysis to determine the potential for stressors wilhin the sub-watershed; e) the identification of alternative management solutions for the watershed; and, f) detailed management strategies for the implementation of the sub-watershed plan including guidelines for development, stormwater management strategies and ongoing monitoring programs for the sub-watershed plan. 85.5.5 Implementation All applications for development shall conform with the recommendations made in an approved watershed or sub-watershed plan. if one is in place. 85.7 TREE PRESERVATION/PLANTING The following policies apply to treed areas outside of the Environmental Protection One, Environmental Protection Two and the Oro Moraine Natural Core/Corridor area designations: a) There are wooded areas within the Township that are not within the Environmental Protection One and Two or the Oro Moraine Natural Core/Corridor Area designations, primarily because of their small size or their location within settlement areas. However, these areas also contribute to the character of the community. It is a policy of this Plan that such areas be retained in their natural state, whenever possible and appropriate, as a condition of development approval. b) The County and Township, in making public work decisions, shall have regard to the existence of trees and make every reasonable effort to protect them. If trees will be lost due to a public work, it is a policy of this Plan that replanting programs be initiated to compensate for the loss of trees. c) Council shall require the planting of trees of appropriate quality, size and species that are indigenous to the area as a condition of development approvals wherever possible. Particular attention will be paid to surface parking lots and the softening of their visual impact on adjacent lands and streets. d) Council may undertake a tree planting program along major roads in the rural settlement areas wherever possible to create, over time. a canopy of trees that will enhance the character of the community and contribute to the aesthetics of the area. Official Plan Amendment No.16 Township of Ora-Medonte Om Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 45 J I I I I I I I I I I I I I I I I I I ITEM #12 Section H8 (Waste Disposal Sites) is moved to a new Section B5.9. ITEM #13 Section H5 (Land Use Compatibility) is moved to a new Section B5.10 ITEM #14 Section H6 (Contaminated Sites) is moved to a new Section B5.11 ITEM #15 Section H7 (Electric Power Facilities) is moved to a new Section B5.12 ITEM #16 Section H4 (Natural Corridors and Potential Natural Corridors) is moved to a new Section B5.13 ITEM # 17 A new heading, entitled Part C Land Use Policies is added to the Plan. ITEM 18 Section 02 (Agricultural) is moved to a new Section C1 ITEM # 19 Section 03 (Rural) is moved to a new Section C2 ITEM # 20 Section 04 (Rural Settlement Areas) is moved to a new Section C3 Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 46 I I I I I I I I I I I I I I I I I I I ITEM # 21 Section 09 (Rural Residential) is moved to a new Section C4 ITEM # 22 Section 010 (Shoreline) is moved to a new Section C5 ITEM # 23 Section 011 (Restricted Rural) is moved to a new Section C6 ITEM # 24 Section 06 (Recreational) is moved to a new Section C7 ITEM # 25 Section 07 (Industrial) is moved to a new Section C8 ITEM # 26 Section 08 (Commercial) is moved to a new Section C9 ITEM # 27 Section 012 (Airport) is moved to a new Section C10 ITEM # 28 Section D13 (Mount St. Louis Moonstone) is moved to a new Section C11 Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 47 J I I I I I I I I I I I I I I I I I I ITEM #29 Section D5 (Mineral Aggregate Resources) is deleted and replaced with a new Section C12 as follows. "C12 C12.1 C12.2 MINERAL AGGREGATE RESOURCES OBJECTIVES The objectives of this designation are to: a) recognize existing mineral aggregate operations and protect them from activities that would preclude or hinder their continued use; b) protect known aggregate deposits and areas of high potential mineral aggregate resources for possible future resource use; c) ensure that new mineral aggregate operations are sited in locations that will not have a negative impact on the significant natural features and ecological functions of the Oro Moraine; d) ensure that the haul routes used are appropriate; e) ensure that extraction areas are progressively rehabilitated; f) ensure that extractive activities are carried out with minimal environmental and social impacts; and, g) minimize conflicts between incompatible land uses. LOCATION The Mineral Aggregate Resources designation shown on Schedule A to this Plan is divided into two categories - Licensed and Potential. The Licensed category applies to mineral aggregate operations that are licensed in accordance with the Aggregate Resources Act. The Potential category applies to lands which are deemed to be appropriate for future extraction. provided all of the policies of this Section of the Plan can be met. The lands considered suitable, in principle, for aggregate extraction and designated Mineral Aggregate Resources (Potential) in the Oro Moraine Planning Area were identified on the basis of a review of natural heritage features and functions on the Oro Moraine. the character of the area and the localion of existing haul routes. Official Plan Amendment NO.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 48 I I I I I I I I I I I I I I I I I I In some cases, areas which have high potential for resource use on Ihe Oro Moraine are not designated Mineral Aggregate Resources (Potential) if the resource area is considered to be environmentally significant, where extraction would have a significant impact on the character of the area andlor can only be accessed by roads which currently do not function as haul routes. Given that the protection and enhancement of the significant natural heritage features and ecological functions and character of the Oro Moraine is a strategic objective of this Plan, the proteclion of these features, functions and the character of the area shall take precedence over the development of these same lands. C12.3 PERMITTED USES Permitted uses on lands designated Mineral Aggregate Resources include: a) the extraction of stone, gravel, sand and other aggregates and associated operations such as crushing, screening, washing and aggregate storage; b) agricultural uses; c) passive non-motorized recreational uses, such as walking trails and nature interpretation centres; d) forestry and resource management uses; and, e) wayside pits and quarries and portable asphalt plants for road works in the area. Concrete batching plants and asphalt plants may be permitted subject to re-zoning. provided the use ceases once extraction on the site ceases. C12.4 DEVELOPMENT POLICIES C12.4.1 Relationship between the Township and the Ministry of Natural Resources The Ministry of Natural Resources licenses and regulates pits and quarries under the Aggregate Resources Act. It is the intent of this Plan to ensure that there is open and transparent consultation between the appropriate Provincial Ministries and agencies. the proponent, the Township, the County and other affected municipalities before licenses are issued or modified, in order to ensure that new operations or expansions to existing operations are carried out in a manner that is consistent with the goals and objectives of this Plan. Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 49 I I I I I I I I I I I I I I I I I I I C12.4.2 Development Adjacent to Lands in Mineral Aggregate Resources Designation When new development (through a Planning Act application) is proposed within 300 metres of lands within the Mineral Aggregate Resources designation, Council shall be satisfied that the proposed use is compatible with the current operation of a mineral aggregale resource operation and with future operations located on lands within the Mineral Aggregate Resources designation. In some cases, setbacks between the uses may be required to minimize conflicts. C12.4.3 New Mineral Aggregate Operations or Expansions to Existing Operations All new mineral aggregate operations shall require an Amendment to the Zoning By-law if the subject lands are designated Mineral Aggregate Resources (Potential). The establishment of new mineral aggregale operations on the Oro Moraine on lands not designated Mineral Aggregate Resources will require an Amendment to the Official Plan in accordance with the policies of this section. Amendments to the Official Plan will not be considered for any portion of the subject lands that are located within the Oro Moraine - Core/Corridor Area designation. Applications to develop new mineral aggregale operations on lands not within the Oro Moraine Planning Area and on lands not designated Mineral Aggregate Resources will require an Amendment 10 the Official Plan and will be considered on a case-by-case basis in accordance with the policies of this Section. Expansions to existing mineral aggregate operations may require either an amendment to the official Plan andlor Zoning By-law, depending on the designation and zoning of the expansion lands. Any application for Amendment to the Official Plan and/or the zoning by-law shall be supported by studies that address: a) the potential impacts of the operation on: . the significant natural heritage features and ecological functions on the site and in the area: . nearby communities; . agricultural resources and activities; . the character of the area; . the quality and quantity of groundwater and surface water, . the built or cultural heritage resources in the area; Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 50 I I I I I I I I I I I I I I I I I I I . significant geologic formations on the site and in the area; . the groundwater recharge functions on the site and in the immediate area; and, . nearby wells used for drinking water purposes. b) the effect of the increased truck traffic on the environment and the residences in the area and other land uses in the area; c) the suitability of the proposed haul routes; d) the effect of the noise, odour. dust and vibration generated by the proposed use on adjacent land uses; e) how the natural features and functions on the site and in the area can be protected and/or enhanced as part of the design of the operation and through progressive rehabilitation; f) how the impacts from the proposed operation on adjacent uses will be mitigated; and, g) how the site will be progressively rehabilitated to accommodate subsequent land uses after the extraction is completed. Some of the above information shall be contained in an Environmental Impact Study that is prepared in accordance with Section B5.1.1 of this Plan. In addition, if the application applies to lands on an existing haul route, Council shall be satisfied that existing operators on that haul route are compensated appropriately for any works that they may have completed to initially upgrade the road for truck traffic. In addition to the above, the appropriate studies shall take into account the added impact of the proposed operation on the items listed in this Section that also take into account the impacts from existing operations in the immediate area. In considering the added impact of the new operation to existing known impacts, Council shall ensure that mitigation measures intended to lessen the added impact are reviewed and applied as required. During the course of this review. phasing options shall be considered as one means to minimize the combined impacts of the proposed and existing operations on the general area. Official Plan Amendmenl No.16 Township of Ora-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 51 I I I I I I I I I I I I I I I I I I I C12.4.4 Maintaining Natural Corridors In considering any application to develop a new mineral aggregate extraction use, every effort will be made to retain natural corridors at all times during the life of the facility that link significant natural heritage features on adjacent lands. For the purposes of this policy, natural corridors should have a width of between 100 and 120 metres. C12.4.5 Township Haul Routes Council recognizes that one of the most significant impacts of aggregate extraction is the use of area roads for truck traffic. It is a policy of this Plan to encourage the establishment of new aggregate operations on the established Township haul routes shown on Schedule A-3 to this Plan. Existing haul routes that are intended to be used only on a limited basis by existing operations are identified on Schedule A-3 as Township Haul Routes (Limited). All haul routes will be regulated in accordance with the policies of this Plan and the provisions of a By-law passed under the Municipal Act. Given that there are no lands designated Mineral Aggregate Resources (Potential) on roads that are not considered haul routes as shown on Schedule A-3, one of the components of any Official Plan Amendment to establish a new mineral aggregate resource use will be an amendment 10 Schedule A-3. Prior to considering such an amendment, Council shall be satisfied that the new haul route: a) will not have an impact on existing residents and businesses along the proposed haul route, taking into accounl the scale, nature and location of existing development and the scale of the proposed operation; b) is, or will be, constructed to an appropriate standard for truck traffic; c) will have a minimal impact on the character of the area; and. d) the length of the new haul route is minimized as much as possible and is located an appropriate distance from an adequate County of Simcoe road. In addition to the above. Council shall be satisfied that the County Road(s) that will be used by the increased truck traffic can accommodate the increased traffic in a manner which has minimal impacts on existing residents and businesses along the County Road. C12.4.6 Areas of Potential Mineral Aggregate Extraction The protection of known high quality resources shall take precedence, wherever possible, over any use that would preclude their further extraction. Other known areas in the Township where resources may be present are identified on Appendix 1 to this Official Plan. Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 52 I I I I I I I I I I I I I I I I I I It is the intent of this Plan that the lands identified on Appendix 1 be protected from uses and/or activities that may hinder the effective and economical exlraction of aggregate in the future. However, there may be cases where the economical and/or physical extraction of aggregate is not feasible and/or appropriate. In such cases, other uses may be permitted, if il can be shown to the satisfaction of Council that: a) the area is sterilized by existing development; or, b) the extraction would have a negative impact on significant natural heritage features or ecological functions; or c) the aggregate is low in quality; or, d) there is not enough aggregate in the area to justify its economical extraction. C12.4.7 Rehabilitation The progressive rehabilitation of all aggregate operations within the Township is a goal of this Plan. Council will work with existing operators and new applicants and the Ministry of Natural Resources to ensure that all licenses have appropriate progressive rehabilitation plans. If a sile is to be rehabilitated to a natural state. it is the intent of this Plan that natural self- sustaining vegetation be established and restored. If the site is to be rehabilitated to agricultural use, it is the intent of this. Plan that substantially the same land area and soil capability for agriculture is restored. C12.5 IMPLEMENTING ZONING BY-LAW The implementing zoning by-law shall place all existing mineral aggregate operations in a zone that permits quarries, sand and gravel extraction operations and wayside pits and portable asphalt plants for road works in the area. lands that are not the site of licensed operations, but are within the Mineral Aggregate Resources designation will be placed in a zone that prohibits uses which could potentially compromise the use of these same lands for extraction purposes in the future. The implementing zoning by-law may contain setbacks for extraction operations from adjoining properties designated for residential purposes by this Plan, municipal right-of- ways and property boundaries." Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 53 I I I I I I I I I I I I I I I I I I I ITEM # 30 A new Section C13 is included in the Plan: "C13 SPECIAL PURPOSE COMMUNITY AREA C13.1 OBJECTIVES The objectives of this designation are to: a) recognize existing residential developments that are not within settlement areas in the Township; b) ensure that these areas continue to be used in a manner which respects the 'Environment-First' objectives of the Official Plan; and. c) ensure that the impacts of uses on lands adjacent to these areas on lands within the designation are considered as part of any development review process. C13.2 LOCATION The Special Purpose Community Area designation shown on Schedule A-1 to this Plan applies to two existing residential areas within the Oro Moraine Planning Area. These two areas were developed as retirement communities in the past and primarily function as such on the date this Plan was adopted by Council C13.3 PERMITTED USES Permitted uses on lands designated Special Purpose Community Area include: a) mobile homes; b) Community Centres; and. c) Recreational uses for the exclusive use of the residents in the facility. C13.4 DEVELOPMENT POLICIES C13.4.1 Maximum Number of Units The implementing Zoning By-law shall restrict the maximum number of mobile home units on each of the lands subject to this policy to the number that existed on the date this Plan was adopted by Council. Any additional development, over and above the maximum set out in the implementing By-law, will require an amendment to the Zoning By- Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 54 I I I I I I I I I I I I I I I I I I I law. Prior to considering such an amendment, Council shall be satisfied that the expansion is: a) compatible with the character of the community; b) can be serviced with an appropriate water supply and means of sewage disposal; and, c) will be located in an area where there will be no negative impacts on natural heritage features and related ecological functions. C13.5 IMPLEMENTING ZONING BY-LAW The implementing zoning by-law shall place each of the parcels within the Special Purpose Community designation in Exception Zones which restrict the number of mobile home units to the number that existed on the date the Plan is adopted by Council." ITEM # 31 Part E of the Plan (except Section E4) is renumbered as Section C14 and all section numbers are modified accordingly. ITEM # 32 Section E4 of the Plan is renumbered as Section C15 an all seclion numbers are modified accordingly. ITEM # 33 Part H of the Plan is renumbered as Part D and all section numbers are modified accordingly. ITEM # 34 Part J of the Plan is renumbered as Part E and all section numbers are modified accordingly. Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 55 I I I I I I I I I I I I I I I I I I I ITEM # 35 A new Part F is added to the Plan as follows: Part F - DEFINITIONS The following are definitions of certain terms used in this Official Plan. Adjacent Lands Means those lands contiguous to a specific Natural Heritage Feature or area where it is likely that development or site alteration would have a negative impact on the feature or area. Agricultural Use Means an activity consisting of animal husbandry, horticulture, beekeeping. dairying, field crops, fruit farming, fur farming, market gardening, pasturage, poultry keeping, mushroom farming or any other farming activity and may include growing, raising, small scale packing and storage of produce in a building. structure or part thereof and other similar activities customarily carried out in the field of general agriculture. Area of Natural and Scientific Interest Means an area that has been identified as having earth or life science values related to protection, scientific study or education, and further identified by the Ministry of Natural Resources using evaluation procedures established by that Ministry as amended from time to time. Bed and Breakfast Establishments Means a single detached dwelling in which a maximum of three rooms are provided with or without meals for hire or pay for the traveling public. Character Means a collection of physical and man-made features which collectively serve to create a distinctive set of attributes which positively contribute to the appreciation of an area. Compatible Means the development or redevelopment of uses which may not necessarily be the same as or similar to the existing and adjacent development. but which can coexist with the adjacent uses without negative impacts. Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 56 I I I I I I I I I I I I I I I I I I Connectivity Means Ihe degree to which significant natural heritage features are connected to one another by links such as plant and animal movement corridors. hydrological and nulrient cycling, genetic transfer and energy flows through food webs. Conservation Use Means an area of land that is generally left in its natural state and which is used to preserve, protect and/or improve components of the natural heritage system of other lands for the benefit of man and the natural environmental and which may include, as an accessory use. hiking trails and/or cross country ski trails, buildings and structures such as nature interpretation centres and public information cenlres. Development Means the creation of a new 101, a change in land use. or the construction of buildings and structures requiring approval under the Planning Act, but does not include activities that create or maintain infraslructure authorized under an environmental assessment process or works subject to the Drainage Act. Ecological Features Means naturally occurring land, water and biotic features that contribute to ecological and hydrological integrity. Ecological Functions Means the natural processes, products or services that living and non-living environments provide or perform within or between species, ecosystems and landscapes, including hydrological functions and biological. physical, chemical and socio-economic interactions. Ecological Integrity Means the condition of ecosystems in which: a) the structure, composition and function of the ecosystems are unimpaired by stresses from human activity; b) natural ecological processes are intact and self-sustaining; and, c) the ecosystems evolve naturally. Official Plan Amendment NO.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 57 I I I I I I I I I I I I I I I I I I I Endangered Species Means any native species, as listed in the Regulations under the Endangered Species Act. that is at risk of extinction throughout all of a significant portion of its Ontario range if the limiting factors are not reversed. Enhance Means, as applied to the natural heritage/environmental policies of this Plan, strengthening the components of a natural area through management measures to increase stability, biodiversity and long-term viability. Means, in other respects. 10 complement and strengthen the character of the Township, community, neighbourhood, site or structure. Fish habitat Means the spawning grounds and nursery. rearing, food supply, and migration areas on which fish depend directly or indirectly to carry out their life processes. Forest Management Means the management of woodlands, including accessory uses such as the construction and maintenance of forest access roads and maple syrup production facilities, a) for the production of wood and wood products, including maple syrup; b) to provide outdoor recreation opportunities; c) to maintain. and where possible improve or restore, conditions for wildlife; and, d) to protect water supplies. Fragmentation Means the division of a natural heritage feature into smaller components that do not have the same ecological functions as may have existed before their division. Golf Course Means an outdoor public or private area operated for the purpose of playing golf and includes a par three golf course, a miniature golf course and putting greens and which may include, as accessory uses. restaurants, retail stores selling golf equipment and accessories, fitness centres. a dwelling unit for a caretaker, a golf driving range and other buildings or structures devoted to the maintenance, administration and operation of the golf course. Official Plan Amendment No.16 Township of Ora-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 58 I I I I I I I I I I I I I I I I I I I Groundwater Discharge Means water that travels from under the ground 10 the surface and which forms part of the base flow of rivers and streams. Groundwater Recharge Means the replenishment of subsurface water: a) resulting from natural processes, such as the infiltration of rainfall and snowmelt and the seepage of surface water from lakes, streams and wetlands; and b) resulting from human intervention, such as the use of stormwater management systems. Groundwater Resources Means water from underground that is required to sustain ecological features and provide drinking water for humans and animals. Habitat of Endangered, Rare and Threatened Species Means land that a) is an area where individuals of an endangered species, a rare species or a threatened species live or have the potential to live and find adequate amounts of food. water. shelter. and space needed to sustain their population, including an area where a species concentrates at a vulnerable point in its annual or life cycle and an area that is important to a migratory or non-migratory species; and, b) has been further identified, by the Ministry of Natural Resources or by any other person, according to evaluation procedures established by the Ministry of Natural Resources, as amended from time to time. Hydrological Features Means, a) permanent and intermittent streams; b) wetlands; c) kettle lakes and their surface catchment areas; d) seepage areas and springs; and, Official Plan Amendment No.16 Township of Oro-Medonte Oro Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 59 I I I I I I I I I I I I I I I I I I I e) aquifers and recharge areas. Hydrological Functions Means the functions of the hydrological cycle Ihat include the occurrence, circulation, distribution, and chemical and physical properties of water on the surface of the land. in the soil and underlying rocks, and in the atmosphere, and water's interaction with the environment including its relation to living things. Hydrological Integrity Means the condition of ecosystems in which hydrological features and hydrological functions are unimpaired by stresses from human activity. Hydrologically Sensitive Features Means a hydrological feature that is potentially sensitive to changes in surface and groundwater flow that may result from development. Landform Features Means distinctive physical attributes of land such as slope, shape, elevation and relief. Landform Permanence Means the retention of a landform in an unaltered state. Mineral Aggregate Means gravel. sand. clay. earth, shale. stone, limestone. dolostone, sandstone. marble, granite, rock or other material prescribed under the Aggregate Resources Act suitable for construction. industrial, manufacturing and maintenance purposes but does not include metallic ors, asbestos, graphite. granite. mica, nepheline syenite, salt. talc, wollastonite, mine tailings or other material prescribed under the Mining Act. Mineral Aggregate Operation Means: a) Lands under license or permit, other than for a wayside pit or quarry, issued in accordance with the Aggregate Resources Act, or successors thereto; and b) Associated facilities used in extraction. transport, beneficiation. processing or recycling of mineral aggregate or in the production of secondary related products. Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 60 I I I I I I I I I I I I I I I I I I I Mountain Bike Facility Means an area of land with trails used by non-motorized mountain bikes and which may include, as accessory uses, restaurants, club houses, retail stores, selling mountain bike equipment and accessories, fitness centres, a dwelling unit for a caretaker and other buildings or structures devoted to the maintenance, administralion and operation of the mountain bike facility. Natural Heritage Features Means features and areas that are important for their environmental and social values as a legacy of the natural landscapes of an area. Natural Heritage System Means a collection of Natural Heritage Features in a defined area that are functionally related to each other. Outdoor Storage Means an area of land used in conjunction with a business located within a building or structure on the same lot, for the storage of goods and materials. Negative Impact Means any negative change to the ecological integrity of a natural heritage feature and its associated ecological functions. Significant Means: . In regard to wetlands and Areas of Natural and Scientific Interest, an area identified as provincially significant by the Ministry of Natural Resources using evaluation procedures established by the Province, as amended from time to time; in regard to other features and areas. ecologically important in terms of features, functions. representation or amount, and contributing to the quality and diversity of an identifiable geographic area or natural heritage system. Criteria for determining significance may be recommended by the Province, but municipal approaches that achieve the same objective may also be used. in regard to other matters, important in terms of amount, content, representation or effect. Official Plan Amendment No.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6. 2003 61 I I I I I I I I I I I I I I I I I I I Site Alteration Means activities, such as fill, grading and excavation that would change the landform and natural vegetative characlerislics of a site. Stable Top of bank Means the line, established or approved by the appropriate Conservation Authority staff. which defines the transition between tableland and sloping ground at the crest of a slope associated with a watercourse. Stream Corridor Means an area of land on both sides of a river and stream which contribute to the ecological functions of the stream. Threatened Species Means any native species that is at risk of becoming endangered through all or a portion of its Ontario range if the limiting factors are not reversed. Threshold Flow Means the critical flow required to maintain aquatic habitat and the ecological functions of a river or stream. Wellhead Protection Area Means the surface and subsurface area surrounding a water well or well field that supplies a public water system and through which contaminants are reasonably likely to move so as eventually to reach the water well or well field. Wetland Means land such as a swamp, marsh, bog or fen (not including land that is being used for agricultural purposes and which no longer exhibits wetland characleristics) that, a) Is seasonally or permanently covered by shallow water or ahs the water table close to or at the surface; b) has hydric soils and vegetation dominated by hydrophytic or water-tolerant plants; and, c) has been further identified, by the Ministry of Natural Resources or by any other person, according to evaluation procedures established by the Ministry of Natural Resources, as amended from time to time. Official Plan Amendment No.16 Township of Ora-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 62 I I I I I I I I I I I I I I I I I I I Wildlife Habitat Means land that: a) is an area where plants, animals and other organisms live or have the potential to live and find adequate amounts of food, water, shelter and space to sustain their population, including an area where a species concentrates at a vulnerable point in its annual or life cycle and an area that is important to a migratory or non-migratory species; and b) has been further identified, by the Ministry of Natural Resources or by any other person, according to evaluation procedures established by the Ministry of Natural Resources, as amended from time to time. Woodland Means a treed area, woodlot or forested areas, that provides environmental and economic benefits such as erosion prevention, water retention, provision of habitat, recreation and sustainable harvest of woodland products. Official Plan Amendment NO.16 Township of Oro-Medonte Ora Moraine and Aggregate Resources Prepared by Meridian Planning Consultants August 6, 2003 63 I I I I I I I I I I I I I I I I I I I Schedule A-1 Land Use - Ora-Moraine Official Plan Amendment No. 16 52 " " " ~\~:;;::~~ LII ~. " " " ., " " " " LEGEND ~ " ~ ~~ _ ORO MORAINE CORE / CORRIDOR AREA l.>;?>1 ORO MORAINE ENHANCEMENT AREA RESIDENTIAL - - - 1::::::::1 ~ I E~~~3 I I - t:',\,:::,] Iill11\Je~ RURAL SETTLEMENT AREA " " RURAL RESIDENTIAL :11 RESTRICTED RURAL " EDGAR CENTRE " SPECIAL POLICY AREA SPECIAL PURPOSE " COMMUNITY AREA " I AGRICULTURAL AREA RECREATION RURAL AREA MAJOR OPEN SPACE OPEN WASTE DISPOSAL AREA I ORO MORAINE . BOUNDARY I ORO MORAINE PLANNING . AREA BOUNDARY ~. . " " " " ./.... " " /~- " " " ~.:.. " /0 " &~, " " " ~ , >-- h ~ Lj J ~~;>?" .' I ~ . . (/ ".. .v ,Of' w. . I. u' . y~'[ ,./fjj / _/ . ~ I /"'-. ~, '. : ( . / :Ji :+. ',. / ,.;e.f ;/ ::J 'd TOWNSHIP OF ORO-MEDONTE 'f~p;)~~l>l II ~7, . j \ pc ~ . /. l ! '. OC<./ \, "j ..~'/ L i ' " / '. . .,. .. I . , " -. h / . , p ....-:,..,., . ; . J EO=' b '. I I "'<-. lJ . ::-1 -. r l'J ~ ~'7i t::-:~ 1\. 'ie'.;:;,.};, .. "';':":::.:: ~ '" .' Wi' , 1/'/.' iP:'.""v ill .~>;;:. .rn;. \ ( i / . ... :f~;? / " ) 13 ; " FlL,t .. " , /'. ~UJ//, f- ~ "16 ~ g i // . ! .. . /. " , ~IL LJ LJ I ~ \ ~l ;.:l1 '. J...awr Sid Ii;' r:t-'\.' L-/.::..../'I\. r/I ~ / i ", :' Wi.. ~ :!.:::;: = x I i/'::: MINERAL AGGREGATE . RESOURCE AREA - LICENCED 22. 0:0", '-' MINERAL AGGREGATE ,,\ RESOURCE AREA - POTENTIAL , j 7\ \./7 ../) i \,>~ (',r. I~ T;: L,.~) ~ . - U 11 l' " r;:. . . \" 'h .~'3 / nb. ; " f ~ g .JII'I \G "..../1 ~} . I x H / ; L ~ . . . f--. .' :... I. ,..- ~ !' L: ,/// ..' I . ~ t': . /"1-'> --- . , - uF- ~.' L " ~l!.j h ~._-.~ ~ 1[: f :.: 11 A /~~/'/F~A -:-~ M 3:7' L.;v~ f .._~ ~ /--- fi \ ~~_ ",\\-J / g -/ ',' , /~l'H '--J1 Tl 17,1) . ~ i . '-'---, I [~ 1~ ':"7 1." . n I 'i ..~ ~ ~ /~ ii~- j z [ vi / - , (Omu.IA) II (ORILLlA) ~(oirUJ ~);:A) '" N.T.S, I I I I I I I I I I I I I I I I I I I TOWNSHIP OF ORO-MEDONTE ..~=rr I l ~l l" LJ" " J '-". f'/ " I ~ ; " y 0 ~"'I.\':' u. " ~'::" A "- (:, ^ A 44 U 4 . ,,~ ;;;~/;' //(,' II ~T",j K -------., '" ~-",J;,I.\ .. ~t:.A-~ "j , "'" '" 'c. ""'" A ---...__ \ \ f"-l>l> .."'A6 -'--<:;'-\, I- '., ,.b. to. "'~~(A 4J66 ~_ ~ ~ 1.\ t:;. 6",1O-{;, {"-"", , Schedule A-2 Natural Heritage Features on the Oro-Moraine Official Plan Amendment No. 16 /'l c===- , r1, 1-- .~,.. ./ ;1 de I :l.w, ,,,., d; '-- - ---~-' r v1 / " " "'1ft:. .,< ., , -. ;i,-' --' c L c. ~ I', r~ lEST " C LSON '" ,~/ '''' ,PLEX . ~ -. If "'~ / i"u, 1!!--"'--,h4~ I \ ,0 L ~ " --- ;-1 z ; . ~ (; , , . - " -- '-'~-'. , /' , - (; g . " << . z I ~-"-~ -- . e'l " _'~__,-__ F,F xn /---~-- Il'll " ~, I , ' 1 11'/- 4-c-= (/ ,I /L, " x II n " -- . .,,- -- " -- " -:-' " \... , (ORIWA) , eo '. ., -- " " " " " " " " " " " " Legend ~ CORE AREAS I I CORRIDOR AREAS POTENTIAL RE.VEGETATION AND ENHANCEMENT AREAS OUTLIERS n (ORILWo) ... In (OIUWA) ., l PROVINCIAllY SIGNIFICANT WETLANDS lOCAllY SIGNIFICANT WETLANDS iIIIJ ~ [ ) J L . ,. J , ~ PROVINCIAllY SIGNIFICANT ANSI'S I I OTHER ANSI'S : If- "... ___.. . or ,DV /--c jj -,,--,~-- , 'j I " u\: hr _~l. ~~ " 1,/ bl --- /p' iii ( I" "rp V,v: ",'-F; -, ~-" =! ,- L~ ~ ," -- -- : -///fc--./~J I '--~~_/ CORE DEER WINTERING AREA PUBLICLY OWNED LANDS ORO MORAINE BOUNDARY " ,.. ' '/ --:\, -- 23 e; ~ 22 ;- " f-......, I I 8 , ; '/p-F\ L ./ c ! Ii /i/ " , -- --.. '_____h ~',.~ " ORO MORAINE PLANNING AREA BOUNDARY f i~ g, III -"_/'~ ~ loa'" .dI 'M [' h !?--,fX ~ L ~~' '/ ~r. UFF...S I'~;), /. ~ '? ~~EK ~ /y---;; ,~ ? ~;;"E". li-j~ J; . ~ d~}' ',,/~. /' " " /'- l . W.~J." . . @ " , \ . 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S14j) S3:>ION3ddV 3H~ :11I ~HVd OFFICIAL PLAN AMENDMENT NO. 17 GENERAL UPDATE TO OFFICIAL PLAN TOWNSHIP OF ORO-MEDONTE August 2003 This Official Plan Amendment was adopted by The Corporation of the Township of Oro-Medonte by By-law Numbers 2003-091 in accordance with Sections 17 and 21 of the Planning Act R.S.O. 1990 c.P. 13, on August 21,2003. THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2003-091 Being a By-Law to Adopt Amendment No. 17 to the Official Plan, As Amended WHEREAS The Corporation of the Township of Oro-Medonte is empowered to update its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with Section 17 and 21 of the Planning Act, R.S.O. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE the Corporation of the Township of Oro-Pledonte enacts as follows: 1. THAT Amendment Number 17 to the Official Plan, attached hereto, is hereby adopted and; 2. THAT this by-law shall come into force and take effect as specified in the Planning Act R.S.O. 1990, c.P. 13. By-law read a first and second time this 21st day of August, 2003. By-law read a third time and finally passed this 21st day of August, 2003. THE CORPORATION OF THE TOWNSHIP OF ORO-I~IEDONTE , .1. NEIL CRAIG CLERI(, MR/ui~ILYN PENNT~OOK TABLE OF CONTENTS CONSTITUTIONAL STATEMENT PART 1:THE INTRODUCTION 1.0 BACKGROUND 2.0 LOCATION 3.0 BASIS 3.1 Home Industries iii 3.2 Severances in the Agricultural and Rural Designations iii 3.3 Infilling Lots iv 3.4 Severance of Lots with Two Dwellings iv 3.5 Additional Permissions in the Agricultural and Rural Designations iv 3.6 Seasonal Produce Stands iv 3.7 Industrial Uses in the Rural Designation v 3.8 Water Taking vi 3.9 Development on Private Roads vii 3.10 Adult Lifestyle Community vii 3.11 Shoreline Development viii 3.12 Residential Care Facilities viii 3.13 Public Parkland ix 3.14 Housekeeping Changes ix 3.15 Mapping ix PART I1: THE AMENDMENT 1 PART IIh THE APPENDICES 21 Appendix 1: Planning Report prepared by Meridian Planning Consultants dated August 5, 2003 Appendix 2: Letters received from the public on the Official Plan update immediately before and after the public meeting on June 24, 2003. Appendix 3: Letters sent by Meridian to those providing written comments in Appendix 2. CONSTITUTIONAL STATEMENT Part I: Part I1: Part II1: The Introduction, provides general information regarding the general policy update, Part 1' The Introduction does not constitute an operative part of Amendment No, 17 to the Official Plan, The Amendment, provides the details of the Official Plan Amendment, Part I1: The Amendment, including Schedules A and B constitute the operative part of Amendment No, 17 to the Official Plan, The Appendices, provide more specific information regarding the Amendment and the background work that led to the preparation of the Amendment, Part II1: The Appendices do not constitute an operative part of Amendment No, 17 to the Official Plan, Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants i August 5, 2003 1,0 2,0 3,0 PART I: THE INTRODUCTION BACKGROUND This update contains policies that deal with the following issues/land uses: · home industries; · the creation of infilling lots in the rural area; · permissions for the severance of a second dwelling in the rural area; · industrial uses in the Rural designation; · water taking; · development on private roads; · adult lifestyle communities; · private roads; · shoreline development; · residential care facilities; and, · public parkland In addition to the above, a number of minor housekeeping changes that improve the readability and interpretation of certain policies are contained within this Amendment. LOCATION This Amendment applies to all lands in the Township of Oro-Medonte. BASIS The following sections describe the rationale for the changes to the Official Plan. Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants ii August 5, 2003 3,1 3,2 HOME INDUSTRIES When the Official Plan was prepared in 1995, policies were included to permit home industries on parcels of land in the Agricultural and Rural designations. The intent of the policies was to allow farmers and other rural residents to realize other opportunities on their properties, provided these opportunities did not have a significant impact on adjacent land uses. A key component of the policies, as originally written, was that any home industry had to be accessory to an agricultural use and located on the same lot. This meant that the home industry was not intended to be the principle use of the property but only incidental to the principle use, which was intended to be agriculture. The implementing Zoning By-law further refined this policy by indicating that home industries were required to be accessory to an agricultural use on the same lot or accessory to a single detached dwelling on the same lot. The Zoning By-law also required that home industries be sited on lots that have a minimum lot area of 4.0 hectares. A number of concerns have been raised about the absence of any criteria in the Official Plan to provide some guidance to Council and staff on what exactly is a home industry. Given the Township's proximity to the City of Barrie, there are also concerns about those buying relatively inexpensive agricultural or rural land (as compared to industrial land in Barrie) and developing industrial uses that have no relation to the agricultural area or even to the Township. It is the view of Council that retaining permissions in the Official Plan for home industries is appropriate since home industries create jobs for Oro-Medonte residents and allow farmers particularly to continue farming their land. However, there is a need for clear guidance in the Official Plan on how home industries should be considered. On this basis, the policies respecting home industries have been considerably expanded. In addition, the policies no longer permit home industries as-of-right. They will now only be permitted subject to rezoning and the fulfillment of a number of detailed criteria. SEVERANCES IN DESIGNATIONS THE AGRICULTURAL AND RURAL The consent and subdivision policies in the 1995 Official Plan are contained in a number of different sections. This Amendment consolidates all of these policies in a new section for easy reference. Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants iii August 5, 2003 3,3 3,4 3,5 3,6 INFILLING LOTS The 1995 Official Plan permitted new infilling lots within the Agricultural designation, pursuant to the Provincial Policy Statement (PPS). A new infilling lot is only permitted in this type of circumstance if the proposed home was located on a lot that is between two homes on the same side of the road and which are not more than 100 metres apart. A key component of the PPS definition is that the home on either side has to be on lots of similar size. The 1995 Official Plan definition of infilling in the Agricultural designation is not consistent with the PPS definition and therefore needs to be updated. In addition, given the lot pattern in the Agricultural designation, no infilling lots have been approved since 1995. This is primarily because of the 1995 requirement that at least 35 hectares was required before an infilling lot could be considered and because of the requirement that no other lot was created from the parcel since 1973. This Amendment reduces the 36 hectare requirement to 20 hectares and deletes the 1973 requirement. This change will permit the consideration of infilling applications in the Agricultural designation consistent with the PPS. The permission for infilling lots is also extended to the Rural designation, where such a permission did not exist in the 1995 Official Plan. SEVERANCE OF LOTS WITH TWO DWELLINGS The 1995 Official Plan permits the severance of second dwellings from properties in the Agricultural and Rural designations. This permission was intended to be time-sensitive and most property owners in this situation have since obtained severances. On this basis, this OPA deletes the permission. ADDITIONAL PERMISSIONS IN THE AGRICULTURAL AND RURAL DESIGNATIONS Many municipalities are now considering how to both highlight the importance of agriculture within their communities and to improve the livelihood of area farmers. In this regard, many are now including additional permissions within their Official Plans to achieve this objective. On this basis, this OPA includes agricultural research and training establishments and farm-related tourism establishments as permitted uses, subject to criteria, in the Agricultural and Rural designations. SEASONAL PRODUCE STANDS There have long been concerns about these types of uses and how they should be controlled, if at all. The 1995 Official Plan permits seasonal produce stands in both the Agricultural and Rural designations, but there is no policy to assess them. As a result they have been classified as commercial uses on farm properties and are permitted subject to criteria. Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants iv August 5, 2003 3.7 INDUSTRIAL USES IN THE RURAL DESIGNATION The 1995 Official Plan permitted the establishment of industrial uses in the Rural designation subject to zoning. The 1995 Plan stated that Council shall be satisfied that such use: a) is compatible with the rural character of the area; b) can be designed and sited to blend in with the rural surroundings; c) is located where it would have little or no impact on agricultural operations; d) can be serviced with an appropriate water supply and means of sewage disposal; e) is to be accessed by municipal roads that can accommodate the increased traffic generated by the proposed use; f) will not cause a traffic hazard as a result of its location on a curve or a hill; and, g) can be appropriately buffered from adjacent residential uses. In addition, prior to considering an application to develop a new industrial, institutional or commercial use, Council shall be satisfied that the proposed use cannot be reasonably sited in a nearby settlement area or on lands in the vicinity that are designated Industrial or Commercial. Since the Oro-Medonte Official Plan was prepared, the County of Simcoe Official Plan was prepared and it requires that all single industrial uses in rural areas be permitted only if an Official Plan Amendment to the local Plan is approved. The County Plan indicates that "consideration of such proposals will require local Official Plan Amendments and must meet one of the following criteria: the use is for the primary processing of land related resources found on the site or in close proximity of the site; the use is incompatible in the proximity of other industrial uses; the use has large land requirements that cannot be satisfied in settlements, business parks, or Special Development Area designations either though existing infill opportunities or expansion.' In addition, the County Plan indicates that the "proposed use must: generate minimal truck traffic or be in the proximity of an arterial road; Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants V August 5, 2003 · have sewer and water service needs suitable for individual services; 3,8 have a smafl number of employees; not be located in the proximity of residential or other incompatible uses in accordance with applicable guidelines for industrial use and distance separation; and except for agriculturally related industries and secondary uses, not be located in prime agricultural areas.' On the basis of the above, rural industrial uses can no longer be permitted as-of- right in the Rural designation and the use is deleted as a permitted use in the Official Plan by this OPA. In addition, a new section setting out relevant criteria is added to the Official Plan. WATER TAKING There have long been concerns about commercial water taking on the Oro Moraine and in the Township of Oro-Medonte. At the present time, any application that proposes the extraction of more than 50,000 litres of surface or groundwater per day requires a Permit to Take Water (PTTW) from the Ministry of Environment. Applications are typically posted on the Environmental Bill of Rights (EBR) website for a period of time so that municipalities and residents may comment on the application. There is currently no direct notification given to landowners surrounding proposed high capacity wells. A number of deficiencies in the PTTW process have been identified in the past, particularly through the Walkerton hearing. During those hearings, the Environmental Commissioner's Office (ECO) submitted a comprehensive report assessing a number PTTW applications in the Province. As a result of their review, they determined that many were not supported by adequate information and that many had conditions that were not acceptable, in their view. The Province has strived to improve the PTTW process since that time, but there continues to be concerns about the process and the lack of any assessment of cumulative impact by the MOE as part of the review process. Municipalities currently have a very limited ability to control landowners who wish to extract more than 50,000 litres water per day on average from a well on their property. In January 2002, Council accepted the recommendations in a report Meridian Planning Consultants prepared on the issue and indicated that they would support the institution of some type of public process that requires the input of neighbours and stakeholders when a PTTW application is submitted. This report and corresponding resolution was then sent to most of the rural municipalities in Ontario, with most supporting the approach set out by the Township of Oro-Medonte. Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants vi August 5, 2003 3,9 3.10 The Township is historically has taken the position that the extraction of water from the ground is not a land use pursuant to the Planning Act. This means that the Township cannot control water taking, as long as this interpretation is in place. However, the extraction of water from the ground is certainly a land use issue, as the OMB hearing on Gold Mountain Springs clearly indicated. Since that hearing, there has been another OMB hearing in the County of Grey, where a spring water loading facility was proposed. The Township of Artemesia (now in Grey Highlands) refused the application and it was heard by the OMB. At that hearing, the OMB ruled that water taking was not a use of land and approved the application. The Grey Association for Better Planning appealed the OMB decision to Divisional Court and on November 21, 2002, the Divisional Court ruled that the taking of water was a use of land and directed the OMB to hold another hearing on the matter. This decision has now been appealed to the Court of Appeal. On the basis of the above, this OPA includes policies in the Official Plan that indicate that water taking is a use of land. This means that a Zoning By-law Amendment would be required for certain water takings. However, the policy would only come into effect if the courts ruled that water taking was a use of land. DEVELOPMENT ON PRIVATE ROADS Section H1 of the 1995 Official Plan contains policies that deal with development that is not located on public roads that are maintained on a year-round basis. The intent of the policy is to preclude the creation of new lots on such roads and to not permit the development of new homes on these roads, unless these roads are brought up to municipal standards. There continues to be numerous requests to allow development on such roads. However, the 1995 policy needs to be updated to ensure that the intent of the policy is clear. ADULT LIFESTYLE COMMUNITY A considerable amount of concern has been expressed about the continuing rationale behind permitting such communities to be established in Oro-Medonte. Much of the concern on the part of the residents stems from the 'non-adult lifestyle' community nature of the newer portions of the Horseshoe Valley Resort development. It is the Township's opinion that any adult lifestyle community developed in close proximity to the City of Barrie will have the potential to be occupied by residents on a full-time basis and by residents with children. This means that there will eventually be a demand for services such as parks and schools for the new residents. On this basis, the Township believes that it should consider the development of such communities in the same manner as any other form of Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants vii August 5, 2003 3.11 3.12 residential development. Given that residential development is generally directed to settlements, the Township is of the view that the permission to allow adult lifestyle communities in a rural settling is no longer appropriate. On this basis, the entire section dealing with adult lifestyle communities is deleted from the Official Plan by this OPA. SHORELINE DEVELOPMENT A number of requests have been made to permit the creation of lots on existing year-round roads that serve as the boundary of the Shoreline designation. Landowners in these areas believe that such development will not result in an increase in municipal services, since the road is already there. It continues to be Council's opinion that additional development in the shoreline area should be limited as a result of concerns about: the environmental impact of new development; the lack of public access to the shoreline; the existing density of development; drainage issues in certain areas; and, the impacts of new development on water supply and quality. The existing Official Plan prohibits additional inland extensions of the shoreline designation unless they are reviewed as part of an Official Plan Review. This policy is modified by this Amendment by deleting the requirement for an Official Plan Review. RESIDENTIAL CARE FACILITIES The 1995 Oro-Medonte Official Plan does not contain any policy on residential care facilities. It has consistently been the position of the Province of Ontario that residential care facilities should be a permitted use as of right in any land use designation that permits residential uses. In addition, since the Planning Act (Section 35) prohibits municipalities from controlling occupancy through zoning and/or restricting the type of individual who resides in a dwelling, it is now impossible to restrict the establishment of different living arrangements in residential dwellings. It is on this basis that many municipalities are now crafting residential car facilities policies in their Official Plan which are intended to provide some direction to Council on where residential care facilities should be permitted in the Township and under what conditions. In addition, municipalities are now requiring licenses for the establishment of residential care facilities in accordance with the Municipal Act. Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants viii August 5, 2003 3.13 3.14 3.15 In addition to the above it is the Township's opinion that there is a need to distinguish between residential care facilities that are designed to be occupied by those who have mental or societal issues between those residential care facilities that are designed to be correctional in nature such as a correctional group home. It is the Township's opinion that correctional residential care facilities should not be permitted as of right in any area of the Township, but that it should 2roceed through some type of planning process instead. On the basis of the above a new section on residential care facilities is included within the ero-Medonte Official Plan by this ePA. PUBLIC PARKLAND The 1995 Official Plan does not contain any specific policies on parkland planning. Given the importance of parkland to the residents of the Township, detailed policies are included in the Official Plan by this ePA. HOUSEKEEPING CHANGES A number of minor additions and housekeeping changes are also included within the ePA. The intent of these changes is to ensure that the Official Plan can be easily interpreted and used. MAPPING Both Schedules A and B are replaced by new schedules which correctly identify the location of all wetlands in the Township. Schedule A also replaces Schedules A1 to A24, so that all information is now on one map. Part 1: The Introduction Update to Official Plan Prepared by Meridian Planning Consultants ix August 5, 2003 PART I1: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 17) ITEM # 1 Home industries are added as a permitted use in Section D2.2 following home occupations. The third paragraph in Section D2.2 is deleted and Sections D2.3.5, D3.3.5 and Dll.3.3 are deleted and replaced with new sections as set out below: Home industries are small-scale industrial uses that are accessory to agricultural operations or single detached dwellings on large rural lots. These uses should not detract from the primary use of the property for agricultural or residential purposes. Home industries may include welding, carpentry or machine shops, or agriculturally related uses that involve the processing of regionally produced agricultural crops or other products. The accessory retail sales of products produced in the home industry is also permitted. The repair, storage or sale of motor vehicles is not considered to be a home industry. Home industries may be permitted, subject to re-zoning, provided Council is satisfied that: a) the building housing the home industry is located within the existing farm-building cluster, if located on a farm property; b) the home industry has a floor area that is consistent with the scale of uses on the property; c) the home industry and any activity area associated with the home industry is set back from all lot lines by at least 30 metres; d) the noise, dust and odour that could potentially emanate from the use will not have an adverse impact on adjacent properties; e) the type and level of traffic generated by the use is compatible with the character of the area and the function of adjacent roads; f) the operator of the home industry resides on the property; g) all machinery and equipment, with the exception of motor vehicles, required for the home industry is located within enclosed buildings; h) any open storage associated with the home industry is screened from view and located within a fenced compound; Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 1 August 5, 2003 i) the home industry has a limited number of employees; and, any retail component of the home industry is clearly accessory to the home industry and does not detract from the primary use of the property. The development of a new home industry shall be subject to Site Plan Control. In addition, such a use may require a license in accordance with the Municipal Act". ITEM # 2 Section H2 is deleted and replaced with a new Section H2. "H2 SUBDIVISION OF LAND This section is intended to contain policies that are to be considered with every application to subdivide land in the Township. Regard shall also be had to the specific policies dealing with lot creation in each land use designation in addition to other policies in the Plan. H2.1 PREFERRED MEANS OF LAND DIVISION Land division by Plan of Subdivision, rather than by consent, shall generally be required if: a) the extension of an existing public road or the development of a new public road is required to access the proposed lots; or, b) the area that is proposed to be developed is not considered to be infilling; or, c) a Plan of Subdivision is required to ensure that the entire land holding or area is developed in an orderly and efficient manner; or, d) more than four lots including the retained lands are being created and/or the owner is retaining sufficient lands for the development of additional lots. H2.2 NEW LOTS BY CONSENT H2.2.1 General Criteria Prior to issuing provisional consent for a new lot for any purpose, the Committee of Adjustment shall be satisfied that the lot to be retained and the lot to be severed: Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 2 August 5, 2003 H2.2.2 H2.2.3 a) fronts on and will be directly accessed by a public road that is maintained on a year-round basis; b) does not front on a Provincial Highway or County Road, unless the Province or the County supports the request; c) will not cause a traffic hazard; d) has adequate size and frontage for the proposed use in accordance with the Comprehensive Zoning By-law and is compatible with adjacent uses; e) can be serviced with an appropriate water supply and means of sewage disposal; f) will not have a negative impact on the drainage patterns in the area; g) will not restrict the development of the retained lands or other parcels of land, particularly as it relates to the provision of access, if they are designated for development by this Plan; h) will not have a negative impact on the features and functions of any ecological feature in the area; will not have an impact on the quality and quantity of groundwater available for other uses in the area; and, will conform to Section 51 (24) of the Planning Act, as amended. Provisional consent may be granted subject to appropriate conditions of approval for the severed and/or retained lot. Boundary Adjustments A consent may be permitted for the purpose of modifying lot boundaries, provided no new building lot is created. In reviewing an application for such a boundary adjustment, the Committee of Adjustment shall be satisfied that the boundary adjustment will not affect the viability of the use of the properties affected as intended by this Plan. In addition, the Committee of Adjustment shall be satisfied that the boundary adjustment will not affect the viability of the agricultural parcels affected. Technical Severances The creation of new lots to correct a situation where two or more lots have merged on title may be permitted, provided the Committee of Adjustment is satisfied that the new lot: Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 3 August 5, 2003 H2.2.4 H2.3 a) b) c) d) e) f) g) was once a separate conveyable lot in accordance with the Planning Act; the merging of the lots was unintentional and was not merged as a requirement of a previous planning approval; is of the same shape and size as the lot which once existed as a separate conveyable lot; can be adequately serviced by on-site sewage and water systems; fronts on and will be directly accessed by a public road that is maintained year-round by a public authority; there is no public interest served by maintaining the property as a single conveyable parcel; and, conforms with Section H2.2.1 of this Plan. Lots for Utilities The creation of new lots for public utilities, communication utilities and water and sewer infrastructure may be permitted provided: a) the area of the proposed lot is minimized and reflects what is required for the use; and, b) the implementing zoning by-law, as a condition of Provisional Consent, only permits uses that are related to the utility on the lot. SUBDIVISION DEVELOPMENT POLICIES This section is intended to contain general Plan of Subdivision policies that are to be considered with every application for Plan of Subdivision. Regard should also be had to the specific policies dealing with lot creation in each land use designation. Prior to the consideration of an application for Plan of Subdivision, Council shall be satisfied that: a) the approval of the development is not premature and is in the public interest; b) the lands will be appropriately serviced with infrastructure, schools, parkland and open space, community facilities and other amenities; c) the density of the development is appropriate for the area; Part Ih The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 4 August 5, 2003 d) the subdivision, when developed, will be easily integrated with other development in the area; e) the subdivision conforms with the environmental protection and management policies of this Plan; and, f) the proposal conforms to Section 51 (24) of the Planning Act, as amended. Prior to the registration of any Plan of Subdivision, a Subdivision Agreement between the landowner and the Township will be required." ITEM # 3 Sections D2.3.4, D2.3.9, D2.3.10, D3.3.6, D3.3.7, D4.3.1, D4.3.2, D5.3.3, D10.3.5, D10.3.7 and D11.3.2 are deleted and the remaining sections are re-numbered accordingly. ITEM # 4 The first and third paragraphs of Section D2.3.2 are deleted. ITEM # 5 Section D2.3.2.1 is amended by changing the heading to 'Retirement Lots for Bona Fide Farmers'. The following paragraph is also included after the first paragraph: "The creation of a new lot for a retiring bona fide farmer may be permitted, provided: a) the lot from which the new lot is proposed to be created has an area of at least 36 hectares or is the whole of an original Township lot; b) a lot has not been severed from the parcel since March 26, 1973; c) the severed lot is to be located where it would have the least impact on existing and future agricultural operations; d) the proposed lot is no smaller than 0.4 hectares and generally no larger than 1.0 hectare; e) the proposed lot complies with the Minimum Separation Distance formula; and, f) the proposed lot will conform with the general consent policies of this Plan. Part Ih The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 5 August 5, 2003 ITEM # 6 The Section heading of Section D2.3.2.2 is deleted and replaced with 'lnfilling Lots'. The remainder of the Section is deleted and replaced with the following: "The creation of a new infilling lot in the Agricultural designation may be permitted, provided: a) the lot is located between two existing non-farm residences which are on separate lots of a similar size and which are situated on the same side of the road and are generally not more than 100 metres apart; b) no more than one infilling lot is created from a lot that existed on the date of approval of this policy; c) the proposed lot will conform to the Minimum Distance Separation One Formula and will not affect the ability of neighbouring farmers to expand their operations in the future; d) the lot from which the infilling lot is to be created has an area of at least 20 hectares; and, e) the proposed lot will conform with the general consent policies of this Plan." ITEM # 7 Section D2.3.3 is deleted. ITEM # 8 'Agricultural research and training establishments' and 'farm related tourism establishments' are added as permitted uses in Section D2.2 following 'greenhouses'. A new Section D2.3.11 and a new Section D2.3.12 are added as follows: "D2.3.11 Agricultural Research and Training Establishments The development of agricultural research and training establishments is encouraged in the Township. Such uses may be permitted subject to re-zoning, provided Council is satisfied that: a) the use is related to and will benefit the agricultural industry; b) the use will assist in the furthering of knowledge in the agricultural sector of the economy; and, Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 6 August 5, 2003 c) the use will assist local farmers through training and the identification of improved farming methods and procedures. D2.3.12 Farm Related Tourism Establishments Given the proximity of the Township to growing urban areas, Council supports the development of uses that highlight the importance and value of the agricultural way of life in the area. On this basis, permanent uses such as art galleries, artist studios, farm machinery and equipment exhibitions, farm tours, holiday-related exhibitions and small-scale educational establishments that focus on farming instruction are permitted in the Agricultural and Rural designations subject to rezoning. Prior to considering such an application, Council shall be satisfied that: a) the use is clearly associated with agriculture; b) the use will highlight the importance of agriculture to the economy; c) traffic generated by the use can be safely accommodated on area roads; and, d) all other municipal requirements, such as a license under the Municipal Act, are complied with. All such uses may be subject to Site Plan Control, depending on the scale of the use. In addition, such uses shall be encouraged to locate in existing farm buildings wherever possible." ITEM # 9 A new Section D3.3.11 is included in the Official Plan "D3.3.11 Commercial Uses on Farm Properties The development of accessory commercial uses on farm properties is permitted, provided: a) the use is clearly associated with and located on a farm property; b) the retail component has a floor area of no more than 200 square metres; and, c) the majority of the products offered for sale, in terms of monetary value, are produced or manufactured on the farm property. The development of a new commercial use on a farm property shall be subject to Site Plan Control." Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 7 August 5, 2003 ITEM # 10 Industrial uses are deleted as a permitted use in Section D3.2 of the Official Plan. The term In addition, a new Section D3.3.8 is added as 'industrial' is also deleted from Section D3.3.2. below: "D3.3.8 Industrial Uses Single industrial uses in the Rural designation may be permitted, subject to the approval of an Official Plan and Zoning By-law Amendment. Prior to granting these approvals, Council shall be satisfied that the proposed use: a) satisfies at least one of the following Iocational criteria: i) the use is for the primary processing of land related resources found on the site or in close proximity of the site; or, ii) the use is not compatible with industrial uses in existing business parks or employment areas; or, iii) the use has large land requirements that cannot be satisfied in settlements, business parks either though existing infill opportunities or expansion. b) c) d) is compatible with the rural character of the area; can be designed and sited to blend in with the rural surroundings; is located where it would have little or no impact on agricultural operations; e) can be serviced with an appropriate water supply and means of sewage disposal; f) is to be accessed by municipal roads that can accommodate the increased traffic generated by the proposed use; g) will not cause a traffic hazard as a result of its location on a curve or a hill; and, h) can be appropriately buffered from adjacent residential uses." ITEM # 11 The third paragraph of Section D3.3.1 beginning with 'notwithstanding...' is deleted. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 8 August 5, 2003 ITEM # 12 A new Section D3.3.2 is added as follows: "D3.3.2 Infilling Lots The creation of a new infilling lot in the Rural designation may be permitted, provided: a) there is no more than generally 120 metres separating the two non-farm lots; c) no more than one infilling lot is created from a lot that existed on the date of approval of this policy; d) the proposed lot will conform to the Minimum Distance Separation One Formula and will not affect the ability of neighbouring farmers to expand their operation in the future; e) the lot from which the infilling lot is to be created has an area of at least 20 hectares; and, f) the proposed lot will conform with the general consent policies of this Plan." ITEM # 13 'Agricultural research and training establishments subject to Section D2.3.11' and 'farm related tourism establishments subject to Section D2.3.12' are added as permitted uses in Section D3.2. ITEM # 14 The last paragraph of Section D4.3.5 is deleted. ITEM # 15 The second paragraph of Section D6.2 deleted. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 9 August 5, 2003 ITEM # 16 The following sentences are added at the end of the first paragraph of Section D7.5.1: "Expansions of less than 25% may also be subject to Site Plan Control. No expansions that would have the effect of increasing the floor area of a building that existed on July 1, 2003 by more than 25% will be permitted unless an appropriate site plan agreement is entered into." ITEM # 17 Section D9.4 is deleted. ITEM # 18 Section D10.3.1 is deleted ITEM # 19 Section D10.3.8 is amended by deleting the last sentence and replacing it with the following: "Amendments to this Plan that have the effect of permitting additional residential development adjacent to the Shoreline designation will be discouraged. If such an application is submitted, the appropriateness of the immediate area for development from an environmental, servicing, character and traffic perspective shall be assessed. If major development is proposed, a detailed review of the entire shoreline area shall be carried out to determine if the proposed location is suitable and appropriate from a growth management perspective." ITEM # 20 The entirety of Section E1 is moved to a new Section D4.3.6. Section E1.5 and E1.7 are also deleted. ITEM # 21 Sections E2.2.3, E.2.2.4 and E2.2.5 are deleted. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 10 August 5, 2003 ITEM # 22 Section H4 (Adult Lifestyle Communities) is deleted and a new Section H4 is added as below: "H4 WATER TAKING "It has long been Council's goal to be more involved in the process of approving and considering applications that involve the extraction of more than 50,000 litres of ground or surface water per day, on average. It is also Council's goal to ensure that a process is established whereby landowners in the vicinity of a proposed water taking are informed of a proposed water taking and given an opportunity to comment on the proposal. It is recognized that, at the time of the adoption of this Plan, the approval of all applications for water taking rests with the Ministry of Environment, in accordance with the Ontario Water Resources Act, as amended. However, appeals through the court system at the time this Plan was adopted may lead to the establishment of water taking as a land use in accordance with the Planning Act. If this decision is made, and is not appealed, it is a policy of this Plan that the taking of more than 50,000 litres of ground or surface water per day is deemed to be a land use in accordance with the Planning Act. The implementation of this policy can only occur if it is implemented in the Township's Zoning By-law. On this basis, a comprehensive amendment to the zoning by-law to include water taking as a land use will be required, but only after it has been determined that water taking is a land use in accordance with the Planning Act. In considering such an Amendment, Council shall determine which type of water taking will require a rezoning and under what conditions such a zoning change could be granted. If a water taking does require a rezoning, Council shall be satisfied that at a minimum: a) the quality of groundwater and surface water in the area will be maintained and, where possible, improved or restored; and, b) the quantity of water available for other uses in the area and as base flow for rivers and streams in the sub-watershed will not be affected. As a condition of approval, Council may also require the proponent to enter into a monitoring agreement to ensure that Council has the ability to ensure that neighbouring drinking water supplies are not affected by the extraction. If it is deemed that the extraction is having a negative impact on the quality and/or overall quantity of water available in the area, Council will have the ability, pursuant to the monitoring agreement, to require the water extraction to cease." Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 11 August 5, 2003 ITEM # 23 The term 'Highway 93' in the heading of Section H1.2.2 is changed to 'County Road 93'. ITEM # 24 The term 'County Road 27' is deleted from the heading of Section H1.2.3. ITEM # 25 Section H1.2.4 is deleted ITEM # 26 Section H1.4 of the Official Plan is deleted and replaced with the following: "H1,4 OTHER TYPES OF ROADS H1,4,1 Intent of the Township The other types of roads in the Township include: a) private roads which cross private property to access a lot; b) unopened road allowances; c) unassumed roads; and, d) roads that are owned and maintained by a public authority for only a part of the year. The creation of new lots on roads set out in a), b), c) and d) above is not permitted. All lots that front on these roads shall be subject to Site Plan Control and be subject to a Holding Provision in the implementing Zoning By-law that prohibits any enlargement, renovation or addition to a dwelling unit that existed on the date the implementing Zoning By-law is passed by Council until the occupant satisfies the requirements of Section H1.4.2. Once these requirements are satisfied, the Holding Provision shall be lifted by the Township. The development of new homes or any building containing a non-residential use on existing lots on these roads is not permitted until the road is brought up to municipal standards and maintained on a year-round basis. The cost of bringing such a road up to municipal standards shall be borne by the landowners that will benefit from the upgrading of the road. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 12 August 5, 2003 H1.4.2 The construction or development of new private roads or extensions to existing private roads shall not be permitted unless the private road is in a Plan of Condominium. New rights-of-way, in the form of private driveways, may be granted by the Committee of Adjustment for access only to parcels that are presently land locked and which are the site of a residential use on the date the implementing by-law is passed. All proposed rights-of-way for existing land locked parcels must be developed from an existing public road that is maintained year round and is of a standard acceptable to the Township. Exceptions may be considered in areas where development is proposed by way of Plan of Condominium where multiple accesses over condominium blocks or other private lands is required to access other condominium blocks. In such case, the Township shall ensure, through agreements, that access for emergency vehicles is continuously available and that the accesses are appropriately designed for their intended and future use. Conditions under which Holding Provision will be removed The following criteria have to be satisfied before Council will remove a Holding Provision applying to lots that are subject to Section H1.4.1: a) The use on the lot must be permitted by the implementing Zoning By- law. b) The lot and all buildings and structures on the lot shall comply with the implementing Zoning By-law. c) The appropriate approvals are obtained for sewage disposal and a potable water supply is available. d) The property owner, at his expense, enters into a Site Plan Agreement with the Township that indicates that: the owner acknowledges and agrees that the lot in question does not front on an improved public road; ii) the owner acknowledges and agrees that the Township does not or is not required to maintain or snowplow the said road or street; iii) the owner acknowledges and agrees that the Township will not take over or assume an unopened, unassumed or private road or street as a Township public road or street unless it has been built according to the Township standards then in force; Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 13 August 5, 2003 iv) the owner acknowledges and agrees that the Township is not liable for any injuries, losses or damages as a consequence of the Township issuing a building permit; and, v) the Site Plan Agreement shall, at the expense of the owner, be registered against the lands." ITEM # 27 A new Section H9 is added as below: "H9 RESIDENTIAL CARE HOMES a) Residential care homes are defined as residential facilities that accommodate residents who have a range of emotional, psychiatric, physical, developmental, or social disadvantages or problems who receive both room and board and assistance with daily living. For the purposes of this policy, respite care homes are considered to be a residential care home. b) The Township supports the provision of an adequate supply of residential care homes. On this basis, residential care homes are permitted in any land use designation that permits residential uses. Such uses may also be subject to Site Plan Control to ensure that the facility is properly licensed by the Provincial government and complies with the Ontario Building and Fire Codes. In addition, the implementing by-law shall not permit the use of such a home by more than 10 residents, plus the owner and staff. c) Crisis care facilities, treatment centres, correctional residential care facilities and hostels for the homeless or transients are not to be permitted as of right in the implementing zoning by-law, and shall be subject to rezoning. A zoning by-law amendment will be subject to an evaluation of the following criteria: the intensity of use relative to the area of the property; ii) the compatibility of the use with surrounding land uses; iii) the suitability of the location with respect to the needs of clients and availability of necessary services; iv) the potential impact on existing community services; v) proximity to other residential care homes and facilities; and, Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 14 August 5, 2003 vi) size and type of dwelling as well as lot size. d) In order to prevent an undue concentration of residential care homes, the implementing Zoning By-laws shall specify a minimum distance separation between such homes, as well as regulations regarding performance standards such as dwelling type, and minimum floor space. Registration of residential care homes with the Township may be required. ITEM # 28 A new Section H10 is added "H'I 0 AGRICULTURAL OPERATIONS The following policies apply to agricultural operations and non-agricultural operations near such uses in the Township: a) In order to provide farmers with the ability to carry out normal farm practices, all new development, excluding residential development on existing lots of record, shall be set back from agricultural operations in accordance with the Minimum Distance Separation One formula. Development on lands within Shoreline, Commercial, Industrial, and any Residential and Horseshoe Resort designation is exempt from this policy. b) New and/or expanded livestock facilities shall be set back from existing non-agricultural operations in accordance with the Minimum Distance Separation Two formula, as amended. c) The Minimum Distance Separation One and Two formulas shall be included within the implementing Zoning By-law. An amendment to this Plan shall not be required to vary the setbacks required by the formulas, provided the variation is minor and will not affect the viability of agricultural operations in the area. d) Nothing in this Plan shall limit the ability of farmers to carry out normal and reasonable farm practices in accordance with the Farm Practices Act." Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 15 August 5, 2003 ITEM # 29 A new Section J2.4 is added to the Plan: "J2.4 NON COMPLYING BUILDINGS, STRUCTURES OR LOTS A non-complying building, structure or lot is such that it does not comply with the regulations of the implementing zoning by-law. A non-complying building or structure may be enlarged, repaired or renovated provided that the enlargement, repair or renovation: a) does not further increase a situation of non-compliance; b) complies with all other applicable provisions of this Plan and the implementing zoning by-law; c) does not increase the amount of floor area in a required yard or setback area; and, d) will not pose a threat to public health or safety. A non-complying lot in existence prior to the effective date of the implementing zoning by-law that does not meet the lot area and/or lot frontage requirements contained within the implementing zoning by-law, may be used and buildings thereon may be erected, enlarged, repaired or renovated provided the use conforms with the applicable policies of this Plan and the implementing zoning by-law, and the buildings or structures comply with all of the other provisions of the implementing zoning by-law." ITEM # 30 A Section J3 is replaced with a new Section J3 as below: "J3 AMENDMENTS TO THE OFFICIAL PLAN It is the intent of this Plan to serve as the basis for managing change in the Township for the next 20 years. As a result, this Plan identifies enough land for residential, commercial and industrial uses to last until the year 2022. It is the intent of this Plan that this Plan should only be amended when the policies of this Plan have been found not to address issues or alternatively, issues have been raised with respect to site-specific proposals that must be addressed in a comprehensive manner. However, where Amendments are contemplated by this Plan, they shall be considered by Council. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 16 August 5, 2003 Council may eliminate notice to the public and a public meeting for a minor Official Plan Amendment which does the following: Changes the numbers of sections or the order of sections in the Plan, but does not add or delete sections; Consolidates previously approved Official Plan Amendments in a new document without altering any approved policies or maps; Corrects grammatical or typographical errors in the Plan which do not affect the intent or affect the policies or maps; Rewords policies or re-illustrates mapping to clarify the intent and purpose of the Plan or make it easier to understand without affecting the intent or purpose of the policies or maps; and, Translates measurements to different units of measure or changes reference to legislation or changes to legislation where the legislation has changed. In all other instances, notification to the residents of the Township of public meetings held by Council shall be given in accordance with the procedures of The Planning Act." ITEM # 31 A new Section J6 is replaced with a new Section J6 as below: "J6 OFFICIAL PLAN REVIEW The assumptions, objectives and policies of this Plan shall be reviewed at least once every five years at a meeting of Council, which shall be advertised in accordance with the Planning Act, as amended. The five-year review shall consist of an assessment of: a) the effectiveness of the Plan in protecting water quality, heritage resources, natural resources and habitat and the general environment within the Township; b) the continuing relevance of the vision that forms the basis of all policies found in this Plan; c) the degree to which the objectives of this Plan have been met; d) the amount and location of lands available for urban development; Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 17 August 5, 2003 e) f) g) h) whether the Township has realized a desirable balance of commercial and industrial assessment in relation to residential assessment; the Township's role within the Region and its relationship with other municipalities; development trends in the Region and their effect on development in Oro-Medonte; and, the nature of any Province wide planning initiatives and their implications on Oro-Medonte." ITEM # 32 A new Section H9 is added: "H9 H9.1 H9.2 H9.2.1 PUBLIC PARKLAND OBJECTIVES It is the objective of this Plan to: a) establish and maintain a system of public open space and parkland areas that meets the needs of present and future residents; b) enhance existing parkland areas wherever possible to respond to changing public needs and preferences; c) ensure that appropriate amounts and types of parkland are acquired by the Township through the development process; d) encourage the dedication and donation of environmentally sensitive lands into public ownership to ensure their continued protection; and, e) manage the public open space and parkland areas in a manner that is consistent with the 'environment-first' objectives of this Official Plan. GENERAL POLICIES APPLYING TO ALL PUBLIC PARKLAND Recreation Master Plan It is the intent of this Plan that a Recreation Master Plan be prepared by Council. The Master Plan is intended to serve as a guide for the development of parks and recreation facilities and services. The policies of this Plan are intended to complement the Recreation Master Plan. The Recreation Master Plan shall be updated, as required, to respond to changing needs and circumstances Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 18 August 5, 2003 H9.2.2 Integration of Other Public Uses with the Public Parkland System H9.2.3 H9.2.4 H9.3 Where a public parkland area is to be integrated with an educational or major recreational facility, it is the intent of this Plan that the two uses complement each other by ensuring that there are no physical barriers between the uses. Dedication of Land through the Development Process Council will require the dedication of five percent of the land within a residential Plan of Subdivision to be dedicated to the Township as parkland. Two percent of the land within a non-residential development shall be dedicated as parkland. In lieu of the above requirements, Council may require cash-in-lieu of parkland instead, as deemed appropriate. All lands dedicated to the Township shall be conveyed in a physical condition satisfactory to the Township. Lands within the Environmental Protection One designation and/or which have been identified as hazard lands shall not be considered as part of the required minimum dedication of parkland pursuant to this section of the Plan. Parkland Dedication By-law Council a) b) c) shall enact a Parkland Dedication By-law that establishes: the lands to which the by-law is applicable; the rate of parkland dedication in accordance with Section H9.2.1 of this Plan; the development applications which are subject to parkland dedication requirements; and, d) land uses which are exempt from parkland dedication requirements. PARKLAND DEVELOPMENT POLICIES It is the intent of this Plan that all public parkland: a) b) c) have as much street frontage as possible and be open to view on as many sides as possible for safety purposes; be appropriately lit for safety purposes; have direct and safe pedestrian access from adjacent residential areas; Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 19 August 5, 2003 d) be designed to minimize any potential negative impacts on adjacent residential areas through the use of such measures as planting, fencing and the provision of appropriate access and parking; e) incorporate natural heritage features wherever possible into the design of the parkland; f) be integrated into the fabric of the adjacent neighbourhood; and, g) be connected, wherever possible, to trail systems, cycling routes and natural heritage corridors." ITEM # 33 A new Section HIO is added: "H'I 0 TECHNICAL STUDIES AND PEER REVIEWS Where a policy in this Plan requires the submission of technical studies, such as an Environmental Impact Study, such studies must be prepared at the applicant's expense by a qualified professional. When technical studies are submitted to the Township, Council may authorize a qualified professional to peer review such studies and provide advice to Council at the applicant's expense." ITEM # 34 Section D6 is modified as follows: The first bullet of Section D6.1 is deleted The two bullets below are added at the end: ensure that new uses are properly planned and located and serviced with an appropriate supply of water and sewage services; and, ensure that new recreational uses will not have an impact on the environmental, hydrogeological and agricultural resources of the Township. The words "cross-country ski facilities, mountain bike facilities" are added after golf courses in Section D6.2. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 20 August 5, 2003 The following sentence is added at the end of the first paragraph of Section D6.2: "accessory accommodation facilities may also be permitted, along with complementary corporate meeting facilities and corporate retreats." ITEM # 35 Schedules A1 to A24 are deleted and replaced with a new Schedule A. ITEM # $6 Schedule B is deleted and replaced by a new Schedule B. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 21 August 5, 2003 LEGEND Township of Oro-Medonte Official Plan Schedule A Land Use Township of Oro-Medonte - Schedule B ~= Natural Features LEGEND :)BOOm Township of Oro-Medonte Om-Centre Secondary Plan Area Schedule D Legend Om Centre - Commercial Oro Centre - Office/Industrial Om Centre - Umited Service Indusbial Environmental Pmteddon Highway 11 Special Policy Area Commercial Agricultural Secondary Plan Boundary Appendix 1: Appendix 2: Appendix 3: PART II1: THE APPENDICES (This is not an operative part of Official Plan Amendment No. 17) Planning Report prepared by Meridian Planning Consultants dated August 5, 2003 Letters received from the public on the Official Plan update immediately before and after the public meeting on June 24, 2003. Letters sent by Meridian to those providing written comments in Appendix 2. Part I1: The Amendment Update to Official Plan Prepared by Meridian Planning Consultants Page 22 August 5, 2003 Page I of 4 IIERIDIAH PLANNING CONSULTANTS INC. To: From: Date: Subject: Oro-Medonte Council Nick McDonald August 5, 2003 Official Plan Review Job Number: 2360 BACKGROUND Attached to this report is a revised Official Plan Amendment that changes some of the general land use policies in the Township. A draft Amendment was prepared for Council and public consideration at a public meeting under the Planning Act on June 24, 2003. In the period leading up to and following the public meeting, a number of written submissions on the proposed policies were received. In addition, a number of individuals made presentations at the public meeting. As a result of these submissions and further consideration of the draft policies by Planning Advisory Committee on July 15, 2003 a number of minor changes to the Amendment presented at the public meeting are proposed. A table identifying and summarizing the submissions made by the public is attached to this report as Appendix A. The table also includes our response to these submissions. Both the original written submission and our written response to that submission are attached as Appendices to the recommended Official Plan Amendment. A brief description of the changes that were made to the Amendment following the public meeting is described below. The Amendment will be known as OPA # 17 (the Oro Moraine/Aggregate OPA will be known as OPA # 16). Subsection d) of the policy on Home Industries is amended by adding the words "dust and odou?' after noise. The policy on Home Industries is also amended by adding the words "and the function of adjacent roads" to the end of e). Page 1 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 The General Criteria for considering new lots by consent in Section H2.2.1 is modified by adding in a new subsection j) which states "will conform to Section 51(24) of the Planning Act, as amended". The policy on boundary adjustments in Section H2.2.2 is amended by deleting the words "correcting conveyances, enlarging existing lots or through acquisition by a public body.' and replacing those words by "modifying lot boundarfes.' Section D2.3.2.1 is modified by adding the word "retirement" to the title and "retiring" in the body of the policy dealing with lots for retiring bona fide farmers. Section D2.3.2.2 is modified by adding in the words "in the agricultural designation" in the introductory section. This section is also modified by changing subsection b) from "an original Township lot upon" to "that existed on". The intent of this change is allow for no more than one infilling lot from any 20 hectare parcel which existed on the date the Plan comes into effect in the Agricultural designation. Section 2.3.12, which deals with farm related tourism establishments is modified by adding the words "permanent" in the second sentences. Section D3.3.2, which deals with infilling lots in the Rural designation is modified by adding the words "in the Rural designation" in the first sentence. In addition, subsection a) is deleted and the word "that" in subsection b) is replaced with "than generally". Lastly, subsection c) is modified by deleting the words "an original Township lot upon" and replacing those words with "a lot that existed on". The intent of this policy is also to allow for the creation of no more than one infilling lot from any 20 hectare parcel of land that existed when the new Official Plan policies come into effect. 10. Section D10.3.8 is substantially modified by deleting all of the text that was in the draft OPA that was presented to the public at the public meeting on June 24, 2003. Instead, it is proposed to delete the last sentence and replace that sentence with the following words. "Amendments to this Plan that have the effect of permitting additional residential development adjacent to the Shoreline designation will be discouraged. If such an application is submitted, the appropriateness of the immediate area for development from an environmental, servicing, character and traffic perspective shall be assessed, ff major development is proposed, a detailed review of the entire shoreline area shall be carried out to determine if the proposed location is suitable and appropriate from a growth management perspective." 11. Section E4, which deals with the Edgar Special Policy Area, was proposed to be deleted as part of this Amendment presented on June 24, 2004. Instead, it is now proposed that the deletion of the Special Policy Area designation be dealt with separately in the context of a future OPA. 12. Page The water taking section has been significantly modified to ensure that the policy will only come into effect once the courts have ruled that water taking is a use of land in accordance with the Planning Act. The policy will also state that if the courts rule that the use is a land use, a By-law review process shall be undertaken and all issues with respect to water taking shall be addressed at that time. 2 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 13. 14. 15. Section H1.4.1 is to be clarified by including policies which would permit the creation of new blocks of land that are accessed by other private lands or by easements or right-of- ways over condominium blocks, provided there are agreements in place that provides for emergency access and which ensure the accesses are appropriately designed for their intended and future use. Section H9, which deals with Residential Care Facilities, has been substantially changed by: · Deleting any references to "24 hours" and "room and board" from sub-section 'a'. · Deleting aft of sub-section 'b'. · Re-numbering 'c' to 'b' and deleting aft words after 'facilities' in the first sentence. · Including a new 'c', which shaft read as follows: c) Crisis care facilities, treatment centres, correctional residential care facilities and hostels for the homeless or transients are not to be permitted as of right in the implementing zoning by-law, and shaft be subject to re-zoning. Such a zoning by-law amendment will be subject to an evaluation of the following criteria: i) the intensity of use relative to the area of the property; ii) the compatibility of the proposed use with surrounding land uses; iii) the suitability of the location with respect to the needs of clients and availability of necessary services; the potential impact on existing community services; proximity to other residential care facilities; and, size and type of dwelling as weft as lot size. · mandatory' to 'may be required in last sentence of sub- Section D6 which state: Changing 'shaft be section 'd'. Deleting sub-section 'e'.' is modified by adding two new objectives to the Recreational designation ensure that new uses are properly planned and located and serviced with an appropriate supply of water and sewage services; and, Page 3 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 ensure that new recreational uses will not have an impact on the environmental, hydrogeological and agricultural resources of the Township. In addition accessory accommodation facilities have been added as a permitted use. RECOMMENDATION On the basis of the above, it is my opinion that the attached Amendment should be adopted by Council. Following its adoption, it will be provided to the County of Simcoe who will then circulate the Amendment to the appropriate agencies. It should be noted that the County has already reviewed the Amendment and has very few and minor concerns about the document, all of which I believe have been addressed. I look forward to speaking with Council about the Amendment on August 21, 2003. On the basis of the work completed to date and the assessment of the public comments, it is recommended that Council: Receive this report; and, Pass a By-law that will adopt Official Plan Amendment # 17. Yours truly, Nick McDonald, MCIP, RPP NM/jrw Encl- Table a Page 4 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 1 Fred Rumford Lot Severance Policy Consent policies will not be modified in any substantive May 29, 2003 Severances more desirable than subdivisions because way. New policies to be included to provide for creation Lot 11, Con 12 larger lots, greater distances between do not of infilling lots in Rural designation subject to compromise water table to same degree. Septic conditions. These policies should allow some impacts lessened as well. severance activity in rural area. Township's strong intent to direct most development to settlements. Many rural lots not agriculturally suitable, but ideal for building. More building lots would increase tax rolls. Requests more liberal severance policy in rural areas. 2 Jim Reisch Home Occupation Home industries will no longer be permitted as of right June 2, 2003 Issue of home for sale on corner of Penetanguishene in implementing Zoning By-law; rezoning required. Baycrest Drive Road. Prospective buyer is a lawn care business Appears from letter that use is not a home occupation. interested on condition of selling their own home. Their Municipal By-law Enforcement should be called if this is intent to build storage shed and willingness to the case. Generally, home occupations are to occur challenge rulings in court shows inclination to entirely within a dwelling, not in an out building. circumvent restrictions. Potential $30,000 loss of resale value hurts people who strive to make area a nice place to live. Reminds Township of previous OMB hearing rejecting a City of Barrie attempt to annex the Shanty Bay area. Rational was that area was rural and not "urban," a decision fought hard for by ratepayer group attendance at hearing and lobbying at Queen's Park. Ruling also stated that OMB would not grant relief in the future if the area developed heavily. Annexation would have cost Township 17% of its tax base. He passed that decision around at a previous public meeting on an application, which most of Council should remember. Requests amendment or elimination of home occupations in the Shanty Bay area to keep residential character. Should also be revised across Township to ensure similar unfair practices cannot occur. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by 3 Mary Rose, Mary M. Ore Moraine Boundary/Severance Current policies do not permit severances on subject Rose Consultants, Inc. Further to letter of April 10, 2003. Understands curved property. Ore Moraine Enhancement Area designation (Dr. Tiber Harmathy) area of moraine is difficult to administer, but inclusion would permit severances under Rural designation June 13, 2003 of these lands is onerous and can be excluded while policies. Part Lot 13, Con 14 still providing a recognizable boundary. Owner wishes to sever an 0.8-acre lot which accommodates his Appears there is sufficient frontage, adjacent personal residence. Currently owner does not want to residential lots and original parcel size to provide an undertake any extractive activities on site, but opportunity for creation of an infilling lot on property proposed ©P designations would extinguish existing under proposed Rural lot creation policies. development rights. Requests Ore Moraine boundary be adjusted to exclude this site from policy area. Map attached. 4 Armstrong Harrison Property Specific/Estate Residential OP will continue to direct development to existing Associates Unique circumstances surrounding site could allow development nodes in Horseshoe Valley Corridor - (Cougar Hills lands to be placed as an Exception to Rural Policies. confirmed by OMB in 1994. Every effort should be Developments Ltd.) Many current uses significantly more intensive than made to avoid continuous thread of development along June 15, 2003 small-scale Country Estate development. Country Horseshoe Valley Road. Other permitted uses for Part Lot 1, Con 5 Ore Estates in keeping with character of immediate area. Rural designation more compatible with rural areas Community facilities are readily available and site than subdivisions. would support perhaps 10-12 lots. Request consideration for applications, which may be made in the near future, to develop site for small-scale country estate lots. 5 Richard Haalbeem, Q.C. Proposed Section H9 - Residential Care Facilities Number of changes proposed to reflect some concerns (Christian Horizons) Appreciate recognition of group homes "permitted as of raised. All references to '24 hours' and 'room and June 17, 2003 right" in residential areas, board' deleted from Subsection A. Subsection B deleted. Renumber C to B and delete all words after Supervision in a group home may not always be 24--7. 'facilities' in the first sentence. Add new Subsection C which mentions the need for a Zoning By-law Not correct to cite tenants as "receiv[ing] both room Amendment that addresses intensity of use relative to and board." Residents of a group home are not lot area; compatibility with surrounding land uses; boarders, but have legal rights as tenants who live suitability of locations with respect to service availability tegetherasa common housekeeping unit. and client needs; potential impact on community TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by "Facility" has institutional connotations which is what Provincial policy is working towards: "de- institutionalization." Specific definitions to be implemented in ZBL: is this an indirect attempt to segregate group homes, contrary to Provincial policy and law? Who measures what performance standards? It is up to the owner to decide what kind of residential dwelling is used; what the minimum floor space is. The only determinant can be the general rules applicable to all residents such as by the Building Code. Registration of homes may be required. Adequacy of supply depends on circumstances over time and is not determinable by a local official or By- law. Who decides what is appropriate senior government funding, or adequate community services for clients? What is meant by proper siting? You cannot indirectly segregate what is not allowed directly. That continues to be my basic concern in these comments. Does not know how Site Plan Control has any connection to proper licensing, unless licensing is an attempt to segregate. Even though client is not against a limit (usually has fewer than 6 residents), does not know where authority for limits on number of residents. Client is not against concept of Minimum Distance Separation since it prevents "ghettoization," and group services; proximity to other care facilities; and size and type of dwelling. Change 'shall be mandatory' to 'may be required' in Subsection D. Subsection E deleted. Intent of Township is not to restrict Residential Care Facility Establishment in any single detached dwelling, but to ensure certain types of facilities from being established anywhere in Municipality without a proper planning process. Only unique performance standard is distance between facilities. Some municipalities have 1000 metre distance, which is one option Township is considering. Other performance standards relates to performance standards contained within Zoning By-law that apply to any residential use. To other residential uses, only unique standard would be for parking, where higher amounts could be required. Before residential care facility is permitted, Township would like to enter into Site Plan Agreement that deals with issues unique to the property (landscaping, parking). Site Plan Control is also used to regulate bed and breakfast establishments, home industries and other uses normally associated with a dwelling. Term 'Residential Care Facilities' chosen because it is used in many other municipalities and does not carry same connotations as "group home." Appreciates concern and is open to suggestions on how to identify the use. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by Page 3 homes appear to be in favour of this. Does not think there is any jurisdiction for municipality to rule on MDS. Objects to requirement of ZBL Amendment to permit group homes in Rural locations. Does not understand what is meant by Rural locations. ZBL cannot determine intensity of use relative to area of property to be any different than for any other person anywhere in Township. What is compatibility with surrounding land uses? Who determines compatibility? Is this another form of indirect discrimination? Legislating group homes out of one section of the municipality is discriminatory. Suitability is determined by caregiver and is not determinable by municipality, subject to MDS and other generally applicable requirements. Needs and service availability is determined by residents and caregivers, not municipality. Does not understand meaning of "potential impact on existing community services." If size and type of dwelling and lot are sufficient for a family home, client's viewpoint is it is also sufficient for a group home and cannot be separately determined by a By-law. It appears Township is intending to use rules indirectly to segregate and discriminate what is not allowed to be done directly in accordance with statutory law (including Planning Act) and Provincial policy. Not attempting to be unduly critical of proposed amendments, but no group home should be encapsulated into a special zoning category separate from general residential uses. Perhaps not what is intended, but that is his impression at this time. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by Page 6 Ray Kelso Expansion of Shanty Bay Settlement Area Township of opinion that no justification provided to (ReindersSouthpark) Follow up to June 17, 2003 meeting. Is an ideal support a change to Settlement Area expansion policy. June 18, 2003 property for development for a number of reasons. If expansion was to be contemplated in the future, a Part Lot 3, Range 20ro Part B policies of OP should be amended as it relates Secondary Plan must be completed for entire (Oro Glen Estates) to Settlement Areas and Servicing Strategies. settlement. Modification wanted in order for site to be considered. No need to amend servicing policy at this time as Recommend inclusion of site within Shanty Bay Shanty Bay expansion policy will not change. Settlement Area as good candidate site for residential development. 7 Albert Schwartz Property Specific - Development Desired Planning Advisory Committee does not support a policy (Schwartz and Company) Would like to speak at June 24, 2003 meeting. Have that would permit new lots on public roads across from June 18, 2003 several suggestions for property development, the Shoreline designation. In reviewing all requests of East Part Lots 19 & 20, 1. Limited large lot development on public roads property owners together, appear policies would Plan 51R-16339, Con 1 across from existing shoreline development (letter provide for considerable additional development in Oro attached suggesting 20 lots on Line 12 and 12 on shoreline area. The draft policy will not be carried (Jelmak Management Lakeshore Road, all 100' x 400') with land forward into finalOPA. Services) donated for a park with trails and parking; 2. Golf course integrated with adult community Encouraged to review Section D6 to determine if his lifestyle homes on large lots; and, lands meet its criteria. 3. Private/Public golf course with trails. Some land could be donated for a park. Adult lifestyle communities in Rural designation recommended to be deleted. Occupancy and servicing Lots and course would have little, no impact on issues can arise. agriculture. Distance from Barrie likelier to attract people interested in quieter Oro-Medonte lifestyle, not families. No increase in municipal services as all development proposed on public roads with other services (phone, cable, garbage) already in place. Lot size in character with existing Maplewood, Lakeshore, Line 14 homes. Close to public loading dock and parks. Golf course in keeping with small settlement amenities already in place (including convenience store). TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by lie IU DilA Page 5 8 Tanya Pallopson Property Specific Severances Lot creation in Agricultural designation not proposed to (Rudy & Associates Ltd.) Propose severing 3 lots from the Teskey property for be amended, except for infilling policies to remove date June 19, 2003 infill development. Surrounding land uses (all restriction and original lot size. Policies of Provincial Lot 5 Con 14 residential) on municipally maintained road, with the Policy Statement and County Official Plan further (Jane Teskey) Teskey property currently encompassing 55 ha (138 a). restricts severance in prime agricultural land. Allowing only one infilling lot should be overlooked as Severance could be allowed if lands were designated good planning would fill in the empty lots along Rural, but nojustification provided to supportchange. Townline with residential lots and not leaving two existing empty spaces fronting Townline. 9 BettyVeitch Home lndustry Confirmed at July 15, 2003 meeting of Planning June 20, 2003 Appreciated greatly the reply to May 28, 2003 letter. Advisory Committee that more restrictive policies on RR#1 Barrie home industries needed, requiring new home industries Interesting that Mr. Styles maintains to Andrea Leigh to undertake a rezoning process to be permitted. All that building on lot adjacent to hers is for storing a matters relating to proposed industry then must be motor home. Is most happy that consideration is to be considered in an open public forum. given to impact on adjacent land uses by home industries, and that neighbours will be given notice prior to any such construction. Thank you. 10 (Jack) John Jermey Severance Policy (New Lot Size/ While Planning Advisory Committee is very June 23, 2003 Have lived, farmed in ©ro-Medonte for entire lives, sympathetic to request, concerns exist over amending 1012 Ridge Road Wish to build a house south of Ridge Road on less policies to permit additional lot creation in RR#2 Hawkestone desirable agricultural land to build bungalow that is circumstances like this one. Policy requiring retained near family and friends. Site meets their needs and ©P lot to be at least 36 hectares in size is intended to objectives to preserve good agricultural land. ensure new residential development is largely directed to settlement areas. Owner has ability to apply for an Township has arbitrarily designated their farm into two Official Plan Amendment to enable Council to consider separately deeded, 50 acre lots. This does not comply request on a site specific basis. with ©P, where D2.3.3d states proposed lot should generally be not larger than one hectare. The split of their property by Ridge Road requires building lot to be 50 acres in size rather than the one hectare. Not the same for other bona fide farmers. Situation may not be that unique in Township. A OP oversight results in unique circumstance for this number of highways, roads, utility corridors and rail property. Roadway stipulation forcing the 50 acre lines bisect Township. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by severance is contrary to OP intent. Do not want a severance creating a third lot, but that protection of agricultural land supercede the arbitrary severance by the roadway. Understand that options are to appear before Committee of Adjustment to treat this as a special circumstance, or to rectify during five-year review. Ask that their age and circumstances be considered in length of time to decide. 11 Simcoe County Respite Document brief on benefits of Respite Homes and the Respite home to be added as permitted use wherever Home need for a care facility in Simcoe County. Outline a residential care facility is permitted. June 24, 2003 benefits and general specifications for their proposed Rural property including building size, general location (15 minutes from major services), facility operation. 12 Barry Peyton Home Industries Official Plan should be much more restrictive with (Provista Group Inc.) Written account of June 24, 2003 presentation. With respect to home industries. This direction results from June 24, 2003 recent OMB decision recognizing their Pallets North establishment of uses considered by landowners to be (Eric Bowes and Dawn property has a Home Industry, how (or if) will proposed home industries, which do not meet intent of OP or Braden) OPA affect their business, now recognized as a home Zoning By-law. Pallets North business is such a industry? Also ask that site be exempted from any business, which is why Township is proceeding to restrictive provisions in amendments. Present Minutes Ontario Municipal Board regarding the property. of Settlement and their confidential nature may lead to Township considers this an illegal use of the property incorrect inference by future purchasers that proposed and it will continue to be illegal with adoption of new amendments apply to these lands. Official Plan and implementing Zoning By-law. Unless OMB decides in the interim that the use is permitted, If no exemption possible, request pallet recycling by would not be recommended to Council to recognize recognized as a home industry as per Settlement. this situation in Official Plan 13 Ralph and Wendy Hough Severance Policies Lot creation policies as they apply to rural areas would June24, 2003 Not in best interest of Township or residents to not be changed, but infilling lot creation policy is 4965 Line 11 North maintain freeze on Rural severance while permitting proposed for Rural designation. Basis of OP adoption severances in other areas (Shoreline Residential). in 1995 was to restrict rural development to protect Large subdivisions should not occur in overdeveloped rural character of the Township. Shoreline and areas, as experienced in Cumberland Beach. We may Settlement Area lot creation opportunities are very TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by lie IU DilA Page 7 not be so lucky to receive Federal and Provincial limited. funding when the same happens on our lakeshore. Well thought out rural severances on marginal lands not farmed in years (which we know where they are) better than throwing open Township to severances or compacting many septic systems near communal water sources. Contradictory to protect water quality and environment by permitting septic systems in highly developed areas, but not in spread out rural areas. Mayor Craig is the only Council member not living on a severed lot. Without severances, we wouldn't be here. 14 Kris Menzies Lot Boundary Adiustment (H2.2.2) Intent of this policy has always been to accommodate (PK Menzies Planning) Representing a client preparing to apply for a Boundary adjustments with one lot becoming larger and the other June 26, 2003 Adjustment. Requesting clarification or written smaller (as would typically happen in consideration of a confirmation from Township: if one lot is to be made Boundary Adjustment Application). Does not see need larger, the lot which the land is being conveyed from to to amend policy since this rationale provides make to receiving lot larger is acknowledged to be Committee of Adjustment with ability to consider all smaller AND notwithstanding that one lot will be Boundary AdjustmentApplications. smaller, the boundary adjustment will still be given favourable consideration. Such occurs in every boundary adjustment application. 15 Kris Menzies Object to removal of uses (golf courses) from "Rural" Appropriate to remove to ensure consistent policy on (PK Menzies Planning) designation (E2.2.4h) golf courses across Township. Amendment to permit June 27, 2003 golf course in rural area would be in keeping with (Horseshoe Resort) Section D8 and proposed Oro Moraine policies. Resort does not believe taking of water is a land use. Policy will be substantially modified before presentation Required rezoning could affect current operation, in to Council to indicate policy is dependent on courts which permits have been issued, should Council not determining water taking is a land use under Planning approve or renew applications to take water. Act. If water taking becomes a land use, policy will require comprehensive review of issues to support a Zoning By-law amendment. Issues on controls and permissions would be determined at that time. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by lie IU DilA Page 8 Request amendment to permit lot development by Sees no issue with permitting development in this Resort on private roads. Configuration of Resort and manner on site, provided appropriate agreements Condominium Act encourage condo roads to access ensure emergency access guaranteed to any block interior lots. Resort wishes to develop lands fronting without any problems. Road design will have to existing and proposed expansion of driveway. Some conform with relevant municipal emergency access Resort parcels front a private road; no issues thus far. specifications. Section dealing with private roads to be clarified to ensure clarity of Municipal intent. Appropriate development policies should remain in Intent of deletion is to remove principle of establishing place to develop an Adult Lifestyle Community. Most communities in Rural designation. Future proposed landholdings proposed on site are still owned by Resort communities would require an Official Plan and is their intent to develop such a community. Amendment. Wide range of building forms, development permitted within Horseshoe Valley node. No comment on schedules as they are unavailable. Would like to discuss concerns in detail with staff. Request notice of any additional changes to OP Sections subject to June 24 meeting. 16 Tanya Pallopson Property Specific (Severance Options) At present, no justification for expanding Shanty Bay (Rudy & Associates Ltd) Having interesting experience with Township in settlement area. It would be premature to consider any July 4, 2003 obtaining severance, expansion without a comprehensive Secondary Plan NW Part Lot 26, Con 3 for the entire community that would be very much (Mark Rodgers) Originally met with Andrea Leigh in December 2000 to dependent on justification provided to develop discuss severance options. Was told it would be best additional residences. to wait until review of Shanty Bay settlement area expansion to lobby to include subject lands in study. On process, has always been Mr. McDonald's As of May 31, 2001, informed review would go to understanding that this review was on general policy Council June 13, 2001 but would be put on hold until issues, not site specific requests, and Council has February 2002 and should wait until then. ultimately decided this. If strong feelings exist about After waiting, made deputation to Planning Committee the development proposed on client's lands, an Official with request for inclusion October 10, 2002. Submitted Plan Amendment application may be filed for a requested nitrate concentration report on March 10, consideration of Council. Application would have to 2003. Understood that completion would warrant contain appropriate justification and address all existing consideration for expansion area. policies dealing with Shanty Bay. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by Received letter from Meridian March 14, 2003 stating request would be reviewed for Planning Advisory Committee in April or May 2003. On May 26, 2003, another letter received that on May 8, 2002, Council clearly indicated OP review was not to change site- specific requests. Several others made comments on misinformation at June 24, 2003 meeting. Two years of waiting for "appropriate time" and provided requested information. Too much time wasted because Andrea Leigh and Meridian Planning Consultants had different notions of what OP Review entailed. Want complaint noted with Mayor and Council, proposal to remedy this situation and for subject property to be considered for inclusion in Shanty Bay settlement area. 17 lan Rowe OPA #5: Edgar Centre SPA Noted. (Burgar Rowe LLP) OP Review proposes severe restriction of development July 7, 2003 potential for subject property. Objectives, uses and (Ontario Realty development policies of OPA #5 remain appropriate for Corporation) future development of site. Object to any OPA more restrictive than policies pursuant to OPA #5 and any ZBL implementing such OPA. Request Notice of Plan Adoption and dialogue initiated to discuss concerns before and action is taken. 18 Ray Duhamel Property Specific (Shoreline Designation Expansion/ Planning Advisory Committee does not support a policy (Jones Consulting Group) Site is designated rural, immediately outside of that would permit new lots on public roads across from June 24, 2003 Shoreline designation. Surrounded to the north, west the Shoreline designation. In reviewing all requests of (Jules Goossens) and south by existing rural residential and shoreline property owners together, appear policies would residential properties. Understand that considerable provide for considerable additional development in planning justification and many applications are needed shoreline area. The draft policy will not be carried to expand Shoreline area. forward into final OPA. Support policies permitting minor Shoreline expansion without OP Amendment if certain criteria are met. If TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by this is not agreeable, request less intensive reviews and justification as what would otherwise be required. Request Notice of any draft policies affecting Rural and Shoreline designations, further meetings and adoption. 19 BengtSchumacher Shoreline designation development Draft policy on development across from Shoreline June 30, 2003 Very much in favour of limited development on existing designation will not be carried forward. Policies, as RR#20ro Station public roads across from existing Shoreline designation drafted, would be contrary to intent of OP to limit development. Limitations proposed strike a good additional development. balance for Township. Water Taking Policy will be substantially modified before presentation Agrees with general intent of these amendments, but to Council and indicate policy is dependent on courts would be wise to wait for province to settle current determining water taking is a land use under Planning disputes. Unclear as to if water taking is a land use. Act. If water taking becomes a land use, policy will require comprehensive review of issues to support a Zoning By-law amendment. Issues on controls and permissions would be determined at that time. Tourism Supports official recognition of importance of tourism to Strategic objectives on tourism now added in Section future of the Township. A2.7 of the OPA. 20 Don Haney Strong Obiection to Several Proposed Amendments Amendment provides additional land use permissions (Bud's Creek Family Document appears restrictive in developing a tax base. in certain designations, plus opportunities for rural Event Park) Businesses unable to handle additional fees and severances. Most growth continued to be aimed at July4, 2003 license issue was dealt with last year. Business settlement areas. owners are trimming budgets and Township leaders should follow this example by streamlining existing By- laws and reducing staff operating costs. Water taking policy will be substantially modified before presentation to Council and indicate policy is Taking of water is over-controlled. Strongly objects to dependent on courts determining water taking is a land any intrusion by proposed Section. Only 5-10% of use under Planning Act. If water taking becomes a household water use is for human consumption. The land use, policy will require comprehensive review of rest is washing (dishes, clothes, cars), bathing and issues to support a Zoning By-law amendment. Issues toilets. New homes should contain cisterns to collect on controls and permissions would be determined at water for non-potable uses. that time. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by Ludicrous to exclude senior citizen facilities. Fastest Senior citizen facilities permitted within a settlement growing segment of society is the over-55 generation, provided it can be appropriately serviced. 21 Dino and Yula Sardelis Property Specific (Oro Moraine) Creation of new lots in proposed Oro Moraine July 8, 2003 Wish to record a site specific OP Amendment for site. Enhancement Area (OPA designation of property) to be SW Corner of Bass Lake 1. Land scored 0-30 in Council defined guided by Rural designation policies. These policies, Road and Fourth Line environmental sensitivity range. Marginal lands as amended, will not permit a severance on the lands. are essentially a poor quality aggregate deposit. 2. 70 acre size is not enough to sustain a full time Intent is to direct most residential development to agricultural operation. Verified at public meeting, settlements and maintain rural area as primarily open 3. Cannot extract gravel since trucking prohibited on space. Number of policies to protect rural character, road not designated haul route. They accept this. deemed by many in Township as a main contributor to 4. Parcel adjacent to Horseshoe Valley development their quality of life. and is a natural extension of it. Some Council and public deputations conceptually support strategic developments from Township revenue perspective, quality their property fits. 5. Electric, Gas, Cable, Water services exist already and road system provides excellent access. Purchased site for residential development in mind. Don't want to fund technical study without some indication that serious consideration of subdivision would be given. Ask for indication that we should move forward in support of potential residents and improved tax base and their severance application would garner fair review. 22 Kris Menzies, PK Private Roads (on Resort Lands) See ID#15 Menzies Planning & Resort Comprehensive Development Plan now being Development processed prefers internal, "non-public" roads. (Horseshoe Resort) Frontage onto County Road likely to be safety hazard July 25, 2003 with undesirable lots. Internal road design is hoped to be compact and may not been Township design requirements, while maintenance demands by resort may not be amendable to the Township. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by Page 12 Predetermination of roads on site needed to approve Common Element Condominium. Emergency Access needs can be met through easement and review under any future applications. Existing timeshare and hotel facilities currently front private driveway. Ask Township to provide Resort with policy means to implement their Plan on private roads. Would be pleased to discuss in more detail. 23 Tannis Hamilton Settlement Area Boundaries (Moonstone) County and Township Official Plans require justification 5628 8th Line North Asks Council to consider including her lands within Lot that additional lands are required for development, and Box 148 16, Concession 8 within Moonstone Settlement Area. that technical studies indicate development is feasible Moonstone on lands. No justification provided, therefore Township July 9, 2003 not in position to favourably consider request. TABLE A: PUBLIC COMMENTS ON OP REVIEW Prepared by lie IU DilA Page 13 I I I I I I I I I I I I I I I I I I I TAB 1. 3. 4. 5. 6. 7. 9. 11. 12. 13. 14. 15. 17. DATE May 29,2003 June 2,2003 June 13, 2003 June 15, 2003 June 17, 2003 June 18. 2003 June 18,2003 June 19, 2003 June 20, 2003 June 23, 2003 June 24, 2003 June24,2003 June24,2003 June 26, 2003 June 27, 2003 July 4,2003 Ju~ 7,2003 INDEX NAME Fred Rumford Jim Reisch Mary M Rose Armstrong Harrison Associates Richard Haalboom QC Reinders Southpark Schwarlz and Compar~y Rudy & Associates Betty Veitch (Jack) John ;Jermey Simcoe County Respite Home Provista Group - Barry Peyton Ralph and Wendy Hough Kris Menzies PK Menzies Tanya Pallopson - R~Jdy & Associates lan Rowe - Burgar Rowe 09:lGam Frm~- T-Z4~ I I I 28 Robinson Street North, Unit 104 Grimsby, Obi IBM 3C9 905-945-8559 I I I May 29, 2003 The Corporation of thc Township of Oro-Medonte Box 100 Oro, Ontario L9L 2X0 . BY FAX: 705-487-0133 I ! I I I I I I Dear Sir/Madam: Re: LoT Severarlce Policy and Official Plau I am a property owner of Part Lot 11, Concession 12, Oro- Medonte and have owned this property for approximately forty years. With regard to the Township's Lot Severance Policy and Official Plan, I would respectfully request that the plan be mended to allow for a more liberal policy for lot severance in zoning areas. My reasons for requesting an amendment are as follows: h) SeVerances for rural lots are more desirable than subdivision lot~ because they are usually larger lots and therefore nor as close together as in a subdivision. As a result of their larger ~i~e, they do not compromise the water table to the same degree as a sulxlivision lot, which lessens the impact of septic systems; Many rural lots are not suitable for farming, etc. but would however be ideally suitable for building lots. More, over, building lots would increase thc mx roll. I would appreciate you giving the above information:comideration when discussing change~ to the Official Plan. If you have any que~ons, please do not hesitate m contact the write. Thank you for your attention to this ma~ter. Yours very truly, /ay I TO: Members of council and administrative office. I I I I I I I I I My name is Jim Reisch and I live on Baycrest Drive in the southwest corner of the township. I have been advised that discussion and planning is now going on in relation to the new 5 year plan for the township. I wish to address that port~on l~ow as the HOME OCCUPATION sectmn. My comments will be in the form of two separate problems. I live in the second house from the corner of Penetanguishine Rd. My neighbor to the west lives on the corner, and has placed his house up for sale. A fertilizer and lawn care business has put in a conditional bid on it, conditional on selling their present house. They have been given a list of restrictions as outlined in the present HOME OCCUPATION section. At least half of the restrictions will be violated immediately upon their moving in. For instance, fertilizer will be sold as part of their lawn care business and sold separately. While it is of the non-manure type, it requires a separate building for storage since they buy in large quantities. They intend to build a large separate building and use it to store the fertilizer and other items. Just this issue violates two of the restrictions I I I I In spite of all of the other restrictions, the prospective buyer is inclined to thitflc that they can circumnavigate the restrictions and ones that they can't, would be willing to challenge in court ff ehallanged. Another litigation for the township. In the meantime our rural neighborhood is being completely compromised by ~ ongoing business which will move from Barrie to our community. We have been told that the neighbors will lose up to $30,000 of resale value if this" business" were allowed to operate with all it's business disruptions to the neighborhood. Both actions and visible! I I I I The above problem is one of a personal nature for the neighbors. While it doesn't affect the rest of the township per se., It certainly hurts the people who have lived here longtime and have strived to pride in making this area a nice place to live. I I I i I I I I I I I I I ! I I I I If the above information is not enough, the second problem as outlined below should really be addressed forthwith and with a timely priority. Several years ago, during the previous council, 2 local developers submitted a Plan for a housing project along the Penetanguishine Rd. Just inside the township border. The proposal had advanced to the public meeting stage wdith at least 2 councillors for it, maybe more. As then president of the Shanty Bay Ratepayers Assn., I was delegated to give address to all the negative aspects of the plan. During the address I distributed to the council members and administrative staff a copy of the O.M.B. decision regarding a previous annexation attempt by the City of Barrie to annex up to the fourth line of our township The annexation request was rej~ted by the O.M.B. largely because of our ratepayers disertatious and attendance / presentations at the hearings and our actual lobbying in th;e halls and offices of Queen's Park. We won on the premi~ that we wanted to prevent "urban sprawl" from eminating from Barrie to Orillia; that a rural atmosphere was need to prevent a metropolis just as what was happening to the outskirts of Toronto. The O.M.B. ruling was very short and to the point. In effect it said that as long as the township kept it's border with Barrie rural and did no;t permit development of any kind, it could stay as is and not be subject to annexation. However if development were pemdttexl, "Don't come to us for relief if annexation was to be put forth by Barrie". The word DEVELO. P .MENT meant both housing and ,t,tou~ business. The township at the tune promised that they would noffany business in the area and that they were developing special rules for special business areas. Both council members and admin/strative stall:were unaware of tt~is O.M.B. decision. Obviously we were not, since we had struggled so hard to get this decision. After I distributed the copies, and before the evening was over, and after advice from administration, council voted not to allow the plan. ! am sure that several present council members can recall that meeting. It was partially from that meeting wilt~ the O.M.B. decision in mind that framed a basis for the special designation now in place for this area between the city of Barde and I I I I 1 I I I I I I I I ! I I I I the first line of the township or what the residents of this area call "the green belt" I can guarantee that the developers previously mentioned, and who are still in the area, find out that a "business' is allowed to run right smack next to the Barrie border, they will consider it a "niche in the armour" for their development plans. They did not appeal the original O.M.B. decision. They had the m6ney {tons of it} but they did not have a case. If the situation occurs as outlined in Problem #1, I believe that this exactly what they; need to go to the O.M.B. If they can present to them that the township did not keep to the" spirit" of the decision, the township stands ready to lose. [At the time of the meeting, up to 17% of the tax base would have been lost. The rest of the township taxpayers would have had to pick this up]. I am sure that I don't have to state the fact that the city of Battle is in desperate need of land for expansion. Local newspapers have articles or quotes at least twice a week. Ilq the case of the developers now using this "niche", the $100,000 + spent [and well spent] in the water bottling plant issue would be "peanuts"! Every developer along the Penetanguishine Rd would jump in. The problem as outlined in problem #1 is not the case of a farmer trying to earn some extra revenue during the off season or of a clean enterprise being operated in the home. I, and my neighbors request and implore you to change, adjust, alter, diseminate or completely eliminate the present HOME OCCUPATION of the official plan, whereas this area should be completely and 100% residential. It should also be revised as it applies to the rest of the township, so that similar unfair practices cannot be committed on it's rural neighbors. Respectfully, Jim Reisch I I I I i I I I I ! I I ! i I I I I ! I MARY M. ROSE CONSULTANTS INC. Corporation of the Township of Oro-Medonte Box 100 Oro, ON L0L 2X0 Attention: Ms. Marilyn Pennycook. Clerk I~ECEIVE'D Dear Ms. Pennycook: RE: Attendance at Public Meeting on proposed changes to the Official Plan that will incorporate new policies on the Oro Moraine and aggregate resources in the Township. Further m my letter of April !0, 2003 to Mr. Nick McDonald and my presentation to Mayor and Council On June 3, 2003, I am writing to formally request that the land holdings of Dr. Tibor Harmathy (see attached survey sketch) be eXCluded from the Oro Moraine Planning Area. It is noted that the subject lands are not within the Oro Moraine. I recognize that the proposed Official Plan changes justify the Oro Moraine Planning Area boundary as providing "an appropriate boundary ~'or planning purposes."' From the planning presentation at the public meeting on June 3, 2003, I understand that the irregular curved boundary line of the actual Om Moraine (as initially established by the Minist~ of Northern Development and Mines) may be difficult to administer from a land use Planning perspective. However, as shown on the attached "Proposed Modification to the Om Moraine Planning Area Boundary" and presented to Mayor and Council¥ my proposed realignment of the boundap] is rectilinear and equally easy to define and administer in plaiming terms. As stated at the public meeting, I feel the inclusion of Dr. ttarmathy's lands within the Oro Moraine Planning Area is very onerous. The subject lands are currently ~esignatCd in the Official Plan as: Mineral Aggregate Resources (approx. 50%) Agriculture (approx. 40%) Environmemal Protection One (approx. l 0%) The proposed land use designations are: Oro Moraine Core/Corridor Area (approx.75%) Agricultural Area (approx. 15%) Oro Moraine Enhancement Area (approx. 10%) ~ ADDRI~. P.O. BOX 2536, ORILLIA ONTARIO, 13V 733 TEL: 1-705-32~1 137 CREIGHTON S'l'Pa~r A1~IBRLI~Y, ONTARIO FAX: I ! I I I I I I I ! I I I i I i I ! I As you aware, Dr. Harmathy wishes to sever one lot (approx.8 hectares) from his family property which~accommodates his personal residence. [n my opinion, presently only a minor site specific change is required to the Official Plan andno zoning change is required. However, under the proposed Official Plan changes and subsequent implementing zoning by-law, I feel the increased planning restrictions could prove prohibitive. Also, at the present time and in the foreseeable future, Dr. H~rmathy is not.proposing m undertake any extractive activities on his property but the removal of the Mineral Aggregate ResoUrces designation and the imposition of the Oro Moraine Core/Corridor Area designation clearly removes existing development rights and is very limiting vis a vis permitted uses. In closing, I once again request that increased restrictions not be imposed on the lands proposed to be severed from Dr. Harmathy's property. Yours truly, ~e FcIP, RPP Consulting Planner ~ Mr. Nick McDonald cc. Dr. Tibor Harmathy ~KETCH FOr PROPOSED PART OF LOT 13 CONCESS ION 14 TOWNSHIP OF ORO COUNTY OF SIMCOE W. DOUGLAS SMITH 0, L,S,(1403) A WEZ W, DOU6LAS SMITH LTD ONTAR I 0 LAND SURVEYORS 138 COLLI~.R ST., BARRIE ONT. 722-6222 I I I I I I I I I I I ! ~oe, se~ I Armstrong Harrison Associates Division of Georgian'Woods Ltd. -,=/ '~,~/u u Land Development Consulting Services - Project Management Municipal and Administrative Representation 12 Trillium Trail - Horseshoe Valley R. R. # 4 Coldwater Ontario L0K 1E0 Phone 705-835-6456 Toll Free 866-544-2744 Fax 705.835-3136 Township of Oro-Medonte June 15 2003 148 Line 7 South Oro, ON L0L 2X0 Re' Township of 0ro-Medonte Oificiell Plain Review 200,3 C,,,,-,,r Hills Devel~nts Ltd- Part Lot 1 Con..5. Om, Mayor Craig and Members of Council. you recall that I appeared at the Public Meeting representing Mr. located just East of the 4 , on me ~3utn mee.o; Hv ~<o~?, ,,.,.~u,~t=,~...o. ...... .,.__, .... , v~,, recall I the F~ehall, Community Centre ? ............ ,,._ ,,3ural, P Police detachment, an~ me ufo MIllS ESI,~ILU ~i~vm~'l~m~'~- --'-'~ stated my opinion that because it is completely surrounded by resl(tenaal or commumt,j u~ub, designation is inapp~e. . . . . understand and appreciate that the proposed changes to ~e O.P. and_the O~ ~o?n~ good for the munidpaliby, and we support end agree ~th the thrust of the _1 owns. mp.s e~..o~. unique qualities. However, in certain circumstances, the characteristics ota pamcu~ar site m m~auon to ~s surroundings call for special consideration. , ~ In order to eliminate the opportunities that remain within the existing Rural designation for an inappropriate r ~ ~ development On this site, and. to accommodate those who would prefer, l.arg~..r lo.ts than .a.m..usually. found in the settlement areas or in areas such as Sugarbush, we request cons~e?on for app,caaons wnlc~ may be made in the near futura to develop ~is site for small-scale Country Estate lOtS. allowed as an 'exception" to the general 'RuraF policies of the O.P., wa/rto~t or.ea~g a ~_ ...~.~;.~.~ .~ e;n~ill~r ~,,~l~r~m~t~= in ~14h~r RI'~ It am~ears that this is the most convement memo~ development in this essentially residential area. designation am significantly more i~.en, slvethan.a, smali.-scal.e L;o.u.n.a'Y.,-s~a~.._u.~.~ _,_u_~_, ,,,, · ~ Community Estate developm~ is in keeping with the eatablm~e, cnarector or me immee~e ar~a., roi; ....... ,~ facilities are r~adily available. (4). The proposal will be small in scale, comp.ris?g .pemap.s ?u.- Concurrently with the applications we will ~ ..sul~t documantatton to esta~mn that there are no significant environmental features on me site. (6) Such · development would ~, need for)arge{' ~4~ than am .cu?en~y aY?m?, or such as Craighurst and ~ugaKsush. {7) ^valiab~liby of these ~a~ler lorn mil assist to prevem and mis-u~e of agricultural lands. We request Council to take the appropriate steps to designate this site to recognize its unique characteristics, end to conslde~ applications ~o develop it in keeping with the residential character of the ne~nboun'~ood. Yours truly Per:. [ v(~J_.~k0 ~ I I i l I I I ! I I I I I I I I I JUN-l?-~00~ 14:18 R. HAALBOOM, Q.C. VIA FAX: 1-705-487-0133 ( $ pages ) 17 June 2003 R. Haalboom, Q.C~/~-~<~ Bnrr/st~ Solldtor Notary Ri~ard Ri~k Haa~boom, Q~. t~, J.t phone (519) 579-2920 fax (519) 576-0471 rljl~rlmalboomqc, ca Ms. Marilyn Pennycook Clerk, Township of Oro-Medonte P.O. Box 100 Oro, Ontario LOL 2XO Dear madam: Re: Christian Horizogs Township of Oro-Medonte,0fficiai Plan Review For your information, I ~ransmit: - copy of my letter dated today, faxed to your plauners, Meridian Plsnning Consultants Inc. ( 4 pages ) In ordinmy terms, on behalf of my client, Christian Horizons, I have a concern that your Townsh/p does not attempt to" box in ~ group homes for the care of developmentally handicapped persons contra~ ~o applicable law. I sincerely hope that your Official Plan Review process will result in a plan which reflects an enlightened httitude towards developmentAMy bnndicapped persons within thc jurisdiction of your ~nunicipal corporation. Encl. bo~ m 7 Duke Street West, Suite 304 Kitchener, Ontario, N2H 6N7 ltIN-l?-2~ 14: lB R.HAALBOOM, Q.C. 519 576 0471 P.02 R. Haalboom, Q.C. Barrister Solicitor Notnt~ Richard Rijk ltaalboom, Q.c.n.h., J.o. 1 i 1-705-737-5078 ( 4 pages ) phone (519) 579-2920 fax (519) 576-0471 rljk~rhmdboomqc, ca 17 June 2003 I I ! I I i I 1 I 1 I I Mr. Nick McDonald, MCIP, RPP Meridian Planning Consultants Inc. 113 Collier Street Battle, Ontario IAM 1H2 Re: Christian Horizons Township of Oro-Medonte Official Plan Review your file No. 2360 I understand that you are the planning consultants for the Township of Oro-Medonte. I have before me: para. 3,13 of Part 1: The IntroduCtion dated 9 June 2003 and Item #28: Proposed Section H9 - Residential Care Facilities. On behalf of my chenL Christian Horizons, I appreciate your recognition of group homes as a residential use "... permitted as of right ..." upon residentially desi~ated and zoned lands and that special control of such residential occupancy, as you indicate, is prohibited unless authorized by provincial statute. My comments upon: H9 a) The supervision in a group home may not always be 24 hours per day; 7 days per week. This depends on circumstances. In my opinion, it is also not correct to refer to "... receive both room and board ... ". !Room and board has a special connotafiom The residents of a group home are not boarders. As a minimum; these residents have thc legal_ right of tenants who live together in their home as a commen housekeeping nnlt. I am also reticent to accept your use of the term- Residential Care Facilities. It is a home; a home where persons live in a single housekeeping unit together with supervisio~ The word - facility - has institutional connotations which is what provincial policy has been working against ~ i.e., to de-institutionalize. 7 Duke Slroet WesL Suite 304 Kitchener, Ontario, N2H 6N7 I I I I I ! I I I I ! I I I I I I I I 0471 -2- VIA_FAX: 1-705-737-5078 (4 pages ) 17 June 2003 Ma-. Hick McDonald, MCIP, RPP Meridian planning Consultants Inc. Re: Christian Horizons ' Township of Oro-Medonte Official Plan Review Your File No. 2360 H9 b) You speak of "specific definitions for these residential care facilities .... to be implemented in the zoning by-law. Questions: 1) Is this an indirect attempt to eventually segregate group homes contrary to provincial policy and law7 2) You add "... as well as performance standards." What does this mean? Who measures the performance - of whom; of what ? c) You speak about "... an adequate supply ... ". Provincial policy states that a group home is a residential use just like any other use. Adequacy of the supply will depend on circumstances from t~uc to time and i~o~inable by a local o/ficial or a by-law. Who decides what is appropriate fund/nE from seninr govermnent agencies? That is not an issue w/thin the jurisdiction of the m,mlcipality. Who decides what is adequate community services for client~? Who is a client person? The persons living in a group home are residents; they are not clients of anyone, What is meant by proper siting? A group home can be any home ia any residential area, You ca.nOt indirectly segregate what is not allowed directly. That contnues to be my basic concern/n these comments. I don't know how si.te plan control has any conaecton with proper licensing unless thc ~censing_ IS an attempt_ to se~'c., gate the .~rouv. home. "SI_ ~ .P~. don t know where the authority for a hlmtexl n~ber Of residents coges fro~; cven though my client is not against a limiL My_client usually has fewer 6 residents in a home. ~004.~q: ~,~v~ ~ ~ [ 0 v~ R. Haalboom~ Q.C. Barrister Solicitor Notar~ ! I ID d) ! ! ! ! I H9e) ! ! ! JUN-l?-~00~ 14: 1W R.NHHLWUUM, ~.k,. 1-70.~.737-~078 (4 pag~a ) 17 June 2003 Mr. Nick McDonald, MCI[P, RPP Meridian Planning Consultants Inc. Re: Christian Horizons Township of Oro-Medonte Official Plan Review Your File No. 2360 My client is not against thc concept of mlnlmnm distallce separation between group homes or among group homes because it prevents gbettoizatien. Nevertheless, I don't think there is any jurisdiction for a municipality to rule on minimum distance separation. In practice, however, group homes appear to be in favour of this regardless of any special requirement. I am concerned about "regulations regarding performance Candards ", It is up to the owner of the home to decide what kind of residential dwelling it should be; not the mnnicipality. It is up to the owner to decide what is the rninirmml floor space; not the municipality. Minimum floor space for a residential home for any other occupant of a home cannot be determined other than in very general rules applicable to every resident such as by the Ontario Buikhng Code. Registration of group homes may be required subject to provincial authorization. I don't know what is meant by certain facilities being permitted in the rural locations of the Township subject to a zoning by-law amendment. If the property is in a rural area, whether it is agricultural or not and if there is a home on the property that can be occupied by a family; it can also be occupied by developmentally handicapped person(s), for example ss a group home. ~;~ On be,half o,~ my client I object to. your requirement of the zoning bydaw amenaraent. I don't know what Is meant by "rural locations ". ''by.law c..no, det= ne in, ens,ty of re,ati ,o 2'o o, A to be any ~li~'erent than intensity of use for any other person who wants to live somewhere in the township. I don't know what is meant by" compatibility with surrounding land uses Who determines compatibility? What is compatibility? Is this is another form of indirect discrimination? You cannot legislate group homes out of one sec~on of the municipality. This is discriminatory. II, ltaalboom, Q.C. Barrister Solicitor Notary I I I i I ! I I I I I I I I I I I I I JUN- 17-Z005 14:19 R. HAALBOOM, Q,C. 519 596 0491 P.05 17 June 2003 Mr. Nick McDonald, MCIP, RPP Meridian P!nnnln8 Consultants Inc. Re: Christian Horizons Township of Oro-Medonte Official Plan Review Your File ]So,,,,,,~360 The suitability of a residential location is determined by the caregiver and is not determinable by the municipality; subject to any authorized minimi~m distance separation requirement and other generally applicable by-law requirements. The needs of a person living in a home is determined by the person and by the caregiver; not by the municipality. The availability of necessary services is determined by the resident of the home and the caregiver; not by the municipality. I don't know what is meant by" potential impact on existing c, ommnnity services". The proximity to other residential care facilities, i.e., group homes, I assume means a minimRm distance separation requirement. If the size and type of dwelling and lot size is sufficient for a family home; then at least from my client's viewpoint, it is also su~fficient for its u~e as a group home and cannot be independently and separately determined by way of a by-law. Again. it appears that your Township is intending to use niles indirectly to segregate and dlscriminat~ what is not allowed to be done directly in accordance with provincial statutory law such as the Planning Act and applicable Provincial Policy. I am not attempting to be unduly critical regardin~ your proposed amendments to the Official Plan; but on behalf of Christian Horizons I express my concerns as set out in this letter based on the information before me at this time. No group home should become encapsulated into a special zoning category somehow separated from general residential use. Perhaps that is not what you are planning to do; but that is my impression at thi~ time. May I please have your commellts? Yours ~ Via F~x: 1-?05-457-0133 (4 pages ) I I I I I I ! I I I I I I I I I i I I JUN-2~-L:~(RI) ~:21 REII~TcRS SOUTH PAI~ (FAX)7~572B 9445 Planncrs * June 16, 2003 Desigaa build · Project managers General contractors ATrEI~m0N: COUNCIL OF THE CORPORATION OF ORO-MEDONTE c/o Mr, Gary Smith, B.F_S., Municipal Planner Dear Membem of Council and Mr. Smith: {, I~J~'VlEtN Pert L~t 3, Range ~ (Geographic Twp. of Oro) Town. hi* of Om-Medonte. Our Prelect No. 22332 Further and pursuant to our recent meeting of June 17, 2003 with yourself, Mr. Nick McDonald and representatives of Oro Glen Estates including Dr. Barry Goldlist and Mr. Sam Gressman, this correspondence is being forwarded on behalf of Om Glen Estates, owners of the above noted property. As disoussed during our meeting, the owners of Oro Glen Eatates ere interested in proving up the development potential of the above noted site and in the above noted property being conaldered as a candidate for inclusion In the Community of Shanty Bay Settlement Area. We also take this opportunity to notify you, on behalf of Ore Glen Estates, that we intend to appear as a deputation before the upcoming PubliO Meeting concerning submissions relating to the updating and five year review of the Official Plan for the Township of Oro-Medonte. We believe that the above noted property Is a good candidate for residential development for a wide variety of masons and an application for development should be considered once the background Information for a complete application is asser~led by Om Glen Estates. We are of the opinion that the policies of Part B of the Official Plan as it relates to Settlement Ama and Servicing Strategies In the Shanty Bay settlement ama should be modified in otcler to permit this to occur. The policies only anticipate one property being developed and are ove~ specific in that they state that a communal sewage tmatnmnt system will only be pemdtted on one property and that development will be restri=tad to lands already approved for development. We request that the policies be modified to allow the property to be considered for the location of a communal sewage treatment system and for possible inclusion in the Settlement Area if the baekground studies and planning justiflca~on studies show that the subje~ site is suitable and appropriate for residential development. '1,9 Mary SWeet, Baffle Ont;~o La~N 1T2 (705) 726-6722 Fax: (705) 726-9445 wWw. rc~ndcrasouthpark,com, cnquifics~rciltdcrssouthpark.com I ,JUN-2~-2~(FRI) ~:21 I~I~i~_RS SOU1H P~ (FAX)i~5 726 94~5 ! I ) We trust the above is self-explanaiory and satist~mtmry. If you have any questions or correspondence or the enclosed study comment~ oonoeming'th~ ~ontents of ~is ...... please do not hesitate to oonlmct the undemigned i I c.c. Mr. Ni;k McDonald, Township Plannnlng Consultant, Meridian Consultants Dr. Barn/Goldllst, Om Glen ~ Mr. Sam Grossman, O~O Glen Assodates I ! I i I i I I I I I I RK inn I~1 I. ~6/18/03 I[1:26 '~41~ 787 3664 SCHWARTZ & CO. ' dCHWARTZ AND COMPANY I CHARTER.ED A. CCOUIqTANT - 85 $carsdaleRoafl, Suite 202. Iomnto, Ontario M3B 9.1L! Tel: (4161787-1236 [:ax: {416l '/8'/-31164 e-mail: mail~schwanzeo.¢a I. Township of Om-Medonte Box 100 Ore, Ontario LOL 2XO Attention: Ms. Marilyn Pennycook Clerk, Township of Oro-Medonte I i I I I I I I I I I thc Oro-Mcdonte official plan on June 24, 2003. Please advisc if this is possible. We _ I. ~ _ would like this letter to be submitted at this time. 6tq0~fO~9(let[O-- - We have several suggestiom for the property owned by lelmak Management Services Limited, Concession 14, East Pan of Lot 19 & 20 (146 acres), S. ofClq~ RP5 IR-16339, Pan 1 (Ore), Roll #010-012-335. DEVELOPMENT POSSIBILITIES: Limited large lot development on the existing public roads across from existing shoreline development (Item 3.12). See letter attached suggesting 20 lots on Om- Medonte mwnline and 12 lots on Lakeshore R. oad (100 feet by 400 feet), land for parking, trails and park donated. 2. Golf course integrated with adult eommanity lifestyle homes on large lots. 3. privatelpublic golf course with uamre and sr~owrnobile trails. Some of the land could be donated for a park. I I I I Points to discuss: I. Proposed lots and/or golf course would have little or no impact on agricultural operations (Item 3.7, Land is situated at most nonhero part of Oro-Medonte, approximately 30 miles from ttarrie (Item 3.1) Because land is not near the city of Barrie the proposed lots ate more likely not to attract families with children but will attract people interested in the quieter lifestyle of Oro-Medonte (Item 3.11). I I I i I I I I I I I I I I I I I I 00/18/03 11:26 9416 757 $$64 SCHRARTZ & CO. The subject property is access~lc by municipal roads that can accommodate any increased traffic generated by the proposed uses. Any development would he away from the roads of Oro 14 and Lakeshore Road East (Item 3.7, e). As stated in Item 3.12 and item 19, this proposal would not result in an increase in municipal ser~ccs since the roads are already there. Serxdces such as telephone, cable, garbage disposal, etc. are already in place. This property is adjacent to shoreline designation properties. Council may agree that minor~araendments to the official plan may permit development on an existing public road that is across from existing development in a shoreline designation (Official Plan Amendment). Any proposed development on this land could consist of lots with an area of at least 0.6 hectares. This is compat~l¢ with ihe character and scale of thc existing developments on Maplewoed, Lakewood and homes on Lakeshore and Line 14. This unique property has easy access to the ramp, dock and public beach on Carthew Bay. It is adjacent to the Lake Country Rail Trail for biking, cross-country skiing, walking and snowmobiling. The proposed lots and/or golf course with parking lot would complement the small settlement amenities already in place in the area. Homeowners enjoy the benefits of a convenience store at lhe comer of Lakcshore Road and Line 14, as well as the famous Shaw's Maple Syrup store and restaurant We look forward to hearing from you shortly. Respectfully submitted by Jelmak Management Services Limited, June 17, 2003 Sincerely, Albert Schwartz I I ! I I I I I I I I I I I I I I I 0,8/15/03 11:25 '~416 787 $6B4_ SCHWARTZ & CO. ~U04/On6 AI~BERT SCHWARTZ CHARTERED ACCOUNTANT,, ZOO4 Ba.t,h. urst Set,ecl. Toronto. Ontario MSP 1L! Tel: (,H6) 787-1236 Far: (4t6} 78~?.3~64. e-malh ascaOpathcom.co~,' August4,1999 Towr~hip of Oro-Medome Box 100 Ore, Ontario L0L 2X0 ATI'ENTION: Andrea Leigh. H.B.A. Develnoment Co-Ordinator Dear Madam: Development of Lands Lakcshore Road & Oro-Medonte Town Line (formerly Oro Line ,,14) Mayor Ian Beard has asked me to write to you regarding possible development of the above lands which are owned by my client Selmak Magagement Services Limited. I have also discussed this matter with Mr. Bob Bimie of Lakeshom Road. My client would be willing lo donate land to be used az a parking Io~ for approximately 20 caxs and 20 trailers as well as a trail (60 ft. wide) to go from the CN ~¢ks tO lhe parking lot. ~ exc~ge. Council would approve 1o~ (100 ~ x 400 R - I acre) ~ indited on ~e enclosed plan Lc. 20 Io~ on the Ore Medonte To~ line plus 12 Io~ on the L~eshore ~ad side. In ~e ~mre, it might be possible to use ~e balance of ~e land for some ree~ti~l pu~ose ~eh ~ a 9 hole Public Golf Course. ould like to dcScuss th~s matter luther,, please call. Thank you for your attention to this mailer. You rS traly~ Alber~ Schwartz. Alher~ Schwa~, C.I.P. Pvinc'p~ls: Eric C. Kaarsbevg Donald R. Adams l~[ichae~ A. Stead )dieted $.Y. Ch~n I I I I i I 11:27 SCR~ARTZ & CO. PART* I - b Rural Residential }{LAY DESIGNATIONS ~ntal eLlon Two MOD{iqCAI{ON UNDERSEL'{'IOI'117(.~ Of THE FL~NNING ACi'. i,l{~i'iul~ {~ Mm TWO ] ~_-.,..,,h~ B } I:20,OOQ iOOOm I I I I I I I KEY P~N 19 Note: All the lakes, rivcrs and c~s ktcnti~ed on this arc subject to the policies ot'Scction Ola~104 oft~ Plan. THE PLANNING PARTNERSHIP {TOWNSHIP OF ORO-MEDONTE OFFICIAL PI,^N SCHEDULE _ A7 -_ [[C~WARTZ AND CON I I I I I I I CHARTERED ACCOUNTAN'I L~ .~ . Scarsdale Road, Suite 202, Toronto, Ontario M3B 2R2 Tel: (416) 787-1236 Fax: (416) 787-3664 e-mail: mail~schwartzco.ca Township of Oro-Medonte Box 100 Oro, Ontario LOL 2XO Attention: Ms. Marilyn Pennycook Clerk, Township of Oro-Medonte Dear Ms. Pennycook, We would like to speak at the public meeting to discuss the comprehensive amendment to the Oro-Medonte official plan on June 24, 2003. Please advise if this is possible. We would like this letter to be submitted at this time. We have several suggestions for the property owned by Jeimak Management Services . Limited, Concession 14, East Part of Lot 19 & 20 (146 acres), S. of CNR, RP51R-16339, Part 1 (Oro), Roll #010-012-335. I I I DEVELOPMENT POSS1BILITIES~ 1. Limited large lot development on the existing public roads across from existing shoreline development (Item 3.12). See letter attached suggesting 20 lots on Oro- Medonte townline and 12 lots on Lakeshom Road (100 feet by 400 feet), land for parking, trails and park donated. 2. Golf course integrated with adult community lifestyle homes °n large l°ts- I 3. Private/public golf course with nature and snowmobile trails. Some of the land could be donated for a park. I I I I Points to discuss: 1. Proposed lots and/or golf course would have little or no impact °n agricultural operations (Item 3.7, c). Land is situated at most northern part of Oro-Medonte, approximately 30 miles from Barrie (Item 3.1) Because land is not near the city of Barrie the proposed lots am more likely not to attract families xvith children but will attract people interested in the quieter lifestyle of Oro-Medonte (Item 3.11). I I I I I I I I I I I I I I I I I I i The subject prope~y is accessible by municipal roads that can accommodate any increased traffic generated by the proposed uses. Any development would be away fi'om the roads of Oro 14 and Lakeshore Road East (Item 3.7, e). As stated in Item 3.12 and item 19, this proposal would not result in an increase in municipal services since the roads are already them. Services such as telephone, cable, garbage disposal, etc. are already in place. Tl~i.'s property is adjacent to shoreline designation properties. Council may agree that m~nor amendments to the official plan may permit development on an existing public road that is across from existing development in a shoreline designation (Official Plan Amendment). Any proposed development on this land could consist of lots with an area of at least 0.6 hectares. This is compatible with the character and scale of the existing developments on Maplewood, Lakewood and homes on Lakeshore and Line 14. This unique propen'y has easy access to the ramp, dock and public beach on Carthew Bay. It is adjacent to the Lake Country Rail Trail for biking, cross-country skiing, walking and snowmobiling. The proposed lots and/or golf course with parking lot would complement the small settlement amenities already in place in the area. Homeowners enjoy the benefits ora convenience store at the comer of Lakeshore Road and Line 14, as well as the famous Shaxv's Maple Syrup store and restaurant. We look forward to hearing from you shortly. Respectfully submitted by Jelmak Management Services Limited, June 17, 2003 Sincerely, Albert Schwartz I ~_~cB~ERT SCHWARTZ RTERED ACCOUNTANT ~.004 Bathurst StreeG Toronto~ Ontario MSP 3LI Tel: (416) 787-1236 Fax: (416) 787-3664 e-mail: asca~pathcom.com I i I I I I I I I I I I I I I I August 4, 1999 Tos~atship of Oro-Medonte Box 100 Ore, Ontario L0L 2X0 ATrENTION: Andrea Leigh, H.B.A. Development Co-Ordinator Dear Madam: Development of Lands Lakeshore Road & Oro-Medonte Town Line (formerly Ore Line 14) Mayor lan Beard has asked me to write to you regarding possible development of the above lands which are owned by my client Jelmak Management Services Limited. I have also discussed this matter with Mr. Bob Bimie of Lakeshore Road. My client would be willing to donate land to be used as a parking lot for approximately 20 cars and 20 trailers as well as a trail (60 fc wide) to go from the CN tracks to the parking lot. In exchange, Council would approve lots (100 t~ x 400 ft - 1 acre) as indicated on the enclosed plan i.e. 20 lots on the Ore Medonte Towa line plus 12 lots on the Lakeshore Road side. In the future, it might be possible to use the balance of the land for some recreational purpose such as a 9 hole Public Golf Course. If you would like to discuss this matter farther, please call. Thank you for your attention to this matter. Yours truly, Albert Schwartz. AS/gl Principals: Eric C. Kaarsberg Donald R. Adams Michael J- Kelly IAlbert Schwartz, C.LP. Michael A. Stead Alfred S.Y. Chart PART* ! ! I I I I ! I I I I I ! I I C LEGEND ~ Agricultural ~ Rural ~ Rural Residential ~ Shoreline OVERLAY DESIGNATIONS !Environmental ~i~ Protection Two MODIFICATION NO._ c~ 0 .... UNDER SECTION 17(,.~ OF THE PLANNING ACT. ] TOWNSHIP OF ORO-bIEDoNT~[ OFFICIAL PI,AN SCHEDULE A7 _ 23 J ',OMPONENTS OF TI~ EN~I]RONMENTAL PROTECTION ONE ~D ~0 I DESIGNA~ONS ~ S~O~ ON 0 lO00m XlII 19 LAKE SI~COE XlV FHE pL4NN~NG 4CT. IAoo qo: Note: Ali the lakes, dyers and creeks identified on this schedule are subject to the policies of Section Gland G4 of this Plan, THE PLANNING I I I i I I I I RUDYi '^ssma s LTD. Plawaing foe P~ple. Pla:~, and the Futura June19,2003 Mr. Nick McDonald, MCIP, RPP Meridian Planning 113 Collier Sl~eet Barrie, Ontario L4M 1H2 RE: Teskey Property Lot 5, Concession 14 Township of Oro-Medonte Project Number 164 Sent by fax Original to be hand-delivered at public meeting I, I I I I I I I I I I I Dear Mr. McDonald We are wdting this letter to request that Item ~ of Part I1: the Amendment Update to the Official Plan be reviewed as it relates to the Teskey property, a copy of this section is attached for your reference. The proposed revisions to Section D2.3.2.2 "lnfilling Lots" states that"The creation of a new.infilling lot may be permitted, provided: (b) no more than one infilling lot is created from an original Township lot upon the date of approval of this policy...". We are proposing that 3 lots be severed from the Teskey property as infilling lots. The property is designated Agriculture and zoned Agriculture/Rural (A/Ru) Zone and is approximately 55 hectares (138 acres) in size. The surrounding land uses are all residential and the municipally maintained road Townline in which the 3 proposed lots would front, have existing residential on both sides of the road. We have attached Appendix 1 indicating the location of the Teskey property, the proposed 3 lots and the existing 12 residential lots along Townline. There are also 20 existing residential lots along Warminster Road. In reviewing the proposed Amendments to the Official Plan policies relating to Agriculture and Infilling Lots (Item ~6), it is our opinion that we can satisfy all requirements of the policy. We are requesting that in this situation the policy relating to D2.3.2.2 (b) allowing only 1 infilling lot be overlooked as it represents good land use planning to fill in the empty lots along Townline with residential lots. If only one lofilling lot is permitted to be severed from this properly there will be two existing empty spaces fronting Townline in amongst residential homes. P.O. BOX 834, OR1LLIA, ONTARIO L3V 6K8 TEL: (705) 32%2070 FAX: (705) 327-2434 Problem solving through Mediation I I I I I I I I I I I I I I I I I I We will be present at the Public Meeting on June 24th if there are any questions regarding this request. Also, we remain available to provide any more information if required. Thankyou, RUDY & Associates Ltd. Tanya Pallopson, B.A Hons. Planner Cc: Gary Smith, Township of Oro-Medonte Planning Deparlment Jane Teskey ITEM # 6 The Section heading of Section D2.3.2.2 is deleted and replaced with 'lnfilling Lots'. The remainder of the Section is deleted and replaced with the following: "The creation of a new infilling lot may be permitted, provided: the lot is located between two existing non-farm residences which are on separate lots of a similar size and which are situated on the same side of the read and are generally not more than 100 metres apart; no more than one infilling lot is created from an original TownshipI°t upon) the date of approval of this policy; d) e) the proposed lot will conform to the Minimum Distance Separation One Formula and will not affect the ability of nelghbouring farmers to expand their operations in the future; the lot from which the infilling lot is to be created has an area of at least 20 hectares; and, the proposed lot will conform with the general consent policies of this Plan." ITEM # 7 Section D2.3.3 is deleted. ITEM # 8 'Agricultural research and training establishments' and 'farm related tourism establishments' are added as permitted uses in Section D2.2 following 'greenhouses'. A new Section D2.3.11 and a new Section D2.3.12 are added as follows: "02.3.~ Agricultural Research and Training Establishments The development of agricultural research and tr~.ining establishments is encouraged in the Township. Such uses may be permitted subject to re-zoning, provided Council is satisfied that: a) the use is related to and will benefit the agricultural indusby; b) the use will assist in the furthering of knowledge in the agricultural sector of the economy; and, ~, Pa~t il: The Amendn~ent Update to Offlclall Plan Prepared by Me,dian Planning Consultants Page 6 June 6, 200:3 m 0 m m m m m m m m m LOT G, ¢0~.i¢~$~oN ~ "~ Towe~H iF oF m mm mm m PL.~ SHEET ~7 m m m Propo~ u~ ~opo~ Ltl I I I I I. I I i I I I I I I I I RECEIVED JUN 2 0 2003 'l ' June 23, 2003 ~-~ 9q{0~ I Planning Advisory Committee Nick MacDonald ZOOS ORO4aEOONT I 1 Planning Department Corporation of the Township of Oro-Medonte Box 100 Oro Station, ON LOL 2EO I I ! I I I ! I I I I I I I I Dear Mr. MacDonald and Committee Members: RE: Request for a Retirement Lot. This letter is a follow-up to my letter of May 4, 2002 and a recent telephone conversation with Mr. MacDonald. Official Plan policies for Agricultural designation permit the creation of new lots for residential purposes is intended for use by a retiring bona fide farmer. Our request to be permitted to sever a lot is in full compliance with the intent and objectives of the Official Plan. Background Information S My wife and I are both in our late seventies and have lived in Oro Township all our lives. SThe 100-acre farm where we reside is a farm that has been in my wife Inez's family for generations. She has lived on this farm since the age of three years. S The large two-story house where we now reside is becoming more difficult for us to handle the stairs. Our driveway exits onto the Ridge Road with increased traffic and extra demands in the winter for clearing snow. s It is our desire to build a house on the portion of our farm south of the ridge road. A bungalow design and living close to family and friends would enable our continued independence and permit us to continue living in the community where we have spent our lives. s Building the house south of the ridge road where the land is less suitable for agriculture would meet our needs and the objectives of the official plan. This would preserve the agxiculture resource base, protect agriculture land f~om development and land uses unrelated to agriculture, preserves the agricultural character of the Township and maintain the open countryside. Official Plan has Overlooked Unique Circumstances SOur 100-acre farm is on both sides of the Ridge Road. The Township arbitrarily designated it into two separately deeded lots of approximately 50 acres each. * This arbitrary designation does not comply with the objectives and the intent of the Official Plan. Section D2.3.$ (d)(Page 47) specifies that the proposed lot should be generally not larger than 1.0 hectare. This limited size complies with the intent and objectives of the Official Plan with respect to agricultural lands. In this instance it is the yule of having a roadway dictate severance' s that is contrary to the objectives and intent of the Official Plan. I I I I I I ! ! I I I I I I I I I I * This arbitrary designation requires that the lot where I can build a house is 50 acres in size rather than the maximum 1.0-hectare size specified in the Official Plan. · This ultimately forces the separation of a 100-acre farm into two parcels that are not large enough for a viable farm operation. The intent of the Official Plan is to maintain suitable acreage for farms. · An oversight in the Official Plan has created circumstances that prevents us from having the same opportunity to sever a 1.0 hectare retirement lot afforded to all other bona fide farmers while being contrary to the intent of preserving agricultural lands. Summary · The writers of the Official Plan and those elected officials who voted to pass it did so with the intent of preserving agricultural lands and the agricultural/rural character of the Township. In this unique circumstance there is a conflict between this intent and the stipulation of a roadway arbitrarily forcing a severance. In this case, the 50-acre size as opposed to the 1.0 hector size is contrary to what was intended. · We are not asking for a severance that would create a third lot · We are asking that the intent of the Official Plan to protect agricultural land be recognized over the arbitrary severance by a roadway. · We are asking that we be treated the same as all other bona tided farmers who own a farm of 100 or more acres in Oro-Medonte. · We are asking that our age and the reasons for our request be taken into consideration for the decision and the length of time in rendering a decision It is our understanding that there are two options available. One is to have the Committee of Adjustment treat this situation as a special circumstance and permit the desired retirement lot. The other is to rectify the problem during the Official Plan review. The goal of any document is to best ensure that the intent and objectives that it was designed to achieve are carried out. We trust that the Committee of Adjustment will take steps to enable us to sever the desired retirement lot. We welcome any questions that you may have and look forward to heating hack concerning a decision under the existing Official Plan or as a result of provisions from the Official Plan review. Sinai ., 487-3835 1012 RIDGE Rd RR#2 Hawkestone, ON LOL ITO I I I I I I I I I I ! ! Picture e family with a medically fragile, technologically dependent child with multiple disabilities. Imagine the parents taking cam of the child at home clay after day, night after night. Picture the family having to perhaps face the death of their child. The strain on the family usually ends in burnout; for even the stmgest family, it can be too much. Children need parents who are enthusiastic, caring and e3cited about their child rearing responsibilities, not parents ~o are fatigued because they have not slept in ~'.'cc.~.s, irritable because they cannot complete any tasks, and anxious because they do not know what tomorrow may bring. Respite gives families an opportunity to catch their breath, take some time away from the situation at hand and momentarily think of their life circumstances differently. Out of Home, respite care is a family support service that promotes active living and provides temporary relief from the physical and emotional demands involved in caring for a child or young adult with disabilities including lhose wito are medically fragile, technologically dependent, developmentally disabled md/or multi-disebled. Respite care creates greater opportunities for family members to live actively and participate in the community and activities and allows paranis/guardiens times for themselves. The demand for Out of Home Respite sawicas has far e)ccc, ded the availability. Respite care will prevent families from bum out and will delay referrals to permanent placements. We are offering to provide care where children with multiple disabilities and their families can feel that they have a *home away from home'. Parents nc, cd a place to put their child into where they feel the child's will provide respite care, which includes social interaction in a warm, loving, secure environment with superior standards of care in a c~untry hmne4ike setting. Respite Care in Ihe Simcoe County is very much needed. The timing is right as an opportunity presents itself. Sinxx)e County is one of the fastest growing areas. Rural respite is unique and ultimately more elfective both financially and medically. Medical facilities are close by and e child could be at one of many I hospitals within 15 minutes. The 'home away from home' in the country setting will provide a superior standard of respite care in a warm, loving, secure I enviromnent. Rural respite will be able to not only meet all the government standards of respite care but also excc-...d those expectations due to its rural natlJra. I I I I I I I Why do we need more respite care services? The high need medically fragile children are living longer. The children's parents or caregivers are assuming greater pressures and responsibilities and respite are warranted for these families. Years ago the government took care of these children in institutions across the province. The government wanted out of this business and has placed the onus on the parents without providing the necessary support systems in place. Simcoe County Respite Home will be family orientated and be ethnically inclusive. It will provide respite care that will be accessed accordingly to the individual family's needs - on either an hourly, daily, ~-.-cc~ly or weekend basis. Simcoe County - Rural Respite Home will: Promote quality of life, growth and development through special features of the home including: o Snoezelen Stimulation Room: Snoezelen is a system of soothing lights, soft sounds and tactile textures that stimulate each of the senses in an effortless and absorbing manner. o Bridge to the Pond: The path will be accessible by wheelchair to a pond situated in the center of the woodlands. This trail will provide easy access to the natural environment that enfolds the home. o In-door and outdoor gardens.. o State of the art in design and vail have all up-to-date equipment. Provide a non-institutional, home-tike environment with professional staff to meet the needs of medically complex children. Oiler life-affirming activities regardless of a child's I!mitations Provide p..hysicai, psychological, emotional and spiritual support serwces to the child. Offer support sessions to promote intellectual, physk~...I, emotional and spiritual well being for the parents caring for. these children at home. Staffing on a 24-hour basis using a three shift model...~. ~.e .wi.'ll be at least two people on per shift. A supervisor is responsible tor..1, e. . rnanagement of the home, with health care consultation proviaeCl ~y me Program Manager. Recruit staff from areas such as Developmental Service Workers, Early Child..h?od Education, Social Service Work, Social Work, Registered. Practicing Nurse and Recreation and Leisure. The primary objective in recruiting staff is their willingness to work with children who have multiple disabilities end complex medical ~,c.-..ds. Staff will receive extensive training in areas such as epilepsy, G-tube feeding, suctioning, and developmental delay. Use volunteers extensively to assist the children/youth to participate in all aspects of their daily living. Student placement opportunities will be available in areas such as DSW, SSW, Social Work, Nursing, Recreation and Leisure. -2- Simcoe County Rural Respite Home will be located on a parcel of land approximately 4 acres adjoining to another 40 acres of trails and ponde which will be wheelchair accessible for the children. It will be a 3,500 square foot bungalow with a wrap around porch surrounding the entire home and will be completely wheelchair accessible. It will be able to accommodate 4-5 children at any given time. One bedroom will always remain open for emergencies for families and may be accessed by the Children's Aid Society for. specialized care in emergency cases. The home will be equipped with suctioning and oxygen in a specialized care-adjoining bedroom. I I I I I I The home will include a large living area, large counby style kitchen, Snoezslen room, indoor solarium, large bathroom with appropriate bathing equipment, meeting room, ofF=e, staff washroom and four bedroom. The fourth bedroom will be equipped with Oxygen and Suctioning equipment and will accommodate up to 2 children at a time. ^ sliding glass door will divide the room. This room will be available for medically fragile and technologically dependent children requiring more I on I supervis'~n during sleep and rest periods. Benefits to the Individ,~m_! and Family The family is provided with short-term respite/support that is essential in terms of maintaining the family unit. Respite will help the family to continue caring for lhe child at home. This short-term respite enables the family to have personal qua!ity time while knowing their child is well cared for. In order to be elig~le for the'use of Simcoe County Rural Respite Home, children must meet the following criteria: I · The child must require constant supervision and/or monitoring such es ongoing support for the activities of daily living (i.e. Feeding, I self-care, toileting, communication, mobility;, · Medical decision making or judgment is required such as PRN suctioning ventilation; I * Specialized skills are required in order to meet the needs of the child. I I Job Creation Community Relations Potential of more contribution of productive members of society I i I Respite not only benefits families, it benefits the community. It will allow us to bring many new friends and oppertunities to the community, as well as sustaining our many current valuable relationships we have with other organizations in our community. · Close relationship with the college and become hands on leaming for many courses offered through the local college · Volunteer opportunities I I .Benefits to the Government · Enable parents to live more fulfilled f~mily lives deferring the permanent placement into group homes · Less strain on the Health Care System · Eases .u.p on Children's Aid Society as parents are better able to I cope with their children's needs · Shortens waitlist for permanent placements I I I I I I PROVISTA GROUP PLANNING AND DEVELOPMENT SERVICES I Township of Oro-Medonte I P.O.Box 100 Oro Station, Ontario L0L 2X0 I Attn: Ms.Jennifer Zieleniewski, C~A.O./Treasurer, I I Re: Township of Oro-Medonte Pallets North, OMB Case No. PL020715 S/W Corner of Lot 8, Concession 4 Owners: Mr. Eric Bowes & Dawn Braden June 24, 2003 I I i I I I Dear Ms. Zieleniewski, Please accept this letter as a written account of our presentation for the Township of Oro- Medonte's public meeting scheduled for 7:00PM on June 24,2003 at the Township Offices. We understand that the Township is planning to adopt an Official Plan Amendment to generally update the Official Plan and addressing a variety of issues, one of which being the "Home lndnstry' section. We represent Mr. Eric Bowes and Dawn Braden as their planners and as you are aware have recently been before the Ontario Municipal Board to achieve a settlement in regard to the Pallets North property. During the course of the hearing, it was decided that an opportunity for mediation was apparent and our clients chose to proceed on to Mediation at the Ontario Municipal Board office in Toronto. This Mediation Hearing resulted in a w~itten settlement that was prepared by Mr. Christopher Williams the Township's solicitor. This settlement is acceptable to Pallets North and their solicitor Ted Yao and will be signed shortly by solicitors representing both parties. I I I I We are asking for clarification on bow or if this praposed 02~tcial Pinn Amendment wilt affect the Pallets North business, since the business is now recognized as a Home Industry. We are also asking for a subject site m fro~ any restrictive provisions in the proposed m~ Tkeprcsent l~Fmutes of Settlement require that Pallets North's current appeal under section 34(11) of the Planning Act be dismissed and I am concerned that this dismissal, tog~ker with the confidential nature of the Minutes of S~ttterneng witl lcud future purchasers of the lmotnwty to the incorrect inference that your proposed amendments should appty to the Pallets North lanttz I I Box 31 Green River Drive,RR1 Washago, On. LOK-2B0 Email: ~ Ph: (705)689-0852 Fax: (705)689-0853 Branch C~ce - Brampton, On. I I I I I I I I I I I I I I I I I I 2 If an exemption cannot be given, then we respectfully request that consideration be given to some explicit recognition of the right to a pallet recycling home industry that has been acquired through the Minutes of Settlement Yours they, Provista Group Inc. Barry H. Peyton, MCIP, RPP Pres. Eric Bowes, Owner Ted Yao, solicitor Box 31 Green River Drive,RR1 Washago, On. LOK-2B0 Ph: (705)689-0852 Fax: (705)689-.0853 Email: provista~on.aibn.com Branch Office - Brampton, On. I I I I I I I I I I I I ! I I I I June24,2~3 Raipll ~d W~ly Hough 4965 Line 11 North R.R. 03, Coldwater, Ontario. Mayor Craig and Members of Council. RE: OFFICIAL PLAN REVUE - LOT SEVERANCE'S My submission concerning lot severance's is of a general nature and does not cover any site specific property. In view of this I will keep my comments brief. Way back in 19901 sent in a submission to the former Township of Medonte supporting rural severanee's for residential purposes. Since becoming a member of Oro- Medonte Council some five and a half years ago I have received a number of complaints from residents in our Township concerning the current virtual 'freeze' on lot severance's. In order to remain financially stable we have to permit some development and I have always stated that I support appropriate development within our Township. I would urge Council to review the current policies pertaining to lot se, veranee's in the official plan. I feel that ~e current policy of not permitting severance s in the Rural ~e.~ while allowing severance s in other areas, especially some shoreline residential areas, is not in the best interest of the Township or its residents. We should not be putting large subdivisions in areas that are, in some instances, already over developed. I fully appreciate that Nick McDonalds response will be that our current policy is consistent with Provincial and County Policy statements. My major concern is the serious impact large scale development in already built up areas has on the environment. The Provincial policy statement is fine if full municipal services are available. In our Township they are not. Even with full municipal services our water is still very snseeptible. We only have to look at the Walkerton tragedy. We also need look no further than our neighbours in Severn Township to see the disastrous consequences of encouraging high density development on the lakeshore. By us continuing to allow severanee's in the shoreline residential areas, such as Oro Station, where we have approved lots as small as one quarter of an acre, it is only a matter of time fill we have the same problems as Severn Township are having in the Cumberland Beach area. This situation has become a very expensive ($24 million dollar) political Severn are lucky m that the Federal and Provincial governments are funding 2/3 of the cost of the construction of a sewage treatment plant in the area. Maybe when the same Problems surface along our lakeshore and around our existing settlement areas, which it will, we will not be so lucky and there will be no funding for the construction of sewage treatment plants. There has been no funding available for many years for this type of work. I believe that well thought out rural severance's in the poor to marginal agricultural areas of our township are far more environmentally fidendly than sub divisions on septic systems. I am sure that in the long run such high concentration of septic systems will have a serious negative impact on our communal water systems. I I I I I I I I I I I I I I I I I I Ralph and Wendy Hough 4965 Line 11 North R.R. #3, Coldwater, Ontario. L0K 1E0 I am not for one moment advocating throwing the whole township wide open for severance's. We must obviously protect our forest, wetlands, agricultural lands and the Moraine but there is a lot of marginal to lx~r agricultural land in our township that has not been farmed for many, many years. Indeed, some of these lands may never have been fanned. We have certainly done enough studies over the years to know the areas that could be opened up for single family dwellings, including estate type lots, and those which should not. Under the current Section B2.2 - Preferred means of servicing in Settlement ureas: the O.P allows for municipal water and private septic systems in the settlement ureas of Warminster, where a large subdivision has draft approval, Sugarbush, which is still being developed, Moonstone, which is currently being developed, Om Station, where we permit small lot severance's and Shanty Bay, where there is extensive development. If we are truly concerned about water quality and protecting our environment it seems contradictory that septic systems are O.K. in highly developed areas with communal water, but not O.K. in spread out rural areas. I appreciate that Mr McDonald has proposed some changes concerning 'Infilling lots' and I will be discussing this issue with him and commenting further in the near future. In conclusion I would add that I have had many discussion with our late Mayor, Ian Beard about lot severance's and he was generally not supportive of permitting severance's. However, I pointed out to him on more than one occasion that if all the pmwious Councils in the area had adopted our current O.P. neither of us would be on Council as we both lived on lots that have be severed. In fact, I believe there is only Mayor Craigsitting here tonight who does not live on a severed lot. As I stated earlier I fully support our Environment First policy but we also have to be realistic and permit appropriate development. Ralph Hough I I I I I I I I I I I' I I I I I I I I iUN-26-2009 TM 09:52 AM FI~¢'~ENZIES PLANNING AMD DEV FAX:705 4~- 0608 PAGE PK Menzies Planning & Devel.opment J~mo 26, 2003 · lVl~or Crai~ cud Members of Council Township of Oro. Medonte Box 100 Ore, Ontario L0L 2X0 By Fax l Pase 487-01~3 Dear M~yot Cmlg, Township Official Plan Review ~neral Update to Omu.'~ Plsn Boundary Adjustments ! represent a Client wbo is preparing to make applio~ion to tho Township Committee of A~us~lant for 8 Boufldaty Ad~ustilleltt Iff light of this. [ ha¥o roclewed your proposed amendment to the Township Official Plan Sp~o~fu:ally "Item #2" Seotiou H22.2 which was subject to a public meeting on June 24~, 2003. In effect, the section states that consents (for boundary a4justments)'may be permitted for enlerain$ existin8 lots, among other reasons, In tim application in question,, one lot is proposed to be enlars~ end by virtue of this enlargement, the abutting lot will be r~d~ed. This will occur in ~very betmda~y a4Jusrment application ns q~pioaliy, land is taken from one lot to another ~us making one existing lot larger and one ~.xtating lot ~/ler and the purpose of an application may in fact be to make one lot ~ and one lot smaller. I would request either ~laritr~tton of the policy or writIen conformation from tho Township that the policy will be interpreted reich that there is enknowladsement t~om thc Township dmt ii' one lot is to be made larger, the lot which thc land is being ~onv~ed from to nmke the ro~ivins lot larger is enknowled~i to be smaller and nomlthmading that one lot will be smaller, that the boundary ~justment will still be given flwoumble oonslderaflou by the Committee. I thank you In advance for:your oousldetatiou at'this matter, PK. Menzles PldmniflS & Development Inc. President Cc Nick McDonald ~ ' Z3too I PK Menzies Planning & Development I i I I June 27, ~00~ Mayor Craig and Members of Council Township of Om-Medonte Box 100 Oro, Ontario L0L 2X0 ' D~gh'-vered by Hand I I .Dear Mayor Craig, Re: Horseshoe Resort Township Official Plan Review General Update to Official Plan i I I I I i I I I ! I The undersigned represents Hm~eshoe Resort in Planning Matters and we would like to provide you with the following comments, or_ behalf of the Resort, to the Township's proposed General Update to your Official Plm~ scheduled for a public meeting on June 24, 2003: Item # 21 We object to the removal of various of the uses currently permitted in the "Rural" designation in the Horseshoe Valley Road Special Policy Area specifically "golf courses" identified in Section E2.2.4 (h). ~..~>: ~:3[e C0~ ~ 0J2~ t5~ ~ Water Taking ttem# 23 ~ 0gO D'lca~,~g 0~[ The Resort objects to this policy. It does not agree that the taldng of water is a land use m~d t~rther, this required rezoning could serious effect the Resort's current, operation, in which permits have been issued, should Cotmcil not a~pr.ove a rezoning for an application, cr renewal of an ~.pplicafion; to take water. (~5, %1~ W'}?:~ Developmenl on Private Roads # 27 The Resort would like to request that Council mnend this section to pemfit the Resort to develop lots on Pfivale Roads. Due to the unique nature of the configuration of the Resort planning o development * project management ll5 Parkside Drive Hawkstone, Ontario L0L 1T0 (705) 487-0569 fax 487-0608 email: kmenzies@ibigmup.com I I I I ! I I I I I i I I I I I I i ag well as complications witk the Condominium Act in trying to develop condominium muds to access "interior lots", the Resort would like to be able to develop lands on lots which front on to the existing;, and proposed expansion, of th: existing "driveway" into the Resort. The Resort is prepared to undertake specific policy criteria, similar to the deve!opment of a public road and/or condo road, in order to l:rovide Council assurances ff~at the road construction and maintenance will be up to municipal standard. As Council is aware, there are a few parcels of land at the Resort which currently front onto a private' driveway today and, lo our knowledge, there have been no issues with this approvah We would be pleased to discuss this with Council and/or Staff in more detail. Adult Lifestyle Communities # 32 The Resort currently hosts an Adult Lifestyle community. It has been questioned that the current builder is not constructing an Adult Lifestyle project however, most of the landholding proposed for this use is still owaed by the Resort and it is the Resort's intention to develop an Adult Lifestyle Community on the remainder of its lands. It is the Resort's opinion that appropriate policies should remain in place, on this parcel of land, ~ in order for this development ::o proceed. We could not comment on the schedules as they were not provided with fl~e document for public review. We thank Council in advance for our opportunity to comment on the proposed changes and look forward to discussing these nmtters in Council in detail. We would request that we be notified of any additional proposed changes to the sections of the OP which are subject lo the June 24th public meeting and we reserve our right to comment on any additional changes. Yours truly, PK Menzies l>lanning & Development Inc. Kris Menzies, MCIP RPP President Cc Martin Kimble - Horseshoe Resorl Jeffrey Server - Shell Vacations LLC Nick McDonald MCIP RPP - Meridian Platming Gary Smith -Township Planning Department I O? 03 03:17p Ru'~ & Rssooia~es 416F '5727 p.1 RUDYl ^ssom LTD. July 4, 2003 Mayor and Members of Council The Coq~omtion of the Township of Oro-Medonte 148 Line 7 South, Box 100 Oro, Ontado L0L 2XO Sent by fax and mail RE: Rodgers Pmpedy Nodhwest Pad of Lot 26, Concession 3 Township of Om-Medonte Project No. 141 Dear Mayor and Members of Council l I m I I I m m l l l RUDY & Associates Ltd. has been retained since November 2000 by Mr. Mark Rndgers to represent him regarding planning matters for his property located adjacent to Shanty Bay. We attended the Public Meeting on June 24~h and are wn'ting this letter to submit in w~ting the experience we have had with the planning process regarding Mr. Rodger's property. We first met with Andria Leigh to discuss severance oplfoes in December of 2000. We wore told that Township would not support an application for severance at this time, but that the Township would be reviewing lhe need to expand the settlement area of Shanty Bay next year (approximately the fall of 2001 ). We were informed that Mr. Rodgefs property ceuM be reviewed ~ the purpose of being included Into the expanded set~emant area and that it would be besl to wait until this time insfaad of subm~ng a severance application. January 12, 2001 a letter was sent to Andria Leigh, Mayor and Membem of Council indicaling our desire to wait for the review of the setltement area and the possibility of I:~ng included in lhese addiitonal lands. Several letters ibmughout the year of 2001 wore sent to Andria Leigh regarding our request to be informed of liming for the review process and eventually a copy of the plann'mg report that would be going to Council. As of May 31,2001 we were informed that ibe setllemant review would be going to Council June 13, 2001 but would be put on hold unlJl February 2002 and to wait until this time. With much back and forth regarding the date of when the settlement revlewlOflicial Plan Review would be completed, we waited through this whole process with the expectation that Mr. Rodger's request of being included in the settlement ama of Shanty Bay would be mvlewed. On October 10, 2002 wo presented a deputation to the Planning Commitfae with our request Following our depu~ we were asked to provide a nitrate concentralion report, which was submitted on March 10, 2003 and answered all questions regarding concentrations in the area. it was our undemtanding from the Ranning Report by Andrla Leigh that upon compleEng the request of a nitrale concentra~on report the subject property would be considered for expansion of t~e Shanty Bay settlement area. P.O. BOX 834, ORILLIA, ONTARIO L3V 6K8 TEL: (705) 327-2070 FAX: (705) 32%2434 Problem solving through Mediation 1 I I I I I I I I I I I I I I I I I I I Jul 07 03 03:18p Ru & 8sso~ia~es On March t4, 2003 we received a letter f~om Meridian Planning indicating that they would be responsible for completing the review of the new Official Plan and that our request would be reviewed for the Planning Advisor/Committee Meeting in .~q)ril or May 2003. On May 26, 2003 we received a letter from Meridian Planning staling that on May 8, 2002 Council clearly indicated that the intent of the Official Plan review was to determine whether any policies applying to the lands should be updated - not site-specific requests to change Ihe policies or designations applying to a particular property. I! was our understanding, as shown above, lhat lhis was exactly the time and place in which site- specific requests to change policies and designa~tens would be reviewed. From attending the Public Meeting on June 24, 2003 we heard eeveml other people comment about the misinformation received about reviewing site-specific requests. This whole process has taken ovar two years to 9et to this poinL We have been wailing for the 'appropriate' time to discuss our request, and in the meantime have provided any information requested by the Planning DepartmenL Too much lime has been wasted simply because Andria Leigh from the Township Planning Department and Meridian Planning had different notions of what the Official Plan Review would entail. We have wasled valuable time and money on this project and would like our complaint to be noted with the Mayor and Counal. We would like to hear from Council regain'lng how they propose to remedy the situation that has been caused by lack of conaouily between departments. Also, we would like our request, to be included in the Shanty Bay settlement area, to be reviewed. I have included some background information in this package with a map indicating the property location for your review. We look forward to hearing from you regarding next steps and our specific requesL If you require any mom informatiou please call me at 416-651-5428. Thank you, RUDY & Associates Ltd. Tahya Paitepso~, B.A Hons. Planner Cc: Meridian Planning Mark Redge 2 Burg~r, Rowe ~ ~3 Barristers, Solicitors & Trade Mark Agents ~hN"&tgr~ ,. July 07, 2~3 BY FACSIMILE ~ H~D DELIVERED: 487 0133 M~I~ Pe~yeook [ .... ~HlP- - Clerk I I I I The Corporation of the Township of Oro-Medonte 148 Line 7 S Box 100 Ore, Ontario L0L 2X0 Dear Ms. Pennycook: ONTARIO REALTY V. ORO-MEDONTE AND COUNTY OF SlMCOE EDGAR OCCUPATIONAL CENTRE FILE NO. 987Y13 I I I I I I I I I I The writer is the solicitor for Ontario Realty Corporation with respect to the above noted matter. My client is advised that the Township is considering a review of their Official Plan and zoning by-law which would severely restrict the development potential of the subject property. My client remains of the view that the objectives, permitted uses and development policies set out in Official Plan Amendment No. 5 with respect to the creation of the Edgar Centre Special Policy Area remain appropriate for the future development of the site. Therefore, my client objects to any Official Plan Amendment which would limit the development of the site pursuant to Official Plan Amendment No. 5. Any proposed zoning by-law intended to implement such a proposed Official Plan Amendment would be objected to on the same basis. Please accept this correspondence as our request of notification of the Plan's adoption pursuant to Subsection 17(23)(1>) of the Planning Act. Please accept this correspondence as our written submissions to Council before passage of the zoning by-law objecting to same. Ninety Mulcaster Street, P.O. Box 758, Battle, Ontario, L4M 4¥5 Ph: 705 721 3377 Fax: 705 72t 4025 Burgar, Rowe LLP is a Limited Liability Partnership registered in Ontario continuing since IS67 www. burgarrowe.com Page I of 2 mmmmmn mmm?,d mp- dm 11111 IIIIII )ONES June 24, 2003 Ms. Marilyn Pennycook Clerk Township of Oro-Medonte Box 100, Ora, L0L 2X0 Dear Ms. Pennycook: Re: Public Meeting June 24~" - Official Plan 5-Year Review Comments on behalf of Landowner' Jules Goossens - 38 Popular Crescent Our File: P-03177 I m m m We are writing on behalf of Jules Goossens, a property owner in the Township to provide · n We comments pedatning to the five-year review of the Township s Official Pla . understand a public meeting is scheduled for June 24"~ at the Council chambers. Mr. Goossens owns a 25.8 hectare parcel of land located at Lot 25, Concession 10, in the Township of Oro-Medonte. On behalf of Mr. Goossens and at the request of his representative, Mr. Hubert Schaefers, we have reviewed the current Official Plan as it relates to Mr. Goossens land holdings. We notice that his property is designated Rural and is located im~nediately outside of the Shoreline designation, and fronts onto both the Ninth Une and popular Crescent. Mr. Goossens property along the Ninth Une frontage is surrounded to the north, west and south by existing rural residential and shoreline residential develapment. There Would appear to be meflts in considering some relatively minor infilling development on his lands; however, in speaking with Mr. Nick McDonald, we understand that a significant level of supporting planning justification· and a number of applications would be ~equired to obtain even a minor expansion of the shoreline designation. Mr, Goossens supports the inclusion of policies in the Officlal Plan, which would permit minor expansior~ to the Shoreline designation boundaries if certain criteria were met (i.e. lnfilling or squaring off the boundaries) without amendment to the Official Plan. ~f this flexibility of language is not agreeable, then we request that a less intensive review and justification be required for such a Shoreline expansion, as would otherwise be required through a more significant Official Plan Amendment process (i.e. addressing growth management issues). Thank-you for your consideration, and on behalf of Mr. Goossens, we request t° be kept informed of any draff policies affecting the Rural or Shorelines designation, and any further meetings or adoption of same. Sincerely, TH~~ROUP LTD. R~]y [~tt~-amel, ~CP, MCIP, RPP Director of Ope~afions & Senior Planner Hubert Schaefers une 30, 003 Bengt Schumacher i Jtl[ 0 7 ~IB. RRg2 OIl04~l~'[}Ol~ [ Oro Station, ON _.. TO~WH_S~HIE ~ L0L 2E0 705 835-2000 RE: PROPOSED ADMENDMENTS TO ORO-MEDONTE OFFICIAL PLAN Dear: Mayor, Members of Council and Meridian Planning Consultants I attended the meeting held June 24, and want to commend you on many good proposed amendments to the Official Plan. In particular I am very much in favour of the new amendment for limited development on an existing Public mad that is across from existing development in the Shoreline designation. This will allow for efficient utilization of existing services without impacting the character of the area. Despite concerns expressed at the meeting, there are sufficient restrictions planned to ensure that the proposed lot sizes will limit density, encourage quality, and minimize environmental impact. I think this is good planning and strikes a good balance for the township or Oro- Medonte. Water Taking While I agree with the general intent of the water taking amendments to the Official Plan, I think it would be prudent for Oro-Medonte to minimize Official Plan amendments on water taking until the province settles the current disputes. It is not clear at this time if water taking is going to be considered a land use or not. Tourism As mentioned at the JUne meeting by one of the presenters (Mr. Haney?), I also support some official of the of tourism to the future of Oro-Medonte. recognition importance Thank you for the opportunity to comment, I I I I Bengt Sehumacher I I I I I I I I I I I I I I I July 4. 2003 Mayor Nell Craig & Councilors and Staff P.O. Box 100 Om, ON L0L 2XO VIA FACSIMILE: 487-0133 & Hand Delivered Dear Mr. Mayor, Council & Staff: RE: Strong Objection to the Official Plan Realignment & Addition~ A forward thinking, open vision plan for development or impmvemem of commerce (tax base) in Oro-Medunte is imparitive. The proposed document appears to be a very restrictive. There appears to be an exclusion of emor c~t~zen fatalities or new development of same, this !s lud~cnuse, the fastest growing segm.ent of our society is those over 55. The business license issue was dealt with in previous year and the result was to include the fee within the commercial tax base rate. Businesses in general, are not able to withstand anymore additional fees ~ueh as' licensing. Within the last two years the cost of operating a business has increased dramatically. (Insurance- vehicle, property, liability etc.) Volume of u'ade is down due to the many situations in the world, (war, disease) business owners are trimming theii' budgets where ever possible. Township leaders should follow the example of many of the area businesses by streamlining our existing control bylaws and reddee our Oro-Medonte staff operationg costs. _ The reference to the taking of water, by the planning consultant is a traverse action in an effort to control water bottling. Water is a natural resource, and a growing industry that is currently governed by several government agencies. These actions may come back to haunt you. I strongly object to any intmsiun by this proposed section of the Official Plan. The taking of water is already over controlled. Only 5-10% of household water use is for hman consumption, the balance is contaminated by washing cars, clothes, bathing, and of course toilet facilities. Every new home being built should contain a cistern to collect-0vater for.non imitable uses. The references contained in this document indicating the decision is to be finalized by council 'Good ole Boy' system and bureaucrat manipulation. Please notify me of progress and me, ting pertaining to the Official Plan realignment. leads back to the I I I Home of the Barrm Automottve Flea Market i Bud's Creek Family Event Park RO. Box 210 Oro, Ontario L0L 2X0 Phone:. (705) 487~3663 Fax: (705) 487-6280 Web site: www. burlscreek, com Email: burlscreekpark@burlscreek.com I I I I I I I I I I I I I I I I I Mr. Neil Craig Mayor, Oro-Medonte Township ORO, ONTARIO Dear Mr. Craig: Re: Public Meeting held June 24t~, 2003-06-25 At the above mentioned meeting, you encouraged all landowners in Oro-Medonte to register their interests in addressing the township's official plan amendments currently being considered. We own the property fronting the intersection of Bass Lake Road and the Fourth Line, specifically the South-West comer. This property has been owned since the late 1980's and it was purchased with residential housing development in mind. However, since this property is situated squarely in the Om moraine, we have since become concerned with the restrictions now being contemplated by Council. You will be aware of previous correspondence with your planning department and Mr. Nick MacDonald also. We wish to record our desire to have a site specific adjustment to the official plan for several reasons as outlined below: i) Notwithstanding Council's desire to aggressively protect the Oro Moraine f~om and environmental point of view, our particular property is environmentally rated in the 0 - 30 rating category and therefore presents no significant environmental sensitivity, as defined by Council. Moreover, this land is marginal land and has a shallow overburden of topsoil but it is essentially a deposit of poor quality aggregate. ii) The size of the parcel of land (approx. 70 acres) is not sufficient to sustain a full time agricultural entity. This was re-verified last night at the public meeting iii) We cannot extract aggregate since the road system prohibits trucking on a non current existing haulage route. This we accept. iv) Our land pared is adjacent to the exiSU'ng Horseshoe Valley development complex and is a natural extension of Horseshoe according the most recent environmentally protected map areas. Some Members of Council, along with several other deputations heard during the public meeting, conceptually support strategic developments from a township revenue perspective, and our property would fall into this category. v) All utilities (electrical, gas, cable, water) already service this area and further, the road system provides excellent access to this potential development off of both Line 4 and Bass Lake road. We have sent our site plan to our engineering resource for design and of course we will comply with Council's directive to have minimum 1.5 acre lots in the event of a 1 I I I I I I I I I I I I I I I I I I successful severance. We are presuming that we would need to complele an application for severance but at the same time, we cannot be funding'an entire technical study in the absence of some indication that we could receive serious consideration of our ~ub- division. We are therefore asking you for an indication that we should move forward not only in support of the many potential residents of Oro-Medonte and therefore an improved tax and revenue base, but also that our application for severance would receive fair and supportive review. I June 4,2003 IMr. Dina Sardelis RR#2 Thornton, ON IL0L 2N0 Re: Oro-Medonte Official Plan Review Our File Number 2360 I I I Dear Mr. Sardelis: I am writing on behalf of the Township of Oro-Medonte to indicate that the Township has confirmed a key decision made in early 2002 on how to proceed with the Official Plan Review. As you may be aware, the Township is in receipt of a number of submissions regarding the Official Plan Review. About one third of these submissions relate to general policy issues with the remaining submissions relating specifically to site-specific development requests. I I I I I I I When the public meeting on the Official Plan Review was held on May 8, 2002,'Council clearly indicated that the intent of the review was to determine whether any of the policies applying to all lands in the Township should be updated. It was not the intent of Council that the Offmial Plan Review would serve as a vehicle for the consideration of site-specific requests to change the policies and/or designation applying to a particular property, unless the intent of the change was to correct an error. In your case, you have requested that Council give some consideration to creating a new parcel of land from an existing parcel within the East Half of Lot 6, Concession 4 (Ora). These lands ara lOCated at the south-west comer of the Bass Lake :Side' Road end the 4t~ Line. These lands are currently.designated Rural, with an Environmental Protection Two oveday. These lands are also located within the proposed Ora Moraine Planning Area. Section D2 of the Official Plan contains the policies respecting lot creation in the Rural designation. You will note that the policies ara fairly restrictive since it is the intent of the municipality to diract the majority of new residential development to the existing settlements. At this point, you have two options. The first option is to request that the policies raferenced above be modified in a manner that provides other landowners in your situation with the same opportunity. Justification for such a change would be required. The second option is to submit an application to amend the Official Plan to obtain the specific permission you are seeking. Such an application would have to be supported by the appropriate technical reports. Following the submission of all required technical reports, a public meeting under the Planning Act can I I 113 Collier Street, Barrie~ ON Canada L4M 1H2 - ~et: 705.737.4512 · Fax: 705.737.5078 · WebsitE: www. meridianptan.cs Bay Wellington Tower. Box 792. 181 Bay Street, Suite 2310. Toronto. ON M5J 2T3 · Tel: 416.977.7511 · Fax: 4q6977.9850 2400 Meadowpine Boulevard, Suite #102. Mississauga, ON L5N 6S2 o TeL 905,819,,~993 · Fax: 905.819,2994 I i I I I ! I I I ! I I I I I I I I I then be held. Submitting an application in this manner will ensure that all matters related to your specific request are considered in an open public forum. If you require further information on either of the options discussed above, please contact me. Please note that the public mee/t~g on the Official Plan Review will be held on June 24, 2003. Your~S/l~ruly,/Il / Partner NM/j~w Oro-Medonte Planning Advisory Committee Oro-Medonte Council I ,- !DIAN PLANNING CONSULi, ,~ · ~ INC. July 24, 2003 Mr. Fred Rumford 28 Robinson Street North, Unit 104 Grimsby, ON L3M 3C9 Re: Official ~,~ ~vlew Township of Oro-Me~ Our File Number 2360 Dear Mr. Rumford: ~ am writing on behalf of the Township of Oro-Medonte to respond to your letter dated May 29, 2003 respecting the Official Plan Review. In your letter, you request that the Township give some ~c~'~!derat~on to liberahzmg the consent po roes to prov de for the creation of more lots n the ,z :~ ~ ea. Your letter was considered by the Planning Advisory Committee at their meeting on July 15, 2003. At this meeting, it was agreed that the consent policies in the Official Plan ~,auld not be modified in any substantive way through the Official Plan Review process. However, it is proposed to include new policies in the Officia~ Plan that would provide for the creation infilling lots ill the Rural designation, subject to the fulfillment of a number of cdteda. The proposed infllling policies are attached to this letter. ~t is felt that these polices will allow for a limited amount of additional seve~ance~ activity in the rura~ area. However, it should be noted that it is the Township's strong intent to direct mast forms of development to the settlements in accordance with both the County Simcoe Official'Plan and the Provincia~ Policy Statement. ~f you have any questions about the above, please give me a catL considering the proposed Official Plan Amendment on August 21, 2003. y truly, J Partner "--- Please note that Council wil~ be NM/ce Mayor and MembP~.~ ~ Council Planning Ar~' ':: ;~, y Committee ~ ~3 Co~lier Street, Berrie. ON Canada L4M IH2 · Tek 705.737.4512 · Fax: 705.737.5078 ' Website: www.rnaridia~pJan.ca Bay WeJlington Tower. Box 792,181 Bay Street, Suite 2310, Toronto, ON M5J 2T3 - TeJ: 41~.977.7511 - Fax: 416.977,9850 2400 Meadowpine Boulevard, Suite #102, Mississauga, ON LSN 6S2 - Teh 905.819.2993 ~ Fax: 905.819.2994 i I I I i I I I I I I I I I I ! I I I ;r'~st that the above addresses the concerns expressed in your letter. P ease note thai Council will be color.ring the Official Plan Amendmen[on. August 21, 2003. If you have any questions, please ~ive me call. YouR truly, Nick McDonald, MCIE,.RPP ,'~.,-~ner NM/ce Mayor and Members of Cc~uncil ~[anning Advisory Committee I July 24, 2003 I I Ms, Mary M. Rose, Consulting Planner PO Box 2536 Odllia. ON L3V 7A3 I I i I Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Ms. Rose: I am writing on behalf of the Township of Oro-Medonte to respond to yo,Jr letter, which was received by the Township on June 13, 2003. In your letter, you request that the Oro Moraine Planning Area b~ modified to exclude your client's lands from the Oro Moraine policies. I;1 addition, you request that some consideration be given to permitting the creation of a new lot on the property. I I I It is my understanding that your client (Dr. Harmathy) has been interested in obtaining a severance c.n his property within Lot 13, Concession 14 in the former Township of Oro for a considerable number of years. At the present time, as you are aware, the lands are designated Agricultural by the Official Plan. The creation of new lots within the Agricultural designation is permitted, but only if the lot is for a retid~3g bona fide farmer or if the lot is considered to be an infilling lot. In both circumstances, the severance car~ only be considered if the lot from which the severance is to be taken from has an area of at least 3~, hectares, or is the whole of an original Township lot. As your client's property has an area of 32 h~.ctares, the current policies do not permit severances on the parcel. I I It is my understanding that a lot is proposed to be created at the northwest corner ~f your client's property, between a previously severed lot to the south and a residential lot to the north. On the basis of mapping supplied with your correspondence, it appears as if there is 91 metres between the' two residential lot lines. The homes on both of the residential lots appear to be between 100 and 120 metres apart. I I I The Oro Moraine OPA proposes to include the majodty of the property within the Natural Core/Corridor Area designation. A small portion of the property will be included within the Oro ,'¢loraine Enhancement Area designation. The proposed lot is located in the proposed Enhancement Area designation. The policies of the draft Oro Moraine OPA indicate that severances may be permitted within the Enhancement Area designation, subject to the policies of the Rural designation in the parent Official Plan. At the present time, these rural policies do not provide for the consideration of a severance on the property, primarily because the property does not have an area of at least 36 hectares. 113 Collier Street, Barrie, ON Canada L4M 1H2 o Tel: 705.737.4512 · Fax: 705,737.5078 · Website: www. meridianplan.ca 8ay Wellington Tower, Box 792,181 Bay Street, Suite 2310, Toronto. ON M5J 2T3 o Tel: 416.977.7511 o Fax: 416,977.9850 2400 Meadowpine Boulevard, Suite #102, Mississauga, ON LSN 6S2 ° Tel: 905.819.2993 . Fax: 905.819.2994 I I I I I I I i I I I I I I I I I ! As part of the Official Plan Review process, the consent policies of the Rural designation are proposed to be amended to provide for the creation of h~filling lots on rural properties that have an area of at least 20 hectares. The proposed inffiling policy is attached to this letter. It would appear that these policies may provide your client with the ability to create an infilling ioi on the property. It should be noted that your letter was considered by the Planmr,~; .Advisory Committee at their meeting on July 15, 2003 and that they concur With the sentiments expressed in this ie~er. t trust that the above answers your questions regarding the Official Plan process. Please note that Cour~cii is expected to make a decision on the Official Plan Amendment on August 21, 2003. If ~,ou have any further qaestions, please do not hesitate to contact me. Nick McDona~MC~~~P ~ Partner NM/ce Mayor and Members of Council Planning Advisory Committee I July 24, 2003 i I I Mr. ~,~ Armstrong Hat,son Associates 12 Trillium Trail Horseshoe Valley R. R. #4 Coldwater, ON L0K 1E0 I I I I I I I I I ~: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Mr ~xmstrong: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 15, 2003. in your letter, you have requested that the Township give some consideration in principle to allowing for the development of between 10 and 12 lots within Lot 1, Concession 5 (Ora). The lands in qu, estion are located directly to the west of the Om Hills subdivision and to the east of the Township Fire Station on the 4~h Line. Your letter has been reviewed by the Planning Advisory Committee at their meeting on July 15, 2003. At this meeting, it was confirmed that the Official Plan would continue to include policies that directed development to existing development nodes in the Horseshoe Valley Road Corridor. This polic? was originally developed in 1992 by the former Township of Oro and confirmed by the Ontario Mu~licipal Board in a decision issued in 1994. The basis for the policy is that every effort should be made to avoid the establishment of a continuous thread of development along the Horseshoe Valley Road Corridor. instead, in order to protect rural character, it was felt that development in the corddor should be directed. to nodes that are separated by rural areas. it is recognized that a number of other uses are permitted within the Rur~; designation that e~_)plies to your client's property. These other uses are deemed more com~'~d01e with the rural area than the establishment of a new subdivision. It is on the basis the abm.-~ ~nat no changes are contemplated to the Official Plan to respond to your client's request. I I 113 Collier Street, P.d'rie, ON Canada L4M 1H2 · Tel: 705.737.4512 · Fax: 705.737.5078 · Website: www. meridianplan.ca Bay Wellington T:~wer, Box 792,181 Bay Street, Suite 2310, Toronto, ON IV~5J 2T3 · Tel: 416.977.7511 · Fax: .~.16.977.9850 2400 Meadowpine Boulevard, Suite #t02, Mississauga, ON LSN 6S2 · Tel: 905,819.2993 e Fax: 905.819,2994 I I I I I I I I I I ! i I I I I I I I If you have a=~y questions, please give me a the proposed Amen,J~ on August 21, 2003. Nic~ ~,"Donald, MCIP, RPP Partner Mayo~~ a~:[Members of Council Planning Advi~y, Committee Please note that Council will be making a decision on MERIDIAN PLANNING CONSUL4T,~NTS INC. I July 29, 2003 I I Mr. Richard Haalboom 7 Duke Street West, Suite 304 Kitchener, ON N2H 6N7 I I I I I I I I I I Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Mr. Haalboom: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 17, 2003. In your letter, which you are writing on behalf of Christian Horizons, you raise a number of concerns respecting the proposed policy on Residential Care Facilities in the Township of Oro-Medonte. Planning Advisory Committee reviewed your letter on July 15, 2003. I am pleased to report that a number of changes are proposed to the policies to reflect some of the concerns you have raised. Specifically, we are proposing to: 1. Delete any references to '24 hours" and "room and board" from sub-section 'a'. 2. Delete all of sub-section 'b'. 3. Re-number 'c' to 'b' and delete all words after 'facilities' in ~e first sentence. include a new 'c', which shall need as follows: Crisis care facilities, treatment centres, correctional residential care facilities and hostels for the homeless or transients are not to be permitted as of right in the implementing zoning by-law, and shall be subject to re-zoning. Such a zoning by-law amendment will be subject to an evaluation of the following criteria: i) the intensity of use relative to the area of the property; the compatibility of the proposed use with surrounding land uses; I I 113 Collier Street. Barrie. ON Canada L4M 1H2 e Tel: 705.737.4512 · Fax: 705.737.5078 · Website: www. meridianplan.ca Bay Wellington Tower. Box 792, 1S1 Bay Street, Suite 2310. Toronto. ON M5J 2T3 · Tel: 416.977.7511 · Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102. Nlississauga. ON LSN SS2 e Tet: 905.819.2993 · Fax: 905.819.2994 I I I I I I I I I I I I I I I I I I iii) iv) the suitability of the location with respect to the needs of clients and availability of necessary services; the potential impact on existing community services; v) proximity to other residential care facilities; and, vi) size and type of dwelling as well as lot size. 5. Change 'shall be mandatory' to 'may be required in last sentence of sub-section 'd'. 6. Delete sub-section 'e'. In response to your general concems, I can report that it is not the intention of the Municipality to restrict the establishment of Residential Care Facilities in any single detached dwelling in the Township of Ore- Medonte. Rather, it is the intent of the Municipality to ensure that certain types of Residential Care Facilities, such as those which are characterized as crisis care facilities, treatment centres or which involve the supervision of those who are in the Corrections Canada or Provincial Corrections system, from being established anywhere in the municipality without there being a proper planning process followed. The only performance standard which would be unique to Residential Care Facilities would be a requirement that such facilities be separated by a distance set out in the implementing Zoning By-law from each other. Some municipalities have set this distance at 1,000 metres and this is a distance currently under consideration by the Township. With respect to other performance standards, the reference in the policy h~erely relates to the performance standards contained within the implementing Zoning By-law which apply to any residential use. The only standard that would be unique would be parking, where a higher amount could be required. You should note that a Residential Care Facility will be permitted as of dght in any zone in implementing Zoning By-law that permits residential uses. However, before such a facility can be operated, the Township would like to enter into a site plan agreement with the proponent that will deal with such issues as parking, landscaping and any other site issues that are unique to the property in question. The Township also uses site planning control to regulate bed and breakfast establishments, home industries and other types of uses which are normally associated with a residential dwelling. With respect to the title of the section in the Official Plan Amendment, I chose the term Residential Care Facilities because it is used already in a number of other municipalities and because it is does not have the same negative connotations as the term "group home" has. However, I appreciate your concern about the use of the term "facility", and I am open to any suggestion on your part in terms of how this use can be identified. I I. I I I I I I I I ! I I i ! i I I I I trust that the above addresses the comments and concerns made in you letter. You should note that Council will be considering tt~e adoption of the new policies at a special meeting with Council to be held on August 21, 2003. ~ would be happy to meet with you at your convenience to discuss your concerns further if you so desire. rs truly, ~lick McDonald, MC Partner %RPP NM/ce Oro-Medonte Council Oro-Medonte Planning Advisory Committee I July 24, 2003 Mr. Ray Kelso, Senior Planner Reinders Southpark and Associates Ltd. 49 Mary Street ~':e, ON L4N I i ! I I i I I I I I I Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Mr. Kelso: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 18, 2003. In your letter, you request that some consideration be given to modifying the policies ir~ the Official Plan to provide your client with the ability to make an application to expand the boundary of the Shanty' Bay Settlement Area in the future. Your letter was reviewed by the Planning Advisory Committee at their me. efing on July 15, 2003. At the present time, the Official Plan indicates that the expansion of the Shanty Bay Settlement Area would drily be considered as part of an Official Plan Review. At this point, the Township is of the opinion that no justification has been provided that would support a change to this policy. As a result, the policy will remain unchanged. Your client has also requested that the policy restricting the establishment of a communal sewage system to one property be modified. However, given that the policy regarding the expansion of Shanty Bay is not proposed to be amended, there is no need at this time to amend the servicing policy at this time. In essence, the Township is of the view that the Shanty Bay Settlement Area should not be expanded beyond its current limits at this time. It ~.~ould be noted if expansion was ever contemplated in the futur~, the only way such an expansion ~'c-~,id be considered is if a detailed Secondary Plan was c_ompleted ~or the entire settlement. 113 Collier Street. Berrie. ON Canada L4M 1H2 , Tel: 705.737.4512 "' F~x: ?05.737.5078 · Website: www. meridianptamca Say Wellington Tower, Box 792. 181 Bay Street. Suite 2310, Toronto, ON ~SJ 2T3 · Tel: 416,@77,7511 , Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102, Mississauga, ON LSN 8S2 o Tel: 905.B19.2993 · Fax: 905,819.2994 I ! I i I I ! i I I I I i I I i I I I I trust the above addresses your cerements. If you have any questions please give me a call. Please note that Councii will be making a decis;o,~ ~ the proposed Amendment on August 21, 2003. ,~.~:~ ,~.Donald, MCIP, RPP Partner NM/ca Mayor and Members of Councl~ Planning Advisory Committee I I I I I July 24, 2003 Mr. Albert Schwartz Schwartz and Company 85 Scarsdale Road, Suite 202 Toronto, ON M3B 2R2 Re: O~c~ ;)~n Review Township of Oro-i~Gnte Our File Number 2360 I I I I I ! I ! I i Dear Mr. Schwartz: I am writing to respond to your letter faxed to the Township of Oro-Medonte on June 18, 2003. In your letter, you request that the Township give some consideration to permitting limited large lot development on both Lakeshore Road and the 14~ Line, a golf course integrated with adult lifestyle homes on large lots and/or a private public golf course with nature and snowmobile trails. Your letter was considered by the Planning Advisory Committee at their meeting on July 15, 2003. It should be noted at the outset that the Planning Advisory Committee does not support a policy that was included within the draft Official Plan Amendment that would provide for the creation of lots on public roads across from the Shoreline designation. The policy was included within the draft Official Plar~ Amendment in response to a number of submissions from property owners in such a circumstance requesting the consideration of severances. However, in reviewing all of the requests together, it is clear that the policies would, as drafted, p~ovide for a considerable amount of additional development in the shoreline area. It is my opinion that thi.~, would be contrary to the intent of the Official Plan, which is to limit additional development in the shoreli~e area as a result of concerns about tack of public access, the existing density of development, drainage problems in certain are.c~;, the environmental impacts from additional development and possible impacts. on the water supe!7 and quality. On this basis, the draft policy will not be carried forwarded ir.to the final Official Plan ,~endment that will be recommended to Council for adoption on August 21,200~ Wi~h ,espect to the golf course idea, the Official Plan currently requires the submission of ~q c":;,;~al Plan amendment to designate lands major recreation in accordance with Section D6 of the Of':.ial Plan. You are encouraged to review this policy in detail to determine whether the criteda se~ ~ ;;. tn the policy could be met on your property. I would be happy to met with you at your conveni~: .-.;~ to discuss this particular aspect of your proposal. 1~3 Cdiier Street, Barrie, ON Canada L4M IH2 · Tel: 705 737.4512 o Fax: 705.737.5079 o Website: www. meridianplamca I Bay Wellington Tower, Box 792,181 Bay Street, Suite 23!O, Toronto, ON MSJ 2T3 ~ Tel: 416.977.7511 e Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102. Miss*ssauga. ON LSN 6S2 · Tel: 905.819.2993 · Fax: 905,819,2994 I I I I I I i I I I I I I i I I I I I La with respect to adult lifestyle communities. ~s been my r~mmendation that the permi=~a~=~in the cun'e=-~ Offmial Plan that allow for the Consideration of,~uch communities in the Rural designation ? ~ deleted. This m~-,~,~mendation is being made as a result of concerns about the occupancy of dwellings in these types of commu~,in the future and their impact on services. I trust that the above addresses ti,; "~mments made in your letter. If you hay- =my questions, please qive me a call. Yours tru.~/. Nicl~ McI~"~. NICI~, RPP Partner NM/ce Mayor and Members of Council Planning Advisory Committee I I i July 24, 2003 I I MS. -"riva Pallopson, Planner Rudy & A~>;~!~tes Limited PO Box 834 Orillia, ON L3V 6K8 I I I I I l ! I I I I I Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Ms. Pat;cpson: I am writing on behalf of the Township of O~Medonte to respond to your letter dated June 19, 2003 regarding the Teskey property !~ Lo~ 5, Concession 14 (Medonte). It is my understanding that you are seeking the Township's consideration for the creation of up to 3 infilling lots from a 138 acre parcel of land. A c~ns~aerable number of additional lots appear to have been severed from this parcel in the past. The Planning Advisory Committee reviewed your letter at their meeting on July 151 2003. tt'shoulc; be noted that the subject lands are designated Agricultural by the Official Plan. The lot creation polic~/;s in the current Official Plan only permit new residential lots for retirin3 bona fide farmers or if the ~ot is considered to be infilling in the Agricultural designation. Such an infilling lot can only' be create.', if the homes on two separate residential lots on either side are no further than 100 metres apart. The policies regarding lot creation in the Agricultural designation are not p~oposed to be ameF.led. The only exception is with the infilling policies, where it is proposed to remove the requirement (hat no lot could be severed if a lot was already severed since 1973 and by changing the requirement f~)r the size of the original lot from 36 hectares to 20 hectares. In addition, we are proposing to slightiy amend the definition of infilling to allow for the creation of lots between homes that are generally 10(*~ metres apart. However, none of these changes would appear to provide your client with the abilit'~ to obtain any sev~:ances on the property. It should be noted that even if the Municipality was supportive of additional severa,~ :~s on the property, the policies of both the Provincial Policy Statement and the County Official Pla,~ c, ould restrict any further severances, as the lands are designated Agricultural and considered t~' ::a prime agricultural lands in accordance with the Provincial Policy Statement. The policies rega~'.';:;g lot creatic.:~ in prime agricultural areas are very clear and concise and have been reflected in ~hc I*ownship's cur/ent Official Plan. The only way lot creation could be considered on the land. :~ if they were designated Rural instead of Agricultural. At this point, no justification has bec;~ saDmitted which would support the redesignafion of the lands from Agricultural to Rural. In any 9,~erit, such justification would hav~ to be made in the context 113 Collier Street. Barrio, ON C~:,~da L4M 1H2 ~ Tel: 705.737.4512 · Fax: 705.737.5078 · Website: www. rneridianpiamca Bay Wellington Tower. Box 7.q2,181 Bay Street, Suite 2310, Toronto, ON M5J 2T3 · Tel: 416.977.7511 - Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102. Mississauga, ON L5N 6S2 o Tel: 905.819,2993 . Fax: 905.819.2994 I i I I I I I I I I I I I I I I I of an application to amend thc O~,~.~al Plan and would also have to review whether the designation of other properties in the area continue tc ~ appropriate as well I trust the above addresses the comments ma~.~- ,!our letter. Please note that Council is expected to make a decision on the proposed Ampndment bn Aug~~- 21, 2003. If yc~u have any questions, please give me a call. Partner NM/ce Mayor and Members of CoUncil Planning Advisory Committee MERIDIAN PLANNING CONSUJ~NTS INC. I July 28, 2003 I I I I Ms. Betty Veitch 3362 Penetanguishene Road R. R.#1 Battle, ON L4M 4Y8 Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 I I I I I i I Dear Ms. Veitch: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 20, 2003. In your letter, you indicate that you support the Township's efforts with respect to the regulation of home industries in the future in the Township of Oro-Medonte. Your letter was reviewed by the Planning Advisory Committee at its meeting ot~ July 15, 2003. At this meeting, it was confirmed that the Official Plan should contain more restrictive policies on home industries and require that any new home industry be permitted only after a rezoning process has been completed. This will ensure that all matters relating to the home industry are considered in an open public forum. Your support for this policy is welcomed. You should note that Council will be considering the adoption of the new policies at a special meeting of Council to be held on August 21, 2003. If you have any questions, please give me a call. Your~truly, /~ Nick McDonald, MCIP.~PP Partner I I NM/ce CC Oro-Medonte Council Oro4Vledonte Planning Advisory Committee 113 Collier Street, Barrie, ON Canada L4M IH2 * Tel: 705.737.4512 e Fax: 705.737.5078 · Website: www. meridianplan.ca Bay Wellington Tower. Box 782. 181 Bay Street, Suite 2310, Toronto, ON M5J 2T3 - Tel: 416.977.7511 · Fax: 418.977.9850 2400 Meadowpine Boulevard. Suite #102, Mississauga, ON LSN 8S2 · Tel: 905.819.2993 e Fax: 905.819.2994 ( MERIDIAN PLANNING CONSUL~,ANTS INC. I July 29, 2003 IMr. John Jermey 1012 Ridge Road R. R.#2 I Hawkestone, ON LOL 1TO I I I I I I i I I I Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Mr. Jermey: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 23, 2003. In your letter, you request that the Township give special consideration to the creation of a lot from a 50 acre parcel located on the south side of Ridge Road. It is my understanding that the 50 acre pamel is used in conjunction with a 50 acre parcel on the north side Ridge Road as a farm. The lands on the north side of Ridge Road are designated Agricultural and the lands on the south side of Ridge Road are designated Rural. Your letter was reviewed by the Planning Advisory Committee at its meeting on July 15, 2003. While the Planning Advisory Committee is very sympathetic to your request, they had some concerns about amending the policies in the Official Plan to provide for additional lot creation in circumstances such as yours. The Township's policies have always been to regulate the number of severances granted by requiting the retained lot to be at least 36 hectares in size, in both the Agricultural and Rural areas of the municipality. This policy has been included in the Official Plan for some time to ensure that the majodty of new residential development is directed to existing settlements and other development areas. It should be noted that your situation may not be that unique in the Township, given that the Township is bisected by a number of highways, roads, utility corridors and rail lines. On the basis of the above, the Official Plan is not proposed to be amended to provide you with the ability to create a lot from your 50 acre parcel on the south side of Ridge Road. However, you do have the ability, as always, to submit an application for an Official Plan Amendment to enable Council to consider your request on a site specific basis. If you wish to proceed in this manner, please contact Ga~J Smith at the Township office to obtain the appropriate forms. 113 Collier Street, Barrie, ON Canada L4M 1H2 ~ Tel: 705.737.4512 · Fax: 705.737.5078 · Website: www. meridianpian.ca Bay Wellington Tower. Box 792,181 Bay Street, Suite 2310, Toronto, ON M5J 2T3 · Tel: 416.977.7511 . Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102, Mississauga, ON L5N 6S2 - Tel: 905.819.2993 o Fax: 905.B19.2994 I I I i I I I I I I I I I i I I I I I You should note that Council will be considering the adoption of the new policies at a special meeting with Council to be held on Awugust :~1, 2003. If you have any questions, please give me a call Nick McDonald, MGIP, RPP Partner NM/ce CC Oro-Medonte Council Oro-Medonte Planning Advisory Committee HERII)IAN pLANNING CONSULeT~NTS INC. I July 29, 2003 I I I I I I Mr. Bany H. Peyton Provista Group Inc. Planning and Development Services Box 31, Green River Drive R. R.#1 Washago, ON L0K 2B0 Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Mr. Peyton: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 24, 2003. In your letter, you request that the Township give some consideration to exempt the Pallets North business from the new policies in the Official Plan. I I I I I I I I I Your letter was reviewed by the Planning Advisory Committee on July 15, 2003. At this meeting, it was confirmed that the Township's Official Plan should be much more restrictive with respect to home industries than it is at presenL Specifically, in the future, a home industry can only be established after a rezoning process has been completed. This is to ensure that all new home industries are considered in an open public forum where residents are given an opportunity to provide comments to Council before a decision is made. To a very large extent, the direction on home industries is a response to the establishment of uses which are considered by landowners to be home industries, but which do not meet the intent of either the Official Plan or Zoning By-law. In my opinion, as you know very well, the Pallets North business is not a home industry in accordance with the Official Plan or Zoning By-law and certainly does not meet the intent of either document. It is for this reason that the Township is proceeding to the Ontario Municipal Board. With respect to your grandfathering request, it is the Township's position that the current use of the property is not in conformity with the Township's Zoning By-law (By-law 97-95). As a result, the use is considered to be an illegal use of the property. Once the new Official Plan is adopted and approved and a new implementing Zoning By-law adopted and approved, the use will continue to be an illegal use, unless the Ontario Municipal Board decides in the intedm that the use is permitted. However, it would not be my recommendation to Council at this time that any effort be made to recognize the existing situation in the new Official Plan. 113 Collier Street, Berrie, ON Canada L4M 1H2 · Tel: 705.737.4512 · Fax: 705.737.5078 · Website: www. meridianp~an.ca Bay Wellington Tower. Box 792,181 Bay Street, Suite 2310, Toronto. ON hlSJ 2T3 · Tel: 416.977.7511 o Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102~ Mississauga. ON L5N 6S2 e Tel: 905.819.2993 · Fax: 905.819.2994 I I I I I I I I I I ! I I I I I I I You should note that Council will be making a decision on the new Official Plan policies at a special meeting of Council to be held on August 21. 2003. If you have any questions, please give me a call. Yours truly, Nick McDonald,~P, RPP Partner NM/ce Oro-Medonte Council Oro-Medonte Planning Advisory Committee Chris Williams, Aird & Berlis MERIDIAN PLANNING CONSU~M~ITS INC. I July 29, 2003 I I Mr. Ralph and Wendy Hough 4965 Line 11 North R. R.#3 Coldwater, ON L0K 1E0 I i I I I I I I I Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Mr. and Mrs. Hough: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 24, 2003. In your letter, you request that some consideration be given to liberalizing the consent policies in the Official Plan to provide for additional rural development in the Township. The rationale behind your reqBest is that it would be much more appropriate to allow for additional development on larger lots in the rural area than to permit development on smaller lots, on the basis of private services, in locations such as the shoreline. Your letter was reviewed by the Planning Advisory Committee at their meeting on July 15, 2003. At this meeting, it was confirmed that the policies in the Official Plan respecting lot creation would not be substantially changed as they apply to the rural area. However, it is proposed to introduce an infilling policy in the Rural designation to provide for additional lot creation in certain circumstances and to liberalize the infilling policy in the Agficulturel designation to permit some limited additional lot creation. However, the basis of the Official Plan was, when it was conceived in 1995, to restrict development in the rural area to protect the Township's rural character and open space qualities. This basic premise is not proposed to be changed in the context of the new Official Plan. You should also note that lot creation opportunities in the Shoreline area and in the Settlement Area are fairly limited, as a result of their existing built-up nature. However, your concerns about lot creation in these more densely developed areas are noted. I I -113 Collier Street, Barrie, ON Canada L4M 1H2 · Tel: 705.737.4512 ' Fax: 705.737.507S o Website: www. meridianplan.ca Bay Wellington Tower. Box 792,181 Bay Street. Suite 2310. Toronto, ON M5J 2T3 - Tek 416.977.7511 * Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102, Mississauga, ON L5N 6S2 · Tel: 905.819.2993 o Fax: 905.819.2994 I I I I I i I I I I I I I I I I I I I trust that the above adequa,tely responds to the submissions made in your letter. You should note that Council is considering~the adoption of the new Official Plan policies at a special meeting of Council to be held on August 21,2003. If you have any questions, please give me a call. Yo/~ truly, . //~ Partner NM/ce Oro-Medonte Council Oro-Medonte Planning Advisory Committee MERIDIAN pLANNING CONSULTANTS INC. I July 29, 2003 I I I I Ms. Kds Menzies PK Menzies Planning and Development 115 Parkside Drive R. R,#2 Hawkstone, ON L0L 1T0 Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 I I I I I I I I Dear Ms. Menzies: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated June 26, 2003. In your letter, you indicate that your client would like to ensure that the policies on lot creation in the Township do not preclude boundary adjustments that would lead to one lot being made larger and one lot being made smaller. Your letter was reviewed by the Planning Advisory Committee at their meeting on July 15, 2003, At this meeting, it was confirmed that the intent of this policy has always been to provide for boundary adjustments which may result in one lot being larger and one being made smaller, This is typically what occum when a boundary adjustment application is made and considered; On this basis, I do not see any need for the policy to be amended for this reason since it clearly provides the Committee of Adjustment with the ability to consider all types of boundary adjustment applications, I trust that the above adequately responds to you letter. You should note that Council will be considering the adoption of the new policies at a special meeting of Council to be held on August 21, 2003. In the interim, if you have any questions, please give me a call. ,~_~truly, Nick McDonald, ~(,~g[P, RPP Partner I I NM/ce CC Oro-Medonte Council Oro~Medonte Planning Advisory Committee 113 Collier Street, Barrie, ON Canada L4M 1H2 · Tel: 705.737.4512 · Fax: 705.737.5078 e Website: www. meridianpJan.ca Bay Wetlington Tower. Box 792,181 Bay Street, Suite 2310, Toronto, ON M5J 2T3 · Tel: 416,977,7511 ° Fax: 416.977.9850 2400 Meadowpine Boulevard, Suite #102, Mississauga, ON L5N 6S2 o Tel: 905~819.2993 e Fax: 905 819 2994 ( MERIDIAN I pLANNING CONSUI~NTS INC. I July 29, 2003 I Ms. Kris Menzies PK Menzies Planning and Development I 115 Parkside Drive R. R.#2 Hawkstone, ON I L0L 1T0 I I I I I I I I I I Re: Official Plan Review Township of Oro. Medonte Our File Number 2360 Dear Ms. Menzies: I am writing-on behalf of the Township of Om-Medonte to respond to your letter dated June 27, 2003. In your letter, which was written on behalf of Horseshoe Resort Corporation, you make a number of requests regarding the proposed Official Plan policies. Your letter was reviewed by the Planning Advisory Committee on July 15, 2003. Our comments on the items raised are below: Item #21 It is requested by Horseshoe that permissions for golf courses be retained in the Rural designation in the Horseshoe Valley Road corridor. When the current Official Plan was written, gotf courses were introduced as a permitted use in the Rural designation subject to zoning. In 2001, Official Plan Amendment #8 deleted golf courses as a permitted use in Rural designation and required Official Plan Amendments to permit them in the future. As part of the Amendment, golf courses should of have also been removed as a permitted use within the Horseshoe Valley Road special policy area. It is my opinion that it would be appropriate to delete golf courses as permitted use, if only to ensure that there is a consistent policy on golf courses in the Township. ~f a golf course is proposed anywhere in Rural designation, an Official Plan Amendment would be required, and would be considered in accordance with the policies of the Official Plan, particularly Section D8 and the proposed Om Moraine policies. I I 113 Collier Street, Barrio. ON Canada L4M 1H2 * Tel: 705.737.4512 · Fax: 705.737,5078 e Website: www. meridianplan.ca 9ay Wellington Tower, Box 792,181 Bay Street. Suite 2310, Toronto, ON M5J 2T3 - Tel: 416.977,7511 , Fax: 41fi,977,9850 2400 Meadowpine Boulevard. Suite #102, Mississauga, ON L5N 6S9 · Tel: 905.819.2993 o Fax: 905.819.2994 I I I I I I I I I I I I I I I I I I Water Taking (item ~23) In your letter,~ou request some clarification on how the preposed water taking po[icy would apply to the Horseshoe Resort. I can report that the policy will be substanfial~y modified to ensure that it onty comes into effect when and if the courts rule that water taking is a use of land in acco;dance with the Planning Act. ~f such a decision is made, the policy will then require that a comprehensive amendment to the Zoning By-law be prepared. Durieg the process leading up to the preparation of the By-law amendment, issues such as which uses wou]d be subject to zoning and under what conditions would be deatt with. However, at this time, your concems are noted. Development on Private Roads (Item f~27) It is my understanding that the Resort wishes to develop a number of condominium blocks on private roads, particularly within the Horseshoe Valley Village designation. Agreements would be entered into for each of the blocks that would guarantee access over these private roads to a public road. Given the unique nature of the Horseshoe Resort development, I see no issue with respect to permitting development in this manner, provided there are appropriate agreements in place that ensure that emergency services can access any block accessed by a private road without any problems. In addition, the design of the private road and the entrances from the private read into each condo block will have to conform with relevant municipal specifications regarding emergency access. On this basis, it is proposed to clarify the section dealing with private roads to ensure that the intent of the municipality is clear in this regard. 4. Adult Lifestyle Communities (Item f~32) in your letter, you request that the permissions for Adult Lifestyle communities remain in the Official Plan. The intent of deleting the permission is to delete the principle of estabtishing Adult Lifestyle communities in the Rurat designation. ~nstead, if any such community is every proposed in the future in the rural area, an Officiat P{an Amendment would be required. Within the Horseshoe Valley Resort node, a wide range of building forms and development is permitted. I trust that the above addresses the comments in your letter. You should note that Council will be dealing with the Official Plan policies on August 21, 2003. in the interim, if you have any questions, please give me a call. Nick McDonald, MCIP, RPP Partner NM/ce Oro. Medonte Counci~ Oro-Medonte Planning Advisory Committee MERIDIAN pLANNING CONSUL,,~NTS INC. I I I I I I i I I July 29, 2003 Ms. Tanya Pallopson Rudy & Associates Limited P.O. Box 834 Orillia, ON L3V 6K8 Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Ms. Pallopson: I am writing on behalf of the Township of Oro-Medonte to respond to your letter dated July 4, 2003. In your letter, you request that Council gives some consideration to expanding the Shanty Bay settlement area to provide for limited development on the Roger's property, located in Part of Lot 26, Concession 3. Your letter was reviewed by the Planning Advisory Committee on July 15, 2003. It is the position of the Township at this time that there is no justification for expanding the Shanty Bay settlement area. When the Official Plan prepared in 199511996, there was a conscientious decision by Council to provide some surety to the residents of Shanty Bay that the settlement area could only be expanded as part of an Official Plan Review. This Official Plan Review is almost complete. I I tt is my opinion that it would be premature at this time to consider any expansion to the Shanty Bay settlement area unless a comprehensive Secondary Plan was completed for the entire community. The consideration of such a Secondary Plan by Council would be very much dependant on the justification provided to develop additional residential uses in the Shanty Bay settlement. No such justification has been submitted to date. I I I I I With respect to process, it has always been my understanding that the intent of the Township with respect to Official Plan Review was to review general policy issues and not to deal with site specific requests for land use designations or permissions. It is recognized that your client has made a number of submissions to the Township on this matter. However, in the end, Council has ultimately decided that the Official PLan Review is intended only to deal with general policy issues. If you feel strongly about the development proposed on your client's lands, you can submit an Official Plan Amendment application for Council's consideration. Please note that the Official Plan Amendment application would have to be supported by appropriate justification and will have to address all of the existing policies in the Official Plan dealing with Shanty Bay. 113 Collier Street, Barrie, ON Canada L4M IH2 · Tel: 705.737.4512 · Fax: 705~737.5078 · Website: www. meridianplan.ca Bay WeJlington Tower, Box 792. 181 Bay Street, Suite 23t0, Toronto. ON M5J 2T3 · Tel: 416.977.7511 · Fax: 416.977.9850 2400 Meadowpine BouJevard, Suite #102, Mississauga, ON L5N 6S2 · Tel: §05.819.2993 e Fax: 905.819.2994 I I I I I I I I I I I I I I I I I I I I trust that the above addresses the comments made in your letter. You should note that Council will be dealing with a new Official P~an policies on August 21, 2003. In the interim, if yOu have any questions, please give me a call." YN~(~k M~c D otruly' //~ Partner NM/ce CC Oro-Medonte Council Oro-Medonte Planning Advisory Committee MERIDIAN pLANNING CONSUI~NTS INC. I July 29, 2003 I Mr. lan J. Rowe Burgar, Rowe Limited I90 Mulcaster Street P.O. Box 758 Barrie, ON IL4M 4Y5 I I Re: Official Plan Review Township of Oro-Medonte Our File Number 2360 Dear Mr. Rowe: I I I I I I I am wdting on behalf of the Township of Oro-Medonte to respond to your letter dated July 7, 2003. Your letter was reviewed by the Planning Advisory Committee on July 15, 2003. No changes to the proposed Official Plan Amendment are being considered at this time. However, the deletion of the Edgar Special Policy Area will be the only item to be contained in a separate Amendment (Amendment #18). By virtue of your letter, you will be notified of the adoption of Official Plan Amendment #18 in accordance with Subsection 17 of the Planning Act. You should note that Council will be dealing with the new Official Plan policies on August 21, 2003. If you have any questions, please give me a call. Partner I I NM/ce CC OroqVledonte Council Oro-Medonte Planning Advisory Committee I I 113 Collier Street, 9arrie, ON Canada L4M IH2 o Tel: 705.737.4512 o Fax: 705.737.5078 · Website: www. meridianplan-ca Bay Wellington Tower, Box 7S2,181 Bay Street, Suite 2310. Toronto, ON MSJ 2T3 ~ Tel: 416.S77.7511 · Fax: 416.977.9S50 S400 Meadowpine Boulevard. Suite #102, Mississauga, ON L5N SS2 - Tel: 905.819.29S3 - Fax: 905.819.29S4 THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2003-090 Being a By-Law to Adopt Amendment No. 16 to the Official Plan, As Amended WHEREAS The Corporation of the Township of Oro-Medonte is empowered to update its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with Sections 17 and 21 of the Planning Act, R.5.0. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE the Corporation of the Township of Oro-Medonte enacts as follows: 1. THAT Amendment Number 16 to the Official Plan, attached hereto, is hereby adopted and; 2. THAT this by-law shall come into force and take effect as specified in the Planning Act R.5.0. 1990, c.P. 13 By-law read a first and second time this 21 ,t day of August, 2003. By-law read a third time and finally passed this ,2003. day of THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE MAYOR, J. NEIL CRAIG CLERK, MARILYN PENNYCOOK 7tt THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2003-091 Being a By-Law to Adopt Amendment No. 17 to the Official Plan, As Amended WHEREAS The Corporation of the Township of Oro-Medonte is empowered to update its Official Plan as required; AND WHEREAS the process for considering such an Amendment was in accordance with Section 17 and 21 of the Planning Act, R.S.O. 1990 c.P 13. AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the public interest: NOW THEREFORE the Corporation of the Township of Oro-Medonte enacts as follows: 1. THAT Amendment Number 17 to the Official Plan, attached hereto, is hereby adopted and; 2. THAT this by-law shall come into force and take effect as specified in the Planning Act R.5.0. 1990, c.P. 13. By-law read a first and second time this 21" day of August, 2003. By-law read a third time and finally passed this ,2003. day of THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE MAYOR, J. NEIL CRAIG CLERK, MARILYN PENNYCOOK 7b . . q THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2003-089 BEING A BY-LAW TO CONFIRM THE PROCEEDINGS OF THE SPECIAL COUNCIL MEETING HELD ON THURSDAY, AUGUST 21,2003. THE COUNCIL OF THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE HEREBY ENACTS AS FOLLOWS: 1. THAT the action of the Council at its Special Council Meeting held on Thursday, August 21, 2003, and in respect to each Motion, Resolution and other actions passed and taken by the Council at its said Meeting is, except where prior approvai of the Ontario Municipal Board is required. hereby adopted, ratified and confirmed. 2. THAT the Mayor and the proper Officials of the Township are hereby authorized and directed to do all things necessary to give effect to the said action or to obtain approvals where required and to execute all documents as may be necessary on behalf of the Council of the Corporation of the Township of Oro- Medonte. And, the Clerk is hereby authorized and directed to affix the corporate seal to all said documents. BY-LAW READ A FIRST AND SECOND TIME THIS 21" DAY OF AUGUST, 2003. BY-LAW READ A THIRD TIME AND FINALLY PASSED THIS 21" DAY OF AUGUST, 2003. THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE Mayor, J. Neil Craig Clerk, Marilyn Pennycook I I I I I I I I I I I I I I I I I I I Page 1 of To: From: Date: Oro-Medonte Council Nick McDonald August 5, 2003 Subject: Official Plan Review Job Number: 2360 BACKGROUND Attached to this report is a revised Official Plan Amendment that changes some of the general land use policies in the Township. A draft Amendment was prepared for Council and public consideration at a public meeting under the Planning Act on June 24, 2003. In the period leading up to and following the public meeting, a number of written submissions on the proposed policies were received. In addition, a number of individuals made presentations at the public meeting. As a result of these submissions and further consideration of the draft policies by Planning Advisory Committee on July 15, 2003 a number of minor changes to the Amendment presented at the public meeting are proposed. A table identifying and summarizing the submissions made by the public is attached to this report as Appendix A. The table also includes our response to these submissions. Both the original written submission and our written response to that submission are attached as Appendices to the recommended Official Plan Amendment. A brief description of the changes that were made to the Amendment following the public meeting is described below. 1. The Amendment will be known as OPA # 17 (the Oro Moraine/Aggregate OPA will be known as OPA # 16). 2. Subsection d) of the policy on Home Industries is amended by adding the words "dust and odoU!" after noise. 3. The policy on Home Industries is also amended by adding the words "and the function of adjacent roads" to the end of e). Page 1 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I 4. The General Criteria for considering new lots by consent in Section H2.2.1 is modified by adding in a new subsection j) which states "will conform to Section 51 (24) of the Planning Act, as amended". 5. The policy on boundary adjustments in Section H2.2.2 is amended by deleting the words "correcting conveyances, enlarging existing lots or through acquisition by a public body." and replacing those words by "modifying lot boundaries." 6. Section 02.3.2.1 is modified by adding the word "retirement" to the title and "retiring" in the body of the policy dealing with lots for retiring bona fide farmers. 7. Section D2.3.2.2 is modified by adding in the words "in the agricultural designation" in the introductory section. This section is also modified by changing subsection b) from "an original Township lot upon" to "that existed on". The intent of this change is allow for no more than one infilling lot from any 20 hectare parcel which existed on the date the Plan comes into effect in the Agricultural designation. 8. Section 2.3.12, which deals with farm related tourism establishments is modified by adding the words "permanent" in the second sentences. 9. Section 03.3.2, which deals with infilling lots in the Rural designation is modified by adding the words "in the Rural designation" in the first sentence. In addition, subsection a) is deleted and the word "that" in subsection b) is replaced with "than generally". Lastly, subsection c) is modified by deleting the words "an original Township lot upon" and replacing those words with "a lot that existed on". The intent of this policy is also to allow for the creation of no more than one infilling lot from any 20 hectare parcel of land that existed when the new Official Plan policies come into effect. 10. Section D10.3.8 is substantially modified by deleting all of the text that was in the draft OPA that was presented to the public at the public meeting on June 24, 2003. Instead, it is proposed to delete the last sentence and replace that sentence with the following words. "Amendments to this Plan that have the effect of permitting additional residential development adjacent to the Shoreline designation will be discouraged. If such an application is submitted, the appropriateness of the immediate area for development from an environmental, servicing, character and traffic perspective shall be assessed. If major development is proposed, a detailed review of the entire shoreline area shall be carried out to determine if the proposed location is suitable and appropriate from a growth management perspective. " 11. Section E4, which deals with the Edgar Special Policy Area, was proposed to be deleted as part of this Amendment presented on June 24, 2004. Instead, it is now proposed that the deletion of the Special Policy Area designation be dealt with separately in the context of a future OPA. 12. The water taking section has been significantly modified to ensure that the policy will only come into effect once the courts have ruled that water taking is a use of land in accordance with the Planning Act. The policy will also state that if the courts rule that the use is a land use, a By-law review process shall be undertaken and all issues with respect to water taking shall be addressed at that time. Page 2 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I 13. Section H1.4.1 is to be clarified by including policies which would permit the creation of new blocks of land that are accessed by other private lands or by easements or right-of- ways over condominium blocks, provided there are agreements in place that provides for emergency access and which ensure the accesses are appropriately designed for their intended and future use. 14. Section H9, which deals with Residential Care Facilities, has been substantially changed by: Deleting any references to "24 hours" and "room and board" from sub-section 'a'. Deleting all of sub-section 'b'. Re-numbering 'c' to 'b' and deleting all words after 'facilities' in the first sentence. Including a new 'c', which shall read as follows: c) Crisis care facilities, treatment centres, correctional residential care facilities and hostels for the homeless or transients are not to be permitted as of right in the implementing zoning by-law, and shall be subject to re-zoning. Such a zoning by-law amendment will be subject to an evaluation of the following criteria: i) the intensity of use relative to the area of the property; Ii) the compatibility of the proposed use with surrounding land uses; Iii) the suitability of the location with respect to the needs of clients and availability of necessary services; ivY the potential impact on existing community services; v) proximity to other residential care facilities; and, vi) size and type of dwelling as well as lot size. Changing 'shall be mandatory' to 'may be required in last sentence of sub- section 'd'. Deleting su~section 'e'." 15. Section 06 is modified by adding two new objectives to the Recreational designation which state: ensure that new uses are properly planned and located and serviced with an appropriate supply of water and sewage services; and, Page 3 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I ensure that new recreational uses will not have an impact on the environmental, hydrogeological and agricultural resources of the Township. In addition accessory accommodation facilities have been added as a permitted use. RECOMMENDATION On the basis of the above, it is my opinion that the attached Amendment should be adopted by Council. Following its adoption, it will be provided to the County of Simcoe who will then circulate the Amendment to the appropriate agencies. It should be noted that the County has already reviewed the Amendment and has very few and minor concerns about the document, all of which I believe have been addressed. I look forward to speaking with Council about the Amendment on August 21, 2003. On the basis of the work completed to date and the assessment of the public comments, it is recommended that Council: Receive this report; and, Pass a By-law that will adopt Official Plan Amendment # 17. Y7!(; Nick McDonald, NM/jrw Encl - Table a Page 4 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 I I I I I I I I I I I I I I I I I I I CD C 0 tV C> :Eg.....Ec em.....oe ]l~~(I)cn (I) 0'-' ..oL..,..o;:(/}ui ~.E~.2~9-c >. Q) m.J:: Q) c: "0 C t/J E CO'- 0 C Q) c~:;::::::23:E ._ .... ('Q :J 0 Q) -oo.c:ol-(I) Q) 0 O>..c . 0 ~"""Ui (/) ro....... 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