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05 09 2012 2011-OPA-05-2011-ZBA-17 Heidi's RV Campgroundtivarnlnyn{ NOTICE OF PUBLIC MEETING 1 +.rnJ /tnila,N'. I 'dirc.0 4:xurae FOR PROPOSED AMENDMENT TO THE ZONING BY -LAW OF THE TOWNSHIP OF ORO- MEDONTE 2011 -OPA -05/2011- ZBL -17 TAKE NOTICE that the Council of the Corporation of the Township of Oro- Medonte will hold a Public Meeting on Wednesday, May 9, 2012 at 7 :00 p.m. in the Municipal Council Chambers. The purpose of the Public Meeting is to obtain public comments on a proposed Amendment to the Zoning By -law, under Section 34 of the Planning Act, R.S.O. 1990 c. P. 13. THE PURPOSE of the proposed Official Plan and Zoning By -law Amendments is to amend the designation and zoning of lands described as Part of Lot 20, Concession 11, in the Township of Oro - Medonte. The subject lands are presently designated Agricultural in the Township of Oro - Medonte Official Plan and zoned Agricultural /Rural (A/RU) Zone in the Township's Zoning By -law 97 -95, and are proposed to be redesignated Recreational and rezoned to a Private Recreational Exception (PR *#f) Zone. A KEY MAP illustrating the location of the subject lands is provided below. ANY PERSON may attend the public meeting and /or make written or verbal representation either in support of or in opposition to the proposed Amendment. If a person or public body that files an appeal of a decision of the Township of Oro - Medonte in respect of the proposed Amendment does not make oral submission at the Public Meeting or make written submissions to the Township before the proposed Amendment is adopted, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the decision of the Township of Oro - Medonte in respect to the proposed Official Plan and Zoning By -law Amendments, you must snake a written request to the address below. WRITTEN SUBMISSIONS should be directed to: Township of Oro - Medonte 148 Line 7 South P.O. Box 100, Oro, Ontario LOL 2X0 Attn: J. Douglas Irwin, Clerk ADDITIONAL INFORMATION relating to the proposed Official Plan and Zoning By -law Amendments is available for inspection between 8:30 a.m, and 4:30 p.m. at the Township of Oro- Medonte Administration Building. For further information, contact the Planning Department at 705 - 487 - 2171., DATED at the Township of Oro- Medonte this 19�' day of April, 2012. f Andria Leigh, MCIP, RPFU Director of Development Services 2011 -OP.A- 0512011 -ZB A -17 (Heidi's RV Campground.) i'i'i' ►1 ♦'M!Y"f ##e4Jy�l;+�oe+a�p. °s ♦ +ti,4 +i a0+`O ♦ +#+��+a++#p+e�q'�+ ♦ p°. 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South, between Line 11 2011 -OPA 05 & 2011 - ZBAml 7 Public Meeting May 9, 2012 2011 -OPA-05 & 2011 -ZBA-1 7 Public Meeting May 9, 2012 Overview The properties subject to the proposed amendments have a total combined lot area of 25.59 hectares (63.23 acres). This is comprised of the current Heidi's RV Campground property and a proposed expansion area of 8.36 hectares (20.66 acres). Approximately 382 metres (1.253 feet) of frontage along Highway 11) Designated 'Agricultural' in the Official Plan Zoned Agricultural/ Rural (A/ RU), Environmental Protection (EP) and Agricultural/ Rural Exception *92 (A /RU *92) 2O 1 1- OPA_O5 & 2O 1 1- 7_BA-1 Public Meeting May 9, 2012 Official Plan Amendment Official Plan Amendment application 2011- OPA -05 would re- designate the lands subject to this application from the current Agricultural designation to the proposed Recreational designation. The current Official Plan designation of Agricultural permits exi tourist commercial uses such as private parks, trailer or recreational vehicle parks, mobile home parks, rental cabin establishments and private campgrounds and accessory recreational and commercial facilities and existing recreational uses such as golf courses. Permitted uses on lands designated Recreational include passive and active recreational uses including golf courses, cross country ski facilities, mountain bike facilities, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. Accessory accommodation facilities may also be permitted along with complementary corporate meeting facilities and corporate retreats. I 13 I 11 I i1 I I� I jl I II - - - - - - - - - - - -- ---- - - - - -- { II I II I II I I I 1 I I fiiil II I III11 II � i I I I I I I I I �� II I � I i I It SCHEDULE W PROPOSED OFFICIAL PLAN AMENDMENT PART OF LOT 20, CONCESSION I I w..c TOWNSHIP OF OROWE00NTE a� �TOTAL LANDS 3 25,59 ho (rxT1 S aa� LANDS TO BE REDESIGNATED FROM AGRICULTURE TO RECREATIONAL UlT1A2 CUWtENT OF DESIGNATION A i RU CUFUENT DON910 THIS IS SCHEDULE ATO OFFICIAL PLAN AMENDMENT NO._ ADOPTED THIS_ DAY OF , 2011 2011 -0 PA-0 5 & 2011 wZ BA- 1 7 Public Meeting May 9, 2012 Zoiling By-la\Ai Amendment Zoning BV -law Amendment Application 2011 - ZBA-17 would re -zone the subject properties from Agricultural/ Rural (A/ RU), Environmental. Protection (EP) and Agricultural/ Rural Exception 92 (A /RU *92) to a proposed Private Recreational Exception (PR *_) zone and a proposed Private Recreational Exception Hold (PR *_(H)) zone. - 2.5611ectaxes (6.32 ac.) to remain Environmental Protection (EP) -16.93 hectares (41.83 ac.) proposed to be rezoned from Agricultural/ Rural (A/ RU) to Private Recreational Exception (PR *_) -7.55 hectares (15.42 ac.) proposed to be rezoned from Agricultural/ Rural (A/ RU) to Private Recreational Exception Hold (PR *_(H)). -6.10 hectares (15.07 ac.) proposed to be rezoned from Agricultural/ Rural Exception 92 (A /RU *92) to Private Recreational Exception (PR *_) 2011 -OPA-05 & 2011 -ZBA-1 7 Public Meeting May 9, 2012 The Official Plan and Zoning By- law Amendments proposed will allow for the expansion of the existing campground to allow for the creation of one hundred (100) new trailer spaces. The new trailer spaces are designed to be larger than the existing sites to allow for larger trailer sizes (40') in the same configuration as the existing sites. The development is proposed to be serviced with the existing private communal water supply and a new wastewater treatment facility. Proposed Expansion — from Line 11 N 2011- OPAmO5&20Tl-ZBAml7 Public Meeting May 9, 2012 Proposed Expansion Area Southwest Facing U �a I`. Proposed Expansion Area Northwest Facing 2011 - OPA-05 & 2011 -ZBA-1 7 Public Meeting May 9, 2012 The applicant's submission for these applications has included: • Planning Justification Report prepared by Innovative Planning Solutions, dated October 2011. • Agricultural Impact Assessment prepared by DBH Soil Services Inc., dated September 26, 2011. • Traffic Impact Study prepared by C.C. Tatham & Associates Ltd., dated September 19, 2001. • Functional Servicing Report prepared by Pearson- McCuaig Engineering Ltd., dated August 2011. • Stage 1 -2 Archaeological Assessment prepared by Amick Consultants Ltd., dated January 30, 2012. A Natural Heritage Evaluation is currently underway in conjunction with the Lake Simcoe Region Conservation Authority. The Township of Oro - Medonte has retained the services of Michael Hoffman, AgPlan Ltd. to conduct a peer review of the Agricultural Impact Assessment prepared by DBH Soil Services. 2011 - OPA-05 & 2011 -ZBA-1 7 Public Meeting May 9, 2012 o Questions or comments from Members of Council or the Audience. ■ J' 7 -C; W • u ► w I 4 UNI rn o c 1 1 3' JCi_J■ ■ a VNI 0 1 INNOVATIVE PLANNING SOLUTIONS 1 1 1. 1 . ,1 ,. „, ._. .I... . i,.,.I . ",t APPLICATION CONTEXT • S ITE: 900 0000 0000 ••• •• • LONG STANDING CAMPGROUND. ADJACENT TO PROVINCIAL HIGHWAY. TWO ROAD FRONTAGES. HIGHWAY 1 1 EXPOSURE. • SURROUNDING: ASSOCIATED RV SALES CENTRE & RESTAURANT COMMERCIAL DEVELOPMENTS ALONG HIGHWAY 1 1 CORRIDOR. AGRICULTURAL LANDS. COMMUNITY OF HAWKESTONE. WATERCOURSE / EP LANDS. BACKGROUND wwH& W5 Camp,5rov "b 1�t_ ar r�-1-3-1132 97 98 14 1 • 130 133 96 99 S1 ' 7 13 1 146 147 112 113 17 3S 34 129 144 134 9S 114 100 12 • � 18 36.33 Tenting Area us 14S 149 135 94 111 115 101 49 19 37 32 11 • 127 144 1S0 136 93 110 116 i 102 48 . 20 11 38 3 10 1 ' 126 11 143 137 tt7 92 109 103 81 ��21 12S 142 91 108 82 Tenting Area t38 tie 104 -- jt43 ^22 124 141 ' 90 107 83 !� 140,139 119 89 106 105 84 123 1 120 g 85 24 22 86 Puli T "Sites o"might Sius — L– - 1so4sonaisiles 2 Heidi's _ Tower 20 19 to „� 4 \tii 17 Water Wheel 16 Heidi's Drive 7 6 6 `--- Heidi's Vita Paracourse (Exercise Run) /I 9 39 30 • 8 • 4,01 24 7 441 24 6 • 42 27 • 5 2S 26 al1" • 3 • to 2 Builil Main, I ""1' • i� Parking 1S 14 13 2 9 / • •;rdavW •tcu0Yiktim •,'b1�.A •GrtRtan • Ausharn •Saw • 10 •w4m •t."Vapm •9• tt Bas_' • Beach • VoiiP. ywii •0• 0009 •••9 •9• • FAMILY ORIENTED CAMPGROUND SINCE 1 983 1 S% TOTAL SITES APPROXIMATELY B- 1 ❑ EMPLOYEES. CAMPGROUND HAS BEEN AT OR NEAR CAPACITY IN RECENT YEARS. CURRENT CAMPGROUND SITES ARE NOT LARGE ENOUGH FOR SOME NEWER RVS. IN 2010 THE M❑ E DEEMED THE SEPTIC SYSTEM AND TILE FIELDS TO BE FAILING. ISSUE RECTIFIED TEMPORARILY NEW SEWAGE TREATMENT FACILITY IS THE LONG TERM SOLUTION VERY HIGH CAPITAL EXPENDITURE +� `f • Ilk � � 6 `co" 1 4 -� �. TIV 1�' L ��e. • -' :rte. ,� _ n _ i. 4'a � ..�k s F p- y 4 ti r. r' ■1► ■o 1r. w. mold _Ida .°NI" `AU ■ g t_ w J • INNOVATIVE PLANNING SOLUTIONS DEVELOPMENT t&c yii • TOTAL: •� 1 r rr` s +r III, IIIl u urn ♦� nr f � III F • PROPOSAL 1 OO UNIT EXPANSION 000 0000 00004 ••• • NEW UNITS LARGER THAN EXISTING TO REFLECT LARGER RV PRODUCTION (1 1 M X 26M) • CURRENT SEPTIC SYSTEM TO BE DECOMMISSIONED • NEW STATE OF THE ART SEWAGE TREATMENT SYSTEM • NO DEVELOPMENT WITHIN MDS AREA CURRENT SITE AREA • VEGETATION BUFFER BETWEEN ■ 1 7.2 HA (42.5 ACRES) EXISTING AND EXPANSION EXPANSION SITE AREA AREAS ■ B.3 HA (20.7 ACRES) • PROPOSED VISITOR PARKING TOTAL PROPOSED SITE AREA AREAS ■ 25.5 HA (63.2 ACRES) • RECREATION AREAS 1 57 CURRENT UNITS 1 00 ADDITIONAL UNITS PROPOSED LANE) USE DESIGNATION & ZONING BY -LAW OFFICIAL PLAN Subject Property ZONING BYLAW ••• •••$ • • 110 • 4w , OFFICIAL PLAN AMENDMENT I I ` I I I i ---------------------- - - -.-� I M 513.1 { I HIGHWAY 11 b T'v _�7- -- - --T-- TOTAL LANDS 25.59 ha. (63.23 ac.) LANDS TO BE REDESIGNATED FROM AGRICULTURE TO RECREATIONAL - ., �1 000 ZONING BYLAW AMENDMENT i uR _�-------------------- - - - --� -. � I I; A/RU I I I 4 513.1 I I Pg I�- IZI 185.3 RUR 2 uR�— ... 38. 00000000000000000 y — 00000000000000000 0000000000000000 �I 0000000000000000000 tititi 000000000000000 lb c 54.9 000000000000000 �� , (r � J �S3 I ED I I GC n'i w 82.3 IV PRUR2 - y 182.2 61.1 HIGHWAY 11 n 140.E — - -- ,— E I TOTAL LANDS 25.59 ha. (63.23 ac.) * 0 0 0000 0009 LANDS TO BE REZONED FROM AGRICULTURAL / RURAL (A / RU) TO PRIVATE RECREATIONAL EXCEPTION (PR -__j -16.93 ha. LANDS TO BE REZONED FROM AGRICULTURAL O O O / RURAL EXCEPTION (A / RU -98) TO PRIVATE RECREATIONAL EXCEPTION (PR - -_) - 6.10 ha LANDS TO HAVE A HOLD PROVISION (H) -7.55 ha. LANDS TO BE REMAIN ENVIRONMENTAL PROTECTION (EP) - 2.56 ha PLANNING POLICY • APPLICATION IS WITH PLANNING CONSISTENT POLICIES NOTED - RESIDENTIAL USES BELOW. IN THAT 0000 AGRICULTURAL CANNOT ® GROWTH OUTSIDE OF SETTLEMENT AREAS IS PERMITTED - RESIDENTIAL USES FOR RURAL LAND USES IN THAT 0000 AGRICULTURAL CANNOT BE LOCATED IN SETTLEMENT AREAS. ® PROMOTE RECREATIONAL ACTIVITIES IN RURAL AREAS. NON - RESIDENTIAL USES PERMITTED IN PRIME 0000 AGRICULTURAL AREAS WHERE NO REASONABLE ALTERNATIVE LOCATIONS ARE AVAILABLE. i INVESTMENT IN LOCAL ECONOMY. 0•• 0000 0000 • Ptov"CA0 Policy staftmom TOWNSHIP OF ORO- MECONTE OFFICIAL PLAN ..mw.wn•a.a.. a�...w,....... anm...nxa COUNTY AND TOWNSHIP OFFICIAL P LAN S •0• 0000 0000 • • APPLICATION IS CONSISTENT WITH THESE OFFICIAL P LAN OBJECTIVES BY: • GROWTH OF LOCAL BUSINESSES HIGH PRIORITY. • PROVIDE BROAD RANGE OF LEISURE OPPORTUNITIES FOR RESIDENTS. • ENCOURAGE DEVELOPMENT OF THE TOURISM INDUSTRY, EXISTING BUSINESSES, AND RECREATIONAL USES. • PROVIDE RECREATIONAL USES WHICH ARE COMPATIBLE WITH THE CHARACTER OF THE TOWNSHIP. • NO CONFLICT WITH SURROUNDING LAND USES. • NO IMPACT TO ANY AGRICULTURAL OPERATIONS. CONCLUSION ••• RECOGNIZE 0000 LOGICAL EXPANSION 9090 LONG REMAIN ••• ACTIVE AND •• OVER USE • IN • PROPOSAL AIMS TO RECOGNIZE A LOGICAL EXPANSION A LONG REMAIN STANDING ACTIVE AND PASSIVE RECREATIONAL OVER USE LONG TERM. IN HEIDI'S RV CAMPGROUND. • PERMIT A LOGICAL EXPANSION TO ALLOW THE BUSINESS TO REMAIN SUSTAINABLE OVER THE LONG TERM. • TO OFFSET THE HIGH COST OF THE NEW SEWAGE SYSTEM, AS WELL AS TO REMEDY THE RV SITE SIZE, AND CAMPGROUND CAPACITY ISSUES, AN EXPANSION IS REQUIRED. • THIS REPRESENTS THE ONLY POSSIBLE EXPANSION LOCATION. • NO NEGATIVE EFFECT TO THE SURROUNDING AGRICULTURAL OPERATIONS. nom NNVH I Lake Simcoe 4 Region Conservation 1� Authority February 13, 2012 Glenn White, MCIP, RPP Senior Planner Township of Oro - Medonte Oro, Ontario LOL 2X0 Dear Mr. White, *By email only` Re: Official Plan and Zoning By -Law ArnendmentApplications File 2011- OPA -05 and 2011- ZBA -17 (Heidi's Campground) Tart Lot 20, Concession 11 Township of Oro- Medonte. County of Simcoe rr��r 'thank you for circulating these applications to the Lake Simcoe Region Conservation Authority (LSRC:A) for our review. We understand that the purpose and effect of these amendments is to re- designate and rezone the subject lands in order to recognize a long - standing recreational campground and to allow for its expansion to the north. Context Subsection 3(6) of the Planning Act states that comments or submissions provided by an agency of the government such as the conservation authority shall be consistent with the provincial policy statements and shall conform to the provincial plans. On this basis, the LSRCA has reviewed these applications in the following context: Consistency with the Provincial Policy Statement (PPS) • Conformity with the Lake Simcoe Protection Plan Conformity with the Growth Plan for the Greater Golden Horseshoe In addition, Ontario Regulation 179/06 under the Conservation Authorities Act is in force and effect in the watershed and within parts of the Township. It should be noted that the western part of the subject property is located within an area governed by this Regulation. /2 120 Bayview Parkway Box 282, Newmarket, Ontario L3Y 4X1 W _ .w:� _ ,.� -�. z�,:_ �r�� -2011 Tel: 905.895.1281 1.800.465.0437 Fax: 905.853.5881 E -Mail: lnfo@isrca.on.ca Web: wwwJsrca.on.ca Proud Past» Focused Future Lake Simcoe Protection Plan The western part of the subject property is traversed by Hawkestone Creek and a tributary that generally Flow to the south ultimately into Lake Simcoe. This permanent watercourse is located within a defined valley system. Based on height, length, and width of the valley system including per cent ( %) slope, we believe that this feature is classified as a "significant" valley -land. It should be noted that this watercourse feature, its vegetation protection zone, and associated valley has been deemed as a Level 1 feature in the Lake Simcoe Natural heritage System (Natural Heritage System /'or the Lake Simcoe Watershed - July 2007), Designated Policies (DP) 6.21 and 6.22 of the Lake Simcoe Protection Plan define key natural heritage features and key hydrologic features. Based on these Designated Policies, the subject property contains key natural heritage and hydrologic features including: Permanent and intermittent streams Wetlands Significant valley -lands 6.25-DP of the Plan further identifies that any application for development or site alteration within 120 metres of a key natural heritage or hydrologic feature shall be accompanied by a Natural Heritage Evaluation (NHE). Based on the planning applications and associated studies, it appears that this Evaluation has not been completed or submitted. We recommend, therefore, that a Natural Heritage Evaluation be undertaken in order to fulfill Designated Policy 6.25 of the Protection Plan. This Evaluation should be carried out in accordance with 6.26 -DP of the Plan and any specific terms of reference established by this conservation authority in association with the Township and County. It should be noted that development and site alteration is not permitted within a key natural heritage or hydrologic feature and its associated minimum vegetation protection zone based on DP -6.23 and DP -6.24 of the Plan. Based on the conceptual site plan provided in the submission, it appears that the recreational area and tile fields proposed in the northwestern part of the property would offend these Policies. In addition, the key natural heritage and hydrologic features on the property (location verified via the NHE) should be designated and zoned "environmental protection" through this planning process. _/3 120 Bayvievw Parkway Box 282, Newmarket, Ontario L3Y �11 Tel: 9 5.898,1281 1.800.465.0437 Fax: 905.853.5881 E -Mail: lnfo@rsr .on.ca Web: wwwAsrca.on.ca Proud Past -Focused Future The Planning Justification Report prepared by Innovative Planning Solutions identifies that a new on -site sewage disposal system is proposed. As you may know, 4.15 -DP of the Lake Simcoe Protection Plan states that any new on -site sewage disposal system shall not be permitted within 100 metres of a permanent stream. Based on the conceptual site plan, it appears that the tile fields proposed in the northwestern part of the property would be located within 100 metres of Hawkestone Creek and its tributary. As a result, the proposed sewage disposal system should be relocated in order to conform to 4.15 -DP of the Protection Plan. Provincial Policy Statement Previously, we have identified that Hawkestone Creek and an associated valley -land is located in the western part of the property. Based on this valley feature and the associated slopes, all development should be located outside the erosion hazard limit of I- lawkestone Creek. The erosion hazard limit should be determined using the technical guidelines produced by the Ministry of Natural Resources or through site specific geotechnical analysis. In general, all development and site alteration should be setback the greater of the 'following: 30 metres (rninimum vegetation protection zone) from the significant valley -land 6 metres from the stable slope line (erosion hazard limit) 6 metres from an established tap -of -bank It appears based on the conceptual site plan that a 15 metre setback is proposed from the top-of- bank. To ensure consistency with the Natural Hazards Policies (3.1) of the PPS, we recommend that further detailed analysis be carried out to confirm the development limit and setback as it relates to the valley -land and steep slopes. Based oa these comments, we believe that a meeting between the stakeholders and a related field investiaion would be appropriate. Chaff F. B rge,�„ MCIP, RPP Senior Plans ing oordinator /cfb Copy: Innovative Planning Solutions, Darren Della County of Simcoe, Bruce Hoppe 120 Bayview Parkway Box 22, Newmarket, Ontario LAY 4 t ,„ ��•Zb�� Tel: 905.895.1281 1.800.465.0437 Fax: 905.853.5881 E- tail: lnfo@a lsrra.on.ca Web: wwv isrca.on.ca Proud Past- Focused Future Lake Simcoe Reg Conservation Authority The Planning Justification Report prepared by Innovative Planning Solutions identifies that a new on -site sewage disposal system is proposed. As you may know, 4.15 -DP of the Lake Simcoe Protection Plan states that any new on -site sewage disposal system shall not be permitted within 100 metres of a permanent stream. Based on the conceptual site plan, it appears that the tile fields proposed in the northwestern part of the property would be located within 100 metres of Hawkestone Creek and its tributary. As a result, the proposed sewage disposal system should be relocated in order to conform to 4.15 -DP of the Protection Plan. Provincial Policy Statement Previously, we have identified that Hawkestone Creek and an associated valley -land is located in the western part of the property. Based on this valley feature and the associated slopes, all development should be located outside the erosion hazard limit of I- lawkestone Creek. The erosion hazard limit should be determined using the technical guidelines produced by the Ministry of Natural Resources or through site specific geotechnical analysis. In general, all development and site alteration should be setback the greater of the 'following: 30 metres (rninimum vegetation protection zone) from the significant valley -land 6 metres from the stable slope line (erosion hazard limit) 6 metres from an established tap -of -bank It appears based on the conceptual site plan that a 15 metre setback is proposed from the top-of- bank. To ensure consistency with the Natural Hazards Policies (3.1) of the PPS, we recommend that further detailed analysis be carried out to confirm the development limit and setback as it relates to the valley -land and steep slopes. Based oa these comments, we believe that a meeting between the stakeholders and a related field investiaion would be appropriate. Chaff F. B rge,�„ MCIP, RPP Senior Plans ing oordinator /cfb Copy: Innovative Planning Solutions, Darren Della County of Simcoe, Bruce Hoppe 120 Bayview Parkway Box 22, Newmarket, Ontario LAY 4 t ,„ ��•Zb�� Tel: 905.895.1281 1.800.465.0437 Fax: 905.853.5881 E- tail: lnfo@a lsrra.on.ca Web: wwv isrca.on.ca Proud Past- Focused Future Siri!ii<coe County District School Board 1170 Highway 26 West Phone: (705) 728 -757U Mldhurst, Ontario Fax (705) 728 -2265 LOL 1X0 www.scdsb -on.ca April 23, 2012 Ms. Andria Leigh, MCIP, RPP Director of Development Services Township of Oro- Medonte 148 Line 7 South P.O. Box 100 Oro, ON LOL 2X0 Dear Ms. Leigh: ,�0 vN' 1 APR 2 6 2092 ORO- MEDONTE FILE NO.201 1 -OPA-05 2011 -ZBA -17 OFFICIAL PLAN AMENDMENT/ ZONING BY -LAW AMENDMENT HEIDI'S RV CAMPGROUND EXPANSION 56 LINE 11 NORTH PT. EAST HALF LOT 20, CONCESSION 11 TOWNSHIP OF ORO- MEDONTE Thank you for circulating a copy of the completed application for the proposed Official Plan and Zoning By -law Amendments for the above- noted property to this office. The amendments propose to redesignate the subject property from Agricultural to Recreational and rezoned to a Private Recreational Exception (PR * #) Zone. Planning staff have no objections, provided that the campground expansion is restricted to seasonal use so that there are no permanent residents residing in the recreational vehicles. Elementary students residing in this area of the municipality may attend East Oro Public School and secondary students will be bussed to Orillia Park Street Collegiate. Should you require additional information, please do not hesitate to contact the undersigned'. Yours truly, Holly Spacek, MCIP, RPP Senior Planner Teeter, Janette From: Polus, Asia (MTO) <Asia.Polus @ontario.ca> Sent: Friday, January 06, 2012 10:05 AM To: White, Glenn; Farquharson, Steven Cc: Gonzalez, Alejandra (MAH); Iannacito, Phil (MTO); Jeganathan, Ayvun (MTO) Subject: OPA and ZBA: 2011- OPA -05, 2011 - ZBA -17 - Heidi's RV Campground Categories: Red Category RE: Proposed Expansion Plan for Heidi's RV Campground OPA and ZBA: 2011- OPA -05, 2011 - ZBA -17 Lot 20, Con. 11 154 Line 11 North Hwy 11 and Line 11 North Township of Oro - Medonte First Submission Hi Glen, Thank you for the submission, the ministry has had the opportunity to review the above and make the following comments: This e -mail as the confirmation that in principles the ministry has no objections to the proposed Official Plan Amendment and Zoning -By -Law Amendment however, we would like you to address the following technical issues that were identified by ministry during review of the provided TIS, Planning Justification Report and Functional Servicing Report: • MTO Building and Land Use permits are required prior to any grading /construction activity within 45m of Highway 11 limits, or within 395m radius of centrepoint of Highway 11 and Line 11 North. The Heidi's campground has access from an overpass ramp, which is not an ideal location. Any future traffic growth due to developments shown on the plan or potential reconfiguration of the ramp will require relocation of the access point. Moreover, the present access does not meet the design standards provided in the MTO Manual for Commercial Site Access Policy and Standards. With the extension of campground internal road network, we suggest that a direct access from Oro - Mediate Line -11 be provided as far west as possible from Highway 11 selecting a standard CSAS design and the present link to the overpass be cull -de -sack. • If relocation is not an option, upgrade to the existing access will be required according to Design Standards for Commercial Site Access by selecting an appropriate CSAS design. • Presently, there is some temporary treatment on the shoulder across the access point. An increase in the campground summer traffic will require permanent paving of the shoulders (fully paved shoulders) on both sides of the access point. • This TIS Report explicitly declares that "Future Development" and "Future Commercial" parcel will not be developed by the horizon 2022. For any future developments prior to 2022, new TIS will be required for MTO review. • The present trips rates should be based on the summer trips actually observed from the campground during the specified peak hours. Trips estimated on the basis of assumptions made in section 2.2.2 will need subsequent verification. • No direct access from Highway 11 will be permitted now or in the future. • The Functional Servicing Report should examine the potential SWM impacts related to the MTO drainage system. If impacts are anticipated, then preliminary design of facilities should be undertaken to ensure SWM requirements can be met during detail design of the site. If impacts are not anticipated, this must be documented in the report. If you require any further information, please do not hesitate to contact Phil lannacito, the Permit Officer for this area and he can be reached at (416) 235 -4592 or me. Sincerely W. Asia Polus Corridor Management Technician Ministry of Transportation Engineering Office, Central Region Corridor Management Section 7th Floor, Building "D" 1201 Wilson Avenue Downsview, Ont M3M 1,18 Tel. 416 - 235 -3991 Fax 416 - 235 -4267 County of Simcce Main Line (705) 726 -9300 4J CdUNTYDF Planning Toll Free 1- 866 -693 -9300 1 C E ;,"l, 1110 Highway 26, Fax (705) 727 -4276 Midhurst, Ontario LOL 1X0 simcoe.ca A ," May 8, 2012 Mr. J. Douglas Irwin, Clerk Township of Oro - Medonte 148 Line 7 South P.O. Box 100 Oro, ON LOL 2X0' Dear Mr. Irwin, RE Public Meeting Proposed'' Official Plan Amendment Applicant: Heidi's RV Campground Location: Part of Lot 20 Concession 11, Geographic Township of Oro, Township of Oro- Medonte This letter outlines the County's pre - consultation review comments regarding the subject Official Plan Amendment (OPA) and Zoning By -law Amendment (ZBA) and associated Planning Justification Report prepared by Innovative Planning Solutions dated October 2011. The subject Official Plan Amendment and Zoning By -law Amendment applications propose to redesignate land from 'Agricultural' to 'Recreational'. The subject property is designated 'Agricultural' in the Township's Official Plan; therefore the 'Agricultural' policies of the County Official Plan shall apply. The subject lands are comprised of approximately 39.7 hectares `(98 acres), of which approximately 6.24 hectares (15.42 acres) are proposed' for the expansion of the existing recreational development. Simcoe' County Official Plan (SCOP) policy 3.6.6 generally states prime agricultural areas will be protected for agriculture and related uses. County planning staff request the following policy considerations for the proposed OPA and ZBA: Provincial Policy Statement, 2005 The Provincial Policy Statement, 2005 (PPS) provides- overall policy direction on matters of provincial interest related to land use and development in Ontario. Section 2.3.1 states "Prime agricultural areas shall be protected for long -term use for agriculture The removal of from prime agricultural areas is permitted for limited non- residential circumstances, as listed in PPS policy 2.3.5.1 c), the emphasis on "a demonstrated need within the planning horizon" and there being "no reasonable alternative locations Furthermore, PPS policy' 1.1.4.1 e) states "in rural areas in municipalities: locally - important agricultural and resource areas should be designated and protected by directing non - related' development to areas where it will not constrain these uses ". Should it be demonstrated the proposed use is a demonstrated need and there is no reasonable alternative location, and would not constrain the agricultural use, the proposal would also need to be in conformity with the Rural policies of the Growth' Plan for the Greater Golden Horseshoe. Growth Plan for the Greater Golden Horseshoe Development in Rural Areas is addressed under Section 2.2.9 of the Growth Plan. The Growth Plan applies to lands within the Greater Golden: Horseshoe (Growth Plan) which the subject property is situated, and provides specific policy on certain matters. The Growth Plan focuses development to settlement areas, however policy 2.2.9.2 permits development outside of settlement areas in accordance' with policy 2.2.2.1 (i). PLD- 003 -001 Policy 2.2.2.1 (1) states, "Population and employment growth will be accommodated by - directing development to settlement areas, except where necessary for development related to the management or use of resources, resource-based recreational activities, and rural land uses that cannot be located in settlement areas." Therefore County planning staff request the adoption of the proposed OPA and the approval of the proposed ZBA be deferred until the following required additional information is considered and demonstrated to the satisfaction of the Township and County: • the need to remove the subject lands from the Agricultural designation; and • how the proposed expansion is necessary for development related to the management or use of resources. I trust these preliminary comments are of some assistance. Should you have any questions or require clarification, please do not hesitate to contact meat 705 -726 -9300, ext.1315, or rachelle.hamelin0simcoe.ca. Sincerely, The Corpor ion of the County of Simcoe Q/J eIle Hamelin Planner Il CC. Glenn White, Township of Oro - Medonte Bruce Hoppe, County of Simcoe