Loading...
2013-061 Official Plan Amendment No. 33THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE BY -LAW NO. 2013 -061 A By -law to Adopt An Amendment to the Official Plan of the Township of Oro - Medonte OPA No. 33 (Heidi's RV Campground) WHEREAS The Corporation of the Township of Oro - Medonte is empowered to Amend its Official Plan as required; AND WHEREAS Sections 17, 21, and 22 of the Planning Act, R.S.O. 1990, Chapter P. 13, as amended, provide Council such authority to amend its Official Plan; AND WHEREAS the policies of the Official Plan of the Township of Oro - Medonte are approved and in force and effect at this time; AND WHEREAS Council has considered the appropriateness of amending the Official Plan in regard to lands within Part of Lot 20, Concession 11, municipally known as 3982 Highway 11, Township of Oro - Medonte (former Township of Oro); AND WHEREAS the Council of the Corporation of the Township of Oro - Medonte deems it necessary and desirable to adopt an amendment to the Official Plan of the Township of Oro - Medonte; NOW THEREFORE the Council of the Corporation of the Township of Oro - Medonte enacts as follows: That the attached explanatory text and Schedule "A -1 ", which constitute Amendment Number 33 to the Official Plan, is hereby adopted and; 2. That the Clerk is hereby authorized and directed to make application to the County of Simcoe for approval of the aforementioned Amendment No.33 to the Official Plan of the Township of Oro - Medonte; and 3. That this By -law shall come into effect upon the date of passage therefore subject to the provisions of the Planning Act R.S.O. 1990, c. P. 13, as amended. BY -LAW READ A FIRST, SECOND AND THIRD TIME, AND PASSED THIS 1ST DAY OF MAY, 2013. THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE . Hug J. botaeifai; Irwin Schedule 'A -1' to By -Law No. 2013 -061 (Official Plan Amendment No. 33) This is Schedule 'A -1' to By -Law 2013 -061 passed the 1S7.S. y 01 Mayor lies , Clerk J. D'oudlaA Irwin AMENDMENT No. 33 TO THE OFFICIAL PLAN FOR THE TOWNSHIP OF ORO- MEDONTE The attached explanatory text and Schedule "A" constituting Amendment No.33 to the Official Plan for the Township of Oro - Medonte, was prepared and adopted by the Council of the Corporation of the Township of Oro - Medonte by By -law No. 2013 -061 in accordance with the provisions of Section 17 and 22 of the Planning Act, R.S.O. 1990 c.P. 13 as amended. CORPORATE SEAL OF TOWNSHIP Official Plan Amendment No.33 Page 1 Heidi's RV Campground Township of Oro - Medonte THE CONSTITUTIONAL STATEMENT The following Amendment to the Official Plan for the Township of Oro - Medonte consists of three parts: PART A — THE PREAMBLE PART B — THE AMENDMENT PART C — THE APPENDICES Official Plan Amendment No.33 Heidi's RV Campground Consists of the purpose, location and basis for the Amendment and does not constitute part of the actual Amendment. Consisting of the following text and Schedule "A" constitute Amendment No.33 to the Official Plan of the Township of Oro - Medonte. Consists of the background information and planning considerations associated with this Amendment. This section does not constitute part of the actual amendment. Page 2 Township of Oro - Medonte PART A — THE PREAMBLE 1.0 PURPOSE The purpose of this amendment is to redesignate lands from "Agricultural" to "Recreational ", to accurately reflect the current use of the site. Furthermore, this amendment, and an implementing Zoning By -law Amendment, is intended to facilitate an expansion to the existing campground found on the site. 2.0 LOCATION The properties subject to this amendment, are located on the north side of Highway 11 while being adjacent to and on the west side of Township Line 11. The properties are legally described as Part of Lot 20, Concession 11, in the Township of Oro - Medonte, County of Simcoe. The subject properties consist of 39.7 ha (98 acres) and possesses 340 in (1115 ft) frontage along Oro - Medonte Line 11 North and 382 in (1253 ft) along Highway 11 South. 3.0 BASIS The lands currently possess a long standing family oriented Recreational Campground ( Heidi's) which has been in existence since 1983. The campground consists of approximately 160 total sites. On January Th, 2010 the Ministry of the Environment (MOE) issued notification to Heidi's RV Campground via an "Onsite Sewage Disposal Site Inspection Report ", that their respective septic system and tile fields were unacceptable and failing. The applicant, as well as the MOE, each realized that a new sewage treatment facility is required to service the trailers on site. Such a sewage treatment facility requires a very high capital expenditure. Through consultation with Township & County Staff, it was determined that the entire site (current and proposed areas) should be re- designated to a more appropriate category through an OPA. The proposed amendment will alter the current designation from Agricultural to Recreational to better reflect the existing and proposed land use. This amendment will allow for the expansion of the campground by 6.24 hectares (15.42 acres) respectively. The total combined area (current & expansion) to be redesignated from Agricultural to Recreational is 23.47 hectares (58.00 acres). To put the subject property in better context, the surrounding land uses are as follows: North: Agricultural lands and entities exist to the north. The adjacent parcel of land to the existing Campground is owned by the applicant. Official Plan Amendment No.33 Page 3 Heidi's RV Campground Township of Oro - Medonte South: Directly south exists Highway 11, beyond which is Hawkestone Creek and the environmental lands associated with it. Further south is the settlement area of Hawkestone and the shores of Lake Simcoe. East: Big Curve Acres Farm exists to the East. Highway 11 exists to the East as well, beyond which lies more Agricultural lands within the Township. West: Heidi's RV Superstore, a sales centre for travel trailers and recreational vehicles, is positioned to the West, beyond Hawkestone Creek and fronting Highway 11. Several commercial entities are positioned on the opposite side of Highway 11, West of the subject site. Behind these commercial entities exists Trehaven Golf Course. As Highway 11 exists directly south, Township Line 11 directly east, and Hawkestone Creek directly west of the existing campground, the only feasible direction for expansion is to the north. The layout and position of the proposed expansion area has been designed to mesh with the current configuration, allow for easy access, allow for an abundance of area for the new sewage treatment facility, as well as respect all necessary Minimum Distance Separation setbacks to existing agricultural operations. If is felt that the proposed expansion area is the most logical, and only suitable size and location for expansion of the campground. As a result of the expansion, approximately one hundred (100) new trailer spaces will be created. The development is proposed to be serviced with the existing private communal water supply and a new wastewater treatment facility. The expansion area camper sites have been designed larger than the existing sites to allow for a larger trailer size (40') within the past two decades. The proposed expansion sites are of the same configuration as the existing sites to ensure optimum design and integration. The subject applications and proposed development should be seen as improving and sustaining the local economy. Heidi's RV Campground draws the travelling public from surrounding regions to Oro - Medonte. As such, the proposed expansion should be viewed as development and diversification of the tourism industry in Oro - Medonte. The Township should encourage the retention and expansion of this existing business. A comprehensive Agricultural Impact Assessment has been completed with respect to the proposed expansion lands, and included with this submission. This study concludes the proposed expansion does not represent incompatible development and will not have any negative effect on the flexibility and efficiency of surrounding Agricultural operations. A Traffic Impact Study has been completed substantiating that the existing roadways can accommodate the traffic generated by the expansion. A Functional Servicing Report has also been completed displaying no negative impacts to the surrounding lands will result from the proposed expansion. As Heidi's RV Campground is an existing and long standing recreational use within the township, it should be considered compatible with the surrounding rural and agricultural character based on the premise that these uses have coexisted and caused no negative impact to one another for the two decades. The Official Plan dictates the Township must Official Plan Amendment No.33 Page 4 Heidi's RV Campground Township of Oro- Medonte encourage the expansion and diversification of recreational uses, such that Heidi's can take advantage of the market potential, as is the goal of this amendment. As the proposed expansion is smaller in both overall area as well as unit count than the existing RV Campground, it should be considered minor in nature. The subject development will respect and have no negative impact on the rural character or natural heritage system within the Township. The development will also permit the recreational and tourism use in Heidi's RV Campground to exist and thrive, per the Official Plan. The entire site is currently serviced with private communal water and sewage disposal services, as is most appropriate for the location of this lot and development. In conjunction with these applications, a state of the art sewage disposal system will be installed to the subject lands to service the site. Sufficient and appropriate supply of water currently exists and services the existing Campground as discussed in the Functional Servicing Report. Heidi's RV Campground is considered a passive and active recreational use currently providing recreation and leisure opportunities within the Township. As such it is permitted under the Recreational designation. The expansion will allow the Campground to viably exist in the future while allowing more local and regional residents to enjoy the recreation. This development will respect the surrounding natural heritage features in the form of Hawkestone Creek. The proposed development represents an expansion to an existing use onto lands which are not currently designated Recreational. As such, the Official Plan deems it necessary to complete an Amendment to the Official Plan. The adjacent land uses include both Agricultural as well as Environmental Protection. As proven by the supporting studies, the proposed expansion is appropriately buffered from these uses and will have no significant impact. The existing Campground is contiguous with the surrounding rural character. The proposed expansion will continue to be compatible with the surrounding uses and character. The proposed development is situated in the most appropriate location for expansion of Heidi's RV Campground, on a site along the Highway 11 corridor, in close proximity to the Oro - Medonte Line 11 interchange to Highway 11, in order to service both local and regional residents, as well as the travelling public. Official Plan Amendment No.33 Page 5 Heidi's RV Campground Township of Oro - Medonte PART B — THE AMENDMENT 1.0 DETAILS OF THE AMENDMENT The Official Plan of the Township of Oro - Medonte, as amended is hereby further amended as follows: Schedule A to the Official Plan, as amended, is hereby further amended by designating the lands known as Part of Lot 20, Concession 11, in the Township of Oro - Medonte to "Recreational ", as shown on Schedule "A" attached hereto and forming Part of this Amendment. 2.0 IMPLEMENTATION Subsequent to the adoption of this Amendment, Council will pass a by -law amending the Comprehensive Zoning By -law as amended, as it relates to the subject land by rezoning these lands into an appropriate zoning category. 3.0 INTERPRETATION The provisions of the Official Plan as amended from time to time shall apply in regard to this Amendment. Official Plan Amendment No.33 Page 6 Heidi's RV Campground Township of Oro - Medonte PART C — THE APPENDIX Agricultural Impact Assessment — September 2011 Addendum and Peer Review Response to Agricultural Impact Assessment — June 2012 Functional Servicing Report — August 2011 Traffic Impact Study — September 2011 Planning Justification Report — October 2011 Supply, Demand & Policy Analysis — December 2012 Official Plan Amendment No.33 Page 7 Heidi's RV Campground Township of Oro - Medonte