1996-086
THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
BY-LAW NO. 96 - 86
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Being a By-Law to Adopt Official Plan Amendment No. 19 on Part of
the East Half of Lot 9, Concession 7, and Part of the West Half of
Lot 9, concession 8, Township of oro-Medonte, in the former
Township of Medonte, from the Ski Resort District Designation to
the Rural District Designation.
The Council of the Corporation of the Township of Oro-Medonte, in
accordance with the provisions of the Planning Act, hereby enact as
follows:
1. The attached explanatory text and schedules which constitutes
Amendment No. 19 to the Official Plan of the former Township
of Medonte, is hereby adopted.
2. The Clerk is hereby authorized and directed to make
application to the Ministry of Municipal Affairs for
approval of Amendment No. 19 to the Official Plan of the
former Township of Medonte.
3. This By-law shall come into force and take effect on the day
of the final passing thereof.
BY-LAW READ A
JULY ,
BY-LAW READ A
JULY ,
FIRST AND SECOND TIME, THIS 17th
1996.
DAY OF
THIRD TIME AND FINALLY PASSED THIS 17th
1996.
DAY OF
THE CORPORATION OF THE TOWNSHIP OF ORO-
MEDONTE
/1 .:I~?" I
~"~ /JL~
Mayor - Ian Beard
'--/ a
~ j(~w_~ /I i
Cler - Lynda Aiken
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AllBImMEIIT KO. 19 .
lit
TO
TUB OFFICIAL PLAK
OF THE
(FORMER) TOWIISHIP OF MEDOlITE
AS KOY ADl{[KISTERED BY THE
T01RfSBIP OF ORo-MEDOlITE
For
MELROSE PARX IKYESTMEIITS LTD.
AIm
JACK YIIIHSTO<X (IK mUST)
.JULY, 1996
Prepared by:
~11sP1an Consu1t~ng Serv~ces
457 Fernda1e Drive Korth
BARRIE, Ontar~o
L4K 7X6
(705) 734-2163
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TABLE OF CORTEBTS
THE COKSTITUTIOKn STATEllEBT
1
P ART A - THE PREAMBLE
A.1 Purpose of the Aaendaent
2
A.2 Location of Lands Affected
2
A.3 Basis of the Allendaent
2
PART B - THE AMEIIDMERT
B.1 Introductory Stateaent
B.2 Detai1s of the Aaendaent
4
4
B.3 ~1ementation and Interpretation
4
Schedu1e -A- to Officia1 P1an
Aaendaent Ko. 19.
5
Schedu1e -B- to Officia1 P1an
.baendaent Ko. 19.
6
PART C - APPEIIDICES
7
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1.
AMEIIDIIEIIT RO. 19 TO THE
OFFICIAL PLAR OF THE
(FORMER) TODSHIP OF MEDOIITE
THE CORSTITUTIORAL STATEMEIIT
The following Amendment to the Official Plan for the Township of
Medonte Planning Area consists of three parts:
Part A - Pre~1e
The Preamble does not constitute a formal
part of this amendment, but provides
background information to assist in the
understanding of the Amendment.
Part B - ~ndaent
The Amendment, consisting of the text and
map, constitutes Amendment No. 19 to the
Official Plan of the Township of Oro-
Medonte.
Part C - Appendices
The Appendices do not constitute part of
this Amendment. They contain supporting
information and include a copy of the
Notice of Public Meeting and the Minutes
of the Public Meeting.
2.
PART A - THE PREAllBLE
A.1 Purpose of the Aaendm.ent
lit
The purpose of this Amendment is to redesignate two separate but
adjacent parcels of land of approximately 17.6 hectares and 37.46
hectares in size from "Ski Resort District.. to "Rural District" in
order to fac ilitate and permit the development and use of the
lands for rural residential purposes.
A.2 Location of Lands Affected
This amendment applies to lands located in the West Half of Lot 9,
Conc es sion 8 (37.46 ha.) and Part of the East Half 0 f Lot 9,
Concession 7, (17.6 ha.) in the former Township of Madonte, now in
the Township of Oro-Medonte, as IOOre specifically shown on
Schedule "A" attached hereto.
A.3 Basis of tbe Aaencm.ent
This amendment has been put forward in response to an application
by the owners of the subject land, Melrose Park Investments Ltd.
and Jack Winestock (in trust), for an amendment which will change
the land use designation for the subject lands on Schedule A -
Land Use, of the Official Plan for the former Township of Oro-
Medonte from "Ski Resort District" to "Rural District", to
facilitate and permit the development and use of the lands for
rural residential purposes.
The owners believe that the "Ski Resort District" designation is
no longer appropriate for this property, given the current market
conditions and the regulations affecting developments in rural,
unserviced areas. The kind of development and the scale of the
development originally contemplated for the subject lands could
not be adequately serviced by private, on-site sewage treatment
and disposal systems.
The owners have not been successful in marketing the property for
these purposes, but have had interest expressed in the lands for
rural residential purposes. Under the current designation,
however, no residential use may be made of the subject lands which
is not ancillary and incidental to a principle "resort or
recreational" use.
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3.
Only the southerly portion of the subject lands are suitable for
building purposes, The "hazard land areas" associated with steep
slopes through the central portion. of the site, and with wet areas
in the northerly portions of the properties, are recognized as
"Low Sensitivity Areas", on Schedule "a" to the Official Plan of
the (former) Township of Medonte. This proposal would not result
in any change to the existing "Low Sensitivity Areas" designation
on the properties.
Under the current policies of the Official Plan, one severance may
be permitted to be granted from the existing 37.46 ha. parcel,
subject to meeting all of the tests of conformity with the
Official Plan and Zoning By-law. In the face of the possibility of
policy changes as a consequence of an Official Plan review
presently underway in the Township, and an uncertain timeframe for
the approval of this amendment relative to that of the Township's
new Official Plan, the owners are concerned that one such
severance from this landholding will still be possible, once the
"Rural District" designation is restored.
Accordingly, this Amendment recognizes and permits one such
severance, in accordance with the policies of the current Official
Plan, to be created from the larger of the two parcels.
Council is satisfied that this proposal represents appropriate,
timely and desirable development and use of the subject lands, and
that the approval of this Amendment represents good planning,
!
4.
PART B - THE AMBRDMElfr
B.1 Introductory State.ent
.
All of this part of the document, entitled Part B - The Amendment,
which consists of the following text and schedules, constitutes
Amendment No. to the Official Plan of the (former) Township of
Oro-Medonte.
B.2 Detai1s of the -'-enc:blent
The Official Plan is amended as follows:
1. Schedule "A" Land Use, of the Official Plan, as amended, is
hereby further amended by changing the land use designation
from "Ski Resort District" to "Rural District", as shown on
the copy of Schedule "An attached to and forming part of this
Amendment.
The "Low Sensitivity Areas", as shown on the copy of Schedule
"Bn, Environmentally Sensi ti ve Areas, of the Offic ial Plan,
also attached to and forming part of this Amendment, shall
continue to apply to the subject lands.
2. Section 6.4, Rural District, sub-section 6.4.3 Land Severances
by Consent in the Rural District, is hereby amended by adding
a new sub-section after sub-section 17 on page 49, as follows:
18. A maximum of one new lot shall be permitted to be
created by consent from the 37.46 ha. parcel located in
the West Half Lot 9, Concession 8, (formerly) Township
of Medonte, subject to the policies of this Plan and the
regulations of the Zoning by-law.
B.3 I~1e~ntation and Interpretation
The provisions of the Official Plan regarding the implementation
and interpretation of that Plan shall also apply to this
amendment.
II
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KJwnship of "fay
VII
THIS IS SCHEDULE - A - TO
OFFICIAL PLAR AMERDMEBT RO. 19,
PASSED THIS
DAY OF
i'\
\\~
('1 a /
, 1996.
! 1-..- /.5~
IAN BEARD, Mayo:rl
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--< .Ar-~4 .
LYNDA AIKEN, Clerk
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Schedule [A]
Land
Use
Legend
~ Eslale Rurol Residenlial Dislrict
5] Resorl Residential Dislrict
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~ Highwoy Commerciol District
~ Mineral Aggregole Dislricl
m Wosle Disposol Dislrict
0!j Copelond Forest Districl
m Ski Resort Dislrict
o Agricultural Dislrict
o Rurol Districl
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To be reod in conjunclion wi1h Schedule 8
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Qfficial Plan of the
Township of
Medonte
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McNoir a Marsholl
Plonning one! Development Consuttonls .J
VI VII - .. V IX X --
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Township of 01'0
. Lands redesignated from
"SKI RESORT DIS1RICT"
SUBJECT lANDS to "RURAL DISTRICT".
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SChedule
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7.
PART C
THE APPEIIDICES
Appendix A
Planner's Reports
Appendix B
Agency Comments and Correspondence
Appendix C
Notice and Minutes of Public Meeting
III
APPEIIDIX A
PLA.JfJIHR. S REPORTS
1J>1l~ a I:i3 mml]Xi>~
II
for
Melros.e Park
Investments Limited
in support of
proposed Official Plan and Zoning By-law amendments
and
an application for consent
prepared by:
Ron Mills
MillsPlan Consulting Services
457 Ferndale Drive North
BARRIE,. Ontario
L4N 7X6
(70S) 734-2163
Apri1,. 1995
Planner.s Report
1. 0 Purpose of ReRQrt
II
Thi2' ::eport Frc",.~':"=::S' :.: :::~.S~l.::G:-: b.3.cl:.;:~'::~J.rlc ir"'~fcrr:'..a~-::'::1 -,..- -. -
planning rationale in 5Upport of applications for an Official Plan
and a Zoning By-law amendment, as well as for a related consent
application.
It also contains the information required to be submitted with the
Council adopted O. P. amendment, to the Ministry of Municipal
Affairs.
2. 0 The Proponents
The lands which are the subject of this proposal are owned by
Melrose Park Investments Limited, Melvin Brown (in trust) and Jack
Winestock.
3.0 The Proposal
The owners wish to restore the former Official Plan designation
and the previous zoning which was in place on the subject lands
before amendments were initiated by previous owners, in the early
1990s, to permit the development and use of the lands for resort
and related-recreational-purp::>sesr-------
The owners also wish to seek approval for the severance of one
additional residential lot, which is proposed to be created from
the larger of the two landholdings pursuant to a specific p::>licy
to be included in the subject Official Plan amendment.
The three parcels are proposed to be used for rural residential
and forestry purp::>ses.
4.0 Subject Lands
The property is comprised of some 137.198 acres (55.55 ha.) in two
parcels. The smaller of the two is located in the East Half of Lot
9, Concession 7, former Township of Medonte, and comprises 44.077
acres (17.8 ha.). It has some 1,200 feet (365.85 m.) of frontage
on the road allowance between Lots 8 and 9.
The larger parcel is located in the West Half of Lot 9, Concession
8, former Township of Medonte. It has nearly 2,000 feet (609.75
m.) of frontage on this same road allowance, and is 93.121 acres
(37.7 ha.) in size.
The two parcels are divided by the unopened road allowance between
Concessions 7 and 8.
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Figure 1: Location within (former) Township of Medonte
3.
-
The lot which is proposed to be severed is located at the south-
east corner of the larger parcel. It has 190.24 feet (58.0 metres
of frontage, is 328 feet (100 metres) in depth and has a lot area
of 1.43 acres (0.58 ha.)
Figure 1 shows the location of the property within the former
Township of Medonte, while Figure 2 provides the local context of
the site, as well as site features, the location of the proposed
lot and the recommeded building envelopes on all three parcels.
5.0 PROPERTY DESCRIPTIOR
The lands are vacant and unused, and are completely forested with
a broad range of forest stands which reflect the variations in
site conditions, including an area of some 30 acres (12 ha.) of
pine plantation.
The southerly portions of the site are elevated, high dry lands.
The central portion is characterized by generally steep but
variable topography, while the northern portion is low lying, flat
and wet.
The lands are not suitable for agr icul tural purposes, and are
classified, for the most part, as Classes 3, 4 and 7 (refer to
Figure 3). A site inspection revealed a combination of steep
slopes, extreme stoniness and poor drainage conditions which would
prevent any reasonable agr ic ultura I use of the lands.
The lands are also classified as 53 on Minsitry of Natural
Resources aggregate resource mapping, which is an indication that
there is a sand deposit of only tertiary significance,
The land is therefore best sDited for continued forestry purposes,
and for rural residential purposes.
The pine plantation on the property requires management, and the
owners intend to thin the stands, and cull poplars within upland
hardwood areas, under the ~~pervision of a con5Ulting professional
forester.
The proposed residential lot, and the residential use of the two
existing parcels and the new lot will not impact significantly on
the potential df the lands for continued forest production.
6.0 SURROUNDING LANJ}~_~~1LI.AlfD U:$E~
Lands to the north and north-west are low lying and wet, and some
of the areas near the Goldwater River are classified as wetland.
To the west and south, the lands ,'tre generally in agricult1.1T3.l
use, with some forested lands in areas not well 5Uit.:;d to
;::1or'tcul ture <
FIGURE 2: SUBJECT LA
CHARACTERI~~~CAND SITE
S AND FEATURES
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FORESTED AND
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Scale:
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5.
There is a specialized livestock facility to the south~est, but
it did not appear to be in active operation at the time of the
site inspection. It is a considerable distance away, and will not
be impacted by the proposal, specifically the creation of the new
lot, which is at the extreme opposite end of the subject property.
II
To the east exists a mixed use area consisting of non-intensive
agricultural, rural residential and forestry uses.
No significant impact on adjacent agricultural lands or land uses
will result. The subject proposal' will lead to developments and
uses which would appear to be IOOre in character with this very
rural, tranquil area, and more compatible with the surrounding
lands and land uses than the resort and recreational uses which
are currently permitted in the Official Plan and Zoning By-law.
7.0 PLAIKIRG IMPLICATIORS
This section of this report has been written in a manner which
follows the order and contains the information to be provided by
the municipality to the Ministry of Municipal Affairs, as outlined
on the Ministry' s "Offic ial Plan Amendment Form" and in accordance
with the Ministry's "Guide to Provincial Planning Applications".
Many of the following matters are not applicable to this very
simple and straightforward proposal, but the various "headings"
are nevertheless included to demonstrate that consideration has,
in fact, been given to all of these matters, as required.
7.1 Compat~b~1~ty w~th Prov~nc~a1 Interests
7.1.1
Officia1 PIan
7.1.1.1{a)
Genera1
The lands are currently designated "Ski Resort District" on
Schedule .. A" to the Official Plan of the former Township of
Medonte,
This designation \'.13..S placed on the property as a result of 3. site
spec ific amendment to th~ Official Plan which was brought forward
by a previous own""r in the early 1990' s, and approv""d by th""
former Township of i1edont~, and tCle Hinistry of Muni.: ipal ?ffai:c 3,
Sirlce ti-lis was d0i16:, :.......L'= J-V.Lu."!C.L 7vY"t.L",:)~"..Io.r:J ,.:..f. ::2,j,:'t.~== :....;..z r:::-: :5.::-:-:' ~
new Official Plan, which was approved on December 31, 1993, which
reflects the designation approved wider the previous plan. It is
important to note that the subject property is completely
surrounded by lands d~signated "Rural District", by the cunaLt
Official Plan.
6.
II
When the current designation was approved for these lands, it was
genuinely believed that the potential for such uses existed in the
Township, and that this site was appropriate for certain types of
resort and recreational ~es, as specifically permitted in an
implementing Zoning By-law amendment, which was also approved by
the (former) Township.
Times have changed, and the ownership of the land has also
changed. The current owners do not intend to develop or use the
lands, nor can they find a buyer for the lands, for those purposes
now permitted on this property, .
The c~rent owners believe that the lands are better suited for
forestry and rural residential purposes. In addition, such "USes
would seem to be more appropriate for and compatible with the
site, and with surrounding lands and land ~es. It is also much
more likely that the lands, which have been listed "for sale" for
some time, can be successfully marketed for the latter purposes.
An amendment to the Official Plan, which will redesignate the
lands to the "Rural District" designation on Schedule "A", is
therefore considered appropriate,
The hazard lands associated with steep slopes and low wet areas in
the central and northerly portions of the property are already
recognized on Schedule "E" to the Official Plan as being "Low
Sensitivity 'Areas". No change to Schedule "En is therefore
required,
A new Official Plan for the combined municipality of Oro~edonte
is also now being prepared, It is not yet known what direction the
new plan might provide for the subject lands and for the
surrounding area. The current owners are aware of effort being put
forward by the Township in this regard, and it has beeD ~Qggested
to them by the Township that they have the option of simply
awaiting the outcome of the current planning effort,
The timeframes for this are, however, quite long, relative to that
which is likely to be experienced with this site specific O. P.
amendment, and it is the owners' preference not to await the
approval of the new Official Plan, Since the proposal in no way
violates the spirit and intent of the current Official Plan, and
would appear to be more in keeping with the direction the current
Council, and the current provine ial policies are providing to the
effort to come up with suitable policies for such r11rB.l areas in
the new Official Plan, a simple redesignation is not considered to
be inappropriate.
The principle reason for requesting a specific provlslon in the
S'Ubject 0, P. amendment which would expressly permit one new
residential lot to be created from this landholding by consent, is
because it cannot be predicted, with absolute certainty, that such
an action will be permitted by the new Official Plan.
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The severance is clearly permitted and conforms to the policies of
the current Official Plan. It mayor may not be permitted in the
new Plan. By processing a site specific amendment at this time,
~herefore, the proposal can be fairly considered under the
current, approved policies and its approval is not time sensitive,
relative to the approval of the new Official Plan.
II
7.1.1.1(b)
ConformJ. ty
This prop:>sal to redesignate the lands is in conformity with the
policies of the current Official Plan. Sllnilarly, the proposal to
create one new lot, by consent, from the easterly end of the
larger of the two parcels, which is in excess of 90 acres (the
minimum standard established under current polic ies), also
conforms fully with the existing policies for the "Rural
District", and to the related consent policies.
In this regard, the severance must either be approved after
Mlnistry of Municipal Affairs approval of the Official Plan
amendment has been given, or alternatively, the consent can be
granted conditionally upon approval of the subject Official Plan
amendment.
This latter approach is the preference of the owners, so as to
compress the timeframe for approval of the entire process to the
greatest extent possible.
7.1.1.2 Affordable Housing
This policy is not applicable to this proposal, although it is
safe to say that the parcels will be more affordable, and are
perhaps IOOre likely to fall within the range of "affordability",
as a result of approval of this proposal.
7.1.1.3 Reed for Proposed Development
Currently, no residential use which is not incidental and
accessory to a principle permitted resort/recreational use is
permitted.
Nevertheless, the two original parcels of land, and the proposed
new lot are all very suitable as building lots for residential
purposes. Three residential lots/uses at this location does not
create an oversupply of rural residential use opportunities in
this area. Indeed, the Official Plan provides for limited new
residential development, by consent, in rural areas such as this.
The other two parcels, prior to be redesignated for resort/
recreational uses, were viable building lots already.
The "need" for the developments and uses now permitted on these
lands is perhaps more in ~~estion,
9.
By removing the lands as a candidate location for resort and
recreational uses, the question of need, or lack of need, for this
type of use at (IOOre?) appropriate locations in this municipality,
'is perhaps what is being addressed by this proposal.
II
7.1.1.4 Appropriate and T~1y DeYe1o~nt
The developnent and use, as proposed, is appropriate, arguably
more appropriate that the developnents and uses possible under the
current designation and zoning. .
7. 1. 1. 5 EnYironaenta1 Considerations
There are no anticipated environn:ental consequences or impacts, as
a result of this proposal, which would not be considered minor,
and acceptable. Indeed, the potential for environmental impact as
a consequence of this proposal, should be significantly reduced,
relative to the current situation.
7.1.1.6 Suitabi1ity of Lands for Proposed Use
The lands are very well suited for the proposed developnent and
use.
7 .2 Agr ieu tura1 Lands
The subject lands are clearly of no practical use for agriculture
in their present state, nor could they be reclaimed for
agricultural purposes. No significant impact on agricultural lands
or land uses will result. Again, the proposed use of the lands is
arguably less likely to have an impact on agriculture than the
uses c-urrently permitted.
7.3 Co~ity J)eYe1op&tnt
7.3.1 Co..unity Amenities
This is a rural area, with only those limited services and
infrastructure which would normally be expected to be provided in
such area (ie. gravel road maintained year round, school bus
service, garbage collection, etc.).
Amenities and services required by this proposal are very lbnited,
much more limited than what could potentially be the case with the
previous, approved proposal. other fac ilities, services and
amenities as would be required to accommodate this proposal are
already available in nearby urban communities (eg. Coldwater,
Barr ie )
10.
7.3.2 Cu1t~al Heritage
There are no known archaeological sites, and no heritage buildings
or cemeteries present on this property.
II
7.3.3 Design of Developaent
The location of the proposed new lot, and the building areas
identified on Figure 2, are thought to be the most appropriate
available on the property. None are significantly constrained, and
are generally well suited for the 'purposes proposed.
7.3.4 Growth and Settle~nt
Not applicable to this proposal.
7.3.5 Affordable Housing
Not applicable to this proposal.
7.3.6 Public Transportation
Not applicable to this proposal.
7.3.7 Road and Access
The lands are serviced by a gravel surface road which appears to
of an acceptable standard, and which is adequately maintained year
round.
7.4 Natural Heritage and Related Issues
7.4.1
Environmentally Sensitive Areas and ANSI.s
Those portions of the site which have physical lbnitations and/or
significant environmental features and/or constraints are best
placed into a "Rural District" (Schedule "A") and "Low Sensitivity
Area" (Schedule "8") designation in the Official Plan, and into a
"Low Environmental Sensitivity (052)" zone in the Zoning By-law.
The development and use of these lands, as proposed, will not
bnpact on any area with such sensitivities or constraints.
7.4.2
Plant and Wildlife Habitats
Important habitats and features probably do exist on the s11bject
lands, but will be unaff6cted, and may well benefit from this
proposal.
11.
..
7.4.3 Topso:L1 Management
Not applicable to this proposal.
7.4.4 Water Bodies and Fish Habitat
Not applicable to this propo sal.
7.4.5
Yet1ands
Wetlands do exist on the north portion of the gubject lands, but
will be unaffected by this proposal.
7.4.6
Yood1ands
The entire property is forested, some 30 acres of which is in pine
plantation, which the owners intend to thin this year, under the
supervision of a consulting professional forester. An estimated 10
- 15 additional acres of upland hardwood bush is also proposed to
be thinned under a prescription for culling of selected hardwoods,
mostly poplar, from the stand.
Two marshalling areas are proposed to be created on the property,
for the purpose of storing and loading the cut timber and
firewood. These sites have been carefully chosen with the' intent
that they will become the building envelopes on the larger of the
two parcels and on the proposed new lot. No loss of trees which
would not have been otherwise removed in any event to acconmodate
development will result.
According to the consulting forester, the remainder of the
property is best left as forested habitat, as it has little value,
and limited potential as productive forest.
7 . 5 Non-Renewab1e Resources
7.5.1
Minera1 Aggregates
The 5Ubject lands have not been identified as an area of high
aggregate potential, and there are no significant deposits of
granular material known to exist on site. However, the lands are
recognized on aggregate resource mapping prepared by the Ministry
of Natural Resources as having a saDd deposit of tertiary
significance. According to MNR staff, who have been consulted on
this matter, this is of little concern to them, and will not
impact on this proposal.
There are no extractive industrial operations in close proximity
to the subject lands.
12.
7.5.2
Petro1eua and Ron-Aggregate Minera1s
Not applicable to this proposal.
7. 6 Pub1ic Hea1 th and Safety
It
There are no such issues which would have any bearing on this
proposal.
7.6.1
A~r 0ua1itylodours. part~cu1ates and noise
There are no such issues which would have any bearing on this
proposal.
7.6.2
Cont~nated Soi1s
There are no known spills or contamination of site soils, and no
reason to suspect that such may have occurred in the past on this
property.
7.6.3
F100d P1ains
Not applicable to this proposal.
7.6.4 Landfi11s
Not applicable to this proposal.
7.6.5 Ra~1...ays
Not applicable to this proposal.
7.6.6 Unstab1e Lands
Portions of the two large, existing parcels have steep slopes,
which appear to be very stable, as a consequence of abundant
surface stoniness and forest tree cover. This proposal will not
result in the creation of unstable slope situations, as
residential development is proposed to be confined to the table
land areas above and well away from the slope.
7.7
7.7.1
Regiona1 Issues
Aborigina1 Matters
13.
Not applicable to this proposal.
7.7.2
Lake S~coe Basin
Not applicable to this proposal.
.
7.8 Servicing and Related Issues
7.8.1
MUnicipal/Provincial Sewage and Yater Syste.s
Not applicable to this proposal.
7.8.2
On-Site sewage disposal
Soil, slope and drainage conditions on identified, s~table
building envelopes on all three parcels (as indicated on Figure 2)
are appropriate for the siting of individual septic systems, as
well as spare-up areas, on each of the parcels. This will be
confirmed, in the case of the new, proposed lot, by on-site test
pits, as required by the Simcoe County District Health Unit.
7.8.3
Stonnrater Manageaent
Not applicable to this proposal.
7.8.4
Yater Su.pply
Each lot is proposed to be serviced by a new drilled well.
7.8.5
Zoning By-Law
The lands are currently zoned "Recreational Conmercial Exception
Holding (C3-1(H))" and "Private Open Space Exception Holding (0$2-
l(H)), as a conseqDence of the passage of By-law No. 92-29, which
implemented the site-specific Official Plan amendment for these
lands. This zoning permits a large scale resort/conference centre,
a restaurant, private park, crosS-Co1mty ski area and one related,
accessory dwelling.
In order to permit the proposed development of this site, and to
implement the 5Ubject Official Plan amendment, an amendment to the
by-law will be required.
The "Rural (RU)" zone would appear to be the most appropriate
zoning for the tableland portions of the property, while the
slopes and lowland area should be re-zoned to the "Low
Environmental Sensitivity (ES2)" zone.
12.
7.5.2
Petro1eum and Ron-Aggregate Minera1s
Not applicable to this proposal.
7.6 Pub1ic Hea1 tb and Safety
It
There are no such issues which would have any bearing on this
proposal.
7.6.1.
Air 0ua1itylodours. particu1ates and noise
There are no such issues which would have any bearing on this
proposal.
7.6.2
Conta.inated Soi1s
There are no known spills or contamination of site soils, and no
reason to suspect that such may have occurred in the past on this
property.
7.6.3
F100d P1ains
Not applicable to this proposal.
7.6.4 Landfi11s
Not applicable to this proposal.
7.6.5 Rai1ways
Not applicable to this proposal.
7.6.6 Unstab1e Lands
Portions of the two large, existing parcels have steep slopes,
which appear to be very stable, as a consequence of abundant
surface stoniness and forest tree cover. This proposal will not
result in the creation of unstable slope situations, as
residential development is proposed to be confined to the table
land areas above and well away from the slope.
7.7
7.7.1.
Regiona1 Issues
Aborigina1 Matters
13.
Not applicable to this proposal.
7.7.2
Lake S~coe Bas~n
Not applicable to this proposal.
It
7.8 Servicing and Related Issues
7.8.1
MUnicipal/Provincial Sewage and Yater Systems
Not applicable to this proposal.
7.8.2
On-S~te sewage d~sposal
Soil, slope and drainage conditions on identified, suitable
building envelopes on all three parcels (as indicated on Figure 2)
are appropriate for the siting of individual septic systems, as
well as spare-up areas, on each of the parcels. This will be
confirmed, in the case of the new, proposed lot, by on-site test
pits, as required by the Stmcoe County District Health Unit.
7.8.3
Storawater Manageaent
Not applicable to this proposal.
7.8.4
Water Supply
Each lot is proposed to be serviced by a new drilled well.
7.8.5
Zoning By-Law
The lands are currently zoned "Recreational Conmercial Exception
Holding (C3-1(H))" and "Private Open Space Exception Holding (052-
l(H)), as a consequence of the passage of By-law No. 92-29, which
Dmplemented the site-specific Official Plan amendment for these
lands. This zoning permits a large scale resort/conference centre,
a restaurant, private park, croSS-C01lnty ski area and one related,
accessory dwelling.
In order to permit the proposed development of this site, and to
Dmplement the subject Official Plan amendment, an amendment to the
by-law will be required.
The "Rural (RU)" zone would appear to be the most appropriate
zoning for the tableland portions of the property, while the
slopes and lowland area should be re-zoned to the "Low
Environmental Sensitivity (ES2)" zone.
14.
The proposed development and 1..lSe of the property can and does
conform to all of the provisions of the Zoning By-law for these
zones. No exceptions or special provisions are re~red in order
to permdt the subject proposal,
8.0
. 1.
2.
3.
COKcmSIORS
The current designation and zoning of the, lands is not as
appropriate for this site, the surrounding neighbourhood or
the municipality, as that which is proposed.
This proposal conforms fully with the current Official Plan
and Zoning By-law.
There are no significant planning, agricultural,
environmental, or servicing issues, or other technical or
adnrlnistrative matters which would, or should, prevent or
frustrate this proposal.
4. The proposal represents good planning and the resulting
developnent and land use is considered appropriate and
desirable for this site, the S'Urrounding area and the
Township as a whole.
9.0 RECOMMERDATIORS
1. That Planning CoDBBittee reco~nd to Council that a
public ~eting be schedu1ed for both the O. P. and
Zoning By-law amendments.
2. That Council conduct the required public aeeting, and
adopt a suitable Official Plan am.endJB.ent, as well as a
Zoning By-law maendaent, which wou1d coae into effect
upon approval of the O. P. aaendment by the Ministry
of Municipal Affairs.
3. That the Council approved O. P. amendment be forwarded
tQ the Ministry as soon as possible, and that it be
processed and approved without a re-circulation.
4. That the CoDllllittee of Adjustment for the Township
approve the severance of one lot, as proposed, and
that the decision be conditional upon the approval of
the Official Plan amendment.
Respectfully submitted
~
Ron Mills, President
MillsPlan Consulting Services