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05 06 2015 Development Services Committee AgendaPage ,'o—' ... fI foil( e 1 F7'oshi 11 Cr FPRlte', 1:.v4ir1Prg tothorI 1. Opening of Meeting: 2. Adoption of the Agenda: a) Motion to Adopt the Agenda. The Township of Oro-Medonte Development Services Committee Meeting Agenda Council Chambers 3. Disclosure of Pecuniary Interest: Wednesday, May 6, 2015 5:30 p.m. 4. Adoption of Minutes: 3 - 18 a) Minutes of the Development Services Committee meeting held on Wednesday, April, 1 2015. 5. Public Meetings: 19 - 27 a) 5:30 p.m. Proposed Amendment to the Zoning By -Law, 2015-ZBA-06 (South Shore Homes), Part of Lot 5, Concession 14, formerly in the Township of Medonte, re: Application to amend the zoning of Lot 28 within the Draft approved Plan of Subdivision (Owen Estates) currently rezoned to Residential One (R1) Zone. The Application is to rezone Lot 28 to a site- specific Residential One Exception (R1 *) Zone to permit a lot frontage of 26 metres. 6. Public Hearings: 28 - 81 a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Intermediate Planner, re: Minor Variance Application 2015-A-02 (Farber), 45 Windfield Drive West. 82 - 88 b) 6:00 p.m. Report No. DS2015-039, Adam Kozlowski, Intermediate Planner, re: Variance Application, 2015-A-10 (Rawling), 1934 Line 10 North. 89 - 97 c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager, Planning Services, re: Consent 2015-B-06 (Blair Goss), 4484 Line 11 North, CON 11 E PT LOT 9, (Former Township of Medonte). 98 - 108 d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Intermediate Planner, re: Consent 2015-B-07 (Scotty's Excavator Service), 81 Line 7 North. Page 1 of 146 7. Deputations: 109 - 125 a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Coulson Area Environmental Committee, re: Update to Council for 2014. 8. Reports of Municipal Officers: 126 - 131 a) Report No. DS2015-040, Adrianna Spinosa, Planner, re: Site Plan Agreement, Michael & Rosalba Lavorato , 2015 -SPA -02, Lot 11, Plan 51M- 881, (Former Township of Orillia) [Refer to Items 5a) & b) of the 05 06 2015 Council Meeting Agenda]. 132 - 135 b) Report No. DS2015-038, Andria Leigh, Director, Development Services, re: Site Plan Control By-law and Delegation [Refer to Item 5c) of the 05 06 2015 Council Meeting Agenda]. 136 - 146 c) Report No. DS2015-043, Derek Witlib, Manager, Planning Services, re: Zoning By-law Amendment Application 2014-ZBA-14 (The Heights Ski Club), 1106 Horseshoe Valley Road West Part of Lots 1 and 2, Con. 3 (Medonte) Township of Oro-Medonte [Refer to Items 5d) of the 05 06 2015 Council Meeting Agenda]. 9. Communications: None. 10. Next Meeting Date: Wednesday, June 3, 2015 at 5:30 p.m. 11. Questions from the Public Clarifying an Agenda Item, Excluding Public Meeting / Hearings Items: 12. Adjournment: a) Motion to Adjourn. Page 2 of 146 aT(;(,,wnship of 4.a) Minutes of the Development Services Committee meeting h... -.011111741111011L\ Proud Heritage, Exciting Future The Township of Oro-Medonte Development Services Committee Meeting Minutes Council Chambers Wednesday, April 1, 2015 Time: 5:30 p.m. Present: Mayor H.S. Hughes Deputy Mayor Ralph Hough Councillor Barbara Coutanche Councillor John Crawford Councillor Scott Macpherson Councillor Phil Hall Councillor Scott Jermey Staff Robin Dunn, CAO; Andria Leigh, Director, Development Services; Donna Present: Hewitt, Director, Corporate and Strategic Initiatives; Janette Teeter, Supervisor, Clerk's Services/Deputy Clerk; Derek Witlib, Manager, Planning Services; Marie Brissette, Coordinator, Corporate Services; Adam Kozlowski, Intermediate Planner; Adrianna Spinosa, Planner Also Shirley & Warren Clark, Andrea Crawford, Diane House, Tom Fendley, Present: Steffie Steinke, Linda Frederiksen, Michael Frederiksen, Kerri FitzGerald, Kathy Depatie, Joe Depatie, Steve Ward, Rob Maclntyre, Wendy Stringer, Glenn Stringer, Jason & Susan Bolton, John McGee, Paul Martin, Alvin Wehl, 4 Doug McKenzie, Jill and Jim Chalmers, Judi & Mery Bolton, Nancy Jaquemain, Lee Jones, Darrell Turner, Liz Hawkins, Bob Hawkins, Kate Marrs, Jamie Anderson, Melanie Moore, Dale Lovering, Nancy Young, G. Young, Ralf & Sharon Klofp, Brandon House, Keith McDaid, Grant Housley, Sheila Craig, Nancy Collin, Neal Claassen, Leslee Hall, Susan Hutchinson, Earl Hutchinson, Jeff Soley, Craig Yundt, John Beard, Mike Barnett, John Hawkins, Paul Elliott, Matt Pryce, Trish Brunelle, Andrew Simpson, Ann & Gerry Honeywood, Sue Roehner 1. Opening of Meeting: Mayor H.S. Hughes opened the meeting and called the meeting to order. Deputy Mayor Hough assumed the Chair for the remainder of the meeting. Page 1 of 16 Page 3 of 146 Development Services hii Ito rf e \ itSteai1s Committee meeting h... 2. Adoption of the Agenda: a) Motion to Adopt the Agenda. Motion No. DSC150401-1 Moved by Jermey, Seconded by Hall It is recommended that the agenda for the Development Services Committee meeting of Wednesday, April 1, 2015 be received and adopted. 3. Disclosure of Pecuniary Interest: None declared. 4. Adoption of Minutes: a) Minutes of the Development Services Committee meeting held on Wednesday, March 4, 2015. Motion No. DSC150401-2 Moved by Hall, Seconded by Crawford Carried. It is recommended that the draft minutes of the Development Services Committee meeting held on Wednesday, March 4, 2015 be adopted as printed and circulated. Carried. Page 2 of 16 Page 4 of 146 Development Services hi iftWardete \RitStecti1s Committee meeting h... 5. Public Meetings: a) Proposed Amendment to the Zoning By -Law, 2015-ZBA-01 (Lazy Dayz/Marrs), 754 Horseshoe Valley Road West, re: Requested to rezone the lands to a site-specific Agricultural/Rural Exception # (A/RU*#) Zone to permit indoor and outdoor special events such as banquets, weddings, receptions, or similar functions on the subject lands. Deputy Mayor Hough called the meeting to order at 5:33 p.m. and explained the public meeting has been called under the authority of the Planning Act, Sections 34, R.S.O. 1990 c. P.13, to obtain public comment with respect to a Proposed Amendment to the Zoning By -Law, 2015-ZBA-01 (Lazy Dayz/Marrs), 754 Horseshoe Valley Road West. Notice Public Meeting was mailed to landowners within 120m (400 feet) of the specified site on March 6, 2015 and a sign posted on the subject property on March 11, 2015. The following correspondence was received: dated March 25, 2015 from Tiffany Thompson, County of Simcoe; dated March 17, 2015 from Kaitlyn Pascoe; dated March 16 & 19, 2015 from Michael and Linda Frederiksen; dated March 16, 2015 from John and Ann McGee; dated March 13, 2015 from Jane Ravenshaw; dated March 26, 2015 from Stephen Ward and Tracy Hall; dated September 3, 2014 resent on March 12, 2015 from Diane House; dated October 3, 2014 resent on March 27, 2015 from Brandon House; dated March 11, 2015 from Dave (last name unknown); dated March 14, 2015 from Michelle Turner; dated March 31, 2015 from Dallas Lombardi, Horseshoe Valley Resort; received April 1, 2015 from Tracy Sharpe; received March 31, 2015 from Drew R. Sinclair; dated March 16, 2015 and resent April 1, 2015 from Tom & Shawn Fendley. Adrianna Spinosa, Planner, explained the purpose and effect of the proposed amendment. A PowerPoint presentation was presented. Kate Marrs, applicant, presented an overview. The following public persons offered verbal comments with respect to the proposed amendment: Brandon House; Leslee Hall; Michael Frederiksen; John McGee; Lance Chilton; Tom Fendley; Neal Claassen; Jamie Anderson (co -applicant); Steve Ward. Deputy Mayor Hough advised that no additional deputations to Council will be permitted with respect to the proposed amendment. A digital recording of the meeting is available for review through the Township's website. There being no further comments or questions, the meeting adjourned at 6:32 p.m. Page 3 of 16 Page 5 of 146 Development Services hii iftWarQ e \RiiStecti1s Committee meeting h... b) Proposed Amendment to the Zoning By -Law, 2015-ZBA-04 (Simcoe County District School Board), Concession 1, Part of Lot 12, known municipally as 204 Line 15 North, from the existing Institutional (1) and Agricultural/Rural (A/RU) Zones to the Institutional Exception (1* Exception) Zone to permit development of a 20 unit residential care facility with ancillary office and gymnasium space. Deputy Mayor Hough called the meeting to order at 6:34 p.m. and explained the public meeting has been called under the authority of the Planning Act, Sections 34, R.S.O. 1990 c. P.13, to obtain public comment with respect to a Proposed Amendment to the Zoning By -Law, 2015-ZBA-04 (Simcoe County District School Board), Concession 1, Part of Lot 12, known municipally as 204 Line 15 North. Notice Public Meeting was mailed to landowners within 120m (400 feet) of the specified site on March 11, 2015 and a sign posted on the subject property on March 12, 2015. The following correspondence was received: dated March 24, 2015 from Earl and Susan Hutchinson. Adam Kozlowski, Intermediate Planner, explained the purpose and effect of the proposed amendment. A PowerPoint presentation was presented. Lenny Dennis, Wayne Simpson and Associates agent, presented an overview. The following public persons offered verbal comments with respect to the proposed amendment: Dr. Howard Bloom (co -applicant); Ann Honeywood; Jeff Soley; Rob Maclntyre; Sheila Craig; Bob Hawkins; Dr. Rob Cooper (co -applicant); John Beard; Dale Lovering; Kathy Depatie; Susan Hutchinson; Jill Chalmers; Patricia Brunelle. Deputy Mayor Hough advised that no additional deputations to Council will be permitted with respect to the proposed amendment. A digital recording of the meeting is available for review through the Township's website. There being no further comments or questions, the meeting adjourned at 7:39 p.m. Page 4 of 16 Page 6 of 146 Development Services hi ItUdardete \RitStecti1s Committee meeting h... 6. Public Hearings: a) Report No. DS2015-031, Derek Witlib, Manager, Planning Services, re: Consent Applications 2015-B-03, 2015-04 & 2015-05, Peter Tsang, 1161 Line 15 North, Concession 2, Part Lot 4 (Orillia), Township of Oro-Medonte. Josh Morgan, Planner, was present on behalf of the applicant. Ken Burns, neighbour, noted the concerns expressed in 2010 had been satisfied with the environmental impact studies. Correspondence received: dated March 30, 2015 from Tim Salkeld, Nottawasaga Valley Conservation Authority. Motion No. DSC150401-3 Moved by Coutanche, Seconded by Hall It is recommended 1. That Consent Application 2015-B-03 by Peter Tsang, for the creation of 1 new lot for future single detached residential use, on lands located in Concession 2, Part of Lot 4, Township of Oro-Medonte (Orillia), be approved, subject to the following conditions: a) That one copy of a Registered Reference Plan of the subject lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary -Treasurer. b) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality. c) That the applicant satisfy any permits and/or approvals required by the Nottawasaga Valley Conservation Authority. d) That the applicant enter into a Site Plan Agreement with Council. e) That all municipal taxes be paid to the Township of Oro-Medonte. f) That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of the notice. Carried. Page 5 of 16 Page 7 of 146 Development Services hii lftWarQ e \RitStecti1s Committee meeting h... Motion No. DSC150401-4 Moved by Macpherson, Seconded by Crawford It is recommended 1. That Consent Application 2015-B-04 by Peter Tsang, for the creation of 1 new lot for future single detached residential use, on lands located in Concession 2, Part of Lot 4, Township of Oro-Medonte (Orillia), be approved, subject to the following conditions: a) That one copy of a Registered Reference Plan of the subject lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary -Treasurer. b) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality. c) That the applicant satisfy any permits and/or approvals required by the Nottawasaga Valley Conservation Authority. d) That the applicant enter into a Site Plan Agreement with Council. e) That all municipal taxes be paid to the Township of Oro-Medonte. f) That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of the notice. Motion No. DSC150401-5 Moved by Crawford, Seconded by Hall It is recommended 1. That Consent Application 2015-B-05 by Peter Tsang, for the creation of 1 new lot for future single detached residential use, on lands located in Concession 2, Part of Lot 4, Township of Oro-Medonte (Orillia), be approved, subject to the following conditions: a) That one copy of a Registered Reference Plan of the subject lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary -Treasurer. b) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality. c) That the applicant satisfy any permits and/or approvals required by the Nottawasaga Valley Conservation Authority. d) That the applicant enter into a Site Plan Agreement with Council. e) That all municipal taxes be paid to the Township of Oro-Medonte. f) That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of the notice. Carried. Carried. Page 6 of 16 Page 8 of 146 Development Services hii iftWarQ e \RiiStecti1s Committee meeting h... b) Report No. DS2015-029, Adam Kozlowski, Intermediate Planner, re: Minor Variance Application 2015-A-05, Andrew Simpson & Patricia Brunelle, 19 Stanley Avenue. Patricia Brunelle, applicant, was present. Correspondence received: dated March 25, 2015 from Lisa -Beth Bulford, Lake Simcoe Region Conservation Authority; dated March 27, 2015 from Jin Jae Won and Jin Soon AE, objecting to the application. Motion No. DSC150401-6 Moved by Jermey, Seconded by Macpherson It is recommended 1. That Minor Variance Application 2015-A-05 by Andrew Simpson & Patricia Brunelle, being to permit construction of a 70 square metre (140 square metre gross floor area) two-storey dwelling addition having an interior side yard setback of 0.92 metres on the subject lands at 19 Stanley Avenue be approved. 2. That approval of the application be subject to the following conditions: a. That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the foundation wall and 2) verifying by way of survey/real property report, prior to pouring of the foundation, that the dwelling addition be located no closer than 0.92 metres from the interior side yard lot line. b. That the applicant apply for and obtain any necessary permit(s) from the Lake Simcoe Region Conservation Authority. c. And That the appropriate zoning certificate be obtained from the Township only after the Committee's decision becomes final and binding. Carried. Page 7 of 16 Page 9 of 146 Development Services hii iftWarQ e \RiiStecti1s Committee meeting h... c) Report No. DS2015-028, Adam Kozlowski, Intermediate Planner, re: Minor Variance Application 2015-A-06, Bruce Archer, 776 Lakeshore Road East. Bruce Archer, applicant, and Mike Barnett, Project Manager, were present. John Hawkins, neighbour, noted his support for the application. Motion No. DSC150401-7 Moved by Coutanche, Seconded by Jermey It is recommended 1. That Minor Variance Application 2015-A-06 by Bruce Archer, being to permit construction of a 90 square metre detached garage on the subject lands at 776 Lakeshore Road East, be approved. 2. That approval of the application be subject to the following conditions: a) Notwithstanding Section 5.1.6 (maximum accessory structure floor area) of Zoning By-law 97-95, the proposed detached garage shall otherwise comply with all other applicable provisions of the Zoning By -Law. b) That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the foundation wall; 2) verifying by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the detached accessory building does not exceed a floor area of 90 square metres. c) And That the appropriate zoning certificate and building permit be obtained from the Township only after the Committee's decision becomes final and binding. Carried. Page 8 of 16 Page 10 of 146 Development Services hii lftWarQ e \RitStecti1s Committee meeting h... d) Report No. DS2015-026, Adrianna Spinosa, Planner, re: Minor Variance Application 2015-A-07, Mark Cameron, 18 Cook Lane. John Cameron, agent, was present on behalf of the applicant. Correspondence received: dated March 26, 2015 from Tim Salkeld, Nottawasaga Valley Conservation Authority. Motion No. DSC150401-8 Moved by Hall, Seconded by Macpherson It is recommended 1. That Minor Variance Application 2015-A-07 by Mark Cameron, specifically to permit a boathouse with an increased height of 6.0 metres, on lands located in Plan 794, Lot 8 and Lot 9 (Oro), Township of Oro-Medonte, known as 18 Cook Lane, be approved. 2. That the following conditions be imposed on the Committee's decision: a. That notwithstanding Section 5.6.g of Zoning By-law 97-95, the proposed boathouse shall otherwise comply with all other applicable provisions of the Zoning By-law. b. That the proposed buildings/structures and landscaping on the property be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee. c. That an Ontario Land Surveyor provide verification to the Township compliance with the Committee's decision prior to approving the framing inspection to confirm that the maximum height of the boathouse is no more than 6.0 metres (19.7 feet) measured from the average high water mark. d. That the applicant satisfy any permits and/or approvals required from the Nottawasaga Valley Conservation Authority. e. And That the appropriate Zoning Certificate and Building Permit be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. Carried. Page 9 of 16 Page 11 of 146 Development Services hii iftWarQ e \RiiStecti1s Committee meeting h... e) Report No. DS2015-027, Adrianna Spinosa, Planner, re: Minor Variance Application 2015-A-08, Alan & Karen Campbell, 321 Line 4 North. Alan Campbell, applicant, was present. Motion No. DSC150401-9 Moved by Macpherson, Seconded by Jermey It is recommended 1. That Minor Variance Application 2015-A-08 by Alan & Karen Campbell, specifically to permit an accessory building with an increased floor area of 83.61 square metres and an increased height of 4.95 metres, on lands located in Concession 5, West Part Lot 19 of Registered Plan 51 R2068 Part 1 (Oro), Township of Oro-Medonte, known as 321 Line 4 North, be approved. 2. That the following conditions be imposed on the Committee's decision: a. That notwithstanding Section 5.1.4 and 5.1.6 of Zoning By-law 97-95, the proposed accessory building shall otherwise comply with all other applicable provisions of the Zoning By-law. b. That the proposed buildings/structures and landscaping on the property be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee. c. That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the foundation wall; 2) verifying by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the detached accessory building does not exceed a floor area of of 83.61 square metres; 3) Confirming, prior to approving the framing inspection that the maximum height of the accessory building is no more than 4.95 metres measured from grade to the midpoint of the roof. d. And That the appropriate Zoning Certificate and Building Permit be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. Carried. Page 10 of 16 Page 12 of 146 Development Services hii lftWarQ e \RitStecti1s Committee meeting h... f) Report No. DS2015-030, Derek Witlib, Manager, Planning Services, re: Minor Variance Application 2015-A-09, Sandra Hoffman & Todd Phillips, 5 Greenwood Forest Road, Plan 709, Lot 40 and Part of Block A (Oro). Matt Price, agent, was present on behalf of the applicants. Motion No. DSC150401-10 Moved by Macpherson, Seconded by Hall It is recommended 1 That Minor Variance Application 2015-A-09 by Sandra Hoffman and Todd Phillips, specifically to permit the replacement of a residential dwelling with an increase in the amount of floor area and volume in the required interior side yards and to recognize existing interior side yard setbacks (1.71 metres west side and 0.94 metres east side); a reduced rear yard (0 metres as measured from the SR Zone boundary) for a dwelling; and a reduced front yard (5.97 metres) for a detached garage, with respect to 5 Greenwood Forest Road, Plan 709, Lot 40 and Part of Block A (Oro), be approved. 2. That the following conditions be imposed on the Committee's decision: a) That notwithstanding Table B1, Section 5.1.3. (a) and Section 5.16.1.(a) of Zoning By-law 97-95, the proposed single detached dwelling and detached garage shall otherwise comply with all other applicable provisions of the Zoning By-law (including interior side yard setback of proposed garage and lot coverage for accessory buildings). b) That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by: 1) pinning of the foundation wall of the dwelling and verifying by way of survey/real property report, prior to pouring of the dwelling foundation that the dwelling be no closer to the west interior side lot line than 1.71 metres; no closer to easty interior side lot line than 0.94 metres; and no closer to the Easement as in SC352811 than 0 metres; and 2) pinning of the foundation wall of the detached garage and verifying by way of survey/real property report, prior to pouring of the garage foundation that the garage be no closer to the front lot line than 5.97 metres. c) That the applicant satisfy any permits and/or approvals required from the Lake Simcoe Region Conservation Authority. d) That a septic design be submitted to the satisfaction of the Township. e) That the appropriate Zoning Certificate, Engineered Lot Grading Plan, and Building Permits be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c. P. 13. Carried. Page 11 of 16 Page 13 of 146 Development Services hi Its ardete \RitStecti1s Committee meeting h... 7. Deputations: None. 8. Reports of Municipal Officers: a) Report No. DS2015-023, Adam Kozlowski, Intermediate Planner, re: Official Plan Amendment, 2014-0PA-02 and Zoning By-law Amendment, 2014-ZBA-05 (Horseshoe Ridge Subdivision) Plan 51M-1035, Lots 9-13 and Lots 45-48 inclusive. Motion No. DSC150401-11 Moved by Crawford, Seconded by Jermey It is recommended 1. That Report No. DS2015-023, Adam Kozlowski, Intermediate Planner, re: Official Plan Amendment, 2014-0PA-02 and Zoning By-law Amendment, 2014-ZBA-05 (Horseshoe Ridge Subdivision) Plan 51 M-1035, Lots 9-13 and Lots 45-48 inclusive be received and adopted. 2. That Official Plan Amendment 2014-0PA-02 being to re -designate the subject lands from "Horseshoe Valley — Low Density Residential" to "Horseshoe Valley — Medium Density Residential" on Schedule D of the Official Plan, and to amend the text of Section 014.3.6 by adding Section C14.3.6.10 to the Official Plan as a site-specific policy on the subject lands, be approved. 3. That Zoning By-law Amendment Application 2014-ZBA-05, that would rezone the subject lands from the Residential One Exception Two Hundred Thirty -Two (R1 *232) Zone and the Residential One Exception Two Hundred Thirty -Three (R1 *233) Zone to the Residential Two Exception Two Hundred Fifty -Six (R2*256) Zone and the Residential Two Exception Two Hundred Fifty -Six Hold (R2*256)(H) Zone on Schedule Al 5 to Zoning By-law No. 97-95, be approved. 4. That the Clerk bring forward the appropriate By -Law to amend the Official Plan to redesignate the subject lands from the "Horseshoe Valley — Low Density Residential" Designation to the "Horseshoe Valley — Medium Density Residential" Designation for Council's consideration. 5. And That the applicant be advised of the Committee's decision under the Director, Development Services' signature. Carried. Page 12 of 16 Page 14 of 146 Development Services hii iftWarQ e \RiiStecti1s Committee meeting h... b) Report No. DS2015-024, Adrianna Spinosa, Planner, re: Site Plan Agreement and Removal of Holding Provision (Democrat Maplewood Ltd.) 2015 -SPA -05, 10 Opal Court Plan 51 M-957, Lot 87 (Former Township of Oro). Motion No. DSC150401-12 Moved by Crawford, Seconded by Hall It is recommended 1. That Report No. DS2015-024, Adrianna Spinosa, Planner, re: Site Plan Agreement and Removal of Holding Provision (Democrat Maplewood Ltd.) 2015 -SPA -05, 10 Opal Court Plan 51 M-957, Lot 87 (Former Township of Oro) be received and adopted. 2. That the Township of Oro-Medonte enters into a Site Plan Agreement with Democrat Maplewood Limited thereby permitting the removal of the Holding Provision applying to Lot 87 for the construction of a single detached dwelling. 3. That the Clerk bring forward the appropriate By -Laws to enter into a Site Plan Agreement with Democrat Maplewood Limited and to remove the Holding Provision applying to the lands described at Lot 87 of Plan 51 M-957 respectively, for Council's consideration. 4. And That the applicant be advised of the Committee's decision under the Director, Development Services' signature. c) Report No. DS2015-025, Adam Kozlowski, Intermediate Planner, re: Site Plan Agreement, 2015 -SPA -01 (Caudry), 15 Pemberton Lane. Motion No. DSC150401-13 Moved by Macpherson, Seconded by Crawfor It is recommended 1 That Report No. DS2015-025, Adam Kozlowski, Intermediate Planner, re: Site Plan Agreement, 2015 -SPA -01 (Caudry), 15 Pemberton Lane be received and adopted. 2. That the Township of Oro-Medonte enters into a Site Plan Agreement with Suzanne Caudry to permit the construction of a single detached dwelling and in -ground swimming pool. 3. That the appropriate By-law for the Site Plan Agreement and to repeal the previous Site Plan Agreement applying to the lands described as Pt Lot 1, Range 1 Oro, Parts 1 & 2 51 R-19045 (Oro) be brought forward for Council's consideration. 4. And that the applicant be advised of the Committee's decision under the Director, Development Services' signature. Carried. Carried. Page 13 of 16 Page 15 of 146 Development Services hii lftWarQ e \RitStecti1s Committee meeting h... d) Report No. DS2015-032, Derek Witlib, Manager, Planning Services, re: "The Lodges" Draft Plan of Condominium Application 2015 -SUB -01 by Skyline Horseshoe Valley Inc. Council unanimously consented to permit Ralph Klopf, President of the Horseshoe Timeshare Association, Minutes of Settlement and Matthias Schlaepfer, Skyline, to speak on the matter. Motion No. DSC150401-14 Moved by Macpherson, Seconded by Crawford It is recommended 1. That Report No. DS2015-032, Derek Witlib, Manager, Planning Services, re: "The Lodges" Draft Plan of Condominium Application 2015 -SUB -01 by Skyline Horseshoe Valley Inc. be received and adopted. 2. That Draft Plan of Condominium (Standard) Application 2015 -SUB -01 (Skyline Horseshoe Valley Inc.) as shown on Schedule #2 of Report No. DS2015-032, be approved, subject to the conditions set out in Schedule #3 of Report No. DS2015-032. 3. And that the applicant be advised of the Committee's decision under the Director, Development Services' signature. Carried. e) Report No. DS2015-033, Derek Witlib, Manager, Planning Services, re: Zoning By-law Amendment 2013-ZBA-13 (Modco Investments Inc.). Motion No. DSC150401-1 Moved by Coutanche, Seconded by Jermey It is recommended 1. That Report No. DS2015-033, Derek Witlib, Manager, Planning Services, re: Zoning By-law Amendment 2013-ZBA-13 (Modco Investments Inc.) be received and adopted. 2. That the Clerk bring forward the appropriate By -Law to rezone the subject lands shown on Schedule 'A16' to Zoning By-law 97-95, as amended, to an Environmental Protection (EP) Zone as shown on Schedule 'A' of proposed By-law 2015-064 for Council's consideration. 3. And That the applicant be advised of the Committee's decision under the Director, Development Services' signature. Carried. Page 14 of 16 Page 16 of 146 Development Services hii Ito rf e \ itSteai1s Committee meeting h... 9. Reports of Members of Council: a) Councillor Jermey, re: Farmland Preservation. Motion No. DSC150401-16 Moved by Crawford, Seconded by Coutanche It is recommended that the motion with respect to Councillor Jermey, re: Farmland Preservation be deferred to enable staff to report back on the potential implications with respect to the implementation of the proposed motion. Motion No. DSC150401-17 Moved by Jermey, Seconded by Crawford Whereas farmland in Ontario is being lost at a rate of 350 acres every day. Whereas less than 5 per cent of the Province of Ontario is suitable for food production. Carried. Whereas in the Township of Oro-Medonte Official Plan section A 2.4.1 states "It is the goal of this Plan to preserve areas demonstrating high capability for agricultural production for that purpose." Whereas the Provincial Policy Statement in section 2.3.1 states "Prime agricultural areas shall be protected for long-term use for agriculture." Whereas the Township of Oro-Medonte contains large areas of both prime and nonprime agricultural land. Therefore, the Development Services Committee recommends to Council that the Corporation of the Township of Oro-Medonte cease to develop any prime agricultural land for non-agricultural municipal uses, excluding waterlines, sewers and roads and also where no reasonable alternative can be found, a net benefit study be conducted to justify the necessity of using prime farmland and to verify that the area of farmland being taken out of production is required and no excess land is wasted. Deferred. Page 15 of 16 Page 17 of 146 Development Services hi iftWarQiiete \RitStecti1s Committee meeting h... 10. Communications: None. 11. Next Meeting Date: Wednesday, May 6, 2015 at 5:30 p.m. 12. Questions from the Public Clarifying an Agenda Item, Excluding Public Meeting / Hearings Items: 13. Adjournment: a) Motion to Adjourn. Motion No. DSC150401-18 Moved by Crawford, Seconded by Macpherson It is recommended that we now adjourn at 9:30 p.m. Deputy Mayor Hough, Chair Carried. Adam Kozlowski, Secretary -Treasurer Page 16 of 16 Page 18 of 146 5.a) 5:30 p.m. Proposed Amendment to the Zoning By -Law, 2015... 6,1Pra. //c`rfi nlc. Notice of Receipt of a Complete Application Notice of Particulars and Public Access Notice of Public Meeting for Proposed Amendments to the Zoning By-law of the Township of Oro-Medonte 2015-ZBA-06 (South Shore Homes) Take notice that the Township of Oro-Medonte deemed the following application to amend the Zoning By-law 97-95, as amended, a "Complete" Application under the Subsection 34 of the Planning Act, R.S.O. 1990, c. P. 13 on the 3rd day of April, 2015. Take notice that the Development Services Committee of the Township of Oro- Medonte will hold a Public Meeting on Wednesday, May 6, 2015 at 5:30 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 subject lands are located in Part of Lot 5, Concession 14, formerly in the Township of Medonte, in the Township of Oro-Medonte. These lands are presently the subject of a Draft approved Plan of Subdivision, known as Owen Estates, comprising 29 residential lots. The purpose and effect of the proposed Zoning By-law Amendment is to amend the zoning of Lot 28 within the Draft approved Plan. The Plan of Subdivision has been rezoned to Residential One (R1) Zone. However, the Amendment has been requested to rezone Lot 28 to a site-specific Residential One Exception (R1*) Zone to permit a lot frontage of 26 metres. A key map illustrating the location of the subject lands, and a copy of the applicants site plan including the lands to be rezoned are included with this notice. And take further notice that pursuant to Section 34 (10.7) of the Planning Act, the Application is part of the public record and is available to the public for viewing/inspection between 8:30 a.m. and 4:30 p.m. at the Township of Oro-Medonte Administration Building. Any person wishing further information or clarification with regard to the application or to arrange to inspect the application should contact the Planning Division at 705-487-2171. If you are submitting letters, faxes, emails, presentations or other communications with the Township concerning this application, you should be aware that your name and the fact that you communicated with the Township will become part of the public record. The Township will also make your communication and any personal information in it available to the public, unless you expressly request the Township to remove it. If you wish to be notified of the decision of the Township of Oro-Medonte in respect to the proposed Zoning By-law Amendment, you must make a written request. Written submissions should be directed to: Township of Oro-Medonte 148 Line 7 South Oro-Medonte, Ontario LOL 2E0 Attn: J. Douglas Irwin, Clerk Dated at the Township of Oro-Medonte this 15th day of April, 2015. Andria Leigh, MCIP, f PP Director, Development Services Page 19 of 146 5.a) 5:30 p.m. Proposed Amendment to the Zoning By -Law, 2015... Location Map i llate w ww CC w < z WHIP li ,l w .z w BU RN ET ST ROBBIN S'DRIVE I' Subject Lands C3 Ik UJ J U 1 WARM hNSTER SIDE ROAD Owen Estates) Page 2 of 3 Page 20 of 146 9171. ix) iz abed C •I ID% 2 -7,74271. sfix-.4,, -1Z411°471'i24:::-[ nn0.1— 21 , • 1 p LO -5‘5.-Pln,l) r 24 26 DRAFT PLAN OF SUBDIVISION T 5. CONCESS. 19 CO GEOGRAPE—, 006 or 010 TOWNSHIP OF ORO- MEDONTE COUNTY OF SIMCOE nut no J. G. VANT.ON CA .6. 20,2 ROAD A .ROAD nn SION MORGAN 15- 016 00 at 0 5.a) 5:30 p.m. Proposed Amendment to the Zoning By -Law, 2015... Zoning By-law Amendment 2015-ZBA-06 South Shore Homes (Owen Estates) Location: Lot 5, Concession 14 Current Zoning: Residential One (R1) Current Official Plan Designation: Rural Settlement Area fisting Development: \J cant Land; 0 Eaft_Annrnvarl Plan of Si ihrlivicinn rn 9171-40 EZ abed Zoning By-law Amendment 2015-ZBA-06 South Shore Homes (Owen Estates) Purpose of Application: Zoning By-law Amendment — rezone Lot 28 within the Draft approved Plan o from Residential One (R1) Zone to a Residential One Exception (R1*) Zone to 3 permit a lot frontage of 26 metres. 0 0 0 0— Pro<,d Heritage, Evthing Fnwp, r Cv Ni O LOT 1 I ,.N 55515-0,4051 L OT556 ,a0l-'. ILI I !AI 0 1 'OT 4 11 DIN 68815-8164536 o I I LOT 631 II I 68615- 504,635 PDL 355.5, 51464616 fiN 63550-4I4,N31 u� L01 a 'TW 55511-91482.51 LOT 9 -ana0.26 J555646-66465355 DINA 120.60 zfi0AD N Zoning By -Law Amendment 2015-ZBA-06 South Shore Homes (Owen Estates) BM 00819868003 TABLET SET IX TOP 0- 100. 0035, 20 2 ARI I. (rs�wury v15 585}0 23 BLACK 34 ,/-BTZ? /10 BLACK 32 ' 1prir- 3i 5' KEY P i AN (NCI 50 SCLLE) tT V DRAFT PLAN OF SUBDIVISaN OF PART OF LOT 5. CONCESSION 14 (D GEOGRAPIIIC TOWNSIIIP OF MED8P NOW IN 111 TOWNSHIP OF OHO--MEDOEPE CD COUNTY OF SIMCOE 2. C STANTON 02.1. 0.2.5. 2 2012CD r -F 0 CO w 151+,:115 #.L44 N O 01 9171-405Zabed Zoning By-Iaw Amendment 2015-ZBA-06 South Shore Homes (Owen Estates) NOTICE OF PUBLIC MEETING OF THE TOWNSHIP OF OROMEDONTE Pursuant to Section SA of the Planning Act in reSpect to a Proposcd Zoning 8y -law Amendnrent 12615-Z!Ad66 Meeting Date: Wndre:sday, May 6 2015, at 5:20 p.m. LOcatiOn: T0wnntn5 al Oro-Melome Council Chambers, Aemin Bu+dn5. tae line T 50ug1 Proposed Use; Pazonng a Uwe [020016011d iron Rl 6000 told Ew®plmn Zb0l0 permit a Id lmne9+ Any persons Play w0le or attend t0 present submission. Yun nW+alnfeAnarion.emtect 8.2191 i:r.vnshrp Planning [Mpartma^rat° NOTICE OF PUBLIC MEETING 21 �.orltiy`.n..+'+m "e=rmla 2.x67 Meting Dale: s2r,Priy 2.7 ism 2 ge,:n.tti„sn Propulse. +NenE laeP. • m461rn n a.:o Pw :a o'���io"re7vu 3 Public Meeting sign posting Q Line 13 NOrCn hignway 1 z 3 CD Q et et O rrt cp N O 5. irenhip n e41.0 ate Proud Heritage, Lorhing Fenn, W r Cv Zoning By-law Amendment 2015-ZBA-06 South Shore Homes (Owen Estates) sodoad 'w'd 0c:5 (e'c CD CD 0 5_ CD N 0) 5.a) 5:30 p.m. Proposed Amendment too - 0± ` frLQ Brissette, Marie From: Dorton, Peter (MTO) <Peter.Dorton@ontario.ca> Sent: Friday, April 17, 2015 11:30 AM To: Spinosa, Adrianna Cc: Longworth, Rebecca; Tuz, Sylvester (MTO) Subject: RE: 2015-ZBA-06 (Owen Estates) Attachments: Notice of Receipt of a Complete Application and PM.PDF; 2015-ZBA-06 Application.pdf; PJR.PDF; Draft Plan_Signed Jan 3 2012.pdf Adrianna, please be advised that MTO has no concerns with this application for a site specific amendment to permit Lot 28 with a frontage of 26 metres. MTO approvals for the overall subdivision development are as per the draft approval conditions and notes. Please feel free to contact me if you have any questions. Thanks, Peter Dorton Senior Project Manager MTO Central Region Corridor Management Section 7th Floor, Building D 1201 Wilson Avenue Downsview, ON M3M 1J8 Ph: 416-235-4280 Fx: 416-235-4267 Email: peter.dorton@ontario.ca From: Longworth, Rebecca [mailto:rlongworth@oro-medonte.ca] Sent: April 16, 2015 4:06 PM To: Dorton, Peter (MTO) Subject: FW: 2015-ZBA-06 (Owen Estates) Good afternoon, Please find attached a Notice of Public Meeting for Zoning By -Law Amendment Application (2015- ZBA-06) for lands located in Part of Lot 5, concession 14. If you required further information, please contact Adrianna Spinosa, aspinosaoro-medonte.ca Thank you, Becky Becky Longworth Office Administrative Assistant Township of Oro-Medonte * Please Note the Township's new mailing address 1 Page 27 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Township of Proud Heritage, Exciting Future Report Report No. DS2015-041 To: Development Services Committee Prepared By: Adam Kozlowski Intermediate Planner Meeting Date: May 6, 2015 Subject: Revised Minor Variance Application 2015-A-02 (Farber) 45 Windfield Drive West Motion # Roll #: 4346-010-008-09403 R.M.S. File #: D13 48652 Recommendation(s): Requires Action X For Information Only It is recommended: 1. That Report DS2015-041 be received and adopted. 2. That Minor Variance Application 2015-A-02 (Farber), being to permit construction of a 2 slip, flat -roofed boathouse having an enclosed upper level with a flat roof, having a height of 7.6 metres, be approved subject to the following conditions: a. That notwithstanding Section 5.6.e of Zoning By-law 97-95, the proposed boathouse shall otherwise comply with all other applicable provisions of the Zoning By-law. b. That an Ontario Land Surveyor provide verification to the Township compliance with the Committee's decision prior to approving the framing inspection to confirm that the maximum height of the boathouse is no more than 7.6 metres measured from the average high water mark (219.15 mast) of Lake Simcoe. c. That the Owner submit a Landscape Rehabilitation and Vegetation Enhancement Plan, prepared by a qualified professional, to the satisfaction of the Township and Lake Simcoe Region Conservation Authority. d. That the Owner apply for and obtain Site Plan Approval to construct the proposed boathouse, and to implement the recommendations of the Landscape Rehabilitation and Vegetation Enhancement Plan, as required in Condition 2. c. e. That the Owner obtain any permits and/or approvals from the Lake Simcoe Region Conservation Authority. 3. That the applicant be advised of the Committee's decision under the Director, Development Services signature. Development Services Committee Report No. DS2015-042 Page 1 of 15 Page 28 of 1.46 Background: .a .45 p.m. rceport No. -041, ki, 1 term... Minor Variance 2015-A-02 was deferred at the March 4, 2015 Development Services Committee Hearing at the request of the applicant, in order to address comments from the Lake Simcoe Region Conservation Authority (LSRCA) and further discuss the application with Township Staff. Township and LSRCA Staff met with the Agent at the subject lands on March 18, 2015 to discuss alternative boathouse locations, and potential for landscape rehabilitation and vegetation enhancement. The Agent agreed to prepare a revised site plan showing a modified boathouse location in the center of the lot, and a conceptual landscape plan showing topographical restoration and vegetation enhancement along the shoreline and along the east and west property lines adjacent to the revised boathouse location. A suggested approach to implement the landscape plan is through Site Plan Control, where the LSRCA would be the approval authority with respect to topographical and vegetative works in accordance with the Lake Simcoe Protection Plan. The applicant would be required to make application to the Township for Site Plan approval and have the appropriate agreement registered on title. Notwithstanding the revised site plan and conceptual landscape plan, the requested variances to Zoning By-law 97-95 remain identical to the original circulation: 1) 5.6 e) Maximum boathouse height Maximum height 4.5 metres Proposed height 7.6 metres • The Applicant's revised site plan, boathouse plans and conceptual landscape restoration and vegetation enhancement plan is attached in Schedules 2a, 2b, Schedule 3 and Schedule 4. • The Applicant has provided a survey of surrounding shoreline and boathouse development, which has been distributed to Development Services Committee under separate cover. • LSRCA correspondence is attached in Schedule 5. Property Description The subject lands are a waterfront lot, having an area of 0.59 hectares (1.45 acres) and 36.5 metres (120 ft.) of frontage on Windfield Drive West, and approximately 38 metres (125 feet) of shoreline on Lake Simcoe. The property contains a 430 square metre (4630 sq. ft.) dwelling and a detached 75 square metre (810 sq.ft.) garage. An existing "paved terrace area" is located at the shoreline on the east side of the lot, where mature tree cover, natural vegetation and undisturbed topography predominates at the shoreline on the west side of the lot. Surrounding land uses to the east and west of the subject lands consist of waterfront seasonal and year round residential uses. Lands to the north of Windfield Drive West are Development Services Committee Report No. DS2015-042 Page 2 of 15 Page 29 of 146 large wooded and ur?2ig)e&50Al of eP6t n PAI?Q11§ }4 i)hAggkKaiiiNWW, 1 nterm... Schedule 1. Oro-Medonte Official Plan The subject lands are designated "Shoreline" by the Official Plan (OP). Permitted uses include single detached dwellings and accessory structures, existing marinas and small scale commercial uses. Section C5.1 lists the following objectives of the Shoreline designation: • To maintain the existing character of this predominantly residential area • To protect the natural features and functions of the shoreline area and the immediate shoreline Oro-Medonte Zoning By-law 97-95 The subject lands are zoned Rural Residential One Exception 84 (RUR1*84) Zone. Permitted uses in the RUR1*84 Zone include single detached dwellings, and accessory structures such as detached garages and boathouses. Section 5.6 e) permits a maximum boathouse height of 4.5 metres. Boathouses are limited to 30% of the width of the shoreline, and are required to be setback 2 metres from interior side lot lines. Lake Simcoe Protection Plan As the subject lands front on Lake Simcoe, the shoreline is contained with the "Regulated Area" under the jurisdiction of the Lake Simcoe Region Conservation Authority (LSRCA). Any new buildings or structures proposed within the regulated area are subject to review and permit from the LSRCA. The development policies of the Lake Simcoe Protection Plan (LSPP) are applicable to regulated areas, notwithstanding the provisions of the Township zoning by-law. For the purpose of this application, the LSRCA has reviewed the proposal in conjunction with the following relevant policies of the LSPP: 6.4 Subject to the other policies in this Plan, structures shall only be permitted in a vegetation protection zone along the Lake Simcoe shoreline if: a. There is no alternative but to place the structure in this area and the area occupied by the structure is minimized b. The ecological function of the vegetation protection zone is maintained; and c. Pervious materials and designs are used to the extent feasible 6.7 Significant alteration of the shore of Lake Simcoe...is not permitted unless the significant alteration is for the purpose of stabilizing, protecting, restoring, or rehabilitating the shore... Development Services Committee Report No. DS2015-042 Page 3 of 15 Page 30 of 146 nterm... Analysis: 6.a) 5:45 p.m. Report No. DS2015-041, Adarn Kozlowski, I 1) Does the variance conform to the general intent of the Official Plan (OP)? The intent of the OP is to: • Maintain the existing character of this predominantly residential area • Protect the natural features and functions of the shoreline area and the immediate shoreline Permitted uses in the Shoreline designation include single detached dwellings (and accessory structures), existing marinas, and small scale commercial establishments. The proposed boathouse is a permitted use in the Shoreline designation, and maintains the intent of the OP. The proposed increased height to a permitted accessory structure would not appear to detract from the established residential use or character of the subject lands, or surrounding waterfront residential dwellings and shoreline accessory structures. Further, as a condition of approval of the proposed variance, the Planning Act provides the Committee with the opportunity to impose conditions that would facilitate rehabilitation of the shoreline as a means to mitigate the requested height increase. Shoreline rehabilitation and vegetative enhancement resulting from this development would further implement the intent of the Official Plan by protecting and enhancing the natural features of the shoreline area and immediate shoreline. 2) Does the variance conform to the general intent of the Zoning By-law? The intent of the Zoning By-law with respect to boathouse development is to limit the height, percentage of shoreline width, and establish side yard setbacks to ensure that the natural character of the waterfront is not dominated by structural development. The requested height variance maintains the intent of the zoning by-law for the following reasons: • The main structure of the boathouse (main level 2 enclosed slips) and flat roof deck sitting area would have a height of 4.5 metres, and would otherwise comply with the required height provision. The proposed boathouse is similar in design, dimension and function to adjacent boathouses to the east and west. • The additional height is requested to enclose the upper deck sitting area with glass paneling and a flat roof to protect occupants from sun, wind, rain, and insects. The additional height would not otherwise lead to the potential for development of a full second storey or living area, nor increase the usability of the upper level beyond a sitting or lounging area. The glass panels would be transparent, and not present the same structural massing at the water in comparison to a full second storey as seen on surrounding boathouses. • Notwithstanding the height increase, the proposed boathouse would have enhanced 10 metre side yard setbacks, in comparison to the original design that proposed a 2 metre setback to the west side lot line. Further, the proposed Development Services Committee Report No. DS2015-042 Page 4 of 15 Page 31 of 146 boathouse weaFi)c54kWilh aexgtI @• a` Pi n ra6QA9\ki, Interco... coverage requirements. 3) Is the variance appropriate for the desirable development of the lot? Staff are of the opinion that the proposed variance is appropriate and desirable for the development of the lot for the following reasons: • Staff have reviewed aerial photography of the site and surrounding shoreline area, and have reviewed information provided by the Applicant regarding similar boathouse development within approximately 1000 metres of the subject lands: o Of note, there are 8 two-storey boathouses within the immediate shoreline area, 5 of which appear to have equal or greater height and structural massing than the proposed boathouse. These structures are located on Brambel Road and Greenwood Forest Road. Photos of these structures are included within the information package provided to Committee under separate cover. o The character of existing shoreline development in the area therefore consists of larger boathouses of prominently two-storey design. The proposed single storey boathouse with transparent glass -enclosed upper level sitting/lounging area would therefore not detract from the established character and built form of existing shoreline development within this portion of the Lake Simcoe waterfront. • With respect to natural features and functions of the shoreline and the intent of the Official Plan and zoning by-law, the shoreline of the subject lands have been previously disturbed in the form of a paved "terrace" area and retaining walls, along with vegetation removal and topographical modification. The Lake Simcoe Region Conservation Authority has reviewed the revised boathouse site plan and conceptual landscape rehabilitation and vegetation plan, and have no objection to the proposed development. o The new boathouse location would not require removal of or disturbance to existing naturalized areas on the west portion of the shoreline. o With regard to the Lake Simcoe Protection Plan, a condition of approval would require the Applicant to restore original topography in the existing disturbed area, re-establish significant plantings and vegetative enhancement of the shoreline area, and would ensure that the proposed development implements the objectives of the Lake Simcoe Protection Plan. o The proposed vegetation enhancements would also serve to buffer the proposed additional height of the boathouse from view from Lake Simcoe, and from neighbouring residential properties. o Securing of a site plan agreement to be registered on title will ensure that the proposed development is completed in accordance with approved plans and in accordance with LSRCA permit requirements, and that rehabilitation works are Development Services Committee Report No. DS2015-042 Page 5 of 15 Page 32 of 146 carried out 0} a&§i415rkerritrigEellit06tYaivreWfq144WeA0?1l1 z 4 ki, 1nterm... Official Plan and Lake Simcoe Protection Plan. 4) Is the variance "minor"? On the basis that the proposed variance maintains the intent of the Official Plan and Zoning By-law 97-95 and represents an appropriate and desirable form of development on the subject lands, the variance is considered "minor". The proposed boathouse would be in keeping with surrounding development character within the shoreline area, is in conformity with the objectives of the Lake Simcoe Protection Plan and municipal planning policies, and would provide the opportunity for shoreline vegetative rehabilitation and topographical restoration as a condition of approval. Financial / Legal Implications / Risk Management: Potential financial and legal implications should the decision of the Development Services Committee be appealed to the Ontario Municipal Board and Council chooses to defend the Committee's decision. Policies/Legislation: • Planning Act, R.S.O. 1990, c. P.13 • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95 • Lake Simcoe Protection Plan Corporate Strategic Goals: Quality of Life: To contribute to enriched quality of life for residents by maintaining Oro- Medonte's natural beauty and country -like character and by providing opportunities that encourage community participation in activities and recreational programs. Sustainability: to build an increasingly sustainable community with regard for and sensitivity to the needs of future generations. Consultations: • Lake Simcoe Region Conservation Authority — No objection to proposed boathouse development, subject to conditions as set out in correspondence (Schedule 5). Attachments: Schedule 1: Location Map & Site Photos Schedule 2a: Applicant's REVISED Site Plan (Excerpt) Schedule 2b: Applicant's Site Plan — Shoreline Details (Excerpt) Schedule 3: Applicant's Floor Plans & Elevations Development Services Committee Report No. DS2015-042 Page 6 of 15 Page 33 of 146 Schedule 4: ConcepfiblOnticROPRAIA013tottifloteW5, Adam Kozlowski, Interm... Schedule 5: LSRCA Correspondence Conclusion: Planning Staff recommends that Minor Variance Application 2015-A-02 (Farber) be approved on the basis that the application maintains the intent of the Township Official Plan and Zoning By-law 97-95, is appropriate development for the subject lands, and the variance is deemed to be "minor". Respectfully submitted Adam Koz owski, MCIP RPP Intermediate Planner Reviewed 1:AND Derek Witlib, MCIP, RPP Manager, Planning Services SMT Approval / Comments: Schedule 1: Location Map & Site Photos Development Services Committee Report No. DS2015-042 Page 7 of 15 Page 34 of 146 6.4 .;g .r .LI olt augop`t1, Adam Kozlowski, Interm... Subject Lands 45 Windfield Drive West LAKE &WOE Development Services Committee Report No. DS2015-042 Page 8 of 15 Page 35 of 146 ShorAi+Wo§: jkntla Rb Ci n r4Claid SiWaal Kozlowski, Interm... Shoreline of subject lands looking south to Lake Simcoe Development Services Committee Report No. DS2015-042 Page 9 of 15 Page 36 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Schedule 2a: Applicant's REVISED Site Plan (Excerpt) EXISTING OKA TO BE REMOVED TRUE EXISTING TREES TrP. st MIN 0 0 4, • 4 EXISTING worm wise/ ----411—•0 PROPOSED BOATHOUSE a •`* •1,%t • e EIBMTING MV® 0 TEIIRACE TOE 1 . r R I* �OCATTON OF EXGST. Y' SEASONAL DCICK I LAKE SMCOE Development Services Committee Report No. DS2015-042 Page 10 of 15 Page 37 of 146 9176 40 8£ abed Schedule 2b: Applicant's Site Plan — Shoreline Details EAST. TREET+P. 10.00 m MIN SETBACK 43 m MAX INSIDE WIDTH PROP, LOCATION OF ---4- �-.� EXIST. TE POR Y, SEASONAL OCCK PART OF DUSTIN* WALMVICF TO EE. Fieri 7's ED E STNGCAT Page 11 of 15 EXISTING PAVED TERRACE TO BE DEMOLISHED LAKE LEVEL = 218.80 G.S.C. AUGUST 27, 2014 LAKE SIMCOE EXIST. BOAT HOUSE (SILL ELEV. = 220.13) - RETURN AREA OF EXISTING PAVED TERRACE TO A NATURAL SHORLINE WITH , CONSERVATION APPROVED/ SITE PLAN � 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Schedule 3: Applicant's Floor Plans & Elevations 0 0 • 9970 PROPOSED BOATHOUSE 910 UP 117 OVERI-FLAD DOOR 17. OVERHEAD DOOR gs, 9490 4=0 AO L PROPOSED COVERED & SCREENED ROOF TERRACE PROPOSED BALCONY SCREEN 14."Lituonr 011l_INE OF PROPOSED130ATHOLlii BELOYV .4.4.441 Development Services Committee Report No. DS2015-042 Page 12 of 15 Page 39 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Development Services Committee Report No. DS2015-042 Page 13 of 15 Page 40 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Schedule 4: Conceptual Landscape Plan & Boathouse Rendering CONCEPTUAL PLANTING SCHEDULE TAG COMMON NAME SCIENTIFIC NAME QTY. It Vithilte—Ceciar Thuja occidentahs 10 Id White ash Fraxinus americana1 Is Red osier dogwood COITUS sericea 1 2d 2s Hadcberry Snowberry Celtis occidentalts SymphorcarposaIbus 1 84 4 3s Silverberry Elaeagnus commutata Saks cordata Cornus 4s Heart -leaved willow Grey dogwood 7s Servi�beny Amelandiier .. 8s Highbush cranberrry Vbumttn trilobum 9s Sandcheny Prnnus purnia Os Staghom sumac Rhus typhina lis Common elderberry Sambucus canadensis / MT' TREE -^,; • • .. PROPOSED BOATHOUSE WAsee.ft. DXX LAKE LEVEL 218.80 G S.0 AUGUST 27, 2014 LAKE SIMCOE ENLARGED PROPOSED CONCEPTUAL SITE PLANTING PLAN Vegetation enhancement area Development Services Committee Report No. DS2015-042 Topographical and vegetation rehabilitation area Page 14 of 15 Page 41 of 146 Schedule 5: ARV ki&n^1%D 1- k' |ntp[m From: Lisa-Betheux^m To: Kozlowski. Adam- Taylor Stevenson Subject: RE: MV App 2015-A-02 Update Date: Tuesday, April 14'20159o1:06mw Attachments: /mnoe002ono Adam, Taytor and offer the following comments regarding the revised site plan submission for the Minor Variance Application for 45 Windfield Drive: 1 The proposed plan appears to be in the Iocation discussed during our site meeting on March 18, 2015. 2, Our ecolistreconnmendsthefnUowingtvvop|antsshnvvnonthep}anbenep|acedvvith alternative native speaes White Ash and Silverberry. Please note that the planting plan will be reviewed in detail as part of the site plan application. Based on our review of these plans we recommend that any approval of the minor variance application be subject to the following conditions: 3. That the owner shall agree to enter into a site plan agreement for this property. 4. Prior to execution of the site plan agreement the owner shall provide the following plans aad studies to the satisfaction of the LSRCA and the Town.ship: a. A planting and restoration plan for an approximately 15 metre width along the shoreline. The pian shoutd consist of native seJf-sustaining species appropriate to this area, and include the size and density of the plantirigs proposed. b. A shoreline grading and drainage plan which removes the flat patio area, stairs and retaining wafls and replaces them with a natural, and stabie shoreline grade. c, /\ geotechnical report demonstrating construction of the proposed boathouse wiU not irnpact the siope stability of the shoreline. 5. The owner shall obtain a permit from Lake Simcoe Region Conservation Authority for any development or site alteration within the area regulated under Ontario Regulation 179/06 under the Conservation Authorities Act. 6L As part of the permit application, the owner shall agree to enter into a restricted covenant under the Conservation Land Act to be registered on title to acknowledge that the property owner has been made aware of the risk of damage by ice and/or other relevant hazards and that they agree at their own expense to promptly repair or remove the structure in the event of such damage or alternatively, to remove the structure and restore the shoreline to its natura state. If you have any questions related to these comments, do not hesitate to contact myself or Taylor of our offices. Sincerely, Lisa Development Services Committee Report No. DS2015-042 Page 15 of 15 Page 42 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... March 8, 2015 Mr. Adam Kozlowski, MCIP, RPP Secretary -Treasurer Committee of Adjustment Township of Oro-Medonte 148 Line 7 S Oro-Medonte, ON LOL 2E0 59 D'AMATO CRES., MAPLE. ON, L6A 3E6 IN F O@ L A T T R G 5 T U O I O , C O M TEL: 905 806 5266 Re: Application for Minor Variance 2015-A-02 — Letter of Explanation for April 1st, 2015 Hearing Address: 45 Windfield Drive West, Township of Oro-Medonte, County of Simcoe Dear Mr. Kozlowski, Please accept the following Letter of Explanation and relevant research information collected to date in addition to the information already submitted in relation to this application for review and consideration. Applicant's Explanation: "I, Susan Terry Farber (the Applicant) really enjoy spending time outdoors with my husband Jayme, our kids and friends when they visit us. We love the idea of being able to sit on top of the boathouse deck and enjoy the beautiful lake scenery. Our wish is to simply improve this experience by giving ourselves protection from the sun, rain, snow, wind and insects. To achieve this protection we propose to install a structural roof draped with a "Lumon" balcony enclosure to provide us with the flexibility of a retractable screen. You can read more about this system here: http://www.lumon.ca/balcony-glazing." Sincerely, Per: Susan Terry Farber Agent's Explanation: The applicant has requested a design which does not comply with section 5.6(e) of Zoning By-law 97-95. I, Przemyslaw (Peter) Latoszek (the Agent) have made every effort possible to propose solutions that will satisfy the four Statutory Tests set out in Sub -section 45(1) of the Planning Act. It is my opinion that this variance is minor for the following reasons: 1. The variance is small enough to be considered minor. Please refer to SK05-Statistics of Existing nearby Properties for a chart comparison of lot area, shoreline length, boathouse height and property value. The chart shows that out of sixteen (16) properties which currently have a boathouse, eight (8) or 50% are two storey in height. All eight (8) properties with existing two storey boathouses have lot areas less than that of 45 Windfield Drive West. Five (5) of the eight (8) have shoreline lengths less than that of 45 Windfield Drive West. 2. The variance is not too important to be considered minor. Please refer to all the evidence stated in 1. above. Furthermore please refer to SK01 to 04 for context maps and SK06 to 14 for Page 43 of 146 6.a) 5:45 p.m. Report No. DS2O15-041, Adam Kozlowski, Interm... photographs of all existing two storey boathouses surveyed. Please note that all existing two storey boathouses are constructed out of solid exterior walls with some window and door openings. Meanwhile we are proposing a much lighter and more transparent upper level deck enclosure similar to that of a greenhouse or outdoor pool enclosure (Refer to SK17 for examples). 3. The impact of the proposal on the neighboring properties in the immediate and general area has support. Please refer to attached letters of support collected to date. It is my opinion that the granting of this variance would result in a development that is desirable for the use of the applicant's land for the following reasons: 1. The proposal follows the existing pattern of development which has been previously explained above. 2. The proposal is desirable from a broad public interest by providing a protected amenity to a typical boathouse in an area prone to complicated weather patterns and insect wildlife. Furthermore the proposed improvements will be reflected in the updated tax assessment which benefits all areas of the municipality including its inhabitants and visitors. It is my opinion that the variance requested maintains the general intent and purpose of the applicable Zoning by-law for the following reasons: 1. The proposal is compatible with existing boathouses in the neighborhood with respect to the variance sought and is sensitive to issues such as privacy and neighborhood character as has been previously outlined in all explanations above. 2. In Committee of Adjustment Application No. A-7/02 the applicant was granted a height variance with respect to constructing a two storey boathouse at 9 Brambel Road, Oro-Medonte. Please refer to attached Notice of Decision as well as SK01, SK02, SK05, SK10 & SK15 for more detailed information. It is my opinion that our proposal does more than 9 Brambel Road did to satisfy the four Statutory Tests set out in Sub -section 45(1) of the Planning Act. 3. In Committee of Adjustment Application No. A-29/94 the applicant was granted a height variance with respect to constructing a two storey boathouse at 121 Brambel Road, Oro-Medonte. This granting is pre -1997 which means it was reviewed in accordance with Zoning By-law No. 1031 instead of the current Zoning By-law 97-95. My understanding of the boathouse height definition in Zoning By-law No. 1031 from Mr. Kozlowski's email of March 2nd, 2015 is: "The height was defined as the distance between the average finished grade at the front of the building to the top of a flat roof, or midpoint between eaves and peak of a pitched roof. So the boathouse would be measured from the lakeside average finished grade." Please refer to attached Notice of Decision as well as SK01, SK02, SK05, SK06 & SK16 for more detailed information. It is my opinion that our proposal does more than 121 Brambel Road did to satisfy the four Statutory Tests set out in Sub -section 45(1) of the Planning Act. It is my opinion that the variance requested maintains the general intent and purpose of the applicable Official Plan for the following reasons: 1. The proposal maintains the existing character of this predominantly residential area as shown in previous explanations and examples provided above. 2. We are committed to protecting the natural features and functions of the shoreline area and the immediate shoreline as shown by our recently revised proposal (Sent to Mr. Kozlowski via email on February 26, 2015 and attached herein) based on the comments received from LSRCA dated February 25, 2015. We hope that you will find our explanations and relevant research information useful in the review and consideration of this application. Page 44 of 146 Sincerely, LATTAG Studio Inc. Per: 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Przemyslaw (Peter) Latoszek B. Arch. Sci., M. Arch., OAA Attachments: "15 -03 -08 -Sketches" containing: SK01 — CONTEXT PLAN SK02 — BRAMBEL RD. MAP SK03 — WINDFIELD DR. MAP SK04 — GREENWOOD FOREST RD. MAP SK05 — STATISTICS OF EXIST. NEARBY PROPERTIES SK06 — 121 BRAMBEL ROAD SK07 — 105 BRAMBEL ROAD SK08 — 97 BRAMBEL ROAD SK09 — 37 BRAMBEL ROAD SK10 — 9 BRAMBEL ROAD SK11 — 1281 LINE 4 SOUTH SK12 — 55 GREENWOOD FOREST ROAD SK13 — 49 GREENWOOD FOREST ROAD SK14 — 43 GREENWOOD FOREST ROAD SK15 - 9 BRAMBEL ROAD HEIGHT COMPARISON SK16 — 121 BRAMBEL ROAD HEIGHT COMPARISON SK17 - EXAMPLES OF LIGHT AND TRANSPARENT ENCLOSURES "15 -03 -08 -Letters of Support obtained to date" containing: 43 Greenwood Forest Road 55A Greenwood Forest Road 61 Greenwood Forest Road "15-02-26-45 Windfield Dr W -Conserv" — 4 page document "9 Bramber Rd CofA" — 3 page document "121 Bramber Rd CofA" — 5 page document Page 3 of 3 Page 45 of 146 0,0 • • TYP AN CONTEXT MAP OF NEARBY PROPERTIES 41(Cowry-61Simcoe. 45 WINDFIELD DRIVE cn cn PROPERTY WITH EXISTING2 STOREY -O BOATHOUSE. REFER TO SK06-14 FOR PHOTOGRAPHS PROPERTY WITH EXISTING COVERED & N SCREENED GAZEBO ON THE WATERFRONT (THE HEIGHT IS SIMILAR TO PROPOSED) O Z PROPERTY WITH EXISTING( STOREY O BOATHOUSE 0 N EXISTING VACANT LOT a A w Enterprises Inc. and i0 suppliers all fights reserved 10 The Corporation of the County of Siwcoe 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING - - - = = - .s\so., Ss ss. \oro PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON Pmjesl Sheet Address Number AS INDICATED SKO1 I 41 47` gRPN`_555 50 89 It m OMAP OF BRAMBEL RD. PROPERTIES 12" = 1'_0„ ®County of Simcce, 39 35 31 45 WINDFIELD DRIVE PROPERTY WITH EXISTING 2 STOREY BOATHOUSE, REFER TO SIN6-14 FOR PHOTOGRAPHS PROPERTY WITH EXISTING COVERED & SCREENED GAZEBO ON THE WATERFRON- (THE HEIGHT IS SIMILAR TO PROPOSED) Kempenfelt PROPERTY WITH EXISTING 1 STOREY BOATHOUSE EXISTING VACANT LOT et Enterprises Inc. and its suppliers all nghts reserved I C The Corporation of the County of Simcce STUDIO INC. ARCHITECTURE INTERIORS PLANNING - - - _ - - \., ,\4S mss_\==v-.\ao PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON Pmjecl Sheet Address Number AS INDICATED S`e'e SKO2 42 27 31 35 29 39 t 43.' 41 a MAP OF WINDFIELD DR. PROPERTIES 12" = 1'-0" ®Cahnty of Simcoe, ®T ret Emery 63 ` 45 WINDFIELD DRIVE ``JI 59 67 cn cn PROPERTY WITH EXISTING2 STOREY -O BOATHOUSE; REFER TO SKC6-14 FOR PHOTOGRAPHS 7J PROPERTY WITH EXISTING COVERED & CD SCREENED GAZEBO ON THE WATERFRON- O (THE HEIGHT IS SIMILAR TO PROPOSED) } Z PROPERTY WITH EXISTING I STOREY 0 BOATHOUSE CC) EXISTING VACANT LOT cn A n v Inc_ and its ppliere all rights reserved 1® The Curporah of the County of Simcoe STUDIO INC. ARCHITECTURE INTERIORS PLANNING - - - _- \ - ST, M-ed S Zs,\H=v".\45 PROPOSED FARBER BOATHOUSE Project 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number 3 0 N N_ O co co AS INDICATED S�� SK03 ,�., 40**'\O� 27 L 39 35 MAP GREENWOOD FOREST RD. PROPERTIES 55 61 ` • • 45 WINDFIELD DRIVE PROPERTY WITH EXISTING 2 STOREY BOATHOUSE; REFER TO SKO6-14 FOR PHOTOGRAPHS PROPERTY WITH EXISTING COVERED & SCREENED GAZEBO ON THE WATERFRONT (THE HEIGHT IS SIMILAR TO PROPOSED) (11 01 01 3 ID (D 0 Z PROPERTY WITH EXISTING 1 STOREY 0 BOATHOUSE EXISTING VACANT LOT ®County of Slmcoe, ® Tanner Enlerpnses Inc. and its suppliers all nghts msened I 0111e Corporation of the County of Simcoe 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING - - - _ - - \., s\soJ _s ...ted\aS 9, -ed PROPOSED FARBER BOATHOUSE Project 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number AS INDICATED O in O_ 01 A w 3 O N_ O 5n rn S`e'e SK04 I 2 91, l JO 09 abed STATISTICS OF EXISTING LAKEFRONT PROPERTIES NEARBY 45 WINDFIELD DRIVE (FEBRUARY 2015) PROPERTY ADDRESS APPROX. LOT AREA (M') APPROX. LOT AREA (ha) APPROX. LOT AREA (%) OF 45 WINDFIELD DR. LOT AREA APPROX. SHORELINE LENGTH (M) APPROX SHORELINE LENGTH (%) OF 45 VVINDFDR SHORELINE ENE LLD ENNGGTH L BOATHOUSE HEIGHT (STOREY) EXIST. BOATHOUSE (YEAR CONSTRUCTED) ROLL NUMBER/ PROPERTY REPORT NUMBER TAX ASSESSMENT ($) BRAMBEL ROAD 129 121 113 3.800 1 944 2.238 0.380 0.154 0.224 63.86% 32.67% 37.61 % 50 28 30 131.58% 73.68% 78.95% 2 UNKNOWN 1994 UNKNOWN 434601000808300 434601000808301 434601000808400 1604500 924,000 1.027000 105 2188 0.219 97 2 185 36.77% 0.219 36.72% 30 30 78.95% 78.95% 2 2 1981 2004 434601000808500 434601000808600 960,000 1431750 89 2.185 0.219 36.72% 71 4.366 0.437 73.37% 55 2.059 0.206 34.60% 47 2.006 0.201 337118 31 81.58% 1 UNKNOWN 43460 000808 /00 61 160.53% UNKNOWN 434601000808800 30 78.9518 UNKNOWN 434601000808900 32 84.21% UNKNOWN 434601000809000 448.500 1.065.250 1.062.701 952.584 37 25 9 LINE 4 SOUTH 2.141 4.289 4.153 0.214 0.429 0.415 35.98% 72.07% 69.79% 33 70 63 86.84% 184.21 % 165.79% 2 0 2 1975 UNKNOWN 2002 434601000809100 434601000809200 434601000809300 2,159, 000 1.25',000 1.339.500 1281 4135 0.414 69.48% 63 165 79% 0 (NOTE 1) UNKNOWN 434601000809400 1369000 WINDFIELD DRIVE 47 45 43 41 39 35 31 29 27 6.886 5951 5.960 6 175 8613 14.771 11 986 5931 7323 0.689 0.505 0.596 0.618 0.861 1.477 1.199 0.593 0.732 11571% 100.15% 103 76% 144 73% 248.21% 201 41% 99.66% 123 06% 44 38 37 37 51 83 68 37 30 115 79% 97.37% 97.37% 134 21% 215.42% 178.95% 97.37% 78.95% UNKNOWN UNKNOWN UNKNOWN UNKNOWN UNKNOWN UNKNOWN UNKNOWN UNKNOWN 434601000809402 434601000809403 434601000809404 434601000809405 434601000809406 434601000809407 434601000809410 434601000809411 434601000809412 1 404 250 2 332 500 1.444.000 1 907 250 1.023.000 1.959.750 3 856 000 872,000 795,500 GREENWOOD FOREST RD L 63 4.342 61 2726 59 2544 57 2.651 55A 2774 55 5.517 51 4356 49 4382 45 8 983 43 2.911 0.434 0.273 0.254 0.265 0.277 0.552 0.436 0.438 0.898 0.291 72.96% 45.81 % 42.75% 44.55% 46.61 % 92.71% 73 20% 73 64% 150 55% 48.92% 44 32 32 31 31 62 45 46 92 32 115.79% 84.21% 84.21 % 81.58% 81.58% 163.16% 118 42% 121.05% 242 11% 84.21 2 NOTE 1: PROPERTY WITH EXISTING COVERED & SCREENED GAZEBO ON THE WATERFRONT (THE HEIGHT IS SIMILAR TO PROPOSED) 2 UNKNOWN UNKNOWN UNKNOWN UNKNOWN UNKNOWN UNKNOWN UNKNOWN 1987 UNKNOWN UNKNOWN 434601000821700 434601000821600 434601000821500 434601000821402 434601000821401 434601000821400 434601000821301 434601000821300 434601000821200 434601000821100 1.444.035 1.252.471 1 613 250 1.308.500 1,550,000 1.479.750 1.628.000 2.875.000 1 277.000 786250 STUDIO INC. ARCHITECTURE INTERIORS PLANNING =2 - -_- - - __ _ T_.T2 _._ _ _ - \- .\ -2. _ s \-_= Zs ed \45 PROPOSED FARBER BOATHOUSE Project 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number AS INDICATED A cn -SIOZSO'0N podoj •w smoIzoN wept' S`e'e SK05 i 91,l JO 1,9 abed ,rIII1 VIII I! 11111,:'I911v OEXIST. 121 BRAMBEL ROAD 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING — _- _ PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number AS INDICATED SK06 DS2015-041, Adam Kozlowski, Intern... OEXIST. 105 BRAMBEL ROAD 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING — - --_c \., d\aS PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON Protect Sheet Address Number AS INDICATED -SIOZSO 'oN Po smoIzoN wept' OEXIST. 97 BRAMBEL ROAD 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING — _- _ --_ _ .—, _\., s\soJ _s ...ted\aS 9, -ed PROPOSED FARBER BOATHOUSE Project 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number AS INDICATED S`e'e SK08 DS2015-041, Adam Kozlowski, Interm... 91,l JO 175 abed OEXIST. 37 BRAMBEL ROAD 12" = 1'-0" ARCHITECTURE INTERIORS PLANNING - - - C., - - ,., PROPOSED FARBER BOATHOUSE Prosed 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number AS INDICATED S`e'e SK09 ort No. DS2015-041, Adam Kozlowski, Interm... • co D, 01 OEXIST. 9 BRAMBEL ROAD 12" = 1'-0" .411116 STUDIO INC. ARCHITECTURE INTERIORS PLANNING - - - _ - - \., PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON Preps( Sheet Address Number AS INDICATED S`e'e SK1O 01 CJl 3 0 0 0 Z 0 0 N (11 A n v 3 0 0 N_ O 1n 3 7 OEXIST. 1281 LINE 4 SOUTH 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING — _- _ --_ _H—, /A'-, s\soJ _s ...ted\aS 9, -ed PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON Pmlest Sheet Address Number AS INDICATED S�� SK1 1 5 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... AVIV•., 247: 1; ti " O 55 GREENWOOD FOREST ROAD 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING - _ - - - --_e , PROPOSED FARBER BOATHOUSE Prossul 45 Windfield Dr., Shanty Bay, ON Preps( Sheet Address Number AS INDICATED Ds, = ' \ D,Nng jons \ so..J \ Zos,\ \ e , SK12 91,I. Jo 89 abed OEXIST. 49 GREENWOOD FOREST ROAD 12 = V-0" ARCHITECTURE INTERIORS PLANNING - _ - - - -H,c PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON Protect Protect Sheet (/) Address Number AS INDICATED SK13 P OEXIST. 43 GREENWOOD FOREST ROAD 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING — _- _ --_ _ .—, _\., s\soJ _s ...ted\aS 9, -ed PROPOSED FARBER BOATHOUSE Prumul 45 Windfield Dr., Shanty Bay, ON Pmjest Sheet Address Number AS INDICATED S`e'e SK14 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... DOTTED BLUE LINE DENOTES THE MAXIMUM 4.5 METER HEIGHT OF AN BOATHOUSE AS PER ONING BY-LAW 97-95 RED LINE DENOTES THE PROPOSED SIZE OF THE NEW BOATHOUSE AT 45 INDFIELD DRIVE WEST O9 BRAMBEL ROAD HEIGHT COMPARISON 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING — _- _ --_ _ .—, _\., PROPOSED FARBER BOATHOUSE Project 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number AS INDICATED S`e'e SK15 cn 3 CD 0 0 0 0 0 0 03 N _ cn A Q v 3 N N_ ti rn 3 DOTTED BLUE LINE DENOTES THE MAXIMUM 4.5 METER HEIGHT OF AN BOATHOUSE AS PE ONING BY-LAW 97-95 ED LINE DENOTES THE PROPOSED SIZE OF THE NEW BOATHOUSE AT 45 —WINDFIELD DRIVE WEST 0 0 W 121 BRAMBEL ROAD HEIGHT OCOMPARISON 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING - - - _ -H_- \., = = \ s\-» L,s 45 49d-_ \45 PROPOSED FARBER BOATHOUSE Project 45 Windfield Dr., Shanty Bay, ON Project Sheet Address Number AS INDICATED -g[OZS0 'eN Po smoIzoN wept' S`e'e SK16 i 91,l do Z9 abed vim 11111111/1 11111111111111111111131L...-- EXAMPLES 111111111111a EXAMPLES OF LIGHT AND OTRANSPARENT ENCLOSURES 12" = 1'-0" STUDIO INC. ARCHITECTURE INTERIORS PLANNING — - _ 9r_d : ms--\,=v":\4S PROPOSED FARBER BOATHOUSE 45 Windfield Dr., Shanty Bay, ON AS INDICATED 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... March 22, 2015 Mr. Adam Kozlowski, MCIP, RPP Secretary -Treasurer Committee of Adjustment Township of Oro-Medonte 148 Line 7 S Oro-Medonte, ON LOL 2E0 59 O'AMATO ORES., MAPLE. ON, L6A 3E6 1 N F❑ @ L ATTA GSTU DID . ❑❑ TEL: 905 806 5266 Re: Application for Minor Variance 2015-A-02 — Revision No. 3 Address: 45 Windfield Drive West, Township of Oro-Medonte, County of Simcoe Dear Mr. Kozlowski, Please accept our revised proposal based on our site meeting which took place at 10am on March 18, 2015 at 45 Windfield Drive West in Oro-Medonte. The site meeting was attended by Adam Kozlowski (Township of Oro-Medonte), Lisa -Beth Bulford (LSRCA), Taylor Stevenson (LSRCA) and Przemyslaw (Peter) Latoszek (LATTAG Studio Inc. — Agent for the Applicant). The attached document contains all of the revisions suggested at the above mentioned meeting by both Township of Oro-Medonte and LSRCA. The revisions have been highlighted with a bubble line and tagged with the number '3' respectively for your reference. We hope that you will find the proposed revisions satisfactory in order to proceed with this application to the next available Committee of Adjustment hearing for a decision on this matter. If you have any questions, please do not hesitate to contact me. Sincerely, LATTAG Studio Inc. Per: Przemyslaw (Peter) Latoszek B. Arch. Sci., M. Arch., OAA Attachments: "15-03-22_45 Windfield Dr CofA R3" — 6 page document Page 1 of 1 Page 63 of 146 9b I. dO 179 abed STUDIO INC Revision No Revision Description Revision Date PROPOSED FARBER BOATHOUSE REVISED FOR CofA MAR 22, 2015 45 Windfield Drive East, Shanty Bay, ON Protect Sheet Address Number ARCHITECTURE INTERIORS PLANNING - _- - - _ _ - - — \.. Scale " — � - ' - COVER PAGE smoIzoN wept, EXISTING DECK TO BE REMOVED TRUE 31-0, Fc c !STING GAT 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Inter WINDF/ELD DRIVE EAST L le PROR LOCATION OF EXAST T PORARY/ SEASONAL DOCK I I LJ LAKE SIMCOE aa 4.87 07 36 5) fig PLAN LOT 4 A'AV eielf:I57-0044 0.801V6.-/ (P74 -4.7r_. -7-To 61 r L PROPOSED SITE PLAN Revision No Revision Description Revision Date 1 :500 3 REVISED FOR CofA MAR 22, 2015 STUDIO INC. ARC HITECTURE INTERIORS PLANNING — 58 D'AMATC CRES, MAPLE, CV. 356, EMAIL: INFC©LATTACSTUDIC.CCV, TEL: 905 806 5285 PROPOSED FARBER BOATHOUSE Project 45 Windfield Drive East, Shanty Bay, ON Project Sheet Address Number 1 : 500 22/03/25 6:32:52 PN/File Pb: C:\Uses\Icttcc21\Dpbcx\45 Airsfielc Dr Esst\Re0t\22152313_BsztbsLse.r.., Scale 02 Page 65 of 146 91, l JO 99 06ed EXISTING DECK TO BE REMOVED EXIST TREE TYP PART OF EXISTING WALKWAY TO BE REMOVED Ltr g" PROPOSED BOATHOUSE _ EXISTING CATCH BAS /�e o�arosn, 6.07 ti 10.00 m MIN SETBACK I I I 12a ow I PAO I I 11.43 m MAX INSIDE WIDTH PROP LOCATION OF —01 -- EXIST TEMPORARY/ SEASONAL DOCK EXISTING PAVED TERRACE TO BE DEMOLISHED (1 EXIST. BOAT HOUSE (SILL ELEV. = 220.13)-- 3. 3. 741- LAKE LEVEL = 218.80 G.S.C. AUGUST 27, 2014 RETURN AREA OF EXISTING PAVED TERRACE TO A NATURAL SHORLINE WITH CONSERVATION APPROVED SITE PLAN LAKE SIMCOE OENLARGED SITE PLAN 1 : 200 STUDIO INC ARCHITECTURE INTERIORS PLANNING - _- _ - _. -_- _\., R• EDGE Revision No Revision Description Revision Date PROPOSED FARBER BOATHOUSE 3 REVISED FOR CofA MAR 22, 2015 45 Windfield Drive East, Shanty Bay, ON 1 : 200 -SIOZSO'°N podoj •w smoIzoN wept' CONCEPTUAL PLANTING SCHEDULE TAG COMMON NAME SCIENTIFIC NAME QTY. 1c White Cedar Thuja occidentalis 10 1d White ash Fraxinus americana 1 1s Red osier dogwood Comus sericea 1 2d Hackberry Celts occidentalis 1 2s Snowberry Symphoricarpos albus 84 3s Silverberry Elaeagnus commutata 4 4s Heart -leaved willow Salix cordata 1 6s Grey dogwood Comus racemosa 1 7s Serviceberry Amelanchier spp. 2 8s Highbush cranberrry Viburnum trilobum 1 9s Sandcherry Prunus pumila 7 10s Staghom sumac Rhus typhina 1 11s Common elderberry Sambucus canadensis 1 STUDIO INC ARCHITECTURE INTERIORS PLANNING — -- - =HS \., EXIST TREE TVP PROPOSED '•• ••.BOATHOUSE O i • LAKE LEVEL = 218.80 G.S.C. AUGUST 27, 2014 LAKE SIMCOE ENLARGED PROPOSED CONCEPTUAL 0 1 SITE PLANTING PLAN 1 : 200 EXIST. BOAT HOUSE (SILL ELEV. = 220.13)-- Revision 20.13) Revision No Revision Description Revision Date PROPOSED FARBER BOATHOUSE 3 REVISED FOR CofA MAR 22, 2015 45 Windfield Drive East, Shanty Bay, ON Proles( Sheet Address Number 1 : 200 Scale 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Inter Ula PROPOSED BOATHOUSE 910 3860 f f 840 10.0VEMEAD DOOR 12' OVERHEAD DOOR INE UP EXIST TEMPORARY/ SEASONAL COCK BREGE PROP LOCATION OF EXAST TEMPORARY/ SEASONAL DOCK OPROPOSED GROUND FLOOR 1 : 100 EXISTING DECK TO BE REMOVED PROP. 600MM WIDE CONCRETE APRON/ PAD SET PROPOSED COVERED & SCREENED ROOF TERRACE OPROPOSED SECOND FLOOR 1:100 PROP. 600MM WIDE CONCRETE APRON/ PAD BELOW STUDIO INC. ARCHITECTURE INTERIORS PLANNING — 58 DAVA`C CRES_, MAPLE, �.\ EMAIL INFC©LAACS`UDIC CCM, TEL: 825 806 5286 Revision No 3 Revision Description REVISED FOR CofA PROPOSED FARBER BOATHOUSE Revision Date MAR 22, 2015 Project 45 Windfield Drive East, Shanty Bay, ON Project Sheet Address Number 1:100 _ _ _.5_27 PMFR Pct-: C:Aus 5Ic//sc21\Dropbox\45 n:5991c Dr Ecst\Revt\22152312 B . bsLserVt Scale 05 Page 68 of 146 STUDIO INC ARCHITECTURE INTERIORS PLANNING — _- _ - _. -- _\., Revision No Revision Description Revision Date PROPOSED FARBER BOATHOUSE REVISED FOR CofA MAR 22, 2015 45 Windfield Drive East, Shanty Bay, ON Protect Sheet Address Number SITE CONTEXT Scale 08 Z.J-\co norms wialui 'i)1smoIz 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Committeof Adjustment Township of OroMedonte 148 Line 7 South, Oro-Medonte, ON LDL2EO RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVWEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discuss this proposal. I/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. I/ We support the proposed improvements to the aforementioned property. Sincerely, x ilic-PWL ' 7 ' Page 70 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON LOL 2E0 RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discuss this proposal. I/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. I/ We support the proposed improvements to the aforementioned property. Sincerely, t `f fir= /aL. I/1 if Jith lU 'f -few.. 0-A., Page 71 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON LOL 2E0 RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discuss this proposal. I/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. I/ We support the proposed improvements to the aforementioned property. Sincerely, (../ / (4 7-/./e V/t/ /4( 6///;1/ J/ 0.evoio Page 72 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON LOL 2E0 RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discuss this proposal. I/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. I/ We support the proposed improvements to the aforementioned property. Sincerely, Page 73 of 146 6.a) 5:45 p.m. Report No. [lS2015-041' Adam Kozlowski, Interm... Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON 101 2E0 RE: PROPOSED BOATHOUSEAT4S WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discusthis proposaL 1/We were shown an illustration of this propos& and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. 1/ We support the proposed improvements to the aforementioned property, Sincerely, /��/ / /~�' t7/ nati?.-T?'e�o��n`�r��,`Err: :.-ai's Page 74 of 146 6.45:45 p.m. Report No. DS2015-441, Adam Kozlowski, !term_ Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON LOL 2E0 RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discuss this proposal. I/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. 1/ We support the proposed improvements to the aforementioned property. Sincerely i ls) of Neighbouring Frope4t 'Owner(( Signature( ) of Neighboiur ng Property Ow7er(s) us. E(_) Signed � /Wee ,21- ,2 Address!) of Neighbouring Proper y(ies) Owned by above. Signator\ ( ,.1e5. 64)7_e �� /,(7 ' Contact information (Telephone and/ or Email) Page 75 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON LOL 2E0 RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discuss this proposal. I/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. 11 We support the proposed improvements to the aforementioned property. Sincerely, rev i� aor /telept., Page 76 of 146 04/21/1997 11:43 51 435@45 p.m. Report Nol.,$415-041, Adam Kozl ,; sly+a_Interm... Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON L0L 2E0 RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber sent us a registered letter to discuss this proposal. 1/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking It. We were offered additional information at our request. I/ We support the proposed improvements to the aforementioned property. ,S -r7 A fJ g a Pt -M:4 Sincerely, cS f 'rim lj2oS W F i t h) Narne(s) of Neighbouring Property Owner(s) Signature(s) of Neighbouring Property Owner(s) /v1/14 cir Dates) Signed AddreL(co) of Neighbouring Pi iiei ty(ies) Owned by above JIgnatory(les) Contact Information (Telephone and/ or Email) Page 77 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Committee of Adjustment Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON LOL 2E0 RE: PROPOSED BOATHOUSE AT 45 WINDFIELD DRIVE WEST, ORO-MEDONTE, ONTARIO To whom it may concern, The owner(s) of the aforementioned property, Susan Terry Farber MAR 0 5 2015 ORO-MEDOr'v'C"E sent us a registered letter to discuss this proposal. I/We were shown an illustration of this proposal and provided with his/her and/or their reasons for undertaking it. We were offered additional information at our request. J7'We support the proposed improvements to the aforementioned property. Sincerely, 92/ e2 /-‘/mss Name(s) of Neighbouring Property Owner(s) Signature(s) of Ne ghbouringroperty Owner(s) rise -26 Date(s) Signed c) &,-cJ/-7-1-22 .r Address(es) of Neighbouring Property(ies) Owned by above Signatory(ies) Contact Information (Telephone and/ or Email) Page 78 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... 43 WindfieIds Dr. W Oro-Medonte ON LOL 2L0 March 2, 2015 Mr. Adam Kozlowski. Secretary -Treasurer Committee of Adjustment Township of Oro-Medonte Subject: Application 2015-A-02 Dear Mr. Kozlowski, We cannot attend the hearing in person on March 4, 2015 to object to the above Minor Height Variance Application, therefore please accept our letter to voice our objection. We do not have a problem with our neighbor building a boathouse, but we have a big problem with the proposed structure on top which would significantly reduce the view over the lake for several neighbors (including the applicant). The proposed structure is a design from Florida and will not hold up in our climate to support our snow loads. To satisfy the building department the structure would have to be engineered quite differently and therefore the looks would considerably change from the proposal. The Township of Oro-Medonte has a Zoning By -Law not to permit shoreline buildings higher than 4.5 meters to avoid densification and crowding of the shoreline. The proposal definitely is a second storey building structure not conforming to the Building By -Laws of Oro-Medonte and we sincerely hope the Township will adhere to the By -Law and respect Lake Simcoe's shoreline protection. Sincerely, Wolfgang and Ingrid Schroeter Page 79 of 146 6.a) 5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... 49 Windfields Dr. W Oro-Medonte ON LOL 2L0 March 2, 2015 Mr. Adam Kozlowski Secretary -Treasurer Committee of Adjustment Township of Oro-Medonte Subject: Application 2015-A-02 Dear Mr. Kozlowski, We cannot attend the hearing in person on March 4, 2015 to object to the above Minor Height Variance Application, therefore please accept our letter to voice our objection. We do not have a problem with our neighbor building a boathouse, but we have a big problem with the proposed structure on top which would significantly reduce the view over the lake for several neighbors (including the applicant). The proposed structure is a design from Florida and will not hold up in our climate to support our snow loads. To satisfy the building department the structure would have to be engineered quite differently and therefore the looks would considerably change from the proposal. The Township of Oro-Medonte has a Zoning By -Law not to permit shoreline buildings higher than 4.5 meters to avoid densification and crowding of the shoreline. The proposal definitely is a second storey building structure not conforming to the Building By -Laws of Oro-Medonte and we sincerely hope the Township will adhere to the By -Law and respect Lake Simcoe's shoreline protection. Sincerely, Chris & Diana Schroeter Page 80 of 146 6.a)5:45 p.m. Report No. DS2015-041, Adam Kozlowski, Interm... Mr. Adam Kozlowski Secretary -Treasurer Committee of Adjustment Township of Oro-Medonte Subject: Application 2015-A-02 Dear Sir. 47 Windfields Dr. Oro-Medonte, ON February 20, 2015 t'ElvED FEE 2 4 Z015 Of7� wwiEDoNTE Lr_�HIP We are writing to object to the granting of a Minor Height Variance for this structure. The Township of Oro-Medonte has had a long-standing and well-known Zoning By -Law not permitting shoreline buildings higher than 4.5 meters to prevent shoreline densification. While the focus, of this practice, is on shoreline densification it provided the added benefit to neighboring properties of an unobstructed year round view of the lake. The contention that the height of this structure should be allowed because it is not a building but an enclosed upper level deck does not stand the test of reason. As an Engineer with 40 plus years in the construction business, the so-called enclosed deck will have the same roof structure as that of a building to carry the snow load and significant structure in the walls to transfer the roof and snow loads to the boathouse roof. This coupled with four ten -foot high walls, clearly defines it as a building. The fact that the walls are made of a clear material is just a clever attempt to circumvent the intent of the By -Law. Yours Truly, Mrs. & Mr. R. Fournier Page 81 of 146 6.b) 6:00 p.m. Report No. DS2015-039, Adam Kozlowski, Interm... "ownship of Report Proud Heritage, Exciting Future Report No. DS2015-039 To: Development Services Committee Prepared By: Adam Kozlowski Intermediate Planner Meeting Date: May 6, 2015 Subject: Minor Variance Application 2015-A-10 (Rawling) 1934 Line 10 North Motion # Roll #: 4346-010-004-11200 R.M.S. File #: D13 48884 Recommendation(s): Requires Action X For Information Only It is recommended: 1. That Report DS2015-039 be received and adopted. 2. That Minor Variance Application 2015-A-10 (Rawling), being to permit construction of a 107.3 square metre detached garage on the subject lands be approved. 3. That approval of the application be subject to the following conditions: a) Notwithstanding Section 5.1.6 (maximum accessory structure floor area) of Zoning By-law 97-95, the proposed detached garage shall otherwise comply with all other applicable provisions of the Zoning By -Law; b) That an Ontario Land Surveyor provide verification to the Township of compliance with the Committee's decision by 1) pinning the foundation wall; 2) verifying by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the detached accessory building does not exceed a floor area of approximately 107.3 square metres. c) That the appropriate zoning certificate and building permit be obtained from the Township only after the Committee's decision becomes final and binding. 4. That the applicant be advised of the Committee's decision under the Director, Development Services signature. Background: Development Proposal The Owner proposes to construct a 107.3 square metre detached accessory garage, and requests variance to the following Section of Zoning By-law 97-95: Development Services Department Report No. DS2015-039 Page 1 of 7 Page 82 of 146 1) 5.1.6 — Maximun-PaNAWirrrucEi ArNIPeaPS2015-039, Adam Kozlowski, Interm... Maximum floor area 100 sq. m. Proposed floor area 107.3 sq. m. The Applicant's Site Plan is attached in Schedule 2. Property Description The subject lands are a Targe rural lot, having an area of 17 hectares (42 acres) and 285 metres (935 ft.) of frontage on Line 10 North. The property contains a 160 square metre (3000 sq. ft. gross floor area) 1 storey dwelling with walkout basement, and several smaller temporary storage sheds that are intended to be replaced by the proposed garage. The entire lot is heavily treed and existing development is setback approximately 235 metres (775 feet) from Line 10 North. Surrounding parcels to the north, south and west consist of large rural parcels. Lands on the east side of Line 10 North consist of rural, rural residential, and agricultural parcels. A location map and site photos are attached in Schedule 1. Oro-Medonte Official Plan The subject lands are designated "Oro Moraine Core/Corridor Area" by the Official Plan (OP). Permitted uses include single detached dwellings and accessory structures, existing agricultural uses and structures, and bed & breakfast establishments. Oro-Medonte Zoning By-law 97-95 The subject lands are zoned Agricultural/Rural (A/RU) Zone. Permitted uses in the A/RU Zone include single detached dwellings, and accessory structures such as detached garages and storage sheds. Section 5.1.4 permits a maximum accessory structure height of 4.5 metres. Section 5.1.5 permits a maximum accessory structure lot coverage of 5%. Section 5.1.6 permits a maximum accessory structure floor area of 100 square metres. Analysis: 1) Do the variances conform to the general intent of the Official Plan (OP)? The subject lands are designated Oro Moraine Core/Corridor Area in the Township OP. The policies of the OP permit single detached dwellings and accessory buildings to residential uses on lands within this designation. The proposal seeks to modify zoning provisions that apply to an otherwise permitted use in the underlying designation, and would otherwise conform to the general intent of the OP. Development Services Department Report No. DS2015-039 Page 2 of 7 Page 83 of 146 2 Does the variance 6:9 ?n m. Report No 1420i15,03aAdan Kozlowski, Interm... ain al he gen ra in No o e oningby-law. 3) Is the variance appropriate for the desirable development of the lot? Zoning By-law 97-95 contains performance standards for accessory structure height, floor area and lot coverage to ensure that the primary permitted use of the subject lands remains predominant, and to prevent overdevelopment of residentially -zoned properties with accessory structures. The proposed variance maintains the intent of the zoning by- law and is considered appropriate for the following reasons: • The proposed garage would have a floor area of 107.3 square metres. The maximum floor area for a garage is 100 square metres to ensure that individual detached accessory structures remain secondary and subordinate to the primary permitted use of the lands. • In this case, the existing dwelling has a floor area of 160 square metres, where the proposed garage, at 107.3 square metres would remain smaller than and secondary to the dwelling. • The proposed 107.3 square metre garage would therefore result in an accessory structure that exceeds the zoning by-law provision by 7.3 square metres. The additional floor area however would be visually imperceptible, and would be suitably mitigated and screened by mature tree cover and natural vegetation from neighbouring parcels and the traveled portion of Line 10 North. Further, the proposed garage would have an enhanced 245 metre (800 feet) front yard setback, 140 metre (450 feet) side yard setbacks. • No negative visual or environmental impacts would result from the proposed development, and the garage would remain secondary and subordinate to the primary dwelling on the subject lands. Notwithstanding the requested variance, the proposed garage would otherwise comply with all other applicable provisions of Zoning By-law 97-95. The proposed variances are deemed to be appropriate for the desirable development of the lot. 2) Is the variance minor? As the application conforms to the general intent of the Official Plan and Zoning By -Law and is appropriate for the desirable development of the lot, the proposed variance is considered to be "minor". Financial / Legal Implications / Risk Management: Potential financial and legal implications should the decision of the Development Services Committee be appealed to the Ontario Municipal Board and Council chooses to defend the Committee's decision. Development Services Department Report No. DS2015-039 Page 3 of 7 Page 84 of 146 6.b) 6:00 p.m. Rcport No. DS2015 039, Adam Kozlowski, Interm... Policies/Legislation: • Planning Act, R.S.O. 1990, c. P.13 • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95 Corporate Strategic Goals: Quality of Life: To contribute to enriched quality of life for residents by maintaining Oro- Medonte's natural beauty and country -like character and by providing opportunities that encourage community participation in activities and recreational programs. Sustainability: to build an increasingly sustainable community with regard for and sensitivity to the needs of future generations. Consultations: • Internal Township Departments: No objections received. • Neighbouring landowners within 60 metres (200 feet): No objections received. Attachments: Schedule 1: Location Map & Site Photos Schedule 2: Applicant's Site Plan Conclusion: Planning Staff recommends that Minor Variance Application 2015-A-10 be approved, specifically to permit the construction of detached garage, for the reasons that the variance meets the four tests of the Planning Act. Respectfully submitted Ada(Kozlowski, MCIP RPP Intermediate Planner Reviewed Derek Witlib, MCIP, R Manager, Planning Services SMT Approval / Comments: Development Services Department Report No. DS2015-039 Page 4 of 7 Page 85 of 146 6.4Appug.r .LQesrntago & e g6p 59, Adam Kozlowski, Interm... Photo 1 — Property posting (looking west from Line 10 North) Development Services Department Report No. DS2015-039 Page 5 of 7 Page 86 of 146 Pf d 9:9 rBppel5 igeaati Po Cir 2aAdam Kozlowski, Interm... Photo 3 — Proposed garage location (looking north) f I , of Development Services Department Report No. DS2015-039 Page 6 of 7 Page 87 of 146 6.b) 6:00 p.m. Report No. DS2015-039, Adam Kozlowski, Interm... Schedule 2: Applicant's Site Plan Development Services Department Report No. DS2015-039 Page 7 of 7 Page 88 of 146 Report 6.c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager,... 7owtrship of drnte Proud Heritage, Exciting Future Report No. DS2015-042 To: Development Services Committee Prepared By: Derek Witlib, Manager, Planning Services Meeting Date: May 6, 2015 Subject: Consent 2015-B-06 (Blair Goss) 4484 Line 11 North CON 11 E PT LOT 9 (Former Township of Medonte) Motion # Roll #: 4346-020-003-14200 R.M.S. File #: D10-48844 Recommendation(s): Requires Action X For Information Only It is recommended: 1. That Report No. DS2015-042 be received and adopted. 2. That the Development Services Committee grant provisional consent to Application 2015-B-06 being to permit a boundary adjustment of a 0.45 hectare parcel, having approximately 18.3 metres of frontage, subject to the following conditions: a. That the severed lands, with an area of approximately 0.45 hectare and frontage of 18.3 metres be merged in title with the property at 66 Fairvalley Church Road. b. That Section 50(3) and 50(5) shall apply to any subsequent conveyance of, or other transaction involving, the identical subject parcel of land. Therefore, once the subject parcel of land has been conveyed to the owner of the abutting parcel to the north, the subject parcel and the said abutting parcel shall merge in title and become one parcel of land. A solicitor's written undertaking shall be provided to the Secretary -Treasurer indicating that the necessary steps will be taken to implement the conveyance and to consolidate the parcels to one Property Identifier Number. c. That one copy of a Registered Reference Plan of the subject lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary -Treasurer; d. That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality; e. That all municipal taxes be paid to the Township of Oro-Medonte; and f. That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of the notice. 3. And that the applicant be advised of the decision under the Director, Development Services signature. Development Services Report No. DS2015-042 May 6, 2015 Page 1 of 8 Page 89 of 146 6.c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager,... Background: Consent Application 2015-B-06 is an application for boundary adjustment affecting 4484 Line 11 North (the "granting lands") and 66 Fairvalley Church Road (the "benefiting lands"). Schedule 1 illustrates the granting/benefitting lands. Schedules 2 & 3 illustrate the strip of land that is to be severed from the granting lands and merged with the benefitting lands. The purpose of the application is to allow for an improved access to the church and cemetery from Line 11 North. No new lot would be created as a result of the application. The applicant proposes to sever a parcel that is 0.45 hectares (1.1 acres) large, having 18.3 metres (60 feet) of frontage on Line 11 North, from the granting lands and merge the parcel to the benefitting lands. As a result, the granting lands would have a reduced area, retaining 39.8 hectares (94.8 acres) and 583 metres (1913 feet) of frontage; and, the benefitting lands would be increased to approximately 3.9 hectares (9.67 acres) with approximately 31.2 (102 feet) of frontage. Analysis: Staff have reviewed Township, County and Provincial polices to determine the application's conformity: Zoning By-law 97-95 The granting lands are zoned Agricultural/Rural (A/RU) in the Township's Zoning By-law and the standards for the A/RU Zone require 45 metres of frontage on a public street. The lot presently has approximately 601.5 metres of frontage on Line 11 North. Granting 18.3 metres to the adjacent property will not create a situation of non- compliance for the parcel located at 4484 Line 11 North. The benefitting lands are zoned Institutional (I) in the Township's Zoning By-law and the standards for the I Zone require 30 metres of frontage on a public street. As the lots presently lay, 66 Fairvalley Church Road is deficient in lot frontage, having 12.88 metres along Line 11 North. The proposed boundary adjustment will add 18.3 metres of frontage, which would result in a lot having 31.18 metres of frontage and bring the property into conformity with the standards of the current by-law. Township of Oro-Medonte's Official Plan Pursuant to Section C1 of the Township's Official Plan, the subject property is located within the Agricultural designation. Section D2.2.2 of the Township's Official Plan contains `Boundary Adjustment' policies and, specifically, states that: "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 Development Services Report No. DS2015-042 May 6, 2015 Page 2 of 8 Page 90 of 146 6.c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager,... 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 agricultural parcels affected." As previously stated, the applicant is not proposing a new building lot and the purpose of the 18.3 metre wide parcel is to improve access to an existing property (66 Fairvalley Church Road). Although the subject lands are currently cultivated, Staff is of the opinion that the boundary adjustment is minor and will have minimal effect, if any, on the viability of the agricultural parcels affected. County of Simcoe's Official Plan Pursuant to Sections 3.6 of the County of Simcoe's Official Plan, the subject property is located within the `Rural & Agricultural' designation. Section 3.3 of the County's Official Plan contains `General Subdivision and Development Policies' and, specifically, Section 3.3.4 states that "consents for the purpose of boundary adjustments and consolidation of land holdings are permitted." Since the proposed boundary adjustment would not result in the creation of a new lot, it is considered to conform to the policies of the County of Simcoe Official Plan. Provincial Policy Statement The intent of the Provincial Policy Statement (PPS) is to build strong and healthy communities while at the same time promoting efficient land use and development patterns. In rural areas, the PPS does not restrict boundary adjustments. Planning Staff is of the opinion that the application conforms to the Rural Areas policies of the Provincial Policy Statement 2005. Places to Grow The subject Consent Application has been reviewed by Planning Staff with respect to the Places to Grow policies and the Growth Plan does not contain policies specific to boundary adjustments; rather, it defers to policies within the local municipal Official Plan. As previously mentioned, the proposed boundary adjustment conforms to municipal planning policies and is therefore considered to conform with the Growth Plan policies. Financial / Legal Implications / Risk Management: Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Municipal Board and Council chooses to defend the Committee's decision. Policies/Legislation: • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement 2014 • Growth Plan for the Greater Golden Horseshoe, 2006 Development Services Report No. DS2015-042 May 6,2015 Page 3 of 8 Page 91 of 146 6.c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager,... • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Goals: Quality of Life — "To contribute to an enriched quality of life for residents by maintaining Oro-Medonte's natural beauty and country -like character and by providing opportunities that encourage community participation in activities and recreational programs." Sustainability — "To build an increasingly sustainable community with regard for and sensitivity to the needs of future generations." Safe & Healthy Community — "To ensure that Oro-Medonte policies and programs promote a safe and secure environment while encouraging healthy lifestyles." External Relations — "To be recognized as a 'good neighbour' with municipalities in the local area and to be proactive in promoting the interests of the Township at the County, Provincial and Federal levels of Government and with private sector organizations. Financial Stewardship — "To continue to improve value received in the expenditure of tax dollars as well as maintaining a financial position that is fiscally sound for the Township." Consultations: The application was circulated to the following departments/agencies on April 22, 2015 and as of the writing of this report, no comments have been received: • Transportation and Environmental Services Division • Building Division • Fire & Emergency Services Department • Recreation & Community Services Division • County of Simcoe • Nottawasaga Valley Conservation Authority Attachments: Schedule 1: Location Map (Granting/Benefitting Lands) Schedule 2: Location Map: parcel to be severed Schedule 3: Applicants Sketch Development Services Report No. DS2015-042 May 6,2015 Page 4 of 8 Page 92 of 146 6.c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager,... Conclusion: Development Services staff recommends that Consent Application 2015-B-06 be approved, subject to the recommended conditions, on the basis that the application conforms to the Oro-Medonte and County of Simcoe Official Plans and conforms to/is consistent with Provincial policies. Respectfully submitted: „k- 01,114/o Derek Witlib, MCIP, RPP Manager, Planning Services SMT Approval / Comments: Development Services Report No. DS2015-042 May 6,2015 Page 5 of 8 Page 93 of 146 6.c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager,... Schedule 1: Location Map (Granting/Benefitting Lands) 2015-B-06 (Goss) f' i Benefitting Lards Granting Lands Development Services Report No. DS2015-042 May 6,2015 Page 6 of 8 Page 94 of 146 6.c) 6:15 p.m. Report No. DS2015-042, Derek Witlib, Manager,... Schedule 2: Location Map: parcel to be severed 2015-B-06 (Goss) Location Map MOUNT SAINT LOUIS ROAD E FAIR VALLEY CHURCH ROAD z m ir Subject Lands (4484 Line 11 North) Development Services Report No. DS2015-042 May 6,2015 Page 7 of 8 Page 95 of 146 V (D 0) 0 Lo CO N 0 0 CO 01 PLAN OF SURVEY 0F PARIS OF COTS 9 & 10. 00c+CL990.9 11 (0103111P1119 TOomiop Or 1®0714 TOWNSHIP OF ORO-MEDONTE COUNTY OF SIMCOE 'P 0 Res. J. G. STANTON O.LS_ CLS. 2015 OWN., mom 11.0 NAY 011a1.3 0.1,11113 OgIVC II V0-100 ON Oft 1.1.ft �mm uw .eI 0.161."0.0.... 'rt e M1uv10 ilereAM 1,1 MO MIA. 9 In r wauwx w.as��nnew •aa wLa PLAN .OLR- ammo v.R ayq � iIU sin- 20E02 LOT H LOT 8 .;774, 4, 00005 LEGEND SURVEYOR'S OLR0000TE =or. C.T. STRONGIW1 SURV YU1G LTD. Ontario Mud 5w weyon A 4W WA — ONTARIO Member Municipalities Adjala-Tosorontio Amaranth Barrie The Blue Mountains Bradford -West Gwiitimbury Clearview Coll i ngwood Essa Grey Highlands Innisfil Melancthon Mono Mulmur New Tecumseth Oro-Medonte Shelburne Springwater Wasaga Beach Watershed Counties Dufferin Grey Simcoe Member of Conservation ONTARIO NaIora! Champions MAY 0? 1015 Li_ORO-IVIEDONTE TOWNSHIP April 24, 2015 Adam Kozlowski, Secretary -Treasurer Committee of Adjustment Township of Oro-Medonte 148 Line 7 South Oro-Medonte, Ontario LOL 2E0 Dear Mr. Kozlowski; Re: Application for Consent 2015-8-06 Part Lot 9, Concession 11, 4484 Line 11 North Township of Oro-Medonte (formerly Oro) The Nottawasaga Valley Conservation Authority (NVCA) has reviewed this application for consent which would facilitate a boundary adjustment and based upon our mandate and policies under the Conservation Authorities Act, we have no objection to its approval. Thank you for circulating this application for our review and please forward a copy of any decision. Sincerely, Tim Salkeld Resource Planner NOTTAWASAGA VALLEY CONSERVATION AUTHORITY Centre for Conservation John Hix Conservation Administration Centre Tiffin Conservation Area pp 8195 Lie Utopia, On LOM 1TO Telephone: 705.424.1479 - Fax: 705.424.2115 Web: www.m. aQ.Pea9 aOl4Jmin@nvca.on.ca 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... Report Proud Heritage, Exciting Future Report No. DS2015-037 To: Development Services Committee Prepared By: Adam Kozlowski Meeting Date: May 6, 2015 Subject: Consent 2015-B-07 (Scotty's Excavator Service) 81 Line 7 North Motion # Roll #: 4346-010-030-32702 R.M.S. File #: 010-48883 Recommendation(s): Requires Action x For Information Only It is recommended: 1. That Report No. DS2015-037 be received and adopted. 2. That the Development Services Committee grant provisional consent to Application 2015-B-07 being to permit a boundary adjustment of a 0.822 hectare parcel, having approximately 23 metres of frontage, subject to the following conditions: a) That the severed lands, with an area of approximately 0.822 hectares and frontage of 23 metres be merged in title with the property at 57 Line 7 North. b) That Section 50(3) and 50(5) shall apply to any subsequent conveyance of, or other transaction involving, the identical subject parcel of land. Therefore, once the subject parcel of land has been conveyed to the owner of the abutting parcel, the subject parcel and the said abutting parcel shall merge in title and become one parcel of land. A solicitor's written undertaking shall be provided to the Secretary -Treasurer indicating that the necessary steps will be taken to implement the conveyance and to consolidate the parcels to one Property Identifier Number. c) That one copy of a Registered Reference Plan of the subject lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary -Treasurer; d) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality; e) That all municipal taxes be paid to the Township of Oro-Medonte; and f) That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of the notice. 3. And that the applicant be advised of the Development Services Committee's decision under the Director, Development Services signature. Development Services Report No. DS2015-037 Page 1 of 9 Page 98 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... Background: Consent 2015-B-07 is an application for boundary adjustment affecting 81 Line 7 North (the "granting lands") and 57 Line 7 North (the "benefitting lands"). The granting lands have a lot area of 2.1 hectares (5.18 acres) and 100 metres (330 feet) of frontage on Line 7 North. The granting lands are vacant. The benefitting lands have a lot area of 1.85 hectares (4.57 acres) and 58 metres (190 feet) of frontage on Line 7 North. The benefitting lands have been developed with a single detached dwelling. The subject lands are located just north of the Highway 11 interchange, and are designated "Oro -Centre Office/Industrial" by the Official Plan and zoned Economic Development (Hold) (ED [H]) Zone. The (Hold) provision has been placed on the property to ensure that the appropriate Site Plan Agreement is registered at the time of development. The purpose of the proposed boundary adjustment is to enlarge the benefitting lands for future development of an industrial "shop" for the storage and Tight maintenance of machinery associated with a construction company owned and operated by the Applicant, and for accessory outdoor storage. This development will be subject to site plan control in order to remove the (H) that applies to the lands. There are currently no plans to develop the granting lands. The boundary adjustment would result in conveyance of a parcel having an area of 0.822 hectares (2.03 acres) and 23 metres (75 feet) of frontage from the granting lands to the benefitting lands. As a result, the granting lands would retain an area of 1.2 hectares (2.96 acres) and 77 metres (253 feet) of frontage, and the benefitting lands would be increased to 2.73 hectares (5.7 acres) and 80.3 metres (263 feet) of frontage. No new lot would be created. A sketch of the proposed boundary adjustment is at Schedule 2 of this report. Analysis: Staff have reviewed the proposed boundary adjustment within the context of relevant land division policies, and recommend approval of the application on the following basis: • Policy guidance with respect to boundary adjustments are listed in Section D2.2.2 of the Oro-Medonte Official Plan, which states that "[a] consent maybe permitted for the purpose of modifying lot boundaries, provided no new building lot is created [and] 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". Development Services Report No. DS2015-037 Page 2 of 9 Page 99 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... o The proposed boundary adjustment is requested to enlarge the benefitting lands for future development of an industrial use, which is permitted in the underlying Oro Centre Office/Industrial designation. o The application would result in reconfiguration of two industrially -zoned lots that would continue to comply with the minimum required frontage (40 metres) and area (0.4 hectares) requirements of the Economic Development (ED) Zone. The boundary adjustment would not bring any existing structures on the benefitting lands into non-compliance, nor affect the viability of future development of the granting lands. o The proposed boundary adjustment would therefore be considered to conform to the general intent of the Official Plan for the Township. • The subject lands are designated Rural and Agricultural in the County of Simcoe Official Plan. Section 3.3 of the County's Official Plan contains "General Subdivision and Development Policies" and, specifically, Section 3.3.4 states that "[consents] for the purpose of boundary adjustments and consolidation of land holdings are permitted." o The proposed boundary adjustment would not result in the creation of a new lot, and is considered to conform to the policies of the County of Simcoe Official Plan. • Section 2.2.2 of the Places to Grow Growth Plan contains policies for "Managing Growth", and states in Section 2.2.9.3 that "New ... lots .., for residential development ... may be allowed in rural areas in site-specific locations with approved zoning or designation that permits this type of development in a municipal official plan". o The Places to Grow Growth Plan does not specifically address applications for boundary adjustments, and instead defers to policies within the local municipal Official Plan. As stated above, the proposed boundary adjustment conforms with municipal planning policies and is therefore considered to conform with the Growth Plan policies. • The intent of the Provincial Policy Statement (PPS) is to build strong and healthy communities while at the same time promoting efficient land use and development patterns. Section 2.3.4.2 of the PPS states that "[lot] adjustments ... may be permitted for legal or technical reasons", which the PPS defines as "severances for purposes such as ... minor boundary adjustments, which do not result in the creation of a new lot." o While no new lot is being created, the proposed boundary adjustment would result in the granting and benefitting lands continuing to meet the minimum required lot area and frontage for future industrial uses, nor negatively affect the viability of the lands for future development. On this basis, the proposed boundary adjustment is considered to conform to the policies of the Provincial Policy Statement, 2014. Development Services Report No. DS2015-037 Page 3 of 9 Page 100 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... Financial / Legal Implications / Risk Management: Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Municipal Board and Council chooses to defend the Committee's decision. Policies/Legislation: • Planning Act • Oro-Medonte Official Plan • Oro-Medonte Zoning By-law 97-95 • County of Simcoe Official Plan • Provincial Policy Statement 2014 • Growth Plan for the Greater Golden Horseshoe Corporate Strategic Goals: Quality of Life — "To contribute to an enriched quality of life for residents by maintaining Oro-Medonte's natural beauty and country -like character and by providing opportunities that encourage community participation in activities and recreational programs." Sustainability — "To build an increasingly sustainable community with regard for and sensitivity to the needs of future generations." Safe & Healthy Community — "To ensure that Oro-Medonte policies and programs promote a safe and secure environment while encouraging healthy lifestyles." Consultations: • Environmental Services Division — No objection. • Transportation Division — No objection. • Building Division — No objection. Attachments: Schedule 1: Location Map Schedule 2: Applicant's Sketches Schedule 3: Site Photos Conclusion: Development Services staff recommends that Consent Application 2015-B-07 be approved subject to the recommended conditions, on the basis that the application Development Services Report No. DS2015-037 Page 4 of 9 Page 101 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... conforms to the Oro-Medonte and County of Simcoe Official Plans, maintains the intent of the Provincial Policy Statement (2014), and represents good planning. Respectfully submitted Ada Kozlowski, MCIP, RPP Intermediate Planner Derek Witlib`MCIP, RPP Manager of Planning Services SMT Approval / Comments: Development Services Report No. DS2015-037 Page 5 of 9 Page 102 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... Schedule 1: Location Map 57 Line 7 North Development Services Report No. DS2015-037 Page 6 of 9 Page 103 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... Schedule 2: Applicant's Sketch 1 CO ym Z rn M• -1 Z G) Z = D 0D o O °N° Z N < =m �• rn N D n • > rn• n �rn r LINE 7 NORTH LOWANCE BETWEEN CONCESSIONS 7 (20.1 1 7 WIDE) 8) a A 5 R- 3 8 9 0 0 Schedule 3: Site Photos Development Services Report No. DS2015-037 Page 7 of 9 Page 104 of 146 914 40 901- abed 6) • 6) CJ co 3 CD 0 Z 0 0 N CJS O W 0 yr'ssll 0• o W00 co (f)" 0 E Z • ((/) O r 7 d O. > 0.— w w = CD 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... Subject lands looking north along Line 7 North Subject lands looking east — frontage to be conveyed marked with yellow tape Development Services Report No. DS2015-037 Page 9 of 9 Page 106 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adam Kozlowski, Interm... Lake Simcoe Region conservation authority Sent by email: akozlowski@oro-medonte.ca April 30, 2015 Mr. Adam Kozlowski, MCIP, RPP Secretary -Treasurer Committee of Adjustment Township of Oro-Medonte 148 Line 7 S Oro-Medonte, ON LOL 2E0 Dear Mr. Kozlowski: Re: Application for Consent 2015-B-07 81 Line 7 N Township of Oro-Medonte, County of Simcoe A Watershed for Life File No: 2015-B-07 IMS File No: PLDC1366C2 Thank you for circulating the Lake Simcoe Region Conservation Authority on the above -noted Application for Consent. It is our understanding that the purpose and effect of this application is a boundary adjustment whereby an 0.822 hectare parcel will be conveyed to 57 Line 7 North from 81 Line 7 North. The property at 81 Line North is within 30 metres of a wetland and both properties contain significant woodland as identified on Schedule B of the Township of Oro-Medonte Official Plan. The LSRCA has reviewed this application in the context of the Provincial Policy Statement (PPS), the Lake Simcoe Protection Plan (LSPP), and Ontario Regulation 179/06 under the Conservation Authorities Act. We acknowledge that these properties were subject to a previous Consent Application (2013-B-09). Based on the understanding that Natural Heritage Evaluations will be completed for these properties as part of subsequent Site Plan applications under Section 41 of the Planning Act, we are satisfied from a watershed management perspective that this application is consistent with the Natural Heritage and Natural Hazard Policies of the Provincial Policy Statement (PPS), conforms with the requirements of the LSPP, and Ontario Regulation 179/06 of the Conservation Authorities Act. As such, the LSRCA has no further requirements as they related to this Application for Consent. Page 1 of 2 120 Bayview Parkway, Box 282 Tel: 905.895.1281 1.800.465.0437 Web: www.LSRCA.on.ca Newmarket, Ontario L3Y 4X1 Fax: 905.853.5881 E -Mail: Info@LSRCA,on.ca Proud winner of the International Thiess Riverprize Member of Conservation Ontario Page 107 of 146 6.d) 6:30 p.m. Report No. DS2015-037, Adana onserva ian au n y a term... c April 30, 2015 File No: 2015-B-07 IMS File No.: PLDC1366C2 Mr. Kozlowski Page 2 of 2 If you have any questions, do not hesitate to contact me. Please advise us of any decision made with regard to this application. Please reference the above file numbers in future correspondence. Sincerely, Lisa -Beth Bulford, M.Sc. Development Planner LBB/ph S:\Planning and Development Services\Planning Act\Planning Act Applications \©ro-Medonte\135267 81 Line 7 North\04-30-2015 Bulford Oro Medonte 81 Line 7 North 2015-B-07 PLDC1366.docx Page 108 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... Coulson Area Environmental Committee Update to Council for 2014 April 15, 2015 Background: In 1994 The OMB issued a decision on the joint development application of Buffalo Springs (now Braestone), Valdoro (now Diamond Valley) and Sabiston (now Forest Heights). Responding to the concerns raised about potential impacts of these developments on the significant wetlands in and around each of the developments and on the Oro Moraine, the OMB imposed the unusual requirement of ongoing environmental monitoring on each of these properties. In the decision, the three developers, the four arms of the government and the three parties to the OMB were instructed to create an environmental monitoring committee to oversee the implementation of a monitoring programme in order to 1/ establish baseline groundwater and surface water quantity and quality conditions and 2/ to provide for comparison of subsequent monitoring results through and after the build out of each development against baseline data collected prior to the start of development. The Coulson Area Environmental Committee will continue this monitoring for 20 years past the completion date of each development. It is initially funded by the developers and ultimately funded by a development fee attached to the sale of each lot and held by the Township for the use by the Environmental Committee. The composition of the committee is to transition over the years to include representation of the residents' associations of each of the developments. The responsibilities of the committee include: - yearly housekeeping inspections of the development properties - maintaining the monitoring programme once the developers are out of the picture alerting the necesary government departments to the need for remediation We would encourage each member of council to obtain and read the Ontario Municipal Board decision from Oct 1994. In it you will find the details of the board order with respect to the monitoring and the monitoring committee. The committee has met with varying frequency over the past 20 years. Terms of reference have been established, as has a protocol for the committee. Again, we would encourage council members to obtain and read both the terms of reference and the protocol document. We can make these available to you if council staff is unable to. Baseline data for each development has been collected, analyzed and reported on. Until recently activity had slowed and occasional updates from the developers was all that was required. Now that the developments are getting registered and construction intiated some specific requrements come into play. One of those being the Environmental Committee was to provide council an update on the progress of the monitoring. This is our first such update attempting to bring council up to speed on what has transpired over the past year. Page 109 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... In 2014, the Committee met in January, September and November. In addition we did a site visit/ housekeeping inspection at Diamond Valley in October. The following is a brief summary of the Committee's interest in each of the developments. Braestone: Braestone had at least one representative at each of the meetings. In January, Braestone presented its most recent monitoring result (necessary as three years had passed pre -construction without a monitoring event). Jaime Nairn of Beacon Environmental reported that all the results were within the natural variation. At the September meeting, this report was updated to include stormwater management and at the November meeting due to time constraints, its adoption was deferred to 2015. Over the year Braestone updated the committee on its move toward registration, how the build out would be phased, how they were incorporating a condomium aggrement under which the residents association will operate and addressed concerns regarding fill location and well head location which have potential environmental impacts. Forest Heights: In January 2014, the committee was updated by representatives of Forest Heights. A monitoring report from late 2013 was received for comment by the MNR in September, 2014. This report will be received at the first committee meeting in 2015. Forest Heights was not present at either the September or November meeting of the committee. In November the township representative indicated that Forest Heights has applied for a 3 year extension to its draft plan approval. Diamond Valley: Diamond Valley is the furthest along in the development process and therefore is subject to the greatest expectations. It has had no representation at any of the meetings and has been unresponsive to all communication until the end of the 2014 when a contact was finally established. According to the OMB directive the developer was to have resumed environmental monitoring after the building of the first 10 homes and to have done three monitorings a year thereafter. As of our November 2014 meeting, there were almost fifty homes built and no monitioring has been started. This puts Diamond Valley in non-compliance with the OMB order. At the January 2014 meeting, the issue of continuing erosion along Diamond Valley Drive, a longstanding concern that triggered a 2009 site visit by this Committee (including representation from the MNR). It was determined that a second site visit should examine the erosion. The second site visit was combined with the routine housekeeping visit which occurred in October 2014. This was the first of yearly housekeeping site visits to be undertaken by this committee for each of the developments as they get built out. The results of this visit are detailed in a summary report by Graham Findlay of the MNR that was tabled at the November 2014 meeting (attached). Briefly there are continuing concerns around specific areas of erosion especially along the unfinished portions of Diamond Valley Drive; the built out area of homes raised no red flags for the committee. 2 Page 110 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... During the site visit we also learned that purchasors were not being informed by the builder that Diamond Valley has a residents association to which they belong or will belong (we are unsure of the terms of refrence for the residents association). This association will play a role in the future monitoring of Diamond Valley as specified in the OMB decision. We are concerned that their ongoing monitoring committments will come as a surprise to residents. We had difficuties communicating with Diamond Valley as the contacts provided either bounced back or were individuals without the authority to represent the developer. It has also been difficult, at times, to get answers from township staff to questions and concerns raised about Diamond Valley. Representatives of the committee would be happy to present this document for questions or appear before council or a committee of council - whatever might serve your purposes. Yours Truly. Hartley Woodside, Chair, Coulson Area Environmental Committee Page 111 of 146 3 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... MEMO TO FILE Thursday October 30, 2014 10:OOAM 6th Line and Diamond Valley Drive Coulson and Area Environmental Committee Diamond Valley Estates - Housekeeping Inspection Present: Hartley Woodside (Rowanwood Conserver Society); Allan Baker (Jarrett -Coulson Group); Glenn White (Oro-Medonte); Graham Findlay (MNRF); Enzo ?? (Democrat Homes) Enzo indicated there are about 48 homes complete to date. Regarding the monitoring requirements after the first ten homes get built (i.e. 5 consecutive yrs, 3 sampling events per year) Enzo was not aware of monitoring obligations. He explained his company buys/sells the lots and builds the homes; property management per the OMB decision remains the responsibility of Diamond Valley Estates ownership group. Starting at the 6th Line all of the streets were inspected. • Emerald Terrance is nearly built out; ditches apart from localized disturbance at Tots under construction were sodded and stable. Culverts in place at driveways, upstream ends wrapped in sedimentation fabric (Enzo noted lot owners not pleased with clogging of fabric and subsequent high water in ditch, quickly learn to poke holes in fabric negating sedimentation controls). o The culverts are a point of issue between Democrat Homes and the Town (the town requiring the culverts be installed prior to home construction). Democrat Homes would prefer laying a gravel bed to cross ditch where -by storm flows flow past and sedimentation correction can be done more readily. • Topaz Court — lots have been surveyed and cleared within the 50% forest cover benchmark; ditches unfinished but stable. • Opal Court — this short road was just finished, lots not cleared yet; at far end of court fresh ditch grading and installation of rock rip -rap and sedimentation control curtains were in place to address an erosion problem developed with recent rain events. Stable at this point but will require monitoring and maintenance. • Ruby Ridge — this road is incomplete, has been unmaintained, concrete curbs buried in sediment, some have been removed and piled along roadside; construction materials/debris in right of way; the SWM pond and sediment fences (2 downstream of culverts under Ruby Ridge) at the upstream (west) end of large wetland unit are unmaintained with sediment accumulation in small basin, fences degraded and knocked Page 1 Page 112 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... Diamond Valley Estates - Housekeeping Inspection Thursday October 30, 2014 down. Below sediment fences the small creek channel is generally in a stable condition (channel, riparian vegetation and forest cover are intact). • Sapphire Way — undeveloped road allowance; primary soil storage area, no apparent erosion/sedimentation from the area. • Diamond Valley Drive - Lot development has not progressed eastward on Diamond Valley Drive beyond Topaz Court; Ditches finished to Opal Court; beyond Opal Court Diamond Valley Dr is unfinished but graded. • Particularly east of Sapphire Way as Diamond Valley Dr grades downward towards the 7th Line of Oro-Medonte there is evidence of significant erosion of the road edge and sediment transport in the south ditch nearly to the collection basin and culvert under Diamond Valley Dr northward towards the wetland (area where sedimentation occurred that instigated the 2009 site visit). A trickle of water entered the culvert and drained north under the road, presently there does not appear to be additional accumulation of sediment in the lots/wetland area north of Diamond Valley Dr at this location. Enzo noted that section of road had been graded twice this season. • Diamond Valley Dr and the 7th Line — vehicles are by-passing on the north side the concrete barrier blocks, evidenced by rutting and erosion in the ditch and localized area. • General Discussion regarding how to resolved identified concerns — Firstly problem situations should be brought to the Township's attention and remedied at the staff level; if things go uncorrected staff can bring a resolution to Council to consider accessing security funds collected from the developer in order to implement correction of problems. Page 2 Page 113 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... ENVIRONMENTAL COMMITTEE PROTOCOL The purpose of this PROTOCOL is to identify the key elements related to the long term functioning of the Environmental Committee as it relates to the Diamond Valley Estates (2008628 Ontario Limited), Forest Hill Estates (1452711 Ontario Limited) properties and Georgian North Lands Ltd property. Specifically, since it is the intent to operate the Environmental Committee for a period of 25 years following the development of the first ten lots on each property, there is a need to ensure that there is a clear PROTOCOL for continued monitoring, reporting and remediation. MONITORING (THE WHAT) On the basis of the decision of the OMB regarding the two subdivision properties, a number of monitoring parameters were selected as a result of the "ease with which they could be collected and measured, their relevance to healthy ground water and surface water resources and their potential to be influenced by a change in lands use." (Michalski Neilson — Baseline Conditions Reference document October 2003 - Revised November 2003.) The selected monitoring parameters are set out below: a) Ground water levels/quality 1. Ground water levels 2. Conductivity (us/cm) 3. Nitrate (mg/I) 4. Ammonia (mg/I) 5. Total kjeldahl nitrogen (organic nitrogent)(mg/I) 6. Total phosphorus (ug/I) 7. Chloride (mg/I) b) Stream flow c) Surface water quality 1. Conductivity (us/cm) 2. Total suspended solids (mg/I) 3. pH (field) 4. Nitrite (mg/I) 5. Nitrate (mg/I) 6. Ammonia (mg/I) 7. Total phosphorus (ug/I) 8. Chloride (mg/I) 9. Temperature (celsius) 10. Dissolved oxygen (field) Environmental Committee Protocol Page 1 November 25, 2003 Page 114 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... d) Benthic organisms 1. Number of organisms 2. Number of species/genera 3. Biotic index value 4. Three most dominant organisms 5. % abundance of three most dominant organisms 6. E.P.T. value The baseline values for each of the above monitoring parameters are contained within the "Baseline Conditions Reference Document" prepared by Michalski Neilson Associates Limited and dated October 2003 - Revised November 2003). A CEAL accredited laboratory shall be used for testing purposes. The sampling locations are as set out on the maps attached as Schedules 1,2 and 3. MONITORING (THE WHEN) On the basis of Schedule '1' to the OMB decision, the following monitoring will need to be completed by the Environmental Committee in the future: a) Ground water levels and quality in the sampling stations will need to be measured: 1. In the first five years following construction of the first ten lots on each property — 3 times per year; 2. In years 6 to 25, once per year; and, 3. Beyond 25 years, once every two years. b) Stream flow would be measured at the sampling stations three times per year. c) Surface water quality would be measured at the sampling stations: 1. In the first five years following construction of the first ten lots on each property — 3 times per year; 2. In years 6 to 25, once per year; and, 3. Beyond 25 years, once every two years. d) Benthic organisms — would be measured at the same time as the surface water quality is sampled. MONITORING (THE WHO) The Environmental Committee is responsible for collecting the data, analyzing the data and suggesting remedial measures to the appropriate approval authority and/or other public body. Environmental Committee Protocol Page 2 November 25, 2003 Page 115 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... The Environmental Committee may retain a consultant to take the appropriate samples as required and report to the Environmental Committee. A key component of any report will be an assessment of any changes in the baseline conditions. In this regard, the preliminary recommendations of Michalski Neilson with respect to confidence intervals should be taken into account in assessing any changes. A yearly report summarizing the monitoring shall be provided to Township Council as an `environmental — check-up'. This 'environmental — check-up' shall be provided to Council by no later than October 31 of every year. REMEDIATION (HOW) While the projects are in the process of being developed, any works and site alteration on the lands will be permitted and regulated through a Subdivision Agreement that is entered into between the developer/landowner and the Township. This agreement is required in accordance with the Planning Act and is enforced by the municipality. Remedial measures would then be required, as appropriate, if the results of the monitoring determine that the monitoring values established in the `Baseline Conditions Reference Document' prepared by Michalski Neilsen have changed significantly. If this is the case, the Township may retain an independent environmental consultant to review the data and make recommendations to the approval authority. Once all of the works (roads, ponds etc) have been built in accordance with the Subdivision Agreement and all the works have been assumed by the Township, the developer is no longer an active participant in the Subdivision Agreement. Following the assumption of the works by the Township, any remedial action will be the responsibility of the Township. Certain lots will also be the subject of Site Plan Control pursuant to Section 41 of the Planning Act. The intent of the Site Plan Control, to ensure that the goals and objectives of the Ontario Municipal Board decision are met. The lot owner will be required to enter into a Site Plan Agreement with the Township. This agreement is enforced by the Township. If there is a concern about development or activity on an affected lot, it will be the role of the Environment Committee to inform the Township and make recommendations, if appropriate and if required. HOUSEKEEPING The Environment Committee shall: Review appropriate air photos once every five years to determine how development has progressed and the state of the vegetation balance; and, Inspect stormwater facilities, wetland buffers, road shoulders and culverts, vegetation cover on lots, fences, pathways, erosion control features and riparian cover once a year. Environmental Committee Protocol Page 3 November 25, 2003 Page 116 of 146 SCHEDULE V 7.a) 7:00 p.m. Hartley Woodside, Chair° INAlaepaaller, Cou... Ontario Ontario Municipal Board Commission des affaires municipales de ('Ontario SCHEDULE "1" TO DRAFT APPROVAL PROPOSED MONITORING PROGRAM - ENVIRONMENTAL IMPACT STUDY SABISTON/VALDORO AND ,BUFFALO SPRINGS DEVELOPMENTS 1. Ground Water Impacts Parameters: • Nitrate nitrogen and total phoephorus. Number of sampling occasions/year: • Three (sprang, summer, &M. Number of wells: • Valdaro - three to six. • 6ahlat.on - three. • Buffalo Springs - three. Baseline canditiona • Determined an the basis of 2 yearn of preoccupancy data, except for Iota 1 to 24 inrliative and Iota 101 to 188 inclusive on the Valdoro plan of subdivision, and lots 66 to 81 inclusive on the Sabiatan plan of subdivision, which are to be on the basis of one year of data. Concentration objectives: • Nitrate nitrogen — e mg/L at the property limits. • Total phosphorus objective to be nae -degradation and to be established following analyses of baseline data (Le., existing Ministry of Environment and Energy guidelines may not be applicable). Comment: • Ministry of Natural Resources to approach Ministry of Environment end Energy for assistance in tmdertaldng water quality analyais, for data conaiat ney, predalnn and accuracy over the long term. If the Ministry of Environment and Energy cannot provide the analyses, they can be undertaken by- any one of a number of private laboratories. There may be a poaaa,nity that the Ministry of Environment and Energy would carry out the tenting as long as funds are provided. • Sampling program to be undertaken fallowing three to four days of dry weather. • Applicants would be rtzpom.nible for collection, analyses and interpretation of the .baselizie data, and for preparing draft ani /trartex 1 ereafter, an SCHEDULE V Number of sites 7.a) 7:00 p.m. Hartley Woodside, Chairoa hrilMTr, Cou... 8 • Valdoro - one (at first appropriate location where stream is clearly defined downgradieat from subject property) • Sahieton - one (at first appropriate location where stream is clearly defined either within ar downgraclient from subject property) • Buffalo Springs - two (an Coulson Creek above and below subject property). EasplinP conditions: • Determined an the tins of 2 years of preoccupsoacy data, except for lots 1 to 24 inclusive and lots 101 to 138 inclusive on the Valdoro plan of subdivision and lots 65 to 81 inclusive on the Sabiston plan of subdivision, which are to be on the basis of one year of data Concentration objectives • Nitrate nitrogen - 9 mg/L. • Total phosp&rua, to be estahlished following analysis of baseline data (i.e., Ministry of Environment and Fnprgy guidelines may not be applicable). • Conductivity, chloride and suspended solids - to be established following analysis of baseline data (i.e.,, possible use of 76th percentile which has been recommended by Ilnistry of EnvirnnmPnt and Energy in some cases). • Temperature and dissolved oxygen according to criteria which define coldwater hgbitnt for fish (i.e, <21°C and a6 mg/L). • Total ammonia nitrogen transformed to free ammonia nitrogen using pH and water temprsaturc data (i e., Ministry of Environment and Energy objective of 0.02 mg/L). Comment: • Ministry of Natural Resources to approach Mwistry of Environment and End for assistance in undertaking water quality analyses, for data consistency, precision and accuracy over the years. lithe Minicitry of Environment and Energy cannot provide the analyses, they can be undertaken by any one of a number of private laboratories. There may be a possibility that the M'ini=try of Environment and Energy would carry out the testing as long as fiends are provided. • Applit-ant wo id be responsible for collection, analyses and interpretation of baseline data and/or preparing draft and final reports. Thereafter, the Envi- .nmen:rl Committee would be responsible for this work.. However, if there Page 118 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, andtllan Baker, Cou... SCHEDULE V -5- 4. PhysicaVHousekeeping 0 930065 et al Aerial photographic records: • Every five years, interpretation completed to show progress of development and vegetation balance • Initial fly over in 1995, to be undertaken by applicants, thereafter by Envfronm ntAl Committee Mote: recent photographs may be available from Simcoe County.) Physic ilhousek.eeping: • Undertaken once per year. • Inspection of storm water treatment fv-ilitips, wetland buffers which will be permanently marked by the ax', road shoulders and culverts, vegetation cover within lots, success/failure of landscape treatment, fences, pathways, erosion areas, riparian cover, etC. • Protocol and correction procedures to be established by members of Environmental Committee (see below). Eci, i inn • • Each homeowner will receive a homeowner's manual including information on principles of envizbnmental 'greening' for subject properties as well as: implications of site plan control to land uses within a lot; detail ofds•ii.pe piano for individual lots with focus on protection of 50% tree cover, preservation of remainder and landscape naturalization; septic the field beds - use and maintenance cvnaidarations; • herbicides/pesticides - use and application details; wetlands, their importance, protection and management measures; and stormwates treatment, how it works on the subject properties and long term maintenance requirements. • MAnnAl to be attached to offer to purchase and registered on title. 5. Implementation • Envirorrm'nt41 Committee would need to be estehli bed and initially chaired by 3ii:n. try of :itu al Resources. Page 119 of 146 SCHEDULE v 7.a) 7:00 p.m. Hartley Woodside, Chair, 9IntbAllatEltBACef, Cou... 7 6. Storm Water Treatment Impacts The app1in+*1ts will be respancr;hle for nsamitoriag the imparts of suspended solids during and following construction of any storm water treatment fRrilitiPA. In this regard, a water qty monitoring program will be undertaken prior to construction to determine ambient conditions in downgradient tributaries during wet weather condittnnR (i.e., heavy rainfall events), and that the program continue throughout the construction period and until the landscaping is established. On aR*neing dates, three samples should be obtained from sites immediately upstream and downstream of the quantity and quality control ponds far suspended solids. Should concentrations (determined as the average of the three samples) far the downstream site exceed those of the upstream site by 26%, further corrective measures would be needed to retain sediment on site. ' Mie.haPl MirI glIgiri Associates Revised October 11, 1994 Page 120 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... TERMS OF REFERENCE Amended and Adopted by Motion, January 17, 1996 The Forest Hill Estates, Diamond Valley Estates and Buffalo Springs Developments Environmental Committee. PURPOSE: 1. Provide for the establishment and operation of an Environmental Committee to administer the implementation of short and long term monitoring of groundwater, surface water and storm water for the Forest Hill Estates, Diamond Valley Estates and Buffalo Springs developments, to direct remediation as required and to direct disbursement of funds. TITLE 2. The short title of the Committee shall be the Coulson Area Environmental Committee hereinafter referred to as the Committee ESTABLISHMENT 3. The committee is established by Schedule V attached to a decision of the Ontario Municipal board entered in Decision Book #103 at Folio #228 dated October 26, 1994 and order entered in Order Book #1994-6 at Folio #159 dated October 26, 1994 as amended by Amending Decision delivered by J.R. Mills and Order of the Board dated April 24th, 1995. The Committee shall remain in existence for at least 25 years following he construction of the first ten lots in each development and may only thereafter be disbanded by a two- thirds majority decision of the Committee and the consent of the Ontario Municipal Board and the Township of Oro-Medonte 5. The Terms of Reference for the Committee may be amended by a straight majority at a regular meeting of the Committee provided that notice of motion to make the amendment is served at the previous meeting or 30 days before whichever is the longer and provided that the amendment is not in conflict with the Decision and Order of the Ontario Municipal Board. MEMBERSHIP 6. Membership shall consist of one representative of the following organizations (or their heirs and successors) who shall be voting members (one vote each) of the Committee. a) The Developers Group - Estate of E. Schumacher (Buffalo Springs) - 2008628 Ontario Limited (Diamond Valley Estates) - 1452711 Ontario Limited (Forest Hill Estates) Page 121 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... -2- b) The Area Ratepayers Group Rowanwood Conserver Society Cooperative Indian Park Association Jarratt-Coulson and District Community Group c) The Government Group Ministry of Natural Resources Ministry of Environment and Energy County of Simcoe Township of Oro-Medonte 7. The Committee may from time to time invite representatives of other organizations to attend its meetings who shall not be entitled to vote but may with permission of the Chair offer advice, expertise and opinions. 8. The Committee shall upon the incorporation of the residents associations (Sabiston, Valdoro and Buffalo Springs) permit their representative to attend its meetings and to speak at same, but such representatives shall not be entitled to vote. 9. At such time as 50% of the Tots in a development have been sold to individual owners, the owner of that development shall cease to be a voting member of the Committee but shall be entitled to attend and speak at its meetings but his vote on the Committee shall be taken by the representative of the residents association for that development. 10. At the 50% development plateau, the Ministry of Environment and Energy and the Ministry of Natural Resources may retire as voting members of the Committee but shall continue to be available upon call to the Committee and shall be entitled to continue to attend meetings and speak at them. 11. A voting member of the Committee is entitled to bring another representative of their organization to a meeting and that person will be entitled to speak at the discretion of the Chairman but not vote. EXECUTIVE OFFICERS 12. At its first meeting, the Committee shall appoint a Chairman and Vice Chairman from amongst its members who shall hold office until the first meeting in the following year and thereafter a Chairman and Vice Chairman shall be elected at the first meeting in each year. 13. Should the Chairman or Vice Chairman cease to be the representative of his or her organization while holding office, the Committee will elect a successor for the remaining term. Page 122 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... -3- 14. In the absence of the Chairman or Vice Chairman at a meeting, the Committee shall appoint one of its members as Acting Chairman for that meeting. 15. The responsibility of the Chairman shall be to conduct meetings of the Committee according to Parliamentary procedure and when authorized or directed to act on its behalf. 16. The Committee shall appoint a Secretary who shall be responsible for taking minutes, distributing same and undertaking administrative duties when so authorized or directed. MEETINGS 17. A meeting of the Committee may be held when a quorum is present and where a quorum is 50% plus one of the total voting membership provided that amongst those present there is a least one representative from each of the three groups identified in Section 6 above. 18. A meeting shall be held at a time and place agreed upon at a previous meeting, upon the call of Chairman with two weeks notice or shall be called by the Chairman with two weeks notice if three or more members request in writing a meeting be held. 19. A notice of a meeting shall include an agenda of the business to be conducted, and minutes of the meeting shall be taken and distributed to the members. 20. Decisions shall be made upon resolutions proposed and seconded and decided by a straight majority vote with the Chairman having a single vote and where voting is tied resolutions are to be declared defeated. 21. Resolutions shall be numbered, shall be signed by the mover and the seconder and the decision endorsed by the Chairman. 22. Meetings of the Committee are open to the public except it may go into private session to debate a matter involving litigation, a specific property or personnel but the decision on such a matter shall be made in an open session of the meeting. 23. Members of the public are not entitled to speak or vote at any meeting. Page 123 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... -4- RESPONSIBILITIES OF COMMITTEE 24. The Committee shall act and only act upon those matters given to it in relevant sections of Schedules I to V inclusive by the Ontario Municipal Board and which is the authority whereby such matters are acted upon, and shall have regard to Schedules VI to XI inclusive and all other documentation as the Committee needs in order to discharge its responsibilities. 25. Where the Committee seeks action but fails to obtain it, it shall call upon one or more of the government agencies named by the Ontario Municipal Board to be a party to implementing the Schedules namely, the Ministry of Environment and Energy, the Ministry of Natural Resources, the County of Simcoe and/or the Township of Oro-Medonte to use their statutory authority to the best of their ability to enforce the required action, failing which action the Committee shall then report the matter to the Ontario Municipal Board for their direction. 26. The detailed technical responsibilities of the Committee respecting monitoring, reporting and remediation are set out in the Order and Decision of the Ontario Municipal Board referred to in Section 3 above. FINANCES 27. The Committee shall establish three special accounts, each held separately and identified as Sabiston, Valdoro and Buffalo Springs, to be held on the Committee's behalf by the Township of Oro-Medonte_ 28. All contributions made by the Developers, the Sabiston, Valdoro and Buffalo Springs Residents Associations and any and all funds received by the Committee pursuant to Schedules II, III, IV & V of the Ontario Municipal Board Decision of October 26, 1994, shall be paid into the three special accounts. 29. The Committee shall prepare a budget statement annually and through their representatives on the Committee, each interested organization will participate in the management of the special accounts. Expenditures will be authorized only for matters within the Committee's jurisdiction and where there is sufficient funding in the special accounts to cover such expenditures. 30. The Committee is not empowered to borrow money and the practice of debit budgeting is strictly prohibited. 31. Authorization for expenditures shall be made in the form of a resolution duly passed at a Committee meeting held in accordance with Sections 6 and 17 above. Page 124 of 146 7.a) 7:00 p.m. Hartley Woodside, Chair, and Allan Baker, Cou... -5- 32. Payment of invoices will be made by the Township of Oro-Medonte upon presentation of a request for payment accompanied by a true copy of the authorizing resolution of the Committee. 33. In the event the decision is taken by the Committee to disband the Committee will seek direction from the Ontario Municipal Board for disposal of its records and the disbursement of funds remaining in the special accounts. OTHER 34. The laws of Canada and Ontario and Orders of the Ontario Municipal Board in regard to these particular three developments take precedence over these Terms of Reference. 35. If a court of law rules against a section of these Terms of Reference, the remainder remain in effect. 36. Should there be an unsolvable dispute upon the interpretation of the Decision and Order of the Ontario Municipal Board it shall be referred to them in writing for direction. Page 125 of 146 8.a) Report No. DS2015-040, Adrianna Spinosa, Planner, re: S... Report Proud Heritage, Exciting Future Report No. DS2015-040 To: Development Services Committee Prepared By: Adrianna Spinosa, Planner Meeting Date: May 6, 2015 Subject: Site Plan Agreement Michael & Rosalba Lavorato 2015 -SPA -02 Lot 11, Plan 51M-881 (Former Township of Orillia) Motion # Roll #: 4346-030-012-42772 R.M.S. File #: D11-48650 Recommendation(s): Requires Action x For Information Only It is recommended: 1. That Report No. DS2015-040 be received and adopted. 2. That the Township of Oro-Medonte enters into a Site Plan Agreement with Michael and Rosalba Lavorato to permit the construction of a single detached dwelling and accessory building; 3. That the appropriate by-laws for the Site Plan Agreement and to Remove the Holding Provision applying to Lot 11, Plan 51 M-881, 21 Warbler Way be brought forward for Council's consideration; 4. And that the applicant be advised of the decision under the Director, Development Services signature. Background: The subject lands, being Lot 11 of Plan 51 M-881, is municipally known as 21 Warbler Way and is within the Moon Point Estates Plan of Subdivision. The applicants are proposing to construct a new single detached dwelling with an attached garage and a detached accessory building, clearing 2116 square metres (35.5%) on the subject lot. The property is located within a development that is subject to Site Plan Control and the Removal of a Holding provision upon execution of a Site Plan Agreement, which is the purpose of this report. Analysis: Township Official Plan The subject lands are designated Shoreline in the Township's Official Plan and pursuant to Section C5.2, a single detached dwelling is a permitted use in this designation. Development Services Report No. DS2015-040 May 6, 2015 Page 1 of 6 Page 126 of 146 8.a) Report No. DS2015-040, Adrianna Spinosa, Planner, re: S... Further, the 14 -Lot Plan of Subdivision within which the subject land is located is also subject to the policies of Official Plan Amendment No. 21. These policies, which emphasize tree preservation and environmental stewardship contain specific provisions for the development and use of each of the 14 Lots, including: • The preparation of a tree preservation and shoreline access plan; • The preparation of a plan illustrating the development envelope limits (inclusive of dwelling, septic system, driveway access, shoreline access and outdoor living space), which cannot exceed 40% of each lot, retaining a minimum of 60% existing tree cover and vegetation. • Limiting the amount of vegetation that can be cleared within 20 metres of the shoreline, to a 12 -metre width; and • That the development of each lot within the Plan of Subdivision be subject to Site Plan Control. Township Zoning By-law The subject lands have portions of land zoned Shoreline Residential Exceptions 162 (SR*162) and 171 (SR*171) Zones, respectively, pursuant to Township of Oro-Medonte By-law 2005-082. The site specific zoning exceptions impose additional restrictions on the development and use of the lots within this Plan of Subdivision. As it relates to the proposed development of the subject lot, these provisions are as follows: • Exception 162 (Section 7.162) c) limits the maximum gross floor area for a single detached dwelling at 557.4 square metres; and • Exception 171 (Section 7.171) b) prohibits buildings or structures within this zone; and e) limits the maximum width of an "access/view corridor" within the SR*171 Zone at 12 metres. As previously noted, the applicant is proposing to construct a single detached dwelling with a gross floor area of 424.6 square metres (4570 sq.ft.) and an accessory building with a gross floor area of 69.7 square metres (750 sq.ft.). The proportion of the Lot proposed to be disturbed through its use and development represents 35.5% of its total area, leaving 64.5% of the lot undisturbed. Additionally, the applicant has indicated an "access/view corridor" to the shoreline with a width of 8.5 metres, which is included in the portion of the lot proposed to be disturbed. Although Exception 171 allows for an access/view corridor up to 12 metres wide, the additional 3.5 metres of clearing is not permissible given the proposed building footprint as the additional clearing will exceed the maximum 40% clearing area requirement. Therefore, in addition to complying with other applicable requirements for the Shoreline Residential (SR) Zone, it is noted that the proposed development of the lot also complies with the applicable provisions of the SR*162 and SR*171 Zones, respectively. Staff have reviewed the site plan application for conformity with the Provincial Policy Statement and the Growth Plan and conclude that it is consistent with the provincial policies. Development Services Report No. DS2015-040 May 6, 2015 Page 2 of 6 Page 127 of 146 8.a) Report No. DS2015-040, Adrianna Spinosa, Planner, re: S... Financial / Legal Implications / Risk Management: Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Municipal Board and Council chooses to defend the Committee's decision. Policies/Legislation: • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement 2014 • Growth Plan for the Greater Golden Horseshoe, 2006 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Goals: Quality of Life — To contribute to an enriched quality of life for residents by maintaining Oro-Medonte's natural beauty and county -like character Sustainability — To build an increasingly sustainable community with regard for and sensitivity to the needs of future generations. Consultations: • Township Departments • Lake Simcoe Region Conservation Authority • Township Engineering Consultant (AECOM) Attachments: Schedule 1: Location Map Schedule 2: Lot Grading and Site Plan Conclusion: The purpose of this Site Plan Approval Application is to register a Site Plan Agreement on title for the construction of a single detached dwelling and attached garage on Lot 11 of the Moon Point Estates Subdivision (Plan 51 M-881), 21 Warbler Way It is recommended that Site Plan Application 2015 -SPA -02 be approved and that the associated by-laws for Site Plan Approval and Removal of the Holding Provision be adopted by Council. Development Services Report No. DS2015-040 May 6, 2015 Page 3 of 6 Page 128 of 146 8.a) Report No. DS2015-040, Adrianna Spinosa, Planner, re: S... Respectfully su itted: Adrianna Ssa Planner Reviewed By: Derek Witlib, MCIP, RPP Manager, Planning Services SMT Approval / Comments: Development Services Report No. DS2015-040 May 6, 2015 Page 4 of 6 Page 129 of 146 8.a) Report No. DS2015-040, Adrianna Spinosa, Planner, re: S... Schedule 1: Location Map 2015 -SPA -02 (Lavorato) MOON POINT DRIVE Subject Lands (2'1 Warbier Way) Development Services Report No. DS2015-040 May 6, 2015 Page 5 of 6 Page 130 of 146 8.a) Report No. DS2015-040, Adrianna Spinosa, Planner, re: S... Schedule 2: Lot Grading and Site Plan 2015 -SPA -02 (Lavorato) r • A 10:117. 11 w'Rihr ». • E' .S E ' 'Irr �!r Law _ '_rr. —crsar 3k t a, raSY.[- 1 -14 • ?NJIFi •is iic raiz:. P: .fEdv. •i '.L'.'LC'Y� Development Services Report No. DS2015-040 May 6,2015 Page 6 of 6 Page 131 of 146 Report 8.b) Report No. DS2015-038, Andria Leigh, Director, Develop... line tship of Proud Heritage, Exciting Future Report No. DS2015-038 To: Development Services Committee Prepared By: Andria Leigh, Director, Development Services Meeting Date: May 6, 2015 Subject: Site Plan Control By-law and Delegation Motion # Roll #: R.M.S. File #: Recommendation(s): Requires Action x For Information Only It is recommended: 1. That Report No. DS2015-038 be received and adopted. 2. And that an updated By-law to designate areas of Site Plan Control in the Township be brought forward for consideration. Background: In December of 2007, Council authorized the firm of McCauley Nichols & Associates to conduct a review of the Building and Planning Services Department. The intent of the review was to examine all operational aspects of the Department with a view to streamlining processes, where possible, and improving the overall customer service function of the department. The review also examined how the Planning Department affected building permit processes, and how the interaction between Departments could be improved. This initiative was a direct result of Council's strategic direction for continuous improvement throughout the Corporation, especially as it related to the customer service area. The consultant's reports identified a series of 24 recommendations that ranged from straightforward matters to those which were more complex. In May 2008 a staff report (DS2008-025) was presented and approved by Council that reviewed all of the consultant's recommendations and identified an implementation strategy for each recommendation with a mind to continuous improvements and enhanced customer service. One of the issues identified in the consultant's report in an effort to consider streamlining of process was the process for obtaining Site Plan Approval. It is recognized that certain efficiencies to the Site Plan Approval process were implemented at that time; however staff are proposing some additional process amendments that would further streamline the process further, improve the review and approval timelines, and make more efficient Development Services Department Report No. DS 2015-038 May 6, 2015 Page 1 of 4 Page 132 of 146 8.b) Report No. DS2015-038, Andria Leigh, Director, Develop... use of planning staff time. These proposed amendments are the purpose of this report for Council's consideration. Analysis: The process for Site Plan Approval was streamlined in 2008 with the removal of a Site Plan Control Committee that included members of Council and staff that reviewed all site plans before they were presented to Council for approval. A more informal internal and agency technical review has been in place with the staff continuing to prepare a staff report and site plan agreement for all types of site plan applications for Council's review and approval. Staff are proposing two specific revisions for 2015: 1. A formalized site plan technical group (composed of internal Township department staff) that meet on a monthly basis to discuss site plan applications, review proposed revisions, issues or comments received. Relevant agencies (CA's, County, and MTO) would be included on the specific site plans that affect their jurisdiction to ensure a coordinate review and approval process for an applicant. 2. Delegation of site plan approval for specific types of site plan applications to staff rather than a Council approval process. The current process and by-law requires all site plan applications whether this is a site plan for an addition to an existing dwelling located on a private road or a new commercial/industrial building to be presented to Council for approval. The Council approval process requires staff to prepare a report that summarizes the analysis that has been completed (Township policies, agency comments) and to prepare a site plan agreement that once approved is registered on title by the Township. The Planning Act allows Municipal Councils to delegate the site plan authority to the staff level, usually to the Director of Development Services (Planning). This can be done for all site plan applications, or perhaps for more straightforward applications, keeping more complex or sensitive applications to be dealt with by Council. There are many municipalities which have exercised this process with a view to expediting the more straightforward applications. There may be some applications that Council would like to consider and others that delegation is preferred. If delegation is provided, there would continue to be a process for notifying Council when new applications are received that would be specific to their Ward. Staff recommend that site plan approval be delegated to the Director of Development Services for all types of development except major commercial/industrial development. As identified in the draft site plan approval by-law the Director continues to have the discretion to forward for approval to Council any Site Plan application, which the Director deems necessary for further corporate review. Further in the event an application is not approved by the Director, the applicant may request that the application be presented to Council for their approval. Staff will ensure members of Council are added to the current circulation that occurs to SMT to ensure Council Development Services Department Report No. DS 2015-038 May 6, 2015 Page 2 of 4 Page 133 of 146 8.b) Report No. DS2015-038, Andria Leigh, Director, Develop... members are aware of all site plan applications that are received by the Township. In addition quarterly update reports to Council regarding the current status of all planning application matters will be provided. Financial / Legal Implications / Risk Management: The current planning fee structure is currently being reviewed and any amendments required to the Site Plan review fees to ensure that staff time is captured fairly and appropriately will be addressed through that by-law update. Policies/Legislation: The Planning Act Township of Oro-Medonte, Strategic Directions — Looking Ahead 2008 Corporate Strategic Goals: Service Excellence — To provide a welcoming, courteous and professional culture of service excellence on the part of Council and Township staff Sustainability — To build an increasingly sustainable community with regard for and sensitivity to the needs of future generations. Financial Stewardship — to continue to improve value received in the expenditure of tax dollars as well as maintaining a financial position that is fiscally sound for the Township. External Relations — To be recognized as a "good Neighbour" with municipalities in the local area and to be proactive in promoting the interests of the Township as the County, Provincial, and Federal levels of government and with private sector organizations. Consultations: Department Management Team Departmental Staff Other municipalities Attachments: Attachment #1 — Draft 2015 Site Plan Control By-law Development Services Department Report No. DS 2015-038 May 6, 2015 Page 3 of 4 Page 134 of 146 8.b) Report No. DS2015-038, Andria Leigh, Director, Develop... Conclusion: It is recommended that Council support the proposed changes in order to further streamline the process for an applicant to obtain site plan approval and their subsequent building permit and to ensure a more efficient use of staff time. On this basis it is recommended that the draft Site Plan Control By-law be approved by Council. Respectfully submitted: Andria Leigh, MC P, RPP Director, Development Services Development Services Department Report No. DS 2015-038 May 6, 2015 Page 4 of 4 Page 135 of 146 Report 8.c) Report No. DS2015-043, Derek Witlib, Manager, Township o Planning ... Proud Heritage, Exciting Future Report No. DS2015-043 To: Development Services Committee Prepared By: Derek Witlib, Manager, Planning Services Meeting Date: May 6, 2015 Subject: Zoning By-law Amendment Application 2014-ZBA-14 (The Heights Ski Club) 1106 Horseshoe Valley Rd. W. Part of Lots 1 and 2, Con. 3 (Medonte) Township of Oro-Medonte Motion # Roll #: 4346-020-010-00300 R.M.S. File #: D14 48082 Recommendation Requires Action X For Information Only It is recommended: 1. That Report DS2015-043 regarding Zoning By-law Amendment Application 2014- ZBA-14 affecting Part of Lots 1 and 2, Concession 3 (Medonte), Township of Oro- Medonte, be received and adopted; 2. That Zoning By-law Amendment Application 2014-ZBA-14, that would rezone the subject lands from the Private Recreational (PR) Zone and the Future Development Exception 67 (FD*67) Zone to the Private Recreational Exception 257 Holding (PR*257)(H) Zone on Schedule A15 to Zoning By-law No. 97-95, be approved. 3. That the Clerk bring forward the appropriate Zoning By-law Amendment for Council's consideration, with the required Holding (H) Provision not to be removed until such time as development matters including servicing and stormwater management have been addressed to the satisfaction of the Township and other relevant agencies. 4. And that the applicant be advised of the decision under the Director, Development Services signature. Background: Property Description The subject lands are located within the Horseshoe Valley settlement area and support a private club known as The Heights Ski and Country Club. A Location Map is included as Schedule 1 to this report. Development Services Report No. DS2015-043 May 6, 2015 Page 1 of 11 Page 136 of 146 8.c) Report No. DS2015-043, Derek Witlib, Manager, Land uses surrounding the subject lands consist of: Planning ... To the north: a private waste water treatment plant and Copeland Forest; To the south: Horseshoe Valley Road (County Road 22), Horseshoe Resort and a residential condominium under development; To the west: Privately owned forest covered lands and Copeland Forest; and To the east: Two existing residential condominiums and one residential condominium under development. Development Proposal The purpose of this report is to consider an application made by Goodreid Planning Group on behalf of the The Heights Ski and Country Club to amend Zoning By-law 97-95 to: • Permit the expansion of an existing ski club house from 1797 square metres (21,503 square feet) to 2718 square metres (31,413 square feet) and the redevelopment and expansion of existing parking areas; • Permit additional land uses consisting of: banquet hall, commercial fitness centre, day nursery or daycare centre, and the following accessory uses: accessory buildings and structures, nature interpretation centre, private park and summer day camp; and • Establish site-specific zoning provisions for the purposes of accommodating the above. A statutory public meeting was held on November 26, 2015 with respect to this application. A concurrent Site Plan Approval Application (2014 -SPA -27) has been submitted with respect to the proposed development. The Applicant's proposed site plan is included as Schedule 2 and an architectural rendering is included as Schedule 3. Analysis: Planning Staff has reviewed the proposed Zoning By-law Amendment applications in context to relevant planning policies and legislation contained in the Township of Oro- Medonte Official Plan, County of Simcoe Official Plan, "Places to Grow" Plan, and 2014 Provincial Policy Statement, as detailed below: Township of Oro-Medonte Official Plan The subject lands are located within the Horseshoe Valley Settlement Area and are designated "Horseshoe Valley Village" and "Horseshoe Valley Recreational" by the Official Plan. Permitted uses in the "Horseshoe Valley Village" are primarily intended to be non-residential uses such 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 Development Services Report No. DS2015-043 May 6, 2015 Page 2 of 11 Page 137 of 146 8.c) Report No. and recreational facilities. Permitted uses in the "I�Isr2��1�4Vllm�t� o► " anager, designation include alpine ski slopes and facilities, Nordic ski traifs, equestrian facilits§nning ... tennis facilities, golf courses, clubhouses and facilities, hiking trails, parks and play lots, and other similar and accessory uses. In addition, the following Official Plan policies are directly relevant to the proposed Zoning By-law Amendment: A2.6.2 Strategic Objectives • To encourage the more efficient use of land in settlements, where appropriate. • To encourage the establishment of full municipal services in the larger settlements. A.2.7.1 Goal • It is the goal of this plan to create jobs and to provide opportunities for economic development. A.2.7.2 Strategic Objectives • To encourage the development and diversification of the tourism industry in the Township. • To encourage wherever possible through the land use planning process the retention and expansion of existing businesses in the Township. • To encourage the expansion and diversification of existing recreational uses so that these uses can take advantage of their market potential. Pursuant to Section C14.3.3.2, lands in the Horseshoe Valley Village designation are the subject of an approved Comprehensive Development Plan that is intended to ensure that development takes place in an orderly and well planned manner. This includes servicing, which the Comprehensive Development Plan proposes to be in the form of communal sewage treatment and water systems. It is also intended that the Comprehensive Development Plan be flexible in terms of where development is proposed and the conditions under which it will be approved. Sections C14.3.3 and C14.3.4 also contain policies which require that: • Where a Holding provision is used, that it only be lifted once it has been determined that the proposed form of servicing is appropriate and agreed to by the Township and the appropriate agencies. • All development shall be subject to Site Plan Control. Staff Comment: The proposed Zoning By-law Amendment would facilitate the expansion of the existing ski clubhouse which is currently serviced by a private communal water system and a private individual septic system. The existing use of the ski clubhouse, as well as the additional uses proposed by this application would all conform to the permitted uses outlined in the Official Plan. For servicing purposes, the applicant has proposed to continue to rely on the exiting private communal water system and potentially augment it Development Services Report No. DS2015-043 May 6, 2015 Page 3 of 11 Page 138 of 146 8.c) Report No. with a private on-site well. For sewage disposal purmn itgooiyeiterwm Manager, replace the existing on-site sewage disposal (septic) system with a new septic sysjnl'inning ... with capacity to accommodate the expansion of the clubhouse. The applicant has applied for and is awaiting a decision from the Ministry of the Environment with respect to the new septic system. Recognizing that the applicant is proposing what amounts to enhancements to the existing form of servicing on the lands rather than introduce a new form of servicing, Development Services Staff is of the opinion that the applicant's proposed servicing approach is appropriate for servicing the lands in order to allow limited development, while the Township and Horseshoe Valley landowners work towards a Master Servicing Strategy for the area. Staff is of the opinion that the proposed servicing approach conforms to the Official Plan and to the Comprehensive Development Plan. County of Simcoe Official Plan The County of Simcoe Official Plan contains policies that provide guidance for growth and development of settlement areas: 3.5.1 To utilize existing settlements where appropriate in accordance with the policies of this Plan, as the setting for urban uses and/or most non - resource related growth and development. 3.5.2 To develop a compact urban form that promotes the efficient use of land and provision of water, sewer, transportation, and other services. 3.5.4 Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted... Staff comment: The proposed expansion of the existing ski club conforms to the County Official Plan policies. Provincial Policy Statement 2014 (PPS) The PPS contains policies for the orderly development of settlement areas, and promotes intensification of existing settlements where full servicing exists. The following PPS policies are applicable to the applications: 1.1.3.1 Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. 1.1.3.2 Land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; and 1.1.3.3 Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account Development Services Report No. DS2015-043 May 6, 2015 Page 4 of 11 Page 139 of 146 8.c Report No. existing building stock or areas, including brasriks aL'ci ilianager, of suitable existing or planned infrastructure and public service facilinning ... required to accommodate projected needs. 1.1.3.4 Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. 1.6.6.2 Municipal sewage and water services are the preferred form method of servicing. 1.6.6.3 Where municipal sewage services and water services are not available, municipalities may allow private communal sewage and water services. 1.6.6.4 Where municipal or private or communal services are not available, individual on-site water and sewage services may be used where site conditions are suitable for the Tong -term provision of services with no negative impacts. 1.6.6.5 This section goes on to state that partial services shall only be permitted in the following circumstances: a) Where they are necessary to address failed individual on-site services; or b) Within settlement areas, to allow for infilling and rounding out of the existing development on partial services. Staff comment: Development Services Staff is of the opinion that this application for Zoning By-law Amendment is consistent overall with the Provincial Policy Statement, and specifically with Section 1.6.6.5. The proposed expansion of the ski clubhouse and related proposed uses represents the infilling and rounding out of the existing development on partial services. Places to Grow - Growth Plan The Growth Plan for the Greater Golden Horseshoe ("Growth Plan") contains policies to foster development of compact communities and promote growth and economic development within settlement areas: 2.2.2.1 Population and employment Growth will be accommodated by... i) directing development to settlement areas..." 2.2.9.1 Rural settlement areas are key to the vitality and economic well-being of rural communities. Municipalities are encouraged to plan for a variety of cultural and economic opportunities within rural settlement areas to serve the needs of rural residents and area businesses. Staff comment: The proposed development will occur within an existing established settlement area and the application conforms to the policies of the Growth Plan. Supporting Studies Development Services Report No. DS2015-043 May 6, 2015 Page 5 of 11 Page 140 of 146 8.c) Report No. DS2015-043, Derek Witlib, Manager, In support of the proposed Zoning By-law Amendment, the applicant submitted planning ... following reports: 1. Planning Justification Report — Goodreid Planning Group 2. Functional Servicing Report — Pearson Engineeering The reports have been reviewed by Township Staff, the Township's engineering consultant (AECOM) and commenting agencies. Development Services Staff concur with the Planning Justification Report by Goodreid Planning Group and the analysis and conclusions that support the applications as representing good land use planning. The Functional Servicing Report prepared by Pearson Engineering supports the proposed development and method of servicing. The Township's Engineering Consultant (AECOM) has reviewed the Pearson report and provided preliminary engineering comments. In general, AECOM has requested revisions to the site design details which are most appropriately addressed at the time of detailed design, being the Site Plan Approval stage. AECOM has also noted that the proposed new septic system will require approval from the Ministry of the Environment. Proposed Zoning By-law Amendment Development Services Staff recommend approval of Zoning By-law Amendment 2014- ZBA-14, subject to the use of a Holding (H) provision to ensure that all outstanding development details, including stormwater management, Ministry of Environment Approval of the private -on-site sewage disposal system and Site Plan Approval are all completed before the "H" is removed from the zoning of the lands and a building permit issued for the proposed expansion. The application requests a number to site specific exceptions to the provisions of the Zoning By-law, all of which Staff considers to be minor and appropriate for the development of the lands. The proposed expansion to the ski clubhouse is accompanied by the proposed expansion and re -design of the parking lots which will provide an overall increase to the available parking and which Development Services Staff expects will result in an overall improvement to parking and vehicle circulation on the site. Development Services Staff recommend that a Holding (H) provision be included as part of the proposed zoning by-law amendment. Removal of the Hold (H) and issuance of building permits would not occur until such time that the Township is satisfied that all development related matters are addressed. Public Meeting A statutory public meeting was held on November 26, 2014 regarding the proposed amendment to the Zoning By-law and notice was circulated to landowners within a Development Services Report No. DS2015-043 May 6, 2015 Page 6 of 11 Page 141 of 146 8.c) Report No. DS2015-043, Derek Witlib, Manager, 120 metre radius of the lands. In response, a letter was received from Skyline expresgi 1 nning ... concerns regarding: • Increased traffic on Horseshoe Valley Road and the private road known as High Vista Drive; and • Increased demand for water and wastewater services, in context to the Master Plan Study. With respect to the above -noted comments, Staff advises that: • The County of Simcoe has jurisdiction over Horseshoe Valley Road (County Road 22) and the County has not identified any traffic concerns; • Neither Township Transportation Staff nor the Township's engineering consultant (AECOM) have identified any required improvements to High Vista Drive; • The proposed development is not expected to negatively impact existing services, considering that the lands are currently on partial services (private on-site septic system and a private communal water system), which the applicant is proposing to augment with a new private on-site septic system and with a new private well; and • Since the site is already serviced by partial services, the proposed upgrades to the existing partial services will not conflict with any long-term servicing strategy for the Horseshoe Valley Settlement Area. Financial / Legal Implications / Risk Management: Potential financial and legal implications should the decision of Development Services Committee be appealed to the Ontario Municipal Board. Policies/Legislation: • Planning Act • Places to Grow • Provincial Policy Statement 2014 • County of Simcoe Official Plan • Oro-Medonte Official Plan • Oro-Medonte Zoning By-law 97-95 Corporate Strategic Goals: • Quality of Life • Safe & Healthy Communities • Sustainability Development Services Report No. DS2015-043 May 6, 2015 Page 7 of 11 Page 142 of 146 Consultations: DS2015-043, Derek Witlib, M fl 8.c) Report No. anager, anning ... In response to the circulation of this applicant to agencies, the following comments have been received: • Development Services (Building) — Water for fire -fighting required. Applicant to provide verification of water capacity and sewage capacity for increased occupant load. • Township Engineer (AECOM) — Detailed engineering comments provided. • County of Simcoe — No objection, subject to a 5 metre road widening and Site Plan Approval. • County of Simcoe District School Board — No objection. • Nottawasaga Valley Conservation Authority — No objection, subject to Site Plan Approval. Attachments: Attachment 1: Location Map Attachment 2: Site Plan Attachment 3: Architectural Rendering Conclusion: There remain outstanding engineering design details that the applicants are working to resolve, mainly with respect to stormwater management, and the applicant's request for approval of a new septic system is still before the Ministry of the Environment. However, it is Staff's opinion that these issues, regardless of their ultimate solutions, will not impact upon the changes to the Zoning By-law that the applicant has requested. The proposed Zoning By-law Amendment conforms to all relevant policies as outlined in the analysis provided above, and Staff recommends the approval of the proposed amendment to the Zoning By-law. All other outstanding development related details would most appropriately be addressed through Site Plan Control and through the approvals required from other agencies (i.e. MOE & NVCA). In order to ensure that all of these outstanding matters are addressed, Staff has recommended that a Holding (H) provision be affixed to the zoning of the lands and that the "H" not be removed by Council until Staff has advised that all outstanding matters have been resolved and the owner has entered into a Site Plan Agreement with the Township, including the posting of securities to guarantee the completion of all required site works. Respectfully submitted erek Witlib, MCIP, RPP Manager, Planning Services SMT Approval / Comments: Development Services Report No. DS2015-043 May 6, 2015 Page 8 of 11 Page 143 of 146 Schedule 1: Location M 8.c) Report No. X2015-043, Derek Witlib, Manager, Planning ... VA HORSESHOE VALLEY ROAD V Subject Lands (1106 Hobs: shoe a p + Rd. W) Development Services Report No. DS2015-043 May 6, 2015 Page 9 of 11 Page 144 of 146 9176 40 9176 abed Cl CD < < O A o o 3 y ca N U) O 5. O N A A y W •n I 1 tett-+'-4a'. ,i : I��'i 241 -y� PARKING )01 1.4 $PACSi THE HEIGHTS OF HORSESHOE SKI CLUB RETROFIT & ADDITION SITE PLAN CONCEPT AUGUST 15, 2014 MCL Schedule 3: Architectural Re 8.c) Report No. uuzi39 5-043, Derek Witlib, Manager, Planning ... Development Services Report No. DS2015-043 May 6, 2015 Page 11 of 11 Page 146 of 146