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02 09 2004 PAC Agenda TOWNSH'P OF ORO-MEDONTE PLANN'NG ADV'SORY COMM'TTEE MEET'NG AGENDA Robinson Room Date: Monday February 9, 2004 Time: 7:00 pm 1. Opening of Meeting by Mayor 2. Adoption of Agenda 3. APpointment of a Chairperson 4. Role/Mandate of Planning Advisory Committee 5. Declaration of Pecuniary Inleresl and Ihe General Nalure Thereof - in Accordance wilh Ihe Act. (COpy of legislation provided 10 members for Iheir informalion) 6. Minutes of Previous Meetings- None 7. Updale on Existing Planning APplicalions - Memo from Andria Leigh, Senior Planner dated January 13, 2004 - Status of Planning Applications 8. Changes 10 Planning Act- Memo from Meridian planning Consultanls da.ed February 2, 2004 9. Planning APplication Deputations A. 1091402 Ontario Limited and John William and Helen Bower Burch - Part of Lots 34, 35, and 36, Concession 1 (Oro) 10. Other Business Public Meeting _ Monday February 16 aI7:00 p.m. (Horseshoe Resort Corporation 24 unit townhouse condominium) Next Meeting - Monday March 8 at 7:00 p.m. 11. Adjournment PLANNING ADVISORY COMMITTEE pnRPOSR OF THR COMMTTTRF.:. "To ensure the proper and orderly development of the Municipality while having regard for the rural character, natural heritage system, quality of life, stewardship of the resources, economic needs, and land use compatibility in a manner that serves the greatest public interest. " ~ANnATRFORTHRCOMMTTTRR:. 1. To act as an advisory body to Council and to provide recommendations on all development proposals in a clear and concise manner for Council's consideration; 2. To maintain the vision, principles, and the intent of the land use designations of the Official Plan; 3. To provide recommendations on the establishment of new policy, as required; 4. To expedite Council's and the public's consideration of development proposals; 5. To effectively work within existing legislation and policy frameworks; 6. To provide opinions unencumbered by potential conflict or potential or perceived pecuniary interest; 7. To work as a collective whole. COMPOSITION: The Planning Advisory Committee (PAC) is a Committee of Council and, as such, it is directly answerable to Council. It is comprised of 11 members: Mayor, Deputy Mayor, 5 Councillors, and 4 members appointed by Council from the public. The Senior Planner is the staff liaison for the Committee and in conjunction with the Township consultant, provides Planning Reports and Recommendations for the Committee's consideration. The Chief Administrative Officer may also attend Planning Advisory Committee meetings. Other Township staff and consultants will attend the meetings as required. (', ;:>4 PROCESS: PAC makes recommenoMinns' on various issues, which generally include: 1. The disposition of development proposals, i.e. more information required to consider the application, approve in principle and proceed to a public meeting, approve, or deny; Development proposals take the form of amendments to the Official Plan (OP A), amendments to the Zoning By-law (ZBA) or plans of subdivision (SUB)/condominium (CON). Site Plan Control, Minor Variances, and Consents are other forms of planning applications, and they are addressed by other committees. 2. Council may also see fit to ask for recommendations of the PAC on other planning matters as they see fit. Examples may include review of the Township's overall Official Plan or commenting on Provincial or County planning policy or guidelines. The minutes from each Planning Advisory Committee meeting are typed by the Clerk's Department and provided to Council with the recommendations for their consideration. PAC is the first Municipal body in which a development application is considered by the Municipality. An applicant/consultant will first discuss. the proposal with the Senior Planner and other appropriate staff prior to making the application. Each application will have a minimum of two meetings with the Planning Advisory Committee: one prior to the holding of a Public Meeting and one after the Public Meeting, unless an application is denied at the beginning of the process. Most applications heard by PAC require an Official Plan Amendment, Zoning By-law Amendment and/or a Draft Plan of Subdivision/Condominium. PAC will advise Council at the OP A or ZBA stage prior to going to a public meeting and then later, at the Draft Plan stage in regard to the specific draft plan conditions. If Council does not adopt the OPA then the Draft Plan cannot proceed; as such, there is no reason to proceed with Draft Plan level information until the principle of development (the OPA) is established. The Planning Advisory Committee meets the second Monday of each month at 7:00 p.m in the Robinson Room. If Public Meetings are to be scheduled these will occur on the third Monday of the month beginning at 7:00 p.m. and all Planning Advisory Committee members are required to attend all meetings. The Committee is provided, the Friday in advance of the meeting, agendas that include information from the proponent as well as a Planning Department Report. The report contains a recommendation for the Committee to consider. When an applicant is afforded the opportunity to make a deputation, the Planning Department report is briefly discussed first and then the proponent is given the opportunity to provide their comments. Following the formal delegation, a question period allows the Committee to obtain further information or clarification, which is required in order to make a recommendation in regards to the application. A recommendation may be formulated after the delegation or at the end of the ... meeting, which ever is most suitable. '"' Delegations are scheduled upon receipt of a completed application as determined by the Planning Department. Note: Specific details that outline the development application process in its entirety are contained within the Development Guidelines document, which is provided to all applicants. A copy of those Guidelines is provided to the Committee for their review under separate cover. TOWNSHIP OF ORO-MEDONTE PLANNING DEPARTMENT GUIDELINES FOR DEVELOPMENT APPLICATIONS JAN 2004 (under revision) .., GTTIDFJ ,TNES FOR nEVET OPMFNT A PPT IrA TIONS The following information is provided for prospective Developers and/or their consultants in order to outline a procedure for development proposals. The information is not intended to be . all inclusive and prospective Developers should engage Consultants experienced in land development to converse with Township Staff and its Consultants as to the detailed steps from presentation of a Conceptual Plan through to Draft Plan Approval. TOWNSHIP ST A FF JENNIFER ZIELENIEWSKI - C.A.O. MARILYN PENNYCOOK- Clerk PAUL GRAVELLE- Treasurer ANDRIA LEIGH - Senior Planner RONALD KOLBE Director of BuildingIPlanning Development JERRY BALL- Roads Superintendent KEITH MATHIESON - Director of Engineering and Environmental Services JOE CASEY Acting Director of Fire and Emergency Services Plp.nse Note: All requests for information or submissions are required to be made to the Township staff. Township staff are responsible for requests being made to the Township Planning and Engineering Consultants. Township of Oro-Medonte P.O. Box 100 Oro, Ontario LOL 2XO (705) 487-2171 (705) 487-0133 (Fax) Prospective Developers should keep in mind that the following is a simplified procedure and depending on the nature of the proposal and the information provided, requests for further information and subsequent further review by Staff, Committee and/or Council may be necessary during the process. Specific information pertaining to planning, servicing and financial requirements are attached. -2- GFNF,RAT, PROC'FnTTRFS FOR PROC'FSSTNG nFVFJ OPMFNT APPT IC'ATIC)NS 1. Preliminmy meetin~ with Township Stnff A. Senior Planner B. Director of Engineering and Environmental Services (Other Township staff are included as deemed necessary, by the nature of the application) This preliminary meeting is informal and facilitates the definition of the proposal. At these meetings identification of some possible main issues and some preliminary scoping of information, studies, etc. as needed may be conducted. 2. Snhmission ofPre-C'onsnltntion Applicntion The Municipality strongly encourages pre-consultation, identification, and resolution of issues that the proposal raises with it and concerned agencies prior to the submission of formal application(s). The information and materials submitted at the Pre-Consultation stage should as far as possible be the same as required for the following formal application. Pre-Consultation Applications are only made regarding proposed Official Plan Amendments, Zoning By-law Amendments, and/or Draft Plan of Subdivisions/Condominiums. Steps (a) Application reviewed by Township Department Heads and Consultants to consider proposal and matters affecting the proposed development, ego servicing requirements (b) application circulated to relevant agencies for comments (c) Senior Planner meets with the agencies and/or applicant as required to resolve issues (d) Senior Planner provides a report and recommendation to Planning Advisory Committee that proposal proceed/not proceed to formal application stage. NOTE' The Pre-consultation Application process is designed to resolve or reduce issues raised by the proposal before it enters the formal application process. Thus it is NOT statutory process pursuant to the Planning Act, it is not compulsory that development proponents enter the Precirculation process, nor are recommendations rendered in it legally binding on the applicant who may proceed at any time directly to submitting a formal application. .....3 .. -3- 3. S1Jnmissinn nfFnrmnlnevelnpment Applkntinns A. Official Plan' Amendment B. Zoning By-Law Amendment C. Plan of Subdivision/Condominium D. Site Plan Approval Official Plan Amendment and Zoning By-Law Amendment applications must be in duplicate, complete fees enclosed, with all pertinent information attached plus 10 copies (maximum size 11 X 17) of the Plan and a Key Map. Any larger sized drawings must be folded to file size. Rolled drawings will not be accepted. A Draft Plan of Subdivision/Condominium application is submitted with the appropriate fees, (Any default or late payment may result in deferring further consideration of the proposal), 10 copies of Draft Plan to a scale of 1: 1000 with 1 metre contour intervals, 10 copies of a Preliminary Drainage Plan depicting a proposed drainage scheme on site with discharge off site to a satisfactory drainage outlet. Circulation of the Draft Plan and Drainage Plan to Township Staff and Consultants will then take place prior to any consideration by the Planning Advisory Committee, which meets on a monthly basis. Meetings with Township Consultants are arranged through the Township staff as required. Any consultant fees incurred during these meetings will be charged back to the applicant. Note: Separate Sit~ Plan Control Guidelines have been established detailing this process and are available from the Engineering and Environmental Services Department 4. Review ny Tnwnship nepnrtment Henos nno C'nns1Jltnnts To review the proposal and matters affecting the proposed development and determine additional matters to be submitted and reviewed. 5. Plnnnin~ Aovisnry C'nmmittee Upon receipt of comp1ete information as determine by the Township staff and input from the other township staff and consultants, a presentation of the proposal is scheduled before the Planning Advisory Committee. Applicants are required to attend this meeting. Report prepared by Senior Planner in relation to conformity of proposal with Official Plan and Zoning By-law. .... .4 -4- 6. C'mmdl A favourable review by the Planning Advisory Committee and Department Heads and Consultants ~ initiate Planning Advisory Committee's consideration to a public meeting. Planning Advisory Committee will also review proposed conditions of Draft Plan Approval as proposed by Township Staff and/or Consultants. 7. Snnoivisinn/C'nnnnmininm A~reement (if re'lllire(1) The Township will proceed with preparation of the subdivision/condominium agreement at the appropriate time; The Township may require specific covenants to be included on deeds of the lands, this would be negotiated as necessary. The Agreement will be executed upon fulfilment of the necessary Conditions of Draft Approval, approval of the engineering drawings, and upon receipt of securities, insurance, etc as stipulated in the Agreement. 8. Site Plnn A pprnvn 1 (if re'lllireo) The Township will review a submitted site plan for site plan approval once the appropriate zoning has been passed' by Council. Separate Guidelines and Application Forms are available for the Site Plan Approval process. 9. C'nnstnwtion nf ServkeslRniloin~ Permlts To proceed after registration of the Final Subdivision/Condominium Plan and in conformance with the requirement of the Subdivision/Condominium Agreement once approved by Council and registered. .....5 fj' z o c::I (01 ~ ..... ..... Lf) II '" II:: 0 C 0 N 0 ~ N 0. :z: ~ '; 0 j ::::J 0 (" Z :;; c.. C> 0) i:j 1i,i N CD w:: '" :i1 >c :; CD q t1 II:: iQ q '" N '" C> >- C> 0 0 C> 0 ... C) z Q w -' ~ ii: ... C> " C> 0 10 - ~ Z c: 0 0 c::I .~ (01 ::II ~ - ..... -C Q) - CO :Q "5 CJ) c: 0 U - s::: 10 '<t ca (Y) (Y) - a.. !~ ca .- ~ (,) !E .- , --- U: __,...J...... 0 M C\J .... 0 0' CD '<t '<t '<t '<t M (Y) CI) .... s::: CO 0 (V) "'C -C '2 ..-.. 0 CI) c . oe U)roC::: CD > :e "CLOa.: i OJ 1 C(V)u.i :2 (5 0 CO..,f- '" c: 0 .... ..J (V) T'" g ~- 0 ... C/) c c: en < .. :z: ~Q) .....0 a: ~ CJ 0.- 10 .... - 0 ~ ~ .... Q)...J~ 00 e:! _ - IS _41 41 :;:: Eo< '3~ _ ="", 0 ...... - Q) 0 Q ale:! a c:: < a.. 41 alQ .c0e) .!!! t.! >c c: dO II) - :z: ~~ ;..= Q. :Jt:c 0 Z 3 'tJ Cj e:! U ClO 'C Clc:: e:! - GI,:I .- """ CJ) ro 0 CD e - ~:8 alCI ::3 01).. :;; ~ ~~ 41 0 t.! if.) ~t' J:T'" c..() e 00 :;:: ~ ~ 0 -'=- C/)<t: 0 ~ _ 00 c.. e_ 00 ~ S::aI CI_ '0 ~$ -aI I) - a.. $ ::s-'= eQ s:::~ 1- - - 1 ~ " _ 0.. "'I) Q ~ >c 10 OQ ~ ,",t.! 1 1 :c ~ s::f &~ I) (01,t a..GI o~ ~~ 1 1 ~ (0111. ~ ~ ;S CI~ =00 ~ IT] u ITJ 1 1 ~ ~ ~~ 1 1 ~ ~ c.. > en L___I gs 0 g -5- 10. neposit Fees Deposit fees are required to cover the Township's expenses in holding public meetings, obtaining professional/consultant advice, and other disbursements necessary to the processing of the application. Should such expenditures be less than the deposit fee paid, upon completion of processing the application, the unused balance will be returned to the applicant. If during processing such expenditures are at or about to reach and exceed the amount paid as a deposit fee, the Township will require a further deposit fee to be paid. If same is not received on or before the date specified the following action will be taken. In the case of a Pre-consultation Application processing will cease until such time as the required additional deposit fee is received. In the case of a formal application respecting an Official Plan Amendment, a Zoning By-law Amendment, and/or a Draft Plan of Subdivision/Condominium, the application will be deemed to have been abandoned and the file will be closed. If within six (6) months of such deemed abandonment, the applicant wishes to proceed with a new application identified to' the application deemed to have been abandoned, by resolution of Council, the application fee(s) required for such new application may be waived provided that the previously required additional deposit fee has been paid. 11. Prnvindnl Policy Stntements In its processing of all applications received on or after March 28, 1995, the Township shall ensure that decisions are consistent with policy statements issued pursuant to Section 3 of the Planning Act, as amended. If the requirements of municipal legislation are at variance with those of the policy statements, the latter shall prevail. .....6 - 6- PI ,A NNING ORP A RTMRNT RRQTTIRRMRNTS FOR ORVRI,OPMRNT Application forms may be picked up in the Township office during regular working hours, or mailed upon request and are generally discussed with Planning staff when distributed for brief process overview. 1. PRFT ,TMTNARY MFFTTNG WITH TOWNSHTP STAFF Applicants are encouraged to discuss a development proposal with relevant township staff prior to submission of an application. Applicants wishing to discuss a development proposal with the Senior Planner prior to submitting a formal application should call the Township Office and arrange an appointment. The applicant, if not the registered owner of the property, must provide an original signed letter from the owner stating that the applicant can act as the owner'~ agent. Once authorization is received, the Planning Department will be able to provide the applicant with information on the following matters: the current designation of the property in the Township's Official Plan; the present zoning of the property in the Township's Comprehensive Zoning By-Law; the processing of a development application as per the requirements of the Planning Act; Contacts: County of Simcoe, Lake Simcoe Region Conservation Authority, and Nottawasaga Valley Conservation Authority; information pertaining to the Township's policy respecting parkland dedication and other planning and development related matters. matters which are considered by the Township and which the applicant may be required to provide are communal water system, bringing the boundary roads up to Ministry of Transportation standards, road widenings and provision of fire protection. NOTE: At the preliminary meeting and after the application submission, the Senior Planner will not be able to provide the applicant with an indication of Council's views on the proposed development. All other information should be available in these guidelines or from the appropriate department. .....7 -7- , '" 2. SHRMTSSTON OF APPT JC'ATION Applicants should complete the development application and submit it to the Township Planning Department, accompanied by the appropriate drawings and full processing fees as noted on the application. Original signatures must be accompanied with each submission. A commissioner must also sign the application. Faxed submissions ~re not acceptable. The applicant will be notified by mail of the date and time of scheduled meetings. The Senior Planner will review the proposal to ensure it is complete and advise the applicant accordingly. As a general rule, the Planning Advisory Committee meets once a month, in the evening, for deputations and once per month for public meetings. A development application will not be placed on the Planning Advisory Committee's agenda until the appropriate fees have been paid in full and information as deemed necessary by the Township staff and consultants or required under the Planning Act is provided. 3. PT .A NNTNG A nVTSORY C'OMMTTTFE a) Prellminnry C'irclllntion The Planning Department shall circulate the development application to all Township departments for review and comment once an application is received. Each Department Head is requested to comment and these comments are reviewed by the Senior Planner and incorporated into the report to the Planning Advisory Committee. In addition, the Planning Department may circulate the development application to other parties who may have an interest in the application, for example, the Township's consultants and the County of Simcoe and other relevant agencies. If concerns are raised by any of the Department Heads, a meeting may be arranged with the developer/applicant to discuss these concerns. The outcome of this meeting may determine when the development application will proceed to Planning Advisory Committee. .....8 - 8- b) Meetin~ The Planning Advisory Committee receives a report from the Senior Planner containing information from all Township departments and consultants and relevant information regarding Official Plan policies and Zoning By-law regulations. The Committee may receive additional documentation as provided by the applicant or other interested parties. Applicants (or their agents) are expected to make a brief presentation of their development proposal to the Committee members. The presentation should include a concept plan of a size large enough to be visible in the Committee Room. Following the presentation, the applicant and/or his representative will be expected to respond to the questions frorn the Committee members and the Senior Planner and/or Planning Consultant and/or Engineering Consultant. The Planning Advisory Committee makes a recommendation to the Council based on the information they have received. PLEASE NOTE THAT THIS IS A RECOMMENDATION, IN NO WAY SHOULD THE RECOMMENDATIONS BE TAKEN AS A FINAL DECISION BY THE TOWNSHIP. The role of the Planning Advisory Committee is to advise on development proposals and other planninglland use matters. It is Council; ultimately that makes the final decisions on the approval of all development applications. In the case of an Official Plan Amendment, the County of Simcoe must also give its approval prior to the Official Plan Amendment coming into full force and effect. If additional information is required, the Committee may not make an immediate decision. The applicant will be expected to provide any additional information, (i.e. environmental studies, staff and/or consultant reports) at his/her expense. Upon receipt of the additional reports or information, these will be reviewed by the appropriate staff/consultants as co-ordinated through the Senior Planner. Once satisfactory, the Senior Planner will reschedule additional appearances before the Planning Advisory Committee. If the Planning Advisory Committee feels there is merit in the proposal and sufficient information has been provided, they may advise the Senior Planner to proceed to make the appropriate arrangements for the required Public Meeting under the Planning Act. The applicant and the public will be notified of the date of the meeting in accordance with the Planning Act. Subsequent to the Public Meeting, the Planning Advisory Committee may approve the requested amendment, request further input, or defer a decision if valid concerns are expressed at the meeting. Council's final decision to approve or not to approve an amendment/development application may be appealed to the Ontario Municipal Board in accordance with the requirements of the Planning Act. .....9 -9- Offidnl Plnn Amenoments Subsequent to a Public Meeting, the Council will consider all available information. If Council adopts an Official Plan Amendment it is forwarded to the County of Simcoe for their consideration and approval. 7,(min~ Ry-T .nw Amenoment If the Public Meeting for a Zoning By-law Amendment has been held concurrently with the Official Plan Amendment, Council will not consider a Zoning By-law Amendment until the Township is advised of the County of Simcoe's decision on the Official Plan Amendment. Plnn of Sl1noivision!C'onoominil1m Once an Official Plan Amendment has been adopted the Township will circulate a draft plan to the appropriate agencies and the County to determine any conditions of draft approval. Further negotiations towards resolving a Subdivision/Condominium Agreement will proceed at this time. Site Plnn A pprnvn'l Once a Zoning By-law amendment is adopted by Council, if required, all commercial and industrial proposals must go through a site plan approval process. .....10 - 10- SUMMARY OFENGTNF,FRTNG STANnARDS FOR SFRVTC'FS ST mnTVTSTON nFVET .oPMFNT Detailed explanation and specifications are provided in the Township's Engineering Standards for services and are available from the Engineering and Environmental Services Department. A standard Subdivision/Condominium Agreement, which addresses these standards, is also available for review at the Township offices from the Engineering and Environmental Services Department. Specific inquiries regarding these details should be directed to Mr. Keith Mathieson, Director of Engineering and Environmental Services. FTNANC'TAT, RFQTTTRFMFNTS FOR PT AN OF STmnTVTSTON OR C'ONDOMTNTTTM APPT JC'ATIONS Tnitinlly - Application fees in accordance with the Township's By-Law of Tariff and Fees, such as the fees for a Zoning By-law Amendment or Official Plan Amendment and the fees for a Plan of Subdivision/Condominium Proposal are payable. It is to be noted that any costs incurred by the municipality are to be borne by the applicant and that the initial deposit may have to be replenished during the processing of the application( s). Financial details regarding the Subdivision/Condominium agreement are available from the Engineering and Environmental Services Department. Date: Subject: Planning Advisory Committee Andria Leigh and Nick McDonald Jennifer Zieleniewski, C.A.O. and Ron Kolbe, Director of Building/Planning January 13, 2004 Status - Planning Applications To: From: Cc: 014.02. P137/02 Re-zoning from un- Township met with Follow up with staff and Selri Investments zoned land to applicant Nov 2003. applicant Part of Lot 27, Conc. 3 Residential One (R1) Township to follow (Oro) Zone up with applicant 014.02. P134/02 Re-zoning from Application circulated Set deadline for M & S Schneider Agricultural/Rural internally. Planning submission of required Part Lot 1 , Conc. 7 (AlRU) to exception recommended concept plan. (Oro) to permit outdoor receipt of storage, repairs and concepVsite plan sale of military jeeps from applicant. and e ui ment 009.02 P133/02 Official Plan Application went to Letter sent to applicant Paul Miller Amendment from PAC where required establishing deadline Part Lot 20, Conc. 10 Agricultural to studies identified. for submission of (Oro) Commercial/Industrial Last correspondence studies or file to be for range of uses was letter dated deemed premature and October 24/02 from closed. Wayne Scanlon (Scanlon & Associates) respecting impact of uses on nei hbourin lands. Re-zoning from Application Follow up as required 012.03 P157/03 Future Oevelopment circulated internally subsequent to Public Horseshoe Resort Exception 67 to and to agency for Meeting and report to Part of Lot 1, Conc. 3 Residential Two comment. Scheduled Planning Committee. (Medonte) Exception Zone and for Public Meeting on Plan of Condominium February 16, 2004. for 24 units 1 014 (03) P145/03 Re-zoning from Public meeting held Owner advised in 1254554 Ontario General Commercial March 19, 2003. No writing to comply with Limited (Ken Secord) to General decision to date. Ministry of Part of Lot 15, Conc.1, Commercial Letter dated June 16, Transportation 51 R-2993, Part 1 and Exception to permit 2003 to owner on requirements or re- 51 R-27229, Part auction sales status and required zoning to be closed. 2(Orillia) actions 014 (03) P-156/03 Official Plan Application being Complete circulation and S-3/03 Amendment from circulated for and forward to Burch/Holden/Orsi Rural to Rural comments. County Committee Part of Lot 34,35, and Residential and Open OPA submitted and 36 Conc. 1 (Oro) Space, Re-zoning being circulated by from County for Agricultural/Rural to comments. Rural Residential One, Plan of Subdivision for 54 residential lots 012 (03) S-2/03 Part Lot Control Planning Report to Applicant currently Bachly (Subdivision) to Council in Oec 03 revising technical Part of Lot 15, Conc. create 41 lots recommending Part reports to proceed with 8, Blocks 65-69, Plan Lot Control for part lot control, M-679 (Medonte) creation of lots within Township to negotiate existing registered a possible fire hall site subdivision approved b Council 009,014, & 012 P- Official Plan & Zoning Premature until Application to be 146/03 & S-1/03 Amendments to completion of reviewed at time of 1204600 Ontario Ltd permit 183 residential Craighurst completion of Lots 18-36, Plan 91, lot subdivision Secondary Plan, On Secondary Plan to Part of Lot 41 & 42, hold determine conformity to Conc. 1 Medonte the Plan 009 (03) P-159/03 Official Plan Application held in Proceed with circulation Lester Cooke Amendment to abeyance until of application once South Part of Lot 17, expand Shoreline County decision decision received from Conc. 3 (Orillia) designation to permit regarding OPA #17 County on OPA #17 creation of three which amends the residential lots, Re- current Shoreline zoning to Shoreline policies Residential Zone 014 (04) 2004-ZBA-01 Re-zoning from Currently in Proceed with report to 693316 Ontario Ltd Private Recreational circulation process Planning Committee at Part of Lot 8, Conc. 9 Exception Holding to next meeting. Oro A ricultural/Rural 2 D12 P16/89 MSL Properties OM-T-91009 Part of Lot 27, Cone. 3 (Oro) D14 P75/98 Hillway Equipment Part of Lots 8 and 9, Cone. 12and 13 (Ora) D14 P105/00 Bowes/Braden Part of Lot 8, Cone. 4 Ora D09 P109/00 Tamers Mgmt Part of Lot 21, Cone. 4 (Oro) D09 P115/01 Ucci Part of Lot 27, Cone. 5 Ora D14 (01) P129/01 Strimas Part of Lot 12, Cone. 8 (Medonte) D 14 P135/02 HRC (Hotel) Part of Lot 1, Cone. 4 Oro D14 P138/02 Thatcher Part of Lot 15, Cone. 9 (Medonte) Official Plan Amendment for Settlement Area, Re- zoning from Agricultural/Rural to Residential One, Plan of Subdivision for 93 residential lots Re-zoning from Mineral Aggregate Resources Two to One to permit a re ate extraction Re-zoning from Agricultural/Rural to permit pallet business Official Plan Amendment from Agricultural to Recreational to ermit sorts dome Official Plan Amendment for Adult Lifest Ie Communit Re-zoning to permit dwelling in the Environmental Protection Zone Re-zoning to permit expansion to existing hotel Re-zoning fram Agricultural/Rural Exception to Residential One Holding Zone Inactive since 1999, Township to comment on draft plan once servicing issues addressed Refused by Council, Appealed to OMB. Consent applications, which had condition of rezoning, lapsed in Dee 03. Correspond with applicant to determine intent to praceed. Refused by Council, appealed to OMB At OMB Set deadline with applicant to submit required studies. Adopted and submitted to County. Follow up with Count . Follow up with applicant to obtain revised Zoning By-law Amendment application re ardin EP zonin HRC requested file held in abeyance Adjourn hearing until subdivision application submitted for consideration. 3 Inactive Draft Plan conditions do not contain a "clock" (time limit) to satisfy the conditions. Therefore Draft Plan is approved until registered. Request status letter from owner and recommend to County to revise conditions to put a time limit "clock" into draft Ian a roval. Time limit (clock) issue in draft plan approval. 012 P13/87 Inactive J. Johnston Construction Ltd. Subdivision OM-T-93003 (Part Lot 1, Concession 14 (Oro) Active Time limit (clock) issue in draft plan approval. New application expected in 2004. Active Almost registered. Active Moving to registration. Time limit (clock) issue in draft plan approval. Inactive Time limit (clock) issue in draft plan approval. 4 Moving to registration in February 2004. Inactive Time limit (clock) issue in draft plan approval. Inactive Time limit (clock) issue in draft plan approval Inactive Time limit (clock) issue in draft plan approval Active Parts Registered. Time limit imposed in draft plan approval. If plan not registered by April 5, 2004 and no extension granted by the Township, approval shallla se. 5 MERIDIAN PLANNING CONSULTANTS INC. Page 1 of 3 From: Township of Oro-Medonte Planning Advisory Committee Nick McDonald To: Date: February 2, 2004 Subject: Changes to the Planning Act -lob Number: 1460 On December 15 and 16, 2003, the Province introduced proposed legislation that will affect land use planning in Ontario. Below is a summary of the two bills that were introduced (Bills 26 and 27). The Province is currently seeking comments on the proposed legislation. A. Strong Communities (Planning Amendment) Act - Bill 26 Bill 26 was introduced on December 15, 2003, and proposes several revisions to the Planning Act for the stated purpose of strengthening municipal control over planning decisions. The Bill proposes the following changes: (i) Appeal Periods The current time periods that are established under the Planning Act after which an appeal can be made to the Ontario Municipal Board (OMB) of an application that has not been dealt with by a Council are to be changed as follows: . from 90 days to 180 days for Official Plan Amendments; . from 90 days to 120 days for zoning applications; and, . from 60 days to 90 days for consent applications; The current 65-day deadline that a municipality has to hold a public meeting for an Official Plan Amendment, and the right of an applicant to appeal to the OMB if the municipality does not meet the 65-day deadline, is to be eliminated. (ii) Provincial Policy Statement (PPS) and Provincial Interests The current wording in the Planning Act will change to require that all planning decisions are to "be consistent with", rather than "have regard for", the PPS. The Minister will be empowered to declare matters of Provincial interest in Official Plan and Zoning By-law Amendment cases before the OMB. In such cases, the decision of the Page 1 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 OMB would not be final and binding until the Lieutenant Governor in Council (Cabinet) has reviewed the decision. Cabinet would have the power to confirm, vary or rescind OMB decisions and direct the Minister to make any modifications. (iii) Urban Expansion Appeals to the OMB to alter or create a new urban settlement will be prohibited when the municipality does not support the proposed amendment. Basically this will require that the municipality will have the final say to approve all Official Plan Amendments and Zoning By-law Amendments that alter or create a new urban boundary. (iv) Transitional Matters The proposed legislation does not provide any specific information on how transitional applications (Le. those currently being processed) will be treated. It does state that the Minister will make regulations regarding transitional matters that could be retroactive to December 15, 2003. The regulations may also determine which applications and hearings can proceed under the current Planning Act and those that will be the subject of the new legislation. The proposed legislation will affect a municipality's control over land use decisions in several ways. While it will provide a longer timeframe within which to review and process applications, many will argue that this will provide for further delays in the development approval process and that it goes against the intent of the shortened timeframes which were introduced in 1996. Allowing the Province to declare a matter of Provincial interest prior to the commencement of an OMB proceeding will eliminate any pondering by the Board of whether an interest exists and would restrict the OMB's powers to a certain extent by allowing Cabinet an ability to confirm, vary or rescind a decision involving a declared Provincial interest. B. Greenbelt Protection Act, 2003 - Bill 27 Through Bill 27, "An Act to Establish a Greenbelt Study Area and to Amend the Oak Ridges Moraine Conservation Act, 2001" (Greenbelt Protection Act, 2003), the Province is seeking a one- year moratorium on new urban development on all rural and agricultural lands (lands outside of defined urban areas) within the potential Greenbelt Area in the Greater Toronto Area. The one- year freeze will allow the Province to undertake a study to decide which lands should be permanently protected as part of a Golden Horseshow Greenbelt. The Province is seeking final approval for Bill 27 by the spring of 2004. The study area is to include over 600,000 acres of land including Toronto, Durham, Peel, Halton, Hamilton, the Oak Ridges Moraine, the Niagara tender fruit lands and the Niagara Escarpment. The Greenbelt Protection Act, 2003, provides forthe following definitions: (i) "urban settlement area" means an area designated in an upper-tier or single-tier Official Plan for urban uses as an urban area, urban policy area, town, village, hamlet, rural cluster, rural settlement area, urban system or rural service centre on December 16, 2003, or as otherwise provided by regulation; and, Page 2 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (705) 737-5078 (ii) "urban uses" means uses that are non-agricultural commercial, non-agricultural industrial, multi-residential, institutional, mixed use commercial/residential and golf courses, or as otherwise prescribed by regulation. The Minister will have the authority to make regulations modifying or replacing the definitions as well as preventing any site alteration, grading, soil removal or tree cutting on lands within the Greenbelt Study Area. The Minister will also provide for transitional rules for lands in the development process. Although Bill 27 does not affect Oro-Medonte, the effect of the Bill will be that there will be additional pressure for development in Simcoe County. I look forward to discussing this memo with PAC on February 9,2004. Yours truly, Nick McDonald, MCIP, RPP Partner NM/jrw Page 3 113 Collier Street, Barrie, Ontario L4M 1 H2 Phone: (705) 737-4512 Fax: (70S) 737-5078 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 1 of9 Franyais Municipal Conflict of Interest Act R.S.O. 1990, CHAPTER M.50 Notice of Currency:* This document is up to date. *This notice is usually current to within two business days of accessing this document. For more current amendment infonnation, see the Table of Public Statutes (Legislative History). AJnendedby: 1996,c. 32, s. 76; 1997,c.25,Sched.E,s. 7; 1997,c.31,s. 156; 1999,c.6,s.41; 2002, c. 17, Sched. F, Table. Definitions 1. In this Act, "child" means a child born within or outside marriage and includes an adopted child and a person whom a parent has demonstrated a settled intention to treat as a child of his or her family; ("enfant") "controlling interest" means the interest that a person has in a corporation when the person beneficially owns, directly or indirectly, or exercises control or direction over, equity shares of the corporation carrying more than 10 per cent of the voting rights attached to all equity shares of the corporation for the time being outstanding; ("interets majoritaires") "council" means the council of a municipality; ("conseil") "elector" means , (a) in respect of a municipality, or a local board thereof, other than a school board, a person entitled to vote at a municipal election in the municipality, and (b) in respect of a school board, a person entitled to vote at the election of members of the school board; (" electeur") "interest in common with electors generally" means a pecuniary interest in common with the electors within the area of jurisdiction and, where the matter under consideration affects only part of the area of jurisdiction, means a pecuniary interest in common with the electors within that part; ("interet commun a tous les electeurs") "judge" means a judge of the Ontario Court (General Division); ("juge") "local board" means a school board, board of directors of a children's aid society, committee of adjustment, conservation authority, court of revision, land division committee, municipal service board, public library board, board of management of an improvement area, board of http://www.e-Iaws.gov.on.ca/DBLaws/Statutes/English/90m50 _ e.htrn 1/19/2004 Municipal Conflict ofInterest Act, R.S.O, 1990, c. M.50 Page 2 of9 health, police services board,' planning ,board, district social services administration board, trustees of a police village, board of trustees of a police village, board or committee of management of a home for the aged, or any other board, commission, committee, body or local authority established or exercising any power or authority under any general or special Act in respect of any of the affairs or purposes, including school purposes, of one or more municipalities or parts thereof, but does not include a committee of management of a community recreation centre appointed by a school board or a local roads board; ("conseil local") "meeting" includes any regular, special, committee or other meeting of a council or local board, as the case may be; ("reunion") "member" means a member of a council or of a local board; ("membre") "municipality" includes a board, commission or other local authority exercising any power in respect of municipal affairs or purposes, including school purposes, in territory without municipal organization, but does not include a committee of management of a community recreation centre appointed by a school board, a local roads board or a local services board; ("municipalite") "parent" means a person who has demonstrated a settled intention to treat a child as a member of his or her family whether or not that person is the natural parent of the child; ("pere ou mere") "same-sex partner" means a person of the same sex with whom the person is living in a conjugal relationship outside marriage; ("partenaire de meme sexe") "school board" means a board as defined in subsection 1 (1) of the Education Act, and, where the context requires, includes an old board within the meaning of subsection 1 (1) of the Education Act; ("conseil scolaire") "senior officer" means the chair or any vice-chair of the board of directors, the president, any vice-president, the secretary, the treasurer or the general manager of a corporation or any other person who performs functions for the corporation similar to those normally performed by a person occupying any such office; ("dirigeant") "spouse" means a person of the opposite sex to whom the person is married or with whom the person is living in a conjugal relationship outside marriage. ("conjoint") R.S.O. 1990, c. M.50, s.l; 1997, c.25, Sched. E, s.7; 1997, c.31, s. 156 (1); 1999, c.6, s_ 41 (1); 2002, c.17, Sched. F, Table. Indirect pecuniary interest 2. For the purposes of this Act, a member has an indirect pecuniary interest in any matter in which the councilor local board, as the case may be, is concerned, if, ( a) the member or his or her nominee, http://www.e-Iaws.gov.on.ca/DBLaws/Statutes/English/90m50 _ e.htrn 1/19/2004 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 3 of9 (i) is a shareholder in, or a director or senior officer of, a corporation that does not offer its securities to the public, (ii) has a controlling interest in or is a director or senior officer of, a corporation that offers its securities to the public, or (iii) is a member of a body, that has a pecuniary interest in the matter; or (b) the member is a partner of a person or is in the employment of a person or body that has a pecuniary interest in the matter. R.S.O. 1990, c. M.50, s. 2. Interest of certain persons deemed that of member 3. For the purposes of this Act, the pecuniary interest, direct or indirect, of a parent or the spouse, same-sex partner or any child of the member shall, if known to the member, be deemed to be also the pecuniary interest of the member. R.S.O. 1990, c. M.50, s. 3; 1999, c. 6, s. 41 (2). Exceptions Where s. 5 does not apply 4. Section 5 does not apply to a pecuniary interest in any matter that a member may have, (a) as a user of any public utility service supplied to the member by the municipality or local board in like manner and subject to the like conditions as are applicable in the case of persons who are not members; (b) by reason of the member being entitled to receive on terms common to other persons any service or commodity or any subsidy, loan or other such benefit offered by the municipality or local board; (c) by reason of the member purchasing or owning a debenture of the municipality or local board; (d) by reason of the member having made a deposit with the municipality or local board, the whole or part of which is or may be returnable to the member in like manner as such a deposit is or may be returnable to all other electors; e) by reason of having an interest in any property affected by a work under the Drainage Act or by a work under a regulation made under Part XII of the Municipal Act, 2001 relating to local improvements; (f) by reason of having an interest in farm lands that are exempted from taxation for certain expenditures under the Assessment Act; http://www.e-laws.gov.on.ca/D BLaws/Statutes/English/90m50 _ e.htrn 1/19/2004 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 4 of9 (g) by reason of the member being eligible for election or appointment to fill a vacancy, office or position in the council or local board when the councilor local board is empowered or required by any general or special Act to fill such vacancy, office or position; (h) by reason only of the member being a director or senior officer of a corporation incorporated for the purpose of carrying on business for and on behalf of the municipality or local board or by reason only of the member being a member of a board, commission, or other body as an appointee of a council or local board; (i) in respect of an allowance for attendance at meetings, or any other allowance, honorarium, remuneration, salary or benefit to which the member may be entitled by reason of being a member or as a member of a volunteer fire brigade, as the case may be; G} by reason of the member having a pecuniary interest which is an interest in common with electors generally; or (k) by reason only of an interest of the member which is so remote or insignificant in its nature that it cannot reasonably be regarded as likely to influence the member. R.S.O. 1990, c. M.50, s. 4; 2002, c. 17, Sched. F, Table. Duty of Member When present at meeting at which matter considered 5. (1) Where a member, either on his or her own behalf or while acting for, by, with or through another, has any pecuniary interest, direct or indirect, in any matter and is present at a meeting of the councilor local board at which the matter is the subject of consideration, the member, (a) shall, prior to any consideration of the matter at the meeting, disclose the interest and the general nature thereof; (b) shall not take part in the discussion of, or vote on any question in respect of the matter; and ( c) shall not attempt in any way whether before, during or after the meeting to influence the voting on any such question. Where member to leave closed meeting ill Where the meeting referred to in subsection (1) is not open to the public, in addition to complying with the requirements of that subsection, the member shall forthwith leave the meeting or the part of the meeting during which the matter is under consideration. When absent from meeting at which matter considered ill Where the interest of a member has not been disclosed as required by subsection (1) by http://www.e_Iaws.gov.on.ca/DBLaws/Statutes/English/90m50 _ e.htrn 1/19/2004 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 5 of9 reason of the member's absence from the meeting referred to therein, the member shall disclose the interest and otherwise comply with subsection (1) at the first meeting of the council or local board, as the case may be, attended by the member after the meeting referred to in subsection (1). R.S.O. 1990, c. M.50, s. 5. Record of Disclosure Disclosure to be recorded in minutes 6. (1) Every declaration of interest and the general nature thereof made under section 5 shall, where the meeting is open to the public, be recorded in the minutes of the meeting by the clerk of the municipality or secretary of the committee or local board, as the case may be. Idem ill Every declaration of interest made under section 5, but not the general nature of that interest, shall, where the meeting is not open to the public, be recorded in the minutes of the next meeting that is open to the public. R.S.O. 1990, c. M.50, s. 6. Remedy for Lack of Quorum Quorum deemed constituted 7. (1) Where the number of members who, by reason of the provisions of this Act, are disabled from participating in a meeting is such that at that meeting the remaining members are not of sufficient number to constitute a quorum, then, despite any other general or special Act, the remaining number of members shall be deemed to constitute a quorum, provided such number is not less than two. ' Application to judge ill Where in the circumstances mentioned in subsection (1), the remaining number of members who are not disabled from participating in the meeting is less than two, the council or local board may apply to a judge without notice for an order authorizing the council or local board, as the case may be, to give consideration to, discuss and vote on the matter out of which the interest arises. Power of judge to declare s. 5 not to apply ill The judge may, on an application brought under subsection (2), by order, declare that section 5 does not apply to the councilor local board, as the case may be, in respect of the matter in relation to which the application is brought, and the councilor local board thereupon may give consideration to, discuss and vote on the matter in the same manner as though none of the members had any interest therein, subject only to such conditions and directions as the judge may consider appropriate and so order. R.S.O. 1990, c. M.50, s. 7. Action where Contravention http://www.e-Iaws.gov.on.ca/DBLaws/Statutes/English/90m50_e.htm 1/19/2004 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 60f9 Alleged Who may try alleged contravention of s. 5 (1-3) 8. The question of whether or not a member has contravened subsection 5 (1), (2) or (3) may be tried and determined by a judge. R.S.O. 1990, c. M.50, s. 8. Who may apply to judge 9. (1) Subject to subsection (3), an elector may, within six weeks after the fact comes to his or her knowledge that a member may have contravened subsection 5 (1), (2) or (3), apply to the judge for a determination of the question of whether the member has contravened subsection 5 (1), (2) or (3). Contents of notice of application ill The elector in his or her notice of application shall state the grounds for finding a contravention by the member of subsection 5 (1), (2) or (3). Time for bringing application limited ill No application shall be brought under subsection (1) after the expiration of six years from the time at which the contravention is alleged to have occurred. R.S.O. 1990, c. M.50, s. 9. Power of judge to declare seat vacant, disqualify member and require restitution 10. (1) Subject to subsection (2), where the judge determines that a member or a former member while he or she was a member has contravened subsection 5 (1), (2) or (3), the judge, ( a) shall, in the case of a member, declare the seat of the member vacant; and (b) may disqualify the member or former member from being a member during a period thereafter of not more than seven years; and (c) may, where the contravention has resulted in personal financial gain, require the member or former member to make restitution to the party suffering the loss, or, where such party is not readily ascertainable, to the municipality or local board of which he or she is a member or former member. Saving by reason of inadvertence or error ill Where the judge determines that a member or a former member while he or she was a member has contravened subsection 5 (1), (2) or (3), if the judge finds that the contravention was committed through inadvertence or by reason of an error in judgment, the member is not subject to having his or her seat declared vacant and the member or former member is not subject to being disqualified as a member, as provided by subsection (1). http://www.e-laws.gov.on.ca/DBLaws/Statutes/English/90m50_e.htm 1/19/2004 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 7 of9 Member not to be suspended ill The authority to disqualify a member in subsection (1) does not include the right to suspend a member. R.S.O. 1990, c. M.50, s. 10. Transition: disqualification, ill A disqualification of a member of a school board under this section that would have continued after December 31, 1997 but for the dissolution of the school board continues for its duration with respect to membership on any board whose members are elected by members of the electoral group who elected the member. Definition ill In subsection (4), "electoral group" has the same meaning as in Part VIII of the Education Act as the Part read on January 1, 1997. 1997, c. 31, s. 156 (2). Appeal to Divisional Court 11. (1) An appeal lies from any order made under section 10 to the Divisional Court in accordance with the rules of court. Judgment or new trial ill The Divisional Court may give any judgment that ought to have been pronounced, in which case its decision is final, or the Divisional Court may grant a new trial for the purpose of taking evidence or additional evidence and may remit the case to the trial judge or another judge and, subject to any directions of the Divisional Court, the case shall be proceeded with as if there had been no appeal. Appeal from order or new trial ill Where the case is remitted to a judge under subsection (2), an appeal lies from the order of the judge to the Divisional Court in accordance with the provisions of this section. R.S.O. 1990, c. M.50, s. 11. Proceedings not invalidated but voidable 12. The failure of any person to comply with subsection 5 (1), (2) or (3) does not of itself invalidate any proceedings in respect of any such matter but the proceedings in respect of such matter are voidable at the instance of the municipality or of the local board, as the case may be, before the expiration of two years from the date of the passing of the by-law or resolution authorizing such matter unless to make void the proceedings would adversely affect the rights of any person acquired under or by virtue of the proceedings who acted in good faith and without actual notice of the failure to comply with subsection 5 (1), (2) or (3). R.S.O. 1990, c. M.50, http://www.e-Iaws.gov.on.ca/DBLaws/Statutes/English/90m50_e.htm 1/19/2004 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 8 of9 s.12. Other procedures prohibited 13. Proceedings to declare a seat vacant or to disqualify a member or former member for conflict of interest, or to re'quire a member or former member to make restitution where a contravention has resulted in personal financial gain, shall be had and taken only under this Act. R.S.O. 1990, c. M.50, s. 13. General Insurance 14. (1) Despite section 279 of the Municipal Act, 2001, the council of every municipality may at any time pass by-laws, (a) for contracting for insurance; (b) despite the Insurance Act, to enable the municipality to act as an insurer; and (c) for exchanging with other municipalities in Ontario reciprocal contracts of indemnity or inter-insurance in accordance with Part Xln of the Insurance Act, to protect a member Qf the councilor of any local board thereof who has been found not to have contravened section 5, against any costs or expenses incurred by the member as a result of a proceeding brought under this Act, and for paying on behalf of or reimbursing the member for any such costs or expenses. R.S.O. 1990, c. M.50, s. 14 (1); 2002, c. 17, Sched. F, Table. Insurance Act does not apply ill The Insurance Act does not apply to a municipality acting as an insurer for the purposes of subsection (1). R.S.O. 1990, c. M.50, s. 14 (2). Surplus funds ill Despite subsections 387 (1) and (2) of the Insurance Act, any surplus funds and the reserve fund of a municipal reciprocal exchange may be invested only in such securities as a municipality may invest in under section 418 of the Municipal Act, 2001. R.S.O. 1990, c. M.50, s. 14 (3); 1996, c. 32, s. 76 (1); 2002, c. 17, Sched. F, Table. Note: During a one-year transitional period, beginning on March 6, 1997 and ending on March 6, 1998, the following rules apply: Subsection 14 (3), as it read on March 5, 1997, continues to apply to investments made before that date. However, an investment made before that date shall not be continued beyond the transitional period unless it is a permitted investment under section 167 of the Municipal Act. http://www.e-Iaws.gov.on.calD BLaws/Statutes/English/90m50 _ e.htrn 1/19/2004 Municipal Conflict ofInterest Act, R.S.O. 1990, c. M.50 Page 9 of9 Surplus funds and the reserve fund of a municipal reciprocal exchange may also be invested in securities in which the municipality is permitted to invest under section 167 of the Municipal Act. See: 1996, c. 32, SSe 76 (2-4), 102 (4). Reserve funds ill The money raised for a reserve fund of a municipal reciprocal exchange may be expended or pledged for, or applied to, a purpose other than that for which the fund was established if two- thirds of the municipalities that are members of the exchange together with two-thirds of the municipalities that previously were members of the exchange and that may be subject to claims arising while they were members of the exchange agree in writing and if section 386 of the Insurance Act is complied with. R.S.O. 1990, c. M.50, s. 14 (4). Local boards ill A local board has the same powers to provide insurance for or to make payments to or on behalf of its members as are conferred upon the council of a municipality under this section in respect of its members. R.S.O. 1990, c. M.50, s. 14 (5). Former members @ A by-law passed under this section may provide that it applies to a person who was a member at the time the circumstances giving rise to the proceeding occurred but who, prior to the judgment in the proceeding, has ceased to be a member. R.S.O. 1990, c. M.50,s. 14 (6). Conflict with other Acts 15. In the event of conflict between any provision of this Act and any provision of any general or special Act, the provision of this Act prevails. R.S.O. 1990, c. M.50, s. 15. Note: On March 9, 1995, a proclamation was issued naming April 15, 1995 as the day on which this Act would be repealed. On April 13, 1995, a proclamation was issued revoking the proclamation of March 9, 1995. Back to top Fran9ais http://www.e-Iaws.gov.on.ca/DBLaws/Statutes/English/90m50 _ e.htrn 1/19/2004 MERIDIAN PLANNING REPORT PLANNING CONSULTANTS INC. 1091402 Ontario Limited, John William and Helen Burch Part Lots 34, 35, 36, Con. 1 (E. P.R.) in the Township of Oro-Medonte (formerly Oro). Date: February 2004 TABLE OF CONTENTS 1.0 PURPOSE OF REPORT 1 2.0 DESCRIPTION OF PROPERTY 2 3.0 SUMMARY OF TECHNICAL DOCUMENTS 3 4.0 ANAL YSIS 4 4.1 Conformity 4 4.2 Conformity with the Simcoe County Official Plan 8 5.0 OPTIONS 9 5.1 Option One - Proceed to a public meeting 9 5.2 Option Two - Refuse the Application 9 6.0 RECOMMENDATION 9 1.0 PURPOSE OF REPORT The purpose of this report is to assess applications submitted by Brent Clarkson of MacNaughton Hermsen Britton Clarkson ,(MHBC) Planning Limited on behalf of the applicants 1091402 Ontario Limited, John William and Helen Burch (The Applicants). The intent of the applications is to permit the development of a 54 lot residential Plan of Subdivision, a copy of which is attached as Appendix 1. This report will assess these applications and provide recommendations to the Planning Advisory Committee (PAC) on how to proceed with the application. The focus of this report is on the Official Plan Amendment (OPA) component of the application, as the establishment of the principle of development on the lands is the key planning issue. The applications apply to lands legally described as Part Lots 34, 35, 36, Con. 1 (E.P.R.) in the Township of Oro-Medonte (formerly Oro). A brief description of the nature of the applications is below: . County OPA - The intent of the proposed County Official Plan Amendment is to obtain special permission to develop a new subdivision that is less than one kilometre from an existing rural subdivision and to exceed the number of new lots permitted in a subdivision in the Greenlands designation (only 20 are permitted). It is also requested that the requirement in the County Plan for a Secondary Plan be waived. . Oro-Medonte OPA - The intent of the proposed Township Official Plan Amendment is to redesignate the subject lands from Rural to the Rural Residential and Open Space designations to permit the lands to be developed by way of Plan of Subdivision. . Zoning By-law Amendment - The intent of the proposed Zoning By-law amendment is to rezone the subject lands from the Agricultural/Rural (AlRU) Zone to the Rural Residential One (RUR1) Zone to implement the proposed Township Official Plan Amendment. . Plan of Subdivision - The intent of the Plan of Subdivision application is subdivide the property into 54 lots and a number of blocks. The proponents initially submitted the applications to the Township of Oro-Medonte on June 5, 2003. It was originally proposed to develop 92 dwelling units. The application consisted of two residential components, with a large open space area separating the two. The total land holding for the original application was 67.95 hectares. Following discussions with the County of Simcoe and the Township of Oro-Medonte, the proponents decided to revise the application. The revised application, which was submitted in December 2003, removed the most westerly group of lots leaving the easterly group of lots on 32.04 hectares in the Plan. The total land area under application is now 36.51 hectares. The proposed lots are intended to have a minimum frontage of 45 metres and a minimum lot area of 0.4 ha (1.0 acre). Each of the lots will be serviced by private wells and septic systems. Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34,35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd Prepared by Meridian Planning Consulting 2.0 DESCRIPTION OF PROPERTY AND ADJACENT LAND USES The subject lands are located to the south and east of an existing development area centred on Bidwell Road. This development area has been developed in phases, beginning with Plan 1689 (Woodland Drive). In recent years, three other plans of subdivision have been registered (51 M- 633, 51 M-676 and 51 M-726). The total number of registered lots is 179. An additional 21 lots are Draft Approved in the area and are soon to be registered. The subject lands are located at the southwest corner of Bidwell Road and Line 1 North. Oak Ridge Road, located in Plan 51 M-726, ends at the subject lands at the northwest corner. The applicant also owns a considerable amount of land to the west of the lands under application, extending to Penetanguishene Road. The main feature on the property is a ravine that is part of the Matheson Creek watershed. The ravine is fairly steep and not suitable for development. Lands to the west of the ravine (which are no longer under application) are treed and slope gradually to the east. The lands to the east of the ravine (which are proposed to be subdivided) also slope towards the ravine and are also treed. Lands to the south and east are used for agricultural or rural purposes. 3.0 SUMMARY OF TECHNICAL DOCUMENTS A number of technical reports have been submitted in support of the applications. A brief description of each is below. Planning Report - Prepared by MHBC The following key points are made in the Planning Report: . The proposed subdivision is at the same scale and density as the existing development in the area. . The subdivision has been designed to ensure that there is no opportunity for further extension of the development area. . The proposed subdivision is a "logical rounding out of the existing built-up area." . The subdivision will create lots that are considered unique in this area of the Township. . Further development of the Bidwell subdivision was contemplated at the time of approval of Plan 51 M-726 by virtue of the location of Oak Ridge road. Environmental Impact Study (EIS) - Prepared by Gartner Lee Limited (GLL) The following key points are made in the report: . No significant plant species have been identified on the site. . Some area-sensitive birds were identified during the site visits. . Gartner Lee has assumed that the property supports a variety of mammals and other wildlife because of the nature of the habitat. . Deer are known to frequent the site, however the habitat conditions would not support large numbers. Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 2 Prepared by Meridian Planning Consulting "',,, . The proposed development would not have a negative impact on the natural heritage features and functions in the area. A number of recommendations were also made by GLL and they include: · Tree retention opportunities should be considered when developing the grading plan, siting of the stormwater management facilities and the siting of building locations (including septic systems). . An Environmental Stewardship Manual should be developed and provided to all homeowners. . A species management plan to identify any significant plant or wildlife species encountered during future field investigation should be developed. Functional Servicing Report - Prepared by C.C. Tatham & Associates (CCTA) The functional servicing report addresses sanitary sewage disposal, water supply, drainage and stormwater management, traffic impacts and utility servicing. The following are the main conclusions of the report: . Septic systems can be developed on the site with acceptable impacts to the shallow ground water system. . The soils on the site are described as a fine to medium sand that has excellent drainage characteristics and promotes high rates of infiltration. As a result, stormwater control is not anticipated to be a problem on site. . The on site, central storm water management facilities can use the native soils to infiltrate on-site runoff before it is discharged. Rural Servicing Study - Prepared by .Jagger Hims Limited " The purpose of this report is to analyze the potential for individual wells and the groundwater quality is septic systems are utilized. A number of test wells were drilled on site and the report came to the following conclusions. . There were no issues associated with the drawing of water from the 'lower water supply aquifer' . . Nitrate produced from the individual tile beds would be within the Ministry of Environment standards for drinking water. . The proposed development would have an acceptable impact on shallow groundwater. . Stormwater management facilities should be developed to encourage the infiltration of runoff and to maintain predevelopment recharge rates. Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 3 Prepared by Meridian Planning Consulting 4.0 ANALYSIS 4.1 Conformity with the Oro-Medonte Official Plan The intent of this Section of the report is to assess the policies of the Official Planas they apply to ' this proposal. This section is divided into four themes - environmental direction, direction of growth, rural character and amendments to the Official Plan. 4.1.1 Environmental Direction Section A2.1 contains a principle that states: "the Oro Moraine is considered to be the heart of the natural heritage system in the Township. This area requires protection from incompatible activities and uses that would have negative impact on the critical natural features and ecological functions associated with the moraine. " The proposed development is located on the Oro Moraine. Over the last few years, the Township has done extensive research and worked to develop a policy framework to ensure that the environmental significance of the Oro Moraine, including its groundwater recharge function, is maintained. The product of this work was the adoption of Official Plan Amendment16 (OPA #16) on August 21, 2003. The intent of OP A #16 was to build upon the policies in the existing Official Plan to ensure that the function of the Oro Moraine is protected for future generations. As set out in Section 81.3.2 of OPA #16, the Oro Moraine: "a) functions as a major groundwater recharge/discharge area for groundwater and six watersheds; b) provides habitat for wildlife; c) provides base flow to Provincially significant wetlands located at the base of the Oro Moraine; d) contains large woodland areas that foster bio-diversity and which contain rare species; and, e) contains one of the largest concentrations of natural areas in Simcoe County. " While it is recognized that OPA #16 is not in effect, it does function as a statement of Council policy. Permitting additional estate development on the Oro Moraine will result in additional tree clearing, further modifications to the landform and additional residents in a rural portion of the Ora Moraine. While significant natural heritage features are not documented on the subject lands, permitting additional residential development in an area that has not been identified as a settlement area is not appropriate and not in conformity with the 'environment-first' philosophy of many in the Township. Instead, ifdevelopment is to occur on the Oro Moraine, it should occur in identified settlement areas, where community facilities and infrastructure exists or is planned. Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 4 Prepared by Meridian Planning Consulting 4.1.2 Direction of Growth Section B1.1 of the Official Plan states the following: "81.1 THE BASIS FOR A SETTLEMENT AREA STRATEGY In accordance with the policies of this Plan, new residential development is directed to settlement areas. The strategy described in this part of the Plan is based on the need to provide municipal services as efficiently as possible to settlement areas and the wish to protect the natural environment and natural resources of the Township." Section A2.4.1 of the Official Plan supports the above policy through a principle that states: "scattered rural development by way of Plan of Subdivision is not permitted by this Plan." Section A2.3.1 further states that "the development of new residential subdivisions in the rural or agricultural area is not permitted by the Official Plan." The Bidwell Road area is not identified as a settlement area in the Official Plan and was not identified as such when the Official Plan was prepared in 1995 because it did not contain community facilities and other supporting land uses. Instead, the area was considered to be an estate residential development area instead. This character has not changed since that 1995. While the existing Official Plan recognized the existing development in the Bidwell Road area, it did not contemplate the expansion of this area, since the Official Plan directs growth to settlement areas. It is suggested throughout the MHBC report that the proposed development is an example of infilling or 'rounding out' of the existing development area. The proposed development is not an example of infilling. Infilling occurs when a vacant lot between two existing dwelling lots is developed (on the same side of the road). In our opinion, the proposed development is simply a new subdivision to be located adjacent to an existing development. The proposed development is also not considered to be a 'rounding out' of the existing development area. In our opinion, a 'rounding out' of a development area could be considered if: . Less than five lots were being developed; . The amount of new public road required was minimal; . The development area was bordered on at least two sides by existing development; and, . The development, if approved, would not lead to demands for additional development as a result of its design. The above principles were utilized by municipalities in the Greater Toronto Area as part of developing Official Plan Amendments to implement the Oak Ridges Moraine Conservation Plan (ORMCP). It is also noted in the MHBC report that the extension of the existing development area was contemplated because a one-foot reserve was established at the end of Oak Ridge Road. However, the location of a one-foot reserve should play a minor role in determining if the proposed development is appropriate and conforms with the Official Plan. Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 5 Prepared by Meridian Planning Consulting 4.1.3 Rural Character The vision of the Official Plan recognizes that the Township's open, relatively natural and rural character is the quality that residents value most about their community. Section A2.3 of the Official Plan states that one of the primary principles of the Official Plan is to consolidate rural development in existing settlement areas to protect the character of rural areas. In addition it adds that "a very limited amount of rural residential development, in the form of individual lots for bona-fide farmers and through the process of infilling, may be permitted. n The proposed development does not meet this intent. The subject lands are currently designated Rural in the Official Plan. Section 03.1 of the Official Plan states that the objective of Rural designation is to preserve and promote the rural character of the Township, maintain the open countryside and prevent the intrusion of land uses which are incompatible with the rural character of the area. Development by way of Plan of Subdivision is not permitted in the Rural designation. The approval of an Official Plan Amendment to permit additional rural residential development does not conform with these objectives since additional housing will be constructed in the rural area, additional traffic on rural roads will be generated and modifications to the rural landscape will be required to facilitate the development. 4.1.4 Amendments to the Official Plan Section J3 of the Plan states the following: "It is the intent of this Plan to serve as the basis for all land use decisions in the Township for the next 20 years. It is not the intent of this Plan to be utilized as a development control document. As a result, this Plan identifies enough land area for residential, commercial and industrial uses to last until the year 2016. Similarly, the limits of the lands which are identified as agricultural or rural will not change. It is therefore a policy of this Plan that this Plan should only be amended when the policies of this Plan have been found not to address issues or alternatively, issues have been raised with respect to site specific proposals that must be addressed in a comprehensive manner. For this reason, the Township will not consider site specific amendments to this Plan, unless they are specifically anticipated by this Plan, without associated policy amendments for a period of at least five years after its approval by the Ministry of Municipal Affairs and Housing. Following that five year period, the Township will review applications for Amendments in the context of the Plan as a whole and consider whether or not such Amendments should be dealt with in the course of an Official Plan Review. n The five-year period mentioned above has lapsed. However, Council did initiate a review of the Official Plan in 2002 and on August 21, 2003 adopted a comprehensive Amendment to the Official Plan (OPA #17). As part of this process, Council reviewed all of the policies of the Official Plan and confirmed that the intent of the Plan is not to function as a development control Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 6 Prepared by Meridian Planning Consulting document. It was on this basis that Section J3 was carried forward (it is now re-numbered as Section E1.7 byOPA #17) It was also confirmed through this process that enough land is designated in the Official Plan to meet demand for a twenty-year period. It continues to the expectation of the Township and the County of Simcoe that Oro-Medonte's population will increase by between 8,500 and 1 0,000 over the next twenty years. This would translate into a need for between 3,400 and 4,000 dwelling units. Table A below illustrates the potential supply of land available for development at the present time. TABLE A POTENTIAL SUPPLY OF LANDS FOR DEVELOPMENT - ORO-MEDONTE FEBRUARY 2004 }j<?!~.E~~!1_<?~_~?1~~YJ~9A(t_~ __ _ _ _ n ?_€?1_ _ _. _ _ _ _L _ _ n~'_~~_~ n _ Ln _.1 t99,9 _ n_ _ j _ _ nn g _ _ _n_ Estate Residential : 130 : 30 : 0 : 0 - Sh~~e"~-e - - - - - - - - - - - - - - - - - -: - - - - - - - 280- - - - - - - -: - - - - - - 0- - - - - - -: - - - - - - - 0 - - - - - - -: - - - - - 330- - - -- ______________________________L___________________~___-----------~----------------~-------------- Hamlets : 220 : 90 : 900 : 0 - R~~~I- - - - - - - - - - - - - - - - - - - - - - -: - - - - - - - 485- - - - - - - -: - - - - - - 0- - - - - - -: - - - - - - - 0 - - - --- -: - - - - - - -6 - - -- -- TOTAL 1,376 1,409 1,900 330 n~~~?_Qn 160 ---------- 610 ---------- n~~~~gn 485 5,015 The table above indicates that there is a potential supply of 5,015 dwelling units in the Township potentially available for development in the next 20 years. These supply numbers may actually be higher, once the secondary plans for Craighurst and Hawkestone are completed. The preferred means of servicing in both of these settlement areas is on the basis of full municipal services. It should also be noted that a component of the supply can be considered recreational or lifestyle oriented in nature. It has been noted by MHBC that there is not enough land set aside for estate residential development in the Township of Oro-Medonte. It is on this basis that MHBC argues that there is a need for additional lands to be set aside for this use, even though there is a considerable amount of other lands set aside for development within the Municipality. It is recognized that the amount of lands set aside for estate development in Oro-Medonte is limited and that the Bidwell Road area has experienced rapid growth in recent years. Much of this growth is as a result of the growth of the City of Barrie. It is expected that as the City continues to grow, there will be additional pressure to establish estate residential developments in the Township of Oro-Medonte. However, the demand for additional estate development must also be balanced against the policies of the Official Plan, which are intended to direct growth to settlement areas and to restrict development on the Oro Moraine. In our opinion, this intent should be given much more weight than the need to ensure that there is an adequate supply of land set aside for estate development. Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 7 Prepared by Meridian Planning Consulting It is our opinion that there is clear direction in the Official Plan that most development should be in settlements where community facilities and infrastructure exists or is planned. Estate residential development typically occurs where no community facilities exist, no infrastructure is provided and where residents have to rely on a rural road network to access employment, schools and commercial areas. In ou'r opinion, it is not the intent of the Official Plan to encourage that kind of scattered rural development in the Township of Oro-Medonte. 4.1.5 Conclusion On the basis of the above, it is our opinion that the proposed development does not conform to the Oro-Medonte Official Plan since: . The proposed development does not respect the environmental direction of the Official Plan, which is to direct development away from environmentally sensitive features and restrict development on the Oro-Moraine; . The proposed development does not reflect the intent of the Plan, which is to focus growth to existing settlement areas; . The proposed development does not protect the rural character of the Township; and, · Amendments to the Official Plan to permit additional residential development are not contemplated. 4.2 Conformity with the Simcoe County O,fficial Plan The subject property is designated as Rural and Agriculture in the County Official Plan. Two of the goals of the County of Simcoe Official Plan are particularly relevant to the proposed development. The first is to protect, conserve, and enhance the County's natural and cultural heritage. The second is to manage growth to achieve lifestyle quality and efficient and cost- effective municipal servicing, development and land use. Both of these goals promote development in existing settlement areas and away from rural areas of the County. Part 3 of the Official Plan deals with the Growth Management Strategy that the County has adopted to direct development over the next twenty years. Policy 3.1.1 states that development will be directed to existing settlement areas. The proposed development does not conform with Section 3.1.1 of the County Official Plan since the subject lands are not within a settlement area. While country residential subdivisions are permitted under Section 3.6.7 within the Rural and Agricultural designation, no more than 40 lots are permitted and only if the development is located at least one concession block from other country residential development. The proposed development is 54 lots in size, is adjacent to an existing development area and therefore does not conform with this Section of the Official Plan. The natural heritage areas in the County have been designated as "Greenland" in the County Official Plan. The purpose of the "Greenland" designation is to ensure that the scale, form and location of development is such that the features and functions of the natural heritage system are sustained for future generations. Section 3.7.6 states that country residential subdivisions of up Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 8 Prepared by Meridian Planning Consulting 8 TOWNSHIP ZONING BY-LAW I I I I I I I I I I I I I I I I I The proposed subdivision lands are currently zoned Agricultural/Rural (A 1 RU) according to Township By-Law 97-95 (see Schedule 7). A residential subdivision is not a permitted use within this zone. The Bidwell subdivision is zoned Rural Residential One (RUR1) and it is proposed that the new lots be similarly zoned. The ravine separating the westerly section from the existing subdivision is zoned Environmental Protection and no encroachment within this zone is proposed relative to the current applications. The RUR1 zone permits single detached dwellings, home occupations, private. home day care and accessory uses. The relevant zoning regulations are a minimum lot area of 0.4 ha and a minimum frontage of 45 metres. All of the proposed lots meet these standards. 9 PLANNING JUSTIFICATION The applications for County and Township Official Plan Amendment, zone change and subdivision approval are justified on the basis of the following. 9.1' County of Simcoe Official Plan Amendment It is proposed that the County Plan be amended to create a special policy for the subject lands so that the limitation of a maximum of 40 combined lots (and 20 lots in the Greenlands designation) be deleted together with the requirement for a Secondary Plan. This is justified as set out in Section 6.3 of this Report and is summarized as follows: · In part the requirement of a Secondary Plan is predicated on the need to examine servicing alternatives, hydrogeologic impacts, impacts on the existing subdivision, and environmental impacts. All of these matters have been dealt with in specific reports submitted in support of the proposed subdivision. · Typically at Secondary Plan examines appropriate locations for community parks, different densities of residential development, road classifications and hierarchies, and community facilities. These matters are not applicable in the context of rounding out the existing subdivision and allowing its logical completion. · The proposed subdivision is at the same scale and density and will allow the same built form as the existing subdivision. · The subdivision has been designed to ensure that there is no opportunity for further extension and once completed, will represent a build out with no further expansion potential. · The restriction of 40 lots is arbitrary; both the County Plan and the Township Plan seek to direct development to existing built areas 15 I I I I I I I I I I I I I I I I I I I of the westerly section intersect County Road 93 in order to provide two means of access which is desirable for emergency purposes. The Official Plan indicates that turning lanes may be required at intersections with Highway 93. This is addressed in the Fu,nctional Servicing Report prepared by CC Tatham. A potential issue regarding sight lines relating to the intersection of the new street and County Road 93 has been raised in the Tatham report and this will require further analysis. 7.8 Amendments to the Official Plan Section J3 of the Official Plan deals with Plan Amendments. It is noted that enough land has been identified for residential uses to last to the year 2016. Further, it is stated that the limits of land designated "Agricultural" or "Rural" "will not ch.ange". It is further stated in the Official Plan: "the Township will not consider site specific amendments to this Plan, unless they are specifically anticipated by this Plan, without associated policy amendments for a period of at least five years after its approval by the Ministry of Municipal Affairs and Housing. Following that five year period, the Township will review applications for Amendments in the context of the Plan as a whole and consider whether or not such Amendments should be dealt with in the course of an Official Plan Review: " The Official Plan was approved by the Ministry in 1997 and, as five years has passed, the policy permits consideration of site specific amendments. 7.9 Summary It is acknowledged that the Official Plan objective is to direct residential development to identified Settlement Areas within which the Township has attempted to provide sufficient area for the planning period. However, the Plan also encourages infilling and consolidation of development within areas of existing developmen\ and the proposed subdivision is consistent with this principle. Further justification is provided in Section 9 of this report. The Official Plan .requires that an EIS and an MP be prepared for those areas having an Environmental Protection Two designation .and that a hydrogeology report be provided in the area of the Groundwater Recharge overlay. These studies have been prepared and conclude that the Official Plan requirements can be met. Other requirements of the Official Plan are likewise satisfied relative to the proposed subdivision. 14 I I I I I I I I I \ H ANSI key Swamp plex Class 6 IlOO . ~ 1011 10lIO -:' I SCALE 1:40000 Township of Oro-Medonte Components of the Environmental Protection - One & Two Designations Schedule "8" Subject Lands Part of Lots 34, 35 and 36 Concession 1 (E.P.R) Figure 6 Legend Class 1 ,2&3 Wetlands and Provincially Significant ANSI! Significant Vegetation Class 4,5,6&7 Wetlands ~ T Regional ANSI ~ Natural Corridors m Old Growth Areas .......... Potential Natural Corridors .. Core Deer Winteringl f'52"'X"1 Simcoe County Forests Shelter Areas ~ SOURCE: Township of Ora-Madonle??, February 1997 FILE NO: Y328-ORSI-ORO-SIMC'ENVIRONMENTAL_PROTECTlON"CDR I I I I I I I I I I I I I I I I I I I and a Management Plan (MP), prior to adoption of any amendments to the Plan. The Official Plan test relating to these documents reads: "The EIS and MP required by this section must demonstrate, to the satisfaction of Council, that the proposed development can occur without having negative impact on the critical natural features and ecological functions of the area." The EIS prepared by Gartner Lee has concluded that the proposed subdivision can take place without negative impacts on the critical natural features and ecological functions in the area provided the plan is amended to remove development from the "significant woodlands". The proposed plan has been so modified. The c9mponents of the "Environmental Protection Two" overlay are summarized on Schedule "B" of the Official Plan. See Figure 6. Both the easterly and westerly sections of the proposed subdivision are identified on Schedule "B" as "Significant Vegetation". To the south of the westerly section, in lot 34, an "Old Growth Area" is also identified. The "Groundwater Recharge Areas" are described in Section F2. The objectives for these areas are to protect headwaters of rivers and streams, to protect water quality, to maintain the integrity of watersheds, and to protect the quantity of water in the groundwater table. These objectives are addressed in the study prepared by Jagger Hims and it is concluded that the development can take place consistent with the objectives of the Official Plan. 7.6 Other Environmental Policy The Official Plan in Section G1 deals with rivers and streams, floodplains and hazardous slopes. Amongst other policies, the Official Plan requires that no development take place within 30 metres from the top of bank of all rivers and streams. There are np rivers or streams on the property, even in the ravine. :\ The Official Plan directs development away from hazard lands, hazardous slopes and flood prone areas. The Nottawasaga Conservation Authority was contacted and staff confirmed that there were no regulated fill lines or flood lines which affect the property. 7.7 Transportation Policy Transportation policies are set out in Section H 1 of the Official Plan. It is noted that County Road 93 serves a regional role and carries through traffic. Direct access to County Road 93 is not permitted. However, there is no restriction in permitting a new municipal road to County Road 93. It is proposed that Street 'E' 13 I- Ll) II c:- o: 0 0 'e () ~ ~ ~ ~ Q. j 0 :::J (, ,. '" ::;; I. CI 0') :!2 ~ (II (5 ~ ., i.:i: c: ~ q c: ~ '" a: 0 10 !ii "0 CI IE '" CI Q 0 >- CI Q !! 0 .... 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A portion of Schedule "B" of the Township Plan which deals with components of the Environmental Protection One and Two Designations is reproduced as Figure 6. Section D3 of the Official Plan offers policy for the "Rural" land use designation. The objectives of this designation are to preserve the rural character and open countryside and to prevent intrusion of land uses which are considered incompatible with the rural character. The Rural land use designation permits a wide range of uses; however, the proposed rounding out of the residential subdivision is not permitted and therefore an amendment to the plan is required. It is proposed that the lands subject of the proposed subdivision be designated "Rural Residential". The ravine separating the westerly section of the proposed subdivision expansion from the existing subdivision is also designated "Rural" with an "Environmental Protection Two"overlay. It is proposed, as part of the current applications, that this ravine system be placed in an "Open Space" land use designation as one of the objectives for this category is "to preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded areas and watercourses and where feasible, utilize these areas for open space linkages". Discussions have been initiated with the Nature Conservancy regarding the long term stewardship of these lands. 7.5 Overlay Land Use Designations The "Environmental Protection Two" overlay is described in Section F1 of the Official Plan. Its objectives are to protect the Oro Moraine from incompatible activities that' would negatively impact critical natural features, to maintain and enhance the natural heritage system, to minimize the loss or fragmentation of significant woodland features, 'and to protect significant wildlife habitat. These matters are addressed in the EIS prepared by Gartner Lee and the proposed rounding out of the existing subdivision proposed by these applications does not conflict with ,these objectives. ~ "Environmental Protection Two" areas include significant woodlands, local and unevaluated wetlands, Regional ANSI's, wildlife habitat areas or fish spawning and nursery areas. Based on the EIS prepared by Gartner Lee, the subdivision land has been placed in this overlay designation because it is a woodland. The EIS confirms that there are no wetlands on the proposed development lands and there is no old growth forest. Section F1.4 sets out the circumstances under which development may occur when there is an "Environmental Protection Two" overlay. Development is generally discouraged but may be considered subject to preparation of an EIS 12 I. I ~ I I I I I I I I I I I I I I I I I d) The proposed subdivision extension will not give rise to a higher level of municipal service. The existing subdivision is already serviced by school buses, municipal garbage collection and snow clearing. e) The proposed development represents consolidation of residential development where adequate infrastructure exists. 7.2 Settlement Area Strategy Part 8 of the Township's Official Plan deals with the Settlement Area Strategy. The overall objective (Section 81.1) is to direct new residential development to settlement areas in order to provide efficient municipal services and to protect the natural environment and resources. While the Bidwell subdivision is not identified as a settlement area, the rounding out of the existing subdivision as proposed with this application is consistent with the Official Plan objective to concentrate residential development in areas already characterized by that form of development. 7.3' Servicing Strategy Section 82.4 deals with servicing of development outside of Settlement Areas. Where private wells and septic systems are proposed, evidence must be provided that the soils are suitable to accommodate the septic systems and that an adequate supply of potable water is available. These matters are the subject of the Rural Servicing Study prepared by Jagger Hims which concludes that the proposed development can be adequately serviced with private systems. 7.4 Land Use Concept and Designations Sections C and Dof the Township Official Plan deals with the different Land Use Designations identified on Schedule A. Schedule A14 of the Official Plan is reproduced in Figure 5. The proposed subdivision lands are currently designated "Rural" with an "Environmental Protection Two" overlay and a "Groundwater Recharge" overlay. The existing approve~ subdivision is designated "Rural Residential" and a portion of it is subject of the "Groundwater Recharge" overlay. The "Rural" land use designation is applied to lands considered to have poor potential for agricultural activities. The "Rural Residential" designation has been applied to estate residential or country residential developments recognized in predecessor Official Plans. The "Environmental Protection Two" category is an overlay designation applied to environmental features which are not ranked as being provincially significant. The "Groundwater Protection" overlay is applied to highland areas where 11 I I I I I I I I I I I I I I I I I I I resources, protection of the Oro Moraine, minimize the loss or fragmentation of woodland features and significant wetlands and habitats. . Proper conservation and use of natural resources: including maintenance of surface and groundwater resources, water conservation, protection of lands having agricultural capability for agricultural production, and protection of mineral resource areas for future aggregate use. . Protect the rural character: including the consolidation of residential development in existing settlement areas and allowing only limited additional rural residential development as infilling or for farm retirement purposes. There is a specific policy which reads: "new residential subdivisions in the rural or agricultural area is not permitted". . Manage change so that it is orderly and efficient: including the objective of not providing higher level of municipal servicing, preference for communal systems, consolidation of residential development where adequate infrastructure exists. There is a specific policy which makes it clear that "scattered rural development" is not permitted. . Promote economic activity that takes advantage of the Township's attributes The proposed subdivision development is assessed against these principles as follows: a) Gartner Lee has undertaken an EIS which concludes that the proposed development can take place without negative impact to important ecological features. The proposed large lots will enable a substantial opportunity for tree preservation and the wooded areas on site will not be clear cut and eliminated. b) Jagger Hims has prepared a Rural Servicing Study which demonstrates that there should not be unacceptable impacts on ground water resources. c) The rural character will be maintained given the opportunity for tree preservatioh and the very low density of development proposed. While new residential subdivisions in the Rural and Agricultural areas are not permitted, this proposal is a rounding out and completion of an existing registered plan of subdivision. The proposal does not represent "scattered rural development". Proposed servicing is not based on communal systems, but rather matches the private servicing approved for the existing subdivision. The Rural Servicing Study prepared by Jagger Hims confirms that the soils can accommodate the proposed private services and that MOE Guidelines for those services can be met. 10 Green spaces, parks and open spaces . to be connected Mix of housing types be provided · I I r I I I I I I I I I I I I I Communities be developed having a · strong pedestrian orientation Inte ration of trails and a roval. Ravine left intact . In order to minimize impact on environmental features, only low density single detached dwellings proposed in keeping with the existing built form of the nei hbourhood There are no existing sidewalks in the existing subdivision Wish to retain the current rural character of the subdivision with rural standard of road Not a licable. . Sections 4.5, 4.7 and 4.8 of the County Plan establish Natural Heritage Conservation Guidelines, policy for infrastructure and transportation considerations and these matters are appropriately dealt with by the Rural Servicing Study, the Functional Servicing Report and the EIS. Section 4.8.3.1 of the County Plan indicates that access to a proposed subdivision should be from an existing local road, where feasible, rather than a County Road. Access to the proposed easterly section is via local roads and access to the proposed westerly section is from Bidwell Road and County Road 93. The two means of access are proposed so as to avoid a long cul-de-sac with only one means of access. 6.6 Summary An amendment to the County Plan is required in order to permit the proposed residential development. Justification for this amendment has been provided in this section and else~here in this report. The proposed residential subdivision has had regard to those sections of the County Plan for which amendment has not been requested. 7. TOWNSHIP OF ORo-MEDONTE OFFICIAL PLAN 7.1 Official Plan Pillars The Township's Official Plan sets out 5 primary principles or "pillars" around which policy has been created: . Protect the natural environment: including protection of significant environmental features and ecological functions, proteCtion of water 9 I I I I I I I I I I I I I I I I I I I The Official Plan notes that the limits of the "Greenland" designation will be confirmed with the EIS. This has been undertaken by Gartner Lee and the EIS illustrates that 95% of the easterly section is within the "Greenland" designation. It should be noted that the Oro-Medonte Official Plan places the proposed subdivision lands within the Environmental Protection Two overlay which is the lower order environmental designation permitting development subject to an EIS. See Section 7.4 below. 6.5 Policy Statements The County Official Plan provides several "Policy Statements" in Section 4. Section 4.3.1 sets out considerations for the design and layout of development proposals. The proposed subdivision is assessed relative to these considerations as follows: CONSIDERATION Minimize removal of natural vegetation Protect and maintain scenic resources Architecture, scale of development and pattern be compatible or enhance character of the area Outdoor lighting to complement the . settin Development to be 0 ustered at edges . of significant open spaces Road patterns fit and complement the . topography Si n b -laws reduce visual im acts . Cultural heritage resources to be . conserved . SUBDIVISION PROPOSAL Large lots allows significa'nt o ortunit for tree reservation Substantial vegetation will be retained No development proposed within ravine Very low density development proposed Single detached dwellings are low scale and can be well integrated into treed area Subdivision design avoids steep slopes and not proposed within ravine Standard municipal street lighting re uired Proposed development clustered to avoid ravine which will remain as an o en s ace Topography considered in design of subdivision Municipal requirements for grades are,met Not a licable Subdivision site currently has no buildings Archaeological survey will be re uired as condition of draft Ian . . . . . . . 8 ~ L I I I I I I I I I I I I I I I I I County of Simcoe - Natural Heritage System Schedule 5.4 r-----. Subject Lands . : . Part of Lots 34, 35 and 36 ------ Concession 1 (E.P.R.) Legend OM1 OM1 - Oro Moraine (Willow Creek Valley) Natural Heritage Unit OM2 OM2 - Oro Moraine (Copeland Forest) TTP2 TTP2 - Tiny Tay Peninsula (Sturgeon River Valley) Figure 4 ~ T II Scale: +/-1:100000 SOURCE: County of Simcoe Official Plan, Schedule 5.4 FILE NO: Y328-ORSI-ORO-SIMC'SIMCOP _NAT _HERITAGE'CDR I I I I I I I I I I I I I I I I I I I further potential to develop these lands or adjacent lands in a logical fashion. There is no need to identify future collector roads, school sites, location for different residential densities or community park space which are typically matters to be considered in preparing a Secondary Plan. The environmental, hydrogeological and servicing work normally assodated with preparation of a Secondary Plan has been completed in the context of this subdivision and to that extent, the intent of the County Plan is met without the need for a Secondary Plan. 6.4 Greenland Policies The County Offidal Plan sets out policy for the "Greenlands" in Section 3.7. A portion of the easterly section of the proposed subdivision appears to lie within the "Green lands" designation on Schedule 5.1 of the County Plan. Section 3.7.5 includes policy which states that development shall not be permitted within provincially significant wetlands and habitats of threatened or endangered species. These features do not exist on the proposed subdivision lands. In addition, the County Plan suggests that development should be directed away from: significant woodlands, significant wildlife habitat, significant valley lands, fish habitat, ANSI's, Environmentally Sensitive Areas, major lake, river and creek systems and Escarpment Natural Areas. In its analysis, Gartner Lee identified some areas of "significant woodlands" and this lead to recommendations that the proposed plan of subdivision be modified to eliminate some lots and to ensure that other lots had building envelopes and sufficient space for private septic systems, outside of the areas identified as "significant woodlands" . The County Plan allows certain uses conditionally within the Greenlands designation, subject to completion of an EIS and other policies of the Plan. Country residential subdivisions are permitted to a maximum of 20 lots. The westerly section of the proposed subdivision is not designated "Greenlands" while the easterly ,section falls within that designation. Therefore, the amendment to the Cbunty Plan seeks a special policy allowing the proposed 54 lots rather than the maximum 20 as stated. The EIS has demonstrated that the proposed development can take place without negative impact on the woodland given the large lots, the opportunity for tree preservation and the draft plan revisions. The ecological function can be maintained. The Official Plan (Section 3.7.7) indicates that where an EIS demonstrates that there will be a negative impact on the features or function of the Greenland elements, then the proposal will not be approved. The EIS has concluded that there will not be a negative impact on features or functions provided the plan is amended as recommended. The plan revisions have been made. 7 I I. I I I I I I I I I I I I I I I I I d) the local official plan policies are consistent with the direction provided in Section 4 of this plan. ' The Township Official Plan policies are consistent with the Simcoe Official Plan. The Oro-Medonte Official Plan sets out policy directly related to item (a) above. It also identifies special policy areas outside of identified settlements within which residential development has been or will be permitted (item (b)). The application subject of this report can be considered in terms of item (c) as discussed in Section 9.2 of this Report. The County Plan restricts lot sizes in country residential subdivisions to a maximum of one hectare and the proposed subdivision respects this requirement (Section 3.6.9). It is also required in Section 3.6.11 that country residential subdivision proposals be justified in terms of the local municipality's growth objectives and be supported by hydrogeological and natural heritage analyses. These requirements have been met with the studies submitted in support of the subdivision application. Section 3.6.11 sets out additional criteria for country residential subdivisions. It is indicated that they should not be considered within one concession block from an identified settlement area. Craighurst is the closest settlement area and it is situated approximately 1 km to the north of the proposed development site. The County Plan suggests that country residential subdivisions should not be considered in proximity to other country residential subdivisions where the total number of lots would exceed 40. The County Plan only permits more than a combined total of 40 lots where a Secondary Plan has been prepared which examines impacts on the existing subdivision and evaluates cumulative traffic and servicing issues, The proposal to round out the Bidwell subdivision with the current applications does not comply with this section of the County of Simcoe Official Plan and it is for this reason that application for a County, Plan amendment has been made. (Amendment is also required relative to a Greenland policy discussed below). . Given that the curre~t applications seek to round out the existing development and allow for its logical completion and that the applications are supported by full environmental, servicing, hydrogeologic and planning reports, and given the very low density of development proposed, the preparation of a Secondary Plan would not appear to serve any useful purpose and therefore there is justification for the proposed amendment to the County Plan. The development proposed is consistent with the scale and form of development of the existing subdivision and . , given the additional road accesses to be created there will be no adverse impact on residents within the existing subdivision. The proposed subdivision has been designed so that the road system cannot be extended into adjacent lands thereby restricting further development. There is no 6 t I I I I I I I I I I I I I I " County of Simcoe - Land Use Designations Schedule 5.1 :------: Subject Lands : I Part of Lots 34, 35 and 36 ------ . Concession 1 (E.P.R.) Legend Figure 3 Rivers i Special Development ^ Areas ~ :~~:~:::ricultural rn Settlement ~ T (I Airports Potential Greenland Linkage Scale: +/- 1: 100 000 SOURCE: County of Simcoe Official Plan, Schedule 5,1 FILE NO: Y328-0RSI-ORO-SIMC*SIMCOP _LAND_USE*CDR I I I I I I I I I I I I I I I I I I I prepared in support of the subdivision application demonstrate that these features are beyond the development limits of the proposed subdivision. The County Plan sets out study requirements for proposed plans of subdivision and these requirements have been met. 6.3 Land Use Designations and Official Plan Schedules The County Plan includes a number of Schedules including Schedule 5.1, Land Use Designations. The property subject of the subdivision application, like the existing subdivision, is designated "Rural and Agricultural" on Schedule 5.1. (See Figure 3). The easterly section appears also to lie within the "Greenlands" designation. There: are several other Schedules included in the Plan and they treat the development site as follows: · 5.2.1: the site is not identified as an area of "Primary & Secondary Sand and Gravel"; · 5.2.2: the site is not mapped as an "Evaluated Wetland"; · 5.2:3: the site is not identified as an "Area of Natural and Scientific Interest" (ANSI); · 5.2.4: the site is shown as being located within an area of Class 5,6 or 7 soils for agricultural purposes; . 5.3: the site is outside the Niagara Escarpment Planning Area; · 5.4: a portion of the easterly section and westerly section may be mapped as being within the Copeland Forest component of Oro Moraine Natural Heritage Unit; See Figure 4. · 5.5: the site is adjacent to a "King's Highway" although jurisdiction of Highway 93 now rests with the County; and · 5.6: there are no active or inactive waste disposal sites in proximity to the site. Section 3.5 of the Official Plan generally directs development to the identified settlement areas. ~ Within the "Rural' designation country residential subdivisions are permitted up to a maximum of 40 lots. Country residential subdivisions are allowed to exceed 40 lots where: a) the local official plan contains policies which restrict rural lot creation and direct the majority of growth to established settlement areas; b) the local official plan identifies a proportion of growth that is to be accommodated by country residential development derived from an approved growth management strategy; c) the proposed development does not cause the projected proportion of rural growth to be exceeded for the municipality; and 5 i I I I I I I I I I I I I I I I I I I The lands surrounding the proposed development are characterized by a mixture of non farm rural residential lots, limited agricultural activities and open space/woodlot areas. There is an existing campground located to the west of the westerly section in Springwater Township. 6. COUNTY OF SIMCOE OFFICIAL PLAN 6.1 Growth Management Strategy The County of Simcoe Official Plan, in Section 3, deals with Growth Management. One of the themes is that most non resource related development should be directed to settlements. It is also recognized that some development can take place in country residential subdivisions and other areas. Another theme is protection and enhancement of the County's natural and cultural heritage. Key elements of the natural heritage system have been identified and mapped as "Greenlands". In addition, conservation of water resources is identified as being important. The County Plan notes a strong relationship between the Growth and Settlement strategy and the Greenlands strategy. 6.2 Subdivision/Development Policies Section 3.3 of the County Plan sets out a number of requirements for subdivisions. It is noted that lots must have access and frontage onto a public highway. Subdivision development is not permitted in provincially significant wetlands. The application subject of this report is consistent with these requirements. Section 3.3.5 of the County Plan notes that an Environmental Impact Statement (EIS) is required for development within 50 metres of fish habitat, significant woodlands, significant valleylands, significant wildlife habitat and significant ANSI's. An EIS has been prepared by Gartner Lee in accordance with this requirement, given tre "significant vegetation" overlay applied to the subject lands. : It is noted in Section 3.3.12 that when considering subdivision proposals, prime agricultural areas should be preserved for agricultural activities. In this case, the lands are identified as 60% Class 7, 40% Class 4 for agricultural purposes according to the CLI for Agriculture. The lands subject of the application and those surrounding them are not prime agricultural lands and the area is not a prime agricultural area. Development within provincially significant wetlands, flood plains and on hazardous slopes is not permitted by Section 3.3.13. The background reports 4 I. I. I I I I I I I I I I I I I I I I I The amendment to the County Plan arises from policy in Sections 3.6.11 and 3.7.6 of the Plan. The amendment seeks a special policy to delete the need for a Secondary Plan and related requirements dealing with the number of lots to be considered in a country residential subdivision. In addition, the amendment seeks relief from the 'restriction that no more than 20 lots be permitted within the "Greenland" designation. It is proposed that the. application to amend the Township Plan redesignate the lands from "Rural" to "Rural Residential" with special policies. The application for Zone Change seeks to rezone the proposed development lands from "Agricultural/Rural" to "Rural Residential One". The proposed designation and zoning is consistent with the categories applied to the existing Bidwell subdivision. These applications are made to the Township of Oro-Medonte. In addition, application for subdivision approval must be made to the Township. 4. SITE DESCRIPTION The property subject of the subdivision application is dominated by sandy soils and is predominantly tree covered. The vegetation on the property is described in more detail in the Environmental Impact Study (EIS) prepared by Gartner Lee Limited, but can be summarized as a mixture of upland hardwoods and conifer plantation. Topography across the site is variable. The westerly section generally slopes down from west to east. The easterly section is more undulating, but generally slopes down from east to west. The EIS prepared by Gartner Lee does not identify any flora or fauna on the site as being regionally or provincially significant or rare based on the inventories conducted to date. However, a summer and fall inventory is also required and will be subject of a further EIS update. 5. LOCATION ANP SURROUNDING LAND USE The westerly section of the proposed plan of subdivision is located approximately 1.8 kilometres south of Craighurst, measured from the intersection of County Road 93 and Horseshoe Valley Road. The easterly section of the proposed plan fronts onto the First Line North which terminates a short distance to the north. The lands subject of the applications are legally described as Part Lots 34, 35 and 36, Con. 1 (E.P.R.) in the Township of Oro-Medonte (formerly Oro). The Township of Springwater is located to the immediate west, across County Road 93. In addition, the proposed subdivision is located only 3 kilometres from the Horseshoe Valley Road interchange with Highway 400. 3 I I I I I I I I I I I I I I I I I I I Z b o h" __ Ii! Zen .1i ~> ~ ql a.. 0 '$1.-, S i I~~ t;;cr '15 I P I- CO ~~ ~ ~ I' I ! u..:::>~;: I ~ ~ q t ~ en ~~ ';"; '15 i.i5 ffi ~ I! -'''':'_ g'15u,~? u.. '15~.-g.,s;; 11"~~ I 00 ~~uU!UUL ~~ I I I ~ h Ii I 1< ~ ~g Iii H ,II I~ ~ U ~ j!! b R UI! ~ ~ i i I I Ki * U II ~!U I g " ~ ~ ~ ; " . ~ "~$~~ ~Ia It; !U gH ~m ~~~~ ;h' ml ml r~ ~ " ::; ~ " /"'1 ~ ~ :J '0') w:: D~ ...' _ u. g,J ~ o 0 N . ~ ~- = '" ~ ~ iJ 2 '" '" .E II:: ~ ~ c: '" c: >- <II .. n: 0 t) Z m w J: -' :::;; ii: ~ o C/) -~ c CU - D.. -= ~ C "C CD fn o a. e D.. CD ('I") "'C Cl)ffiCi "'CLOD.: e('l") . _ _w ,,, -.::t- ..J('I")T"" ... .g} c: (.) 0.2 CI)....Jen ,_ - en .coO> ::stg ,,, ro 0 VI a. (.) .- - - . . . . . . . . . L__J I. l- t I I I I I I I I I I I I I I I I subdivision is divided into two distinct sections as shown on Figure 2. These are referred to as the "easterly section" and the "westerly section". The westerly section is located south of Bidwell Road and east of County Road 93 (Penatanguishene Road). It consists of 38 proposed lots, 2 storm water management blocks and two new streets. The streets have been designed so that two means of access can be provided to the residential development.. It is proposed that Street '0' intersect with Bidwell Road, which is the main entrance into the existing subdivision, and end in a cul-de-sac. Street 'E' would connect Street '0' to County Road 93. This westerly section of the proposed subdivision is owned entirely by 1091402 Ontario Limited which is the company which developed the existing subdivision. The easterly section of the proposed subdivision would allow creation of 54 new lots by extending Oak Ridge Road and creating three new Streets: 'A', 'B', and 'C'. In addition, one block for stormwater management purposes has been identified. It is proposed that Street 'c' intersect with the First Line North which is the boundary road immediately east of the existing subdivision. Street 'A' intersects with existing Bidwell Road immediately opposite the east arm of the draft approved Hemlock Crescent. The easterly section of the proposed subdivision is owned by two parties: 1091402 Ontario Limited and John William Burch and Helen Bower Holden as joint tenants. In addition to the 92 proposed lots, there is a small Block "A' which is intended to be added to Lot 27, Plan 51 M-726 which is located at the current terminus of Oak Ridge Road. The total area of the proposed plan of subdivision is 67.95 ha of which 59.93 ha is devoted to residential lots, 2.04 ha is for storm water management blocks and 5.98 ha is the area of proposed roads. The proposed density of development is very low (1.35 units per ha or 0.55 units per acre). It should be noted that the total land holdings are 144 ha and a substantial ravine area (approximately 76 ha.) ,is excluded from the proposed plan of subdivision. When the total land holdings are conside\ed, the overall density of development is 0.63 units per ha (0.25 units per acre). ' '. The large lots as proposed allow flexibility in terms of building location and design and further provide the opportunity for significant tree preservation. 3. SUMMARY OF ApPLICATIONS REQUIRED In order to permit the proposed development several applications are required: an amendment to the County of Simcoe Official Plan, an amendment to the Township Official Plan, a zone change and a draft plan of subdivision. 2 I , /' IL- _Jl,LY I' ~ ,./~ ~ ~d Q:.(~ ~ /1 (/) t;>V I ~ _ ;. ~ ~/f ~@ / ~ ~~ ~~ h~ I b -'f_ ",'" f . / I- --.. '--- r '" ,/li: / J (I"n"ro ." o' --A -. ~ ~~, I n ;;;- "'r= I / ~ / V) ;; _.~ ~ '. I I . Llv'- ~ ~"'7j,~.1~1~~ I I ,..'.. .,..,' '< j I ~r- I ... \.. I I I I I I I I I I I .= /" -~1I 40 I t I --'t ~r I, .-=C t, !r --1. " )~ I -14 II ~ ;1 ~i II I ---. /1 - )0 II ...... --- ~_...... -- ~~ .sll ~ ~" ,~1 [:~. .~ r-, I o~ 2S II) ~ n -- I Location Map Subject Lands Part of Lots 34, 35 and 36 Concession 1 (E.P.R.) ~ L- ........ f - . ) -.-1 -- 1 VI.6\~i I /.. r r ~ ill ( "'\')\ 1( IV --- 1 -- o ~ ~ 1 I 1 I . ~ 2: I .~ I ....... !. / c:n Ii IJf ~ it\) I \ ~ i ! {Onoll:~ ~ r:tJI to \ i ~~.,> ' '!L ':'l~r ill; II t L . L- ''L--. L- ~ I Figure 1 Ii FILE NO: Y328-0RSI..QRO-SIMC'LOCATION_MAP'CDR PLANNING REPORT PROPOSED ESTATE RESIDENTIAL SUBDIVISION 1091402 ONTARIO LIMITED Part Lots 34,35,36, Con. 1 (E.P.R.) Township of Oro-Medonte (Formerly Oro) I I I I I I I I I I I I I I 1. INTRODUCTION An estate residential area has been developed over the past several years a short Qistance south of Craighurst in the Township of Oro-Medonte. It has been registered in a series of phases as plans 1689, 51M-633, 51M-676 and 51M-726. The approved development consists of 179 lots. Only 21 lots remain yet to be registered. Plan 1689 is known as the Woodland Subdivision and the balance of development is known as Simcoe Estates. The entire estate residential development is hereinafter referred to as the Bidwell Subdivision. It is proposed that the balance of developable land immediately adjacent to the approved subdivision likewise be approved for residential purposes as illustrated in Figure 1, Location Map. The proposal represents the logical rounding out and filling in of the Bidwell Subdivision and the proposed design will not permit any further extensions or similar development. The purpose of this report is to describe the proposed development, provide a summary of' the necessary approvals, summarize the background studies completed in support of the applications and provide a planning justification for the proposal. This report is to be read in conjunction with the Rural Servicing Study prepared by Jagger Hims, the Functional Servicing Report prepared by CC Tatham and Associates and the tnvironmental Impact Study prepared by Gartner Lee. It should be noted thaf,the original concept plan prepared and analyzed in these reports resulted in a lot yield of 101 lots. Based on recommendations arising from the engineering and environmental analyses, the proposed plan of subdivision has been downsized to 92 lots. 2. SUMMARY OF PROPOSAL It is proposed that 92 new residential lots be created, each having a minimum frontage of 45 metres and a minimum area of 0.4 ha (1 acre). Many of the proposed lots exceed these minimum standards. Each of the individual lots would be serviced by a private well and private septic system. The proposed Table of Contents I Page I 1. INTRODUCTION 1 2. SUMMARY OF PROPOSAL 1 I 3. SUMMARY OF APPLICATIONS REQUIRED 2 4. SITE DESCRIPTION 3 I 5. LOCATION AND SURROUNDING LAND USE 3 6. COUNTY OF SIMCOE OFFICIAL PLAN 4 I 6.1 Growth Management Strategy 4 6.2 Subdivision/Development Policies 4 6.3 Land Use Designations and Official Plan Schedules 5 6.4 Greenland Policies 7 I 6.5 Policy Statements 8 6.6 Summary 9 I 7. TOWNSHIP OF ORO-MEDONTE OFFICIAL PLAN 9 7.1 Official Plan Pillars 9 7.2 Settlement Area Strategy 11 7.3 Servicing Strategy 11 I 7.4 Land Use Concept and Designations 11 7.5 Overlay Land Use Designations 12 7.6 Other Environmental Policy 13 I 7.7 Transportation Policy 13 7.8 Amendments to the Official Plan 14 7.9 Summary 14 I 8. TOWNSHIP ZONING BY-LAW 15 9. PLANNING JUSTIFICATION 15 9.1 County of Simcoe Official Plan Amendment 15 I 9.2 Oro Moraine and Demand for Additional Dwelling Units 16 9.3 Uniqueness of Bidwell Subdivision 17 9.4 Environmental Impact and Hydrogeology Considerations 18 9.5 Servicing 18 I 9.6 Transportation 18 9.7 Land Use Compatibility 19 9.8 Logical Completion of Existing Bidwell Subdivision 19 I 10. CONCLUSIONS 19 I I I I .'.'1 MHBC MacNaughton Hermsen Britton Clarkson Planning Limited I I I I I I I I Prepared by: 545 North Rivermede Road, Suite 105 Concord, Ontario L4K 4H1 Phone: 905.761.5588 Fax: 905.761.5589 to 20 lots are permitted within the "Greenland" designation. Again, the development does not conform with this policy as 54 lots are proposed. MHBC has argued that an Amendment to the County Official Plan is appropriate, because the proposed development is considered to be infilling and an extension to an existing developed area. MHBC also argues that the County Official Plan requirement that a Secondary Plan be prepared be waived since all of the issues typically reviewed in the context of a Secondary Plan have been addressed or are not required to be addressed as a consequence of the application. At the present time, any expansion of a settlement area that is serviced by partial or private services requires the preparation of a settlement feasibility study and a settlement capability study. The intent of these studies is to ensure that additional development can occur without having a negative impact on the environment and existing residents in the area. Although the Bidwell road area is not identified as a settlement, such a study should be completed if it is decided by Council that the application has some merit. It is our opinion that the application does not conform with the County of Simcoe Official Plan in a number of respects. Although the County Official Plan does provide for the establishment of Country residential subdivisions in the rural area, the County Official Plan also indicates that where local Official Plans are more restrictive, the more restrictive policies shall apply. As noted above, the Township of Oro-Medonte Official Plan does not contemplate the establishment of any new estate residential subdivisions. 5.0 OPTIONS Council has two options. 5.1 Option One - Proceed to a Public Meeting If this option was selected, the application would be further processed and a public meeting under the Planning Act held. Following the public meeting, Planning Advisory Committee will then have an opportunity to determine whether the application should be approved or not approved. Given that the circulation of the application is almost complete, a public meeting could be, held in March/April 2004. 5.2 Option Two - Refuse the Application If this option was selected, Council would refuse the application for Official Plan and Zoning By- law Amendment and Plan of Subdivision on the basis that it does not conform with the Official Plan. If this option was selected, the applicant would then have the ability to appeal Council's decision to the Ontario Municipal Board. It is anticipated that the County's decision on the County Official Plan Amendment request would also be appealed to the Ontario Municipal Board as well. 6.0 RECOMMENDATION On the basis of the comments made in this report, it is recommended that Planning Advisory Committee recommend to Council that the applications for Official Plan Amendment, Zoning By- law Amendment and Plan of Subdivision be refused. Planning Report on Applications for Official Plan Amendment, Zoning By-law Amendment And Plan of Subdivision for Part of Lots 34, 35 and 36, Concession 1 (EPR) -1091402 Ontario Ltd 9 Prepared by Meridian Planning Consulting I I II ~, 1 43 'HORSESHOE VALLEY' RD. <qo 1 38 2 I I I I I I I I I I I I 4 32 31 " 5 I II 500 0 ~~.J 1000 I 1:30,000 2000m I Township of Oro-Medonte (By-law 97-95 ) Schedule A 14 Subject Lands Part of Lots 34, 35 and 36 Concession 1 (E.P.R.) Zoning Symbols RUR2 - Rural Residential Two EP - Environmental Protection ED - Economic Development OS - Open Space A/RU - Agricultural/Rural I Figure 7 II SOURCE: Township of Ora-Madonia Zoning By-law FILE NO: Y32B-ORSI-ORO-SIMC'ZONiNG'CDR I I I I I I I I I I I I I I I I I (albeit, identified settlement areas preferred). The proposed subdivision is a logical rounding out of the existing built up area. The restriction of 20 lots within the "Greenland" designation is likewise arbitrary. The EIS prepared in support of the subdivision application demonstrates that development can take place without negative impact on environmental features or functions, provided the recommended change is made to the proposed plan, which has been made. 9.2 Oro Moraine and Demand for Additional Dwelling Units The Township of Oro-Medonte is currently considering revisions to its Official Plan as it relates to theOro Moraine. At this time, Council has not adopted any, amendments to its Official Plan to deal with this subject. The current policy regime therefore applies. In examining issues related to the Oro Moraine, the Township requested that its Planning Consultants, Meridian, prepare a Discussion Paper setting out issues related to the Moraine. This Discussion Paper is dated October 2002. This was followed by release of the document entitled "Suggested Changes to the Oro- Medonte Official Plan - Draft" dated February 27, 2003. Section 4.0 of the Discussion Paper assesses the prospects for additional residential development on the Oro Moraine. It is noted that the identified settlements of Craighurst, Horseshoe Valley, Sugarbush and Edgar are located on the Moraine. In addition to these settlements, the Discussion Paper identifies two Estate Residential areas: the Oro Hills subdivision and the Estate Residential subdivision centred along Bidwell Road (this is the Bidwell subdivision). The Report states that the Bidwell subdivision has about 150 lots and 80 have been developed (p. 17). Later in the report (p. 21) it is suggested that the Bidwell subdivision is currently the site of approximately 120 vacant lots. According to the owner, only about 45 registered and draft approved lots remain to be sold in the Bidwell subdivision. Sales over the past four years have averaged 25 to 30 lots annually. An examination of ~egistered Plans 1689, 51M-633, 51M-676 and 51M-726 reveals that a total of 158 lots have been registered. In addition, there are 21 lots which are draft approved but not yet registered. This brings the total existing Bidwell subdivision development to 179 lots. The Discussion Paper notes that Barrie is growing rapidly and that this is leading to demand for lots in Oro-Medonte by those seeking a rural lifestyle. The recent success of the Bidwell subdivision is acknowledged. The authors of the Discussion Paper, based on an inventory of vacant approved lots, conclude that a total of 2,440 new units yielding a population of 6,588 represents the additional approved development on the Oro Moraine (p. 21). It 16 I- I. I I I I I I I I I I I I I I I I I should be noted that the reported number of units for the draft approved Buffalo Springs development is reported inaccurately as 270 units. In fact the OMS, in 1994, approved only 230 units. As well, the Township has initiated an examination of the Buffalo Springs draft approved subdivision with the intent of determining whether the current approvals should be revoked. In addition, it appears that the 150 new units attributed to "Estate Residential" development is high if the assumption has been made that there are still 120 vacant lots within the Bidwell Road area. Finally, the assumption for full services at Craighurst leads to projections of 700 new units and it is acknowledged that this will be reduced if servicing options other than full services are chosen. It is noted in the Discussion Paper that the Bidwell subdivision is likely to be developed in the short term (less than 5 years). On page 23, it is stated: "the Official Plan Gurrently does not permit the establishment of new , Estate Residential subdivisions in the rural area of the Township., This means that prospects for additional estate development are limited to those areas which have already been approved for such development." When additional development outside the Moraine is added to the equation, it is concluded that there are 3,618 potential additional residential units and at a density of 2.7 persons per unit this would yield a population of 9,768 (p. 23). It is reported in the Discussion Paper that the Official Plan had predicted an additional 8,500 to 10,000 persons within the planning period and therefore the expected development described on page 23 was sufficient to meet this demand. Given that the Discussion Paper analysis appears to have overestimated the number of available lots in the Estate Residential subdivisions, has overestimated the number of lots at Buffalo Springs and given that Craighurst may not ultimately be developed on full services, consideration should be given to permitting the current applications which would yield 92 lots and a population of approximately 248 persons. Recommendations frc;>m the Discussion Paper were carried forward into the draft "Suggested Changes~to Oro-Medonte Official Plan" dated February 27,2003. At this time, the Township has not adopted an amendment to the Official Plan to implement recommendations dealing with the Oro Moraine. It is necessary, therefore, to assess the subdivision proposal based on the existing policy regime. 9.3 Uniqueness of Bidwell Subdivision The proposed subdivision, if approved, will serve to create lots which are rather unique in this area of Oro-Medonte. It is proposed that they have a minimum lot area of 0.4 ha and a minimum frontage of 45 metres. They would be developed for "high end" dwelling units similar to those which are currently being 17 I I I I I I I I I I I I I I I I I I I ~ constructed in the existing approved subdivision. Many of the existing homes and those under construction have been nestled into the trees and have floor areas exceeding 2,500 sq. ft. The architecture of many of the existing homes is such that natural materials like stone are being utilized and they blend well into the landscape. .. By contrast, most of the other developments within the area have a different character and/or focus. Residential lots in Craighurst are typical of a village setting and are centred around a limited number of commercial facilities. The developments further east along County Road 22, like Horseshoe Valley Resort and Sugarbush are centred around recreational pursuits such as downhill skiing, cross country skiing and golf and the lots, for the most part, are smaller than that proposed in this case. Further east, the Buffalo Springs development node will permit 0.2 ha lots in combination with a recreation centre and trails. The Discussion Paper prepared by Meridian acknowledged that the Bidwell subdivision was somewhat unique and was successful, recognizing the short time frame remaining to build out. As a consequence, it is demonstrated that the existing and proposed subdivisions fill a quantitative as well as a qualitative demand for well planned, higher end, large lot estate residential development. 9.4 Environmental Impact and Hydrogeology Considerations The proposed, subdivision has been reviewed in detail in terms of environmental impact and water resources. Both the Gartner Lee and the Jagger Hims reports have concluded that the proposed subdivision can take place 'without negative impact and the proposed subdivision is appropriate on that basis. 9.5 Servicing It is proposed that the new subdivision be serviced by private wells and septic systems. A Rural Servicing Report prepared by Jagger Himsconcludes that the soils can accommodate these services while meeting Ministry of Environment standards. * 9.6 Transportation CC Tatham has examined the proposed subdivision in terms of transportation impacts. It is concluded that the proposed design will allow for a safe and efficient pattern of traffic circulation and it is noted that two means of access is provided to each of the easterly and westerly sections of the proposed subdivision which is appropriate from an emergency services standpoint. ' The Tatham report also examined the proposed new municipal road which is intended to intersect with County Road 93 and it is concluded that further assessment is required in terms of sight lines at the proposed intersection. 18 I I I I I I I I I I I I I I I I I I I 9.7 Land Use Compatibility The proposed subdivision will allow creation of lots for purposes of single detached residences having the same character as the existing Bidwell subdivision. It is compatible with the surrounding residential land uses. There are no intensive agricultural operations in the vicinity of the proposed subdivision and the area is generally considered poor for agricultural purposes. The subdivision lands themselves have, according to the CLI inventory for Agriculture, poor capability for farming purposes. The proposed subdivision is compatible with the existing development within the area. 9.8 Logical Completion of Existing Bidwell Subdivision The subdivision proposed with the current applications represents a logical completion of the existing estate residential subdivision. By virtue of the proposed road layout, it has been designed to permit no further extensions or expansions. The westerly section fills in the area between County Road 93 and the ravine, while the easterly area allows for the logical extension of Oak Ridge Road and rounding out the development within that area. When Plan 51 M-726 was registered, Oak Ridge Road was terminated in a one foot reserve. This clearly indicates that the extension of the Road was contemplated in the future. If this were not the case, the subdivision could have been designed with a slightly shorter road with a bulb completely surrounded by lots, thus preventing any further possibility for extension. Instead, Oak Ridge Road extends to the south limit of Plan 51 M-726 and terminates in a one foot reserve. The proposed subdivision will not create a situation which forces the Township to extend municipal services to an area where no such services currently exist. At present, there is mun~ipal garbage collection and snow clearance for the Bidwell subdivision. In addition, there is existing mail service and school busses already travel to the subdivision. The proposed subdivision represents a logical completion of the Bidwell Subdivision. 10 CONCLUSIONS Based on the forgoing analysis it is concluded that: 19 I I t I I I I I I I 1. In order to permit the proposed residential lots, approvals must be obtained for an amendment to the County Plan, an amendment to the Township Plan, a rezoning and a draft plan of subdivision. 2. The land subject of the applications is not prime agricultural land and is not located within a prime agricultural area and therefore will not impact agricultural lands or operations. 3. The land subject of the applications is not located within lands identified by the County Plan for possible future development of aggregate resources. 4. The proposed subdivision is located within an area designated "Greenlands" (partially) in the County Plan and "Environmental Protection Two" in the Township Plan. While both Plans prefer that development be directed away from these areas, both Plans allow consideration of development applications in these circumstances subject to the findings of an EIS. 5. The Environmental Impact Stl,ldy prepared by Gartner Lee demonstrates no wetlands, no water courses, no rare, threatened or endangered species and that the proposed development can take place without negative impacts on natural heritage features and functions provided the lots encroaching within the "significant woodland" are removed from the plan. Additional inventory work is required in the summer and fall seasons. The proposed plan of subdivision subject of the current applications has been modified in accordance with the recommendations of the EIS, 6. The proposed plan of subdivision is characterized by large lots affording an opportunity for substantial tree preservation. 7. The Rural Servicing Study prepared by Jagger Hims demonstrates that the proposed development can take place with proper regard for water resources. The proposed plan will not create negative impacts on the identified discharge area or the identified recharge area. The analysis also demonstrates that the proposed plan of subdivision is appropriately serviced by private well and septic systems and that the requirements of the Ministry of Environment can be met. 8. The proposed residential lots are compatible with existing development within the area. 9. Further development of the Bidwell subdivision was contemplated at the time of approval of ~Ian 51 M-726 in that provision was made for the future extension of Oak \Ridge Road. 10. The proposed subdivision represents a reasonable rounding out of the existing Bidwell subdivision and allows its logical completion. 11. The proposed subdivision will create lots which are considered unique in this area of the Township and it is recognized that the existing Bidwell subdivision has been very successful and lots are selling quickly in response to high demand. 12. The proposal is in the public interest. If the subdivision is approved, the landowner is prepared to redesignate the ravine lands "Open Space" and is further prepared to consider dedication to the Township or the Nature Conservancy. fIj)'; 20 I I I I I I I I I I I I I I I I I I I 13. It is acknowledged that both the County Plan and the Township Plan direct new development to identified settlement areas and that additional country residential subdivision development is discouraged. However, the logical rounding out of the Bidwell subdivision as proposed is reasonable from a planning point of view given that there is an existing built up area at this location and the design of the proposed plan of subdivision will allow no further development to take place. 14. The proposed amendments to the County Plan and the Township plan are justified. , \ 21 ADDENDUM TO PLANNING REPORT 1091402 ONTARIO LTD. ESTATE RESIDENTIAL SUBDIVISION TOWNSHIP OF ORO-MEDONTE File Y328, November 12, 2003 INTRODUCTION On June 13, 2003 an application was submitted to the County of Simcoe seeking to amend the County Official Plan to permit development of an estate residential subdivision in the Township of Oro-Medonte. On the same day, companion applications were submitted to the Township: Official Plan Amendment, Zoning By-Law Amendment and Subdivision Approval. The owners of the property, 1091402 Ontario Ltd. and John and Helen Burch had inititally proposed to develop the property as a 101 lot residential subdivision on the basis that it allowed for the logical completion and rounding out of the existing Bidwell subdivision. In preparing the background reports necessary in support of the application, it was determined that several of the lots were inappropriate and therefore the formal application was made to permit a total of 92 residential lots divided into a westerly pod of 38 lots and an easterly grouping of 54 lots. The applications were accepted and circulated by the Township. However, concern was raised by the, County relative to the proposal which has lead to a revision to the proposal. REVISED SUBDIVISION PROPOSAL In order to address concerns raised by the County, the proponents have revisited the proposal and have substantially amended it The entire westerly grouping of 38 lots has been eliminated. Attached to this addendum report is the revised proposed plan of subdivision and the revised Official Plan Amendment documents, UPDATE ON PLANNING ANALYSIS The findings and analysis of the Planning Report for the most part remain unchanged. The following is noted: . Any reference and discussion relative to the westerly development node is no longer relevant . Revised Figures 1 to 7 are attached to this addendum. . The area subject of the proposed plan of subdivision is 36.61 ha rather than the original 67.95 ha and the gross density proposed is 1.475 units per ha. . The conclusions found at pages 20 and 21 of the original report are still valid. . The revised proposal is even more acceptable from a planning point of view, given the reduction in density and elimination of the westerly grouping of lots, /,!L- " , ./~ Q:,(~ ~ 1;J--z;:; v~ ~ ~~~~~~ 0-/.- '..... , / f- ------- t'-- ~~, / cI.,j]ftO ." O[::JM.~. ~[g, \ 2 2 :;;:;...- ~ r 111 IT "-..I. .~ / tn Ii - ~~ I . u- ~ 1~1 , ~l H . rJ ~ -~ .; ". .$.i=t! ~ ~ I \J __ .....}v, t. I / ~=~ -- )0 .= Jl'r .L~ d /' ~14G f II ---' t h h ~Ii h ..-J. 1 - ~~ ~I ~ .~ .~N. r-~ I 25 ~ ~~ ~ I CLI :;:: ~ ~I ~':j) :::: 'I -'='"-" - "- " - J! r~ IOJroll:~ 1~~Or.IOII=.., .'1 I , ,~, --.. I 'OAJ. 1. · .;;., --1 [ II) == 2~ , ! t L 1 ---, I , I Location Map Subject Lands Part of Lots 34, 35 and 36 Concession 1 (E.P.R.) r4~ I V 1 ~ J. f J ~~ ,:; > I ~ i II II t...- -- ~ -- L.. ~ L- / \, '---- L- to \ If '-""::::=:: - f: I Figure 1 II Revised: Nov.12, 2003 FILE NO: Y328-0RSI-QRO-SIMC*LOCATION_MAP"CDR z o zU> :5~ 0.0 I-CD u..:J ~~ 00 Hi \-i i il I'''' ~h I, In !; h~ I! Pi ~ ,h In I illl J I ~! UH ~~ ' h I ~~ ~ H Ii i~ h , . - Ii ~ ~ . . ~ . t'" nnn ~ " j! . ~ ii " iih u r*~ UIH , 'Ij u Ii, ~III ila Iq ,Ii ! ~;1; Iii ;I?i ii' ,.1 ,II i < ~ I 1 ~ i ;Ii ~ i~ 8 i :Ii'" ~ ~ ;!;~ I 0 ~ !t .. 15,x -' 'i 1'15 ~ i ~ t ,d, '...8 ~ 0 ~ - ' ~ 9 I ~ ~ i i Z; ~ '" u 8 ! ) i! I' II .' , 'I . I OJ ~ ::J 0) w.... IX: o () - ~ n. ....' '" u. g ~ '" ,0 Iii 0 - .8 ~ j ~ ~ q " ~ .1 ~ .. '" IX: '" M >- g 0 '" z o w '" -' ~ u:: ~ II ~~ , " " ~s OJ;; :::; '" c 'c C <II is: () CD J: :::;; ~ o CI) c co - D.. 4:: Ie c '"'C CI) (/) o Q. o '- D.. CD ('I') "'C _ cna5ti "CLOD.: c('I')w CO~- ..J('I')T"" ... (f) C 015 .Q CJ)-I~ "-- Q) .c 0 u ::st::c ,^ ro 0 v, a.. () .- - - I . . . . . . . . L__J County of Simcoe - Land Use Designations Schedule 5.1 :------. Subject Lands . : . Part of Lots 34, 35 and 36 ------ '1 (E PR) Concession ... Legend ~ Rivers % Airports :,I\'ii""" Pole"'., Gee.." "" .>"'kc Linkage Figure 3 Special Development Areas rn Settlement ~ T 11 Greenland Scale: +/- 1: 1 00 000 Rural & Agricultural SOURCE: County of Simcoe Official Plan, Schedule 5.1 Revised: Nov.12, 2003 FILE NO: Y328-0RSI-ORD-SIMC'SIMCOP _LAND_USE'CDR '\ \"",; "'~* County of Simcoe - Natural Heritage System Schedule 5.4 :------. Subject Lands . : . Part of Lots 34, 35 and 36 ------ Concession 1 (E.P.R.) Legend OM1 OM1 - Oro Moraine (Willow Creek Valley) Natural Heritage Unit OM2 OM2 - Oro Moraine (Copeland Forest) TTP2 TTP2 - Tiny Tay Peninsula (Sturgeon River Valley) Figure 4 ~ T II Scale: +/- 1: 1 00 000 SOURCE: County of Simcoe Official Plan, Schedule 5.4 Revised: Nov.12, 2003 FILE NO: Y328-ORSI-ORO-SIMC.SIMCOP _NAT _HERITAGE.CDR \ H ANSI ey Swamp plex Class 6 IlOO . ~ 1IlOO aooe , 1 SCALI 1:40000 Township of Oro-Medonte Components of the Environmental Protection - One & Two Designations Schedule "B" Subject Lands Part of Lots 34, 35 and 36 Concession 1 (E.P.R.) Figure 6 Legend Class 1,2&3 Wetlands and Provincially Significant ANSI! Significant Vegetation Class 4,5,6&7 Wetlands Regional ANSI ~ Natural Corridors Old Growth ~reas, .......... Potential Natural Corridors Core Deer Wlnterlngl ~ Simcoe County Forests Shelter Areas ~ Revised: Nov, 12.2003 FILE NO: Y328-ORSI-ORO-SIMC*ENVIRONMENTAL_PROTECTION'COR ~ T II SOURCE: Township of Oro-Madonle, February 1997 .. . -.. .. I I II 43 1 HORSESHOE VALLEY RD. <It 1 2 38 4 32 5 31 I II 500 0 h.~ 1000 I 1:30.000 2000m I Township of Oro-Medonte (By-law 97-95 ) Schedule A 14 Subject Lands Part of Lots 34, 35 and 36 Concession 1 (E.P.R.) Zoning Symbols RUR2 - Rural Residential Two EP - Environmental Protection ED - Economic Development OS - Open Space AIRU - Agricultural/Rural I Figure 7 (I SOURCE: Township of Oro-Medonle Zoning By-law Revised: Nov.12, 2003 FILE NO: Y328-0RSI-ORO-SIMC'ZONING'CDR " !.....-.....d ......... UDI O'SZ O'OZ O'g" 0'0" 0'9 0 1700l 'Of: NenUer NYiOlllW~J , '"'''' CiO:JUI!S Ci}{131 ,--- :J::>QJ~J$1 peroaPiS ,tJoz ,I '" " ", I" r r I" { ;.,1 (J) '" - ~I az ", ",. fl.. ._ ~.., 81.. I' I' 'pe(jj~P!S, EIo';-1 " , EO/99~~ Id 'I . UOjS!^!pqnS '6UIUOZ-9~ 'VdO . ~ ; >-~ ....,:: . ..,H' 'T-~:I!"Y~n9N\PI91.. . ".1 .. ,'/,')""'\"\'. '" ___ "-- ~-;. ':-;;;',i-"'-:" _._'-_u_.=l.~~_:_~~:::----"'--1 6u~3~~~1 ''1 - I 1J0.9~904S9SJO~._ ',.,",., 1 'n ,to I .. 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