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12 04 2019 Development Services Committee Agenda The Township of Oro-Medonte Development Services Committee Meeting Agenda Council Chambers Wednesday, December 4, 2019 5:30 p.m. The Township of Oro-Medonte is committed to providing and maintaining a working environment that is based on respect for the dignity and rights of everyone within the organization and for those individuals visiting our organization. The Township of Oro-Medonte supports and fosters an environment that is safe, welcoming and respectful for all residents, visitors, members of Council and staff. Page 1. Opening of Meeting: 2. Agenda Approval: 4 - 5a) Motion to Approve the Agenda. 3. Disclosure of Pecuniary Interest: 4. Approval of Minutes: 6 - 19a) Minutes of Development Services Committee meeting held on Wednesday, November 6, 2019. 5. Public Meetings: None. 6. Public Hearings: 20 - 41 a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance Application 2019-A-49, Revised by Gord & Sandra McCulligh, 9 Sunnyside Avenue. 42 - 71 b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60,Kent Russell & Diane Murzin,5 Forrester Road. 72 - 97 c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance Application 2019-A-61, Estrine & Estrina, 2377 Lakeshore Road East. 98 - 119 d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 2019-A- 62, Greg Wood, no Municipal No. Assigned. 120 - 145 e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 2019-A- Page 1 of 432 63 Stejskal & Urbanova, 618 Lakeshore Road East. 146 - 171 f) 6:20 p.m. DS2019-157, Derek Witlib, Manager, Planning Services re: 2018- B-13 Weber, 3325 Line 4 North. g) 6:30 p.m. DS2019-157, Derek Witlib, Manager, Planning Services re: 2019- A-64, Weber, 3325 Line 4 North. \[Ref Item 6f) for report\]. 172 - 194 h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark Levine, 14 Procee Circle. 195 - 219 i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66 Kyle & Rebekah Morton, 11 Champlain Crescent. 220 - 255 j) 7:00 p.m. DS2019-156, Andy Karaiskakis, Senior Planner re: 2019-B-20 James and Nancy Partridge, Everett Chan, Rebecca Chan, 1514 Line 9 North. 7. Deputations: 256 - 412 a) Emma West of Bousfields Inc. and Jim Hartman of Greenland International Consulting Ltd.on behalf of the McLean Family re: McLean Family Development Proposal. 8. Reports of Municipal Officers: 413 - 415 a) DS2019-152, Todd Weatherell, Intermediate Planner re: Interim Control By- Law Extension Cannabis Production and Processing Facilities. 416 - 421 b) DS2019-158, Derek Witlib, Manager, Planning Services re: Subdivision Agreement Braestone Phases 2A and 28 Lot 3, Concession 9 (Oro) Application: 43T-91031 \[to be distributed\] \[Refer to Item 5c) 12 04 2019 Council Agenda\]. 422 - 426 c) DS2019-153, David Saunders, Manager, Development Engineering re: Certificate of Substantial Completion and Maintenance (Aboveground Services), Reid Ridge Residential Development (Subdivision), Registered Plan 51M-1047 2353970 Ontario Inc. \[Refer to Item 5a) 12 04 2019 Council Agenda\]. By-law 2019-117 Reid Ridge Residential Development Substantial Completion and Maintenance (Above Ground Services). 427 - 431 d) DS2019-154, David Saunders, Manager, Development Engineering re: Certificate of Substantial Completion and Maintenance (Aboveground Services), Whispering Creek (Subdivision), Registered Plan 51M-1119 2479238 Ontario Inc. \[Refer to Item 5b) 12 04 2019 Council Agenda\]. By-law 2019-118 Whispering Creek Subdivision Substantial Completion and Maintenance (Above Ground Services). 9. Communications: 432 a) Correspondence received November 29, 2019 from J. David Bunston, Page 2 of 432 President of Braestone re: Braestone Subdivision and Draft Plan; File No 43T-91031. 10. Next Meeting Date: Wednesday, January 8, 2020 11. Adjournment: a) Motion to Adjourn. Page 3 of 432 2.a) Motion to Approve the Agenda. Page 4 of 432 2.a) Motion to Approve the Agenda. Page 5 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... The Township of Oro-Medonte Development Services Committee Minutes Council Chambers Wednesday, November 6, 20195:30 p.m. Present: Mayor H.S. Hughes Deputy Scott Jermey Councillor Ian Veitch Councillor Cathy Keane Councillor Shawn Scott Councillor Randy Greenlaw Regrets:Councillor Scott Macpherson Staff Andria Leigh, Director, Development Services; Janette Teeter, Present: Supervisor, Clerk’s Services/Deputy Clerk 1.Opening of Meeting: Deputy Mayor Jermey assumed the Chair and called the meeting to order. 2.Agenda Approval: a)Motion to Approve the Agenda. Motion No. DSC191106-1 Moved by Veitch, Seconded by Greenlaw It is recommended that the agenda for the Development Services Committee meeting of Wednesday, November 6, 2019 be received and approved. Carried. Page 1 of 14 Page 6 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. 3.Disclosure of Pecuniary Interest: Councillor Scott declared a conflict of interest on Item 6b) DS2019-139, Derek Witlib, Manager, Planning Services re: Minor Variance Application 2019-A-54, Hardwood Ski & Bike Inc., Part of East Half Lot 11, Con. 6 (Oro) as he had a previous business relationship with the proponents (and their clients) in the past and may again in the future. Councillor Scott left the table and did not participate in the discussion or vote on the item. Deputy Mayor Jermey declared a conflict of interest on Item 9a) Petition received October 11, 2019 re: Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, West Part of Lot 21, Concession 12 (Oro) Township of Oro-Medonte, 2019-ZBA-18 (Hang Gau & Xu Han) and Consent Application 2019-B-17as he has rented the subject property for the last 10 years. Deputy Mayor Jermey left the table and did not participate in the discussion or vote on the item. 4.Approval of Minutes: a)Minutes of Development Services Committee meeting held on Wednesday, October 2, 2019. Motion No. DSC191106-2 Moved by Veitch, Seconded by Greenlaw It is recommended that the draft minutes of the Development Services Committee meeting held on Wednesday, October 2, 2019 be received and approved as printed and circulated. Carried. 5.Public Meetings None. Page 2 of 14 Page 7 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. 6.Public Hearings: a)DS2019-135 Andy Karaiskakis, Senior Planner re: Consent Application 2019-B-19 by 1160895 Ontario Limited 591 Line 7 South The following correspondence was received: Township of Oro-Medonte, Manager, Development Engineering dated October 16, 2019; Wayne Lintack dated October 15, 2019; Township of Oro-Medonte, Operations Division dated October 16 and 29, 2019; Township of Oro-Medonte, Building Division dated October 23, 2019; County of Simcoe, Transportation and Engineering dated November 4, 2019; Severn Sound Environmental Association dated November 6, 2019. Andria Leigh, Director, Development Services explained the purpose and effect of the application. A PowerPoint presentation was presented. Tyler Kawall, Innovative Planning Solutions Inc. (IPS) on behalf of the applicant was present. A PowerPoint presentation was presented. The following provided public comments: Wayne Lintack provided comments on supporting the preservation of trees, questioned the current and potential new owner of the property, boundary of his lot line and location of his 100 year old barn, difficulty of maintaining the barn due to the closeness of the lot line and therefore his request to the applicant to purchase a portion of the applicant’s property. Mitch Hanley questioned the type of material used for road construction and emergency access in relation to the protection of trees, and the second access legality. Motion No. DSC191106-3 Moved by Greenlaw, Seconded by Veitch It is recommended 1.That DS2019-135 Andy Karaiskakis, Senior Planner re: Consent Application 2019-B- 19 by 1160895 Ontario Limited 591 Line 7 South be received and adopted. 2.That the Development Services Committee grant provisional consent to Application 2019-B-19 to convey a parcel having an area of approximately 5.3 hectares (13.0 acres) and a lot frontage of approximately 215.2 metres (706.0 feet) along Line 7 South and approximately 9.8 metres (32.1 feet) along Ridge Road East, on lands municipally known as 591 Line 7 South, subject to the following conditions: a)That one copy of a Registered Reference Plan of the severed lands prepared by an Ontario Land Surveyor be submitted to the Committee Secretary-Treasurer; Page 3 of 14 Page 8 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. b)That the applicant signs the Township’s Memorandum of Understanding by which the applicant acknowledges the requirements and timing of matters that may include: payment of development charges, payment of cash in lieu of parkland, detailed design of a building or septic system, engineered lot grading, tree/vegetative preservation and protection, and water and sanitary servicing, on the vacant severed parcel; c)That the applicant’s solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality; d)That all municipal taxes be paid to the Township of Oro-Medonte; e)That the Certificate of Consent be issued utilizing Form 2, under Section 53(42) of the Planning Act R.S.O. 1990, without qualification; f)That the applicant satisfy the conditions as outlined in the Severn Sound Environmental Association’s correspondence dated November 6, 2019; g)That the conditions of consent imposed by the Committee be fulfilled within one year from the date of the giving of the notice of decision (Approval shall lapse where the conditions have not been fulfilled within one year of being imposed and/or two years from the date of the certificate if the transaction has not been finalized). WARNING: Failing to fulfil the conditions within the above-noted statutory periods (Sections 53(41) & 53(43), the Planning Act R.S.O. 1990) shall cause the application to lapse and render this Decision null and void. 3. That the applicant be advised of the Development Services Committee’s decision under the Secretary-Treasurer’s signature. Carried. An audio recording of the hearing is available for review through the Township’s website. b)DS2019-139, Derek Witlib, Manager Planning Services re: Minor Variance Application 2019-A-54, Hardwood Ski & Bike Inc., Part of East Half Lot 11, Con. 6 (Oro). Councillor Scott declared a conflict of interest on Item 6b) DS2019-139, Derek Witlib, Manager, Planning Services re: Minor Variance Application 2019-A-54, Hardwood Ski & Bike Inc., Part of East Half Lot 11, Con. 6 (Oro) as he had a previous business relationship with the proponents (and their clients) in the past and may again in the future. Councillor Scott left the table and did not participate in the discussion or vote on the item. The following correspondence was received: Township of Oro-Medonte, Manager, Development Engineering dated October 16, 2019;Township of Oro-Medonte, Building Division dated October 17, 2019; Jamie Mercer dated October 18, 2019; Simcoe County District School Board dated October 22, 2019; Township of Oro-Medonte, Operations Division dated October 23, 2019; Ministry of Community Safety and Correctional Services dated September 12, 2017; Alex Nuttall, MP, Barrie-Springwater- Oro-Medonte dated December 13, 2017; Chief Firearms Office dated June 10, 2019; Page 4 of 14 Page 9 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. County of Simcoe, Solid Waste Management dated September 23, 2019; Biathlon Ontario no date; Gareth Houben, Hardwood Ski & Bike dated November 5, 2019; County of Simcoe, Transportation & Engineering dated November 6, 2019. Andria Leigh, Director, Development Services explained the purpose and effect of the application. A PowerPoint presentation was presented. Gareth Houben, applicant, was present. The following provided public comments: None. Motion No. DSC191106-4 Moved by Hughes, Seconded by Keane It is recommended 1. That DS2019-139, Derek Witlib, Manager Planning Services re: Minor Variance Application 2019-A-54, Hardwood Ski & Bike Inc., Part of East Half Lot 11, Con. 6 (Oro) be received. 2. That Minor Variance Application 2019-A-54 by Hardwood Ski and Bike Inc. to permit a biathlon rifle range accessory to a cross-country ski facility, be approved. 3. That the following conditions be imposed on the Committee’s decision: a)That notwithstanding Table A-5 and Section 6.0, the proposed biathlon rifle range accessory to a cross-country ski facility shall otherwise comply with all other applicable provisions of the Zoning By-law; b)That the use be limited to biathlon purposes accessory to a cross country ski facility, with a calibre restriction of up to and including .22 rimfire only; c)That the proposed biathlon rifle range be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; d)That the applicant obtain the necessary range approval from the Chief Firearms Office; e)That, if required, the applicant obtain a Site Alteration Permit from the Township of Oro-Medonte. f)That the applicant satisfy the conditions as outlined in the County of Simcoe’s correspondence dated November 6, 2019. 4. That the applicant be advised of the Development Services Committee’s decision under the Secretary-Treasurer’s signature. Carried. An audio recording of the hearing is available for review through the Township’s website. Page 5 of 14 Page 10 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. c)DS2019-131, Todd Weatherell, Intermediate Planner re: Minor Variance Application 2019-A-55 (Young) Municipal address not assigned. The following correspondence was received: Township of Oro-Medonte, Building Division dated October 15, 2019; Township of Oro-Medonte, Manager, Development Engineering dated October 15, 2019; Township of Oro-Medonte, Operations Division dated October 15, 2019; Simcoe County District School Board dated October 16, 2019. Andria Leigh, Director, Development Services explained the purpose and effect of the application. A PowerPoint presentation was presented. Robert Young, applicant, was present. The following provided public comments: None. Motion No. DSC191106-5 Moved by Veitch, Seconded by Greenlaw It is recommended 1.That DS2019-131, Todd Weatherell, Intermediate Planner re: Minor Variance Application 2019-A-55 (Young) Municipal address not assigned be received and adopted. 2.That Minor Variance Application 2019-A-55 by Robert Young, specifically to permit an agricultural lot size of 1.02 hectares (2.52 acres) for a property located at Concession 7, East Part Lot 9, (Medonte) Township of Oro-Medonte, be approved. 3.That, notwithstanding Table B4 of Zoning By-law 97-95, the severed lot shall otherwise comply with all other applicable provisions of the Zoning By-Law. 4.That, notwithstanding Section 6.0 – Definitions (Hobby Farm), on the subject lands the keeping of horses is prohibited. 5.That the applicant be advised of the Committee’s decision under the Secretary- Treasurer’s signature. Carried. An audio recording of the hearing is available for review through the Township’s website. Page 6 of 14 Page 11 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. d)DS2019-128, Danielle Waters, Planner re: Minor Variance Application 2019-A-56, Randy & Shirley Clayton, 3 Houben Crescent. The following correspondence was received: Township of Oro-Medonte, Manager, Development Engineering dated October 16, 2019; Township of Oro-Medonte, Operations Division dated October 16, 2019; Township of Oro-Medonte, Building Division dated October 17, 2019. Andria Leigh, Director, Development Services explained the purpose and effect of the application. A PowerPoint presentation was presented. Alex Bridle, on behalf of the applicant, was present. The following provided public comments: None. Motion No. DSC191106-6 Moved by Scott, Seconded by Greenlaw It is recommended 1.That DS2019-128, Danielle Waters, Planner re: Minor Variance Application 2019-A- 56 Randy & Shirley Clayton 3 Houben Crescent be received and adopted. 2.That Minor Variance Application 2019-A-56 by Randy & Shirley Clayton specifically to permit the construction of a stairwell with a reduced interior side yard setback from 8.0 metres (26.2 feet) to 5.6 metres (18.4 feet) on lands municipally known as 3 Houben Crescent, be approved. 3.That the following conditions be imposed on the Committee’s decision: a)That notwithstanding Table B1 – RUR1 Minimum Required Interior Side Yard the proposed stairwell shall otherwise comply with all other applicable provisions of the Zoning By-law; b)That the proposed stairwell be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; c)That an Ontario Land Surveyor (OLS), Professional Engineer (P.Eng.) or Certified Engineering Technologist (C.E.T.) verify by pinning the foundation wall and verifying in writing or by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the stairwell is no closer than 5.6 metres (18.4 feet) from the interior lot line; and, d)That the appropriate Zoning Certificate and Building Permit be obtained from the Township only after the Committee’s decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4.And that the applicants be advised of the Development Services Committee’s decision under the Secretary-Treasurer’s signature. Carried. An audio recording of the hearing is available for review through the Township’s website. Page 7 of 14 Page 12 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. e)DS2019-129, Danielle Waters, Planner re: Minor Variance Application 2019-A-57, Marlene Christie, 6 Moonstone Crescent. The following correspondence was received: Township of Oro-Medonte, Manager, Development Engineering dated October 16, 2019; Township of Oro-Medonte, Operations Division dated October 16, 2019; Township of Oro-Medonte, Building Division dated October 17, 2019. Andria Leigh, Director, Development Services explained the purpose and effect of the application. A PowerPoint presentation was presented. Mike Mageean, Aspire Contracting, on behalf of the applicant, was present. The following provided public comments: None. Motion No. DSC191106-7 Moved by Veitch, Seconded by Greenlaw It is recommended 1. That DS2019-129, Danielle Waters, Planner re: Minor Variance Application 2019-A- 57, Marlene Christie, 6 Moonstone Crescent be received and adopted. 2. That Minor Variance Application 2019-A-57 by Marlene Christie, specifically for permission to permit one (1) accessory building within the front yard with an interior side yard setback of 1.0 metres (3.2 feet) on the lands municipally known as 6 Moonstone Crescent, Township of Oro-Medonte, be approved. 3. That the following conditions be imposed on the Committee’s decision: a)That notwithstanding Section 5.1.3 (a) & 5.1.3 (d) of Zoning By-law 97-95, the proposed accessory building shall otherwise comply with all other applicable provisions of the Zoning By-law; b)That the proposed accessory building be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; c)That an Ontario Land Surveyor (OLS), Professional Engineer (P.Eng.) or Certified Engineering Technologist (C.E.T.) verify by pinning the foundation wall and verifying in writing or by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the accessory building is no closer than 1.0 metres (3.2 feet) from the interior lot line; and, d)That the appropriate Zoning Certificate, Engineered Lot Grading plan and Building Permit be obtained from the Township only after the Committee’s decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4. That the applicant be advised of the Development Services Committee’s decision under the Secretary-Treasurer’s signature. Carried. An audio recording of the hearing is available for review through the Township’s website. Page 8 of 14 Page 13 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. f)DS2019-136, Andy Karaiskakis, Senior Planner re: Minor Variance Application 2019-A- 58, Carol Montgomery, 9 Simcoeside Avenue. The following correspondence was received: Township of Oro-Medonte, Manager, Development Engineering dated October 17, 2019; Township of Oro-Medonte, Operations Division dated October 18, 2019; Township of Oro-Medonte, Building Division dated October 23 and 25, 2019. Andria Leigh, Director, Development Services explained the purpose and effect of the application. A PowerPoint presentation was presented. Rob Parham, Parham Design Build Inc., on behalf of the applicant, was present. The following provided public comments: None. Motion No. DSC191106-8 Moved by Scott, Seconded by Greenlaw It is recommended 1.That DS2019-136 Andy Karaiskakis, Senior Planner re: Minor Variance Application 2019-A-58 Carol Montgomery 9 Simcoeside Avenue be received and adopted. 2.That Minor Variance Application 2019-A-58 by Carol Montgomery specifically to permit a non-complying building or structure to be enlarged by way of a 34.0 square metres (365.9 square feet) loft space addition, a 12.0 square metres (129.1 square feet) rooftop balcony and an exterior staircase on the west side of the existing dwelling to access the proposed rooftop balcony with a 0.5 metre (1.6 feet) front yard setback and a 0 metre (0 feet) interior side yard setback on lands known as 9 Simcoeside Avenue, be approved. 3.That the following conditions be imposed on the Committee’s decision: a)That notwithstanding Section 5.16.1 (a) and (b), the proposed loft space addition, rooftop balcony and exterior staircase shall otherwise comply with all other applicable provisions of the Zoning By-law; b)That the proposed loft space addition, rooftop balcony and exterior staircase be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; c)That, if required, an Ontario Land Surveyor, Professional Engineer or Certified Engineering Technologist verify by way of survey/real property report that the exterior staircase are located no closer than 0.5 metres from the front lot line; and, d)That the appropriate Zoning Certificate and Building Permit be obtained from the Township only after the Committee’s decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4.That the applicant be advised of the Development Services Committee’s decision under the Secretary-Treasurer’s signature. Carried. An audio recording of the hearing is available for review through the Township’s website. Page 9 of 14 Page 14 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. g)DS2019-130, Catherine McLean, Planner re: Minor Variance Application 2019-A-59, Stephen & Ruth Johnston, 145 Moon Point Drive. The following correspondence was received: Township of Oro-Medonte, Operations Division dated October 16, 2019; Township of Oro-Medonte, Building Division dated October 17, 2019; Township of Oro-Medonte, Manager, Development Engineering dated October 17, 2019; Lake Simcoe Region Conservation Authority dated October 22, 2019. Andria Leigh, Director, Development Services explained the purpose and effect of the application. A PowerPoint presentation was presented. Stephen Johnston, applicant, was present. The following provided public comments: None. Motion No. DSC191106-9 Moved by Greenlaw, Seconded by Veitch It is recommended 1.That DS2019-130 Catherine McLean, Planner re: Minor Variance Application 2019- A-59 Stephen & Ruth Johnston 145 Moon Point Drive Johnston be received and adopted. 2.That Minor Variance Application 2019-A-59 by Steve & Ruth Johnston specifically to permit a detached accessory building with a reduced front yard setback of 2.0 metres (6.6 feet), a reduced setback from the average high water mark of 15.0 metres (49.2 feet), an increased maximum height of 5.7 metres (18.7 feet) and an increased maximum floor area of 71.5 square metres (77.0 square feet) on the lands known as 145 Moon Point Drive, be approved. 3.That the following conditions be imposed on the Committee’s decision: a)That notwithstanding Sections 5.1.3 (a), 5.1.3 (f), 5.1.4 and 5.1.6, the proposed detached accessory building shall otherwise comply with all other applicable provisions of the Zoning By-law; b)That the proposed detached accessory building be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; c)That an Ontario Land Surveyor verify by pinning the foundation wall and verifying in writing by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the detached accessory building is located no closer than 2.0 metres (6.6 feet) from the front property line and no closer than 1.5 metres (4.9 feet) from the interior side lot line; Page 10 of 14 Page 15 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. d)That the applicants obtain a permit from the Lake Simcoe Region Conservation Authority (LSRCA). As part of the LSRCA permit application, the LSRCA will require a site plan, prepared by an Ontario Land Surveyor, that shows that the proposed garage will be a minimum of 15.0 metres (49.2 feet) from the average high water mark (219.15 metres G.S.C Datum) of the Lake Simcoe shoreline and the edge of the watercourse; e)That the Owner register a Restrictive Covenant under the Conservation Land Act prohibiting habitable space and acknowledging that the structure could be damaged by Lake Hazards, to the satisfaction of the LSRCA; and, f)That the appropriate Zoning Certificate, Engineered Lot Grading Plan and Building Permit be obtained from the Township only after the Committee’s decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4. That the applicant be advised of the Development Services Committee’s decision under the Secretary-Treasurer’s signature. Carried. An audio recording of the hearing is available for review through the Township’s website. 7.Deputations: None. Page 11 of 14 Page 16 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. 8.Reports of Municipal Officers: a)DS2019-138, Derek Witlib, Manager, Planning Services re: Minor Variance Application 2019-A-38, Hal Gaber & Wendy Presley, 1 Goss Rd. Motion No. DSC191106-10 Moved by Veitch, Seconded by Greenlaw It is recommended 1.That DS2019-138, Derek Witlib, Manager, Planning Services re: Minor Variance Application 2019-A-38, Hal Gaber & Wendy Presley, 1 Goss Rd be received and adopted. 2.That Minor Variance Application 2019-A-38 by Hal Gaber & Wendy Presley, specifically to permit construction of a second storey addition, a sun room, an attached garage and the replacement of a deck to an existing single detached dwelling with the following variances: a reduced front yard of 2.38 metres (7.8 feet); a reduced rear yard of 5.36 metres (17.5 feet) to deck stairs, 6.87 metres (22.5 feet) to a deck and 9.31 metres (30.5 feet) to a sunroom from the average high water mark of Bass Lake; a reduced westerly interior side yard of 0.22 metres (0.7 feet) to a second storey, an increase in floor area within the required westerly interior side yard and a reduced easterly interior side yard of 1.12 metres (3.6 feet) to an attached garage; on lands municipally known as 1 Goss Road, be approved. 3.That notwithstanding Table B1,Section 5.16.1(b) and Section 7.2, the single detached dwelling shall otherwise comply with all other applicable provisions of the Zoning By-law. 4.That the proposed development be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee. 5.That an Ontario Land Surveyor (OLS), Professional Engineer (P.Eng.) or Certified Engineering Technologist (C.E.T.) verify by pinning the foundation wall and verifying in writing or by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the addition is located no closer than: a)2.38 metres from Front Lot Line to garage; b)9.31 metres from Bass Lake Average High Water Mark (252.26 m.a.sl.) to sun room; c)6.87 metres from Bass Lake Average High Water Mark (252.26 m.a.sl.) to deck; and d)1.12 metres from Interior Side Lot Line to garage. 6.That the appropriate Zoning Certificate, Nottawasaga Valley Conservation Authority Permit, Engineered Lot Grading Plan, and Building Permit be obtained from the Township only after the Committee’s decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 7.That the applicant be advised of the Development Services Committee’s decision under the Secretary-Treasurer’s signature. Carried. Page 12 of 14 Page 17 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. 9.Communications: a)Petition received October 11, 2019 re: Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, West Part of Lot 21, Concession 12 (Oro) Township of Oro- Medonte, 2019-ZBA-18 (Hang Gau & Xu Han) and Consent Application 2019-B-17. Deputy Mayor Jermey declared a conflict of interest on Item 9a) Petition received October 11, 2019 re: Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, West Part of Lot 21, Concession 12 (Oro) Township of Oro-Medonte, 2019-ZBA-18 (Hang Gau & Xu Han) and Consent Application 2019-B-17as he has rented the subject property for the last 10 years. Deputy Mayor Jermey left the table and did not participate in the discussion or vote on the item. Mayor H.S. Hughes assumed the Chair. Motion No. DSC191106-11 Moved by Scott, Seconded by Greenlaw It is recommended that the petition received October 11, 2019 re: Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, West Part of Lot 21, Concession 12 (Oro) Township of Oro-Medonte, 2019-ZBA-18 (Hang Gau & Xu Han) and Consent Application 2019-B-17 be received and considered in conjunction with the report on the said applications. Carried. Deputy Mayor Jermey assumed the Chair. b)Correspondence dated October 30, 2019 from the Local Planning Appeal Tribunal (LPAT) re: File No. PL171274, Craighurst Land Corp., 2003-SUB-01. Motion No. DSC191106-12 Moved by Greenlaw, Seconded by Keane It is recommended that the correspondence dated October 30, 2019 from the Local Planning Appeal Tribunal (LPAT) re: File No. PL171274, Craighurst Land Corp., 2003- SUB-01 be received. Carried. Page 13 of 14 Page 18 of 432 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes – Wednesday, November 6, 2019. 10.Next Meeting Date: Wednesday, December, 4, 2019. 11.Adjournment: a)Motion to Adjourn. Motion No.DSC191106-13 Moved by Scott, Seconded by Greenlaw It is recommended that we do now adjourn at 7:12 p.m. Carried. ____________________________________________________________________ Deputy Mayor Jermey, ChairAndria Leigh, Director, Development Services Page 14 of 14 Page 19 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 20 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 21 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 22 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 23 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 24 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 25 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 26 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 27 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 28 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 29 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 30 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 8:49 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Quattrociocchi, Andrew <aquattrociocchi@oro-medonte.ca>; Saunders, David <dsaunders@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-49, Revision) McCulligh The Building Division has no comments at this time. Thank you, Garry McCartney Chief Building Official Township of Oro-Medonte Page 31 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 11:29 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-49, Revision) McCulligh Teresa The Development Engineering position has not changed. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 32 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 1:32 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-49, Revision) McCulligh Teresa Operations has no concerns with this revision. Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 33 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 34 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 35 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 36 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 37 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 38 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 39 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 40 of 432 6.a) 5:30 p.m. DS2019-149, Catherine McLean, Planner re: Minor Variance ... Page 41 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 42 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 43 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 44 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 45 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 46 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 47 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 48 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 49 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 50 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 51 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 52 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 15, 2019 11:52 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-60) Russell & Murzin Teresa Development Engineering has No Objection to the above noted Application. Note: An Engineered Lot Grading Plan shall be required at the time of Building Permit Application. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 53 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 15, 2019 12:10 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-60) Russell & Murzin Teresa Operations has no objections, nor further comment on this application. Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 54 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Sent by E-mail: ğƉğƩğźƭƉğƉźƭθƚƩƚΏƒĻķƚƓƷĻ͵ĭğ November 25, 2019 File No: 2019-A-60 IMS File No.: VA-128290-110619 Andy Karaiskakis Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON L0L 2E0 Dear Mr. Karaiskakis: Re: Minor Variance Application 5 Forrester Road Township of Oro-Medonte Thank you for circulating the Lake Simcoe Region Conservation Authority (LSRCA) on the above noted minor variance application. We understand that the purpose and effect of this application is to build a one storey boathouse having a height of 5.63 metres (18.5 feet) and an area of 123 square metres (1,324 square feet). The LSRCA has reviewed the application in context of the Provincial Policy Statement (PPS), the Growth Plan (2017), Lake Simcoe Protection Plan (LSPP), and Ontario Regulation 179/06 under the Conservation Authorities Act. Current environmental mapping shows that the subject property is partially within an area governed by Ontario Regulation 179/06 under the Conservation Authorities Act. This is representative of the shoreline associated flood and erosion hazards. The provided materials indicate the proposed location of development to be within the shoreline hazard area. Accordingly, any site alteration or development within the regulated area will be required to be designed in accordance with the LSRCA Watershed Development Guidelines and a permit from the LSRCA will be required prior to any site alteration or development. It is noted by LSRCA that the applicant has already contacted LSRCA for the permit and begun the permit process. On this basis, any approval of this application should be subject to the following conditions: 1. The Owner shall obtain a permit from LSRCA for works within the regulated area. Page 55 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 2 of 3 Should you have any questions concerning these comments, please do not hesitate to contact the undersigned. Please advise our office of any decision made with regard to this matter. Sincerely, Shawn Filson Development Planner For further permitting questions please contact Taylor Stevenson: Taylor Stevenson Environmental Regulations Analyst t.stevenson@lsrca.on.ca 905-895-1281, ext. 483 Page 56 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... CƩƚƒʹ Chris Fitzgerald <cfitzgerald21@gmail.com> {ĻƓƷʹ November 25, 2019 2:36 PM ƚʹ Planning <Planning@oro-medonte.ca> {ǒĬƆĻĭƷʹ MV Application 2019-A-60 Chris Fitzgerald 8 Forrester Road Oro-Medonte. ON November 25, 2019 Township of Oro-Medonte 148 Line 7 South Oro-Medonte. ON LOL2E0 Attention: Andy Karaiskakis, Secretary-Treasurer Hi, Andy I have no objection to the minor variance application for either the height of the boathouse or the size of the deck at 5 Forrester road. Higher buildings are better with the southern exposure, more environmentally friendly with the increased solar gain. From the plan view it looks like a well placed building that will add value to the area with minimal shoreline impact. Best, Chris Fitzgerald Page 57 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ December 2, 2019 9:16 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Saunders, David <dsaunders@oro-medonte.ca>; Quattrociocchi, Andrew <aquattrociocchi@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-60) Russell & Murzin The Building Division has no comments at this time. Thank you, GarryMcCartney Chief Building Official Township of Oro-Medonte Page 58 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 59 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 60 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 61 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 62 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 63 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 64 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 65 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 66 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 67 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 68 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 69 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 70 of 432 6.b) 5:40 p.m. DS2019-146, Catherine McLean, Planner re: 2019-A-60, Kent... Page 71 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Report Report No. To: Prepared By: DS2019-144 Development Services Danielle Waters Committee Planner Meeting Date: Subject: Motion # December 4, 2019 Minor Variance Application _____________________ 2019-A-61 Roll #: R.M.S. File #: Victor Estrine & 4346-010-012-15400 D13 57451 Ekaterina Estrina 2377 Lakeshore Road East Recommendation(s): Requires Action For Information Only X It are recommended: 1. That Report No. DS2019-144 be received and adopted. 2. That Minor Variance Application 2019-A-61 by Victor Estrine & Ekaterina Estrina specifically to permit the construction of a dwelling, deck and porch 5.0 metres (16.4 feet) from the front lot line and 18.0 metres (59.0 feet) from the top of slope on lands municipally known as 2377 Lakeshore Road East, be approved. 3. a) That notwithstanding Table B1 SR Minimum Required Front Yard and Section 5.31 Setback from Slope, the proposed dwelling shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the proposed dwelling be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; c) That an Ontario Land Surveyor (OLS), Professional Engineer (P.Eng.) or Certified Engineering Technologist (C.E.T.) verify by pinning the foundation wall and verifying in writing or by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the dwelling and porch is no closer than 5.0 metres (18.4 feet) from the front lot line and 18.0 metres (59.0 feet) from the top of bank; and, d) That the appropriate Zoning Certificate, Engineered Lot Grading Plan, LSRCA Permit and Building Permit be obtained from the Township only within the Planning Act R.S.O. 1990, c.P. 13. 4. And that the applicants be advised of the Development Services decision under the Secretary- Development Services December 4, 2019 Report No. DS2019-144 Page 1of 10 Page 72 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 73 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 74 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 75 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 76 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 77 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 78 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 79 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 80 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 81 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ November 14, 2019 10:03 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Saunders, David <dsaunders@oro-medonte.ca>; Quattrociocchi, Andrew <aquattrociocchi@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-61) Estrine & Estrina Building Division comments are as follows; 1. Building and Septic (or septic verification) Permit will be required. Thanks, Garry McCartney Chief Building Official Township of Oro-Medonte Page 82 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 83 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 14, 2019 9:06 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ Re: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-61) Estrine & Estrina Teresa Operations has no concerns nor further comment on this application. Regards Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 84 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Sent by E-mail: ğƉğƩğźƭƉğƉźƭθƚƩƚΏƒĻķƚƓƷĻ͵ĭğ November 19, 2019 File No: 2019-A-61 IMS File No.: VA-178228-110619 Andy Karaiskakis Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON L0L 2E0 Dear Mr. Karaiskakis: Re: Minor Variance Application 2377 Lakeshore Road East Township of Oro-Medonte Thank you for circulating the Lake Simcoe Region Conservation Authority (LSRCA) on the above noted minor variance application. We understand that the purpose and effect of this application is to replace and enlarge and existing Single Detached Dwelling seeking relief from the Minimum Required Front Yard (proposing 5.0 metres) and Setback from Slope (18 metres proposed) of the Zoning By-law. The LSRCA has reviewed the applications in context of the Provincial Policy Statement (PPS), the Growth Plan (2017), Lake Simcoe Protection Plan (LSPP), and Ontario Regulation 179/06 under the Conservation Authorities Act. Current environmental mapping shows that the subject property is within an area governed by Ontario Regulation 179/06 under the Conservation Authorities Act. This is representative of the shoreline associated flood and erosion hazards. The provided materials indicate the proposed location of development to be within an area governed Ontario Regulation 179/06. Accordingly, any site alteration or development within the regulated area will be required to be designed in accordance with the LSRCA Watershed Development Guidelines and a permit from the LSRCA will be required prior to any site alteration or development. On this basis, any approval of this application should be subject to the following conditions: 1. The Owner shall obtain a permit from LSRCA for works within the regulated area. Page 85 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 2 of 3 Should you have any questions concerning these comments, please do not hesitate to contact the undersigned. Please advise our office of any decision made with regard to this matter. Sincerely, Shawn Filson Development Planner For further permitting questions please contact Taylor Stevenson: Taylor Stevenson Environmental Regulations Analyst t.stevenson@lsrca.on.ca 905-895-1281, ext. 483 Page 86 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 87 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 88 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 89 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 90 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 91 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 92 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 93 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 94 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 95 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 96 of 432 6.c) 5:50 p.m. DS2019-144, Danielle Waters, Planner re: Minor Variance A... Page 97 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Report Report No.To:Prepared By: DS2019-147Development Services Todd Weatherell, CommitteeIntermediatePlanner Meeting Date:Subject:Motion # December 4, 2019Minor Variance Application_____________________ 2019-A-62byGreg Wood Roll #:R.M.S. File #: Municipal Number not 4346-010-006-03306D13-57473 Assigned Recommendation(s):Requires ActionFor Information Only X It is recommended: 1.That Report No. DS2019-147be received and adopted. 2.That Minor Variance Application 2019-A-62byGreg Wood, specificallyfor permission to permit the construction of a newsingledetached dwelling with an exterior side yard setback of 0.5 metres (1.64 feet),on lands legally described as Plan 1, Part Lot 18, Township of Oro-Medonte, be approved. 3.That the following conditions be imposed on the Committee’s decision: a)That notwithstanding Table B1 of Zoning By-law 97-95, as amended,the proposed dwellingshall otherwise comply with all other applicable provisions of the Zoning By-law; b)That the applicant obtain Site Plan Approval (Application 2013-SPA-02) as required by Consent Decision 2012-B-02; c)That, if required,an Ontario Land Surveyor(OLS), Professional Engineer (P.Eng.) or Certified Engineering Technologist (C.E.T.)verify by pinning the foundation wall and verifying in writing by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the structureis located no closer than 0.5metres (1.64 feet) from the exterior side lot line; d)The applicant apply and obtain an entrance permit from the Township; and, e)That the appropriate Zoning Certificate(including variance dimension(s) verification by a qualified professional) and Building Permit be obtained only after the Committee’s decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4.And that the applicant be advised of theCommittee’s decision under the Secretary Treasurer’s signature. Background: Development ServicesDecember 4, 2019 Report No. DS2019-147Page 1of 8 Page 98 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 99 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 100 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 101 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 102 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 103 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 104 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 105 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ November 15, 2019 10:29 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Saunders, David <dsaunders@oro-medonte.ca>; Quattrociocchi, Andrew <aquattrociocchi@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-62) Wood Building Division comments are as follows; 1. Applicant to be aware of limiting distance setback, unprotected openings and construction of exposed building face. 2. Location of proposed septic system to be identified on site plan. 3. Building and septic permits required. Thank you Garry McCartney Chief Building Official Township of Oro-Medonte Page 106 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 15, 2019 10:17 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-62) Wood Teresa Development Engineering has No Objection to the above noted Application. Note: An Engineered Lot Grading Plan shall be required at the time of Building Permit Application. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 107 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 15, 2019 10:09 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-62) Wood Teresa Operations has no concerns nor further comment this application. The applicant should be made aware of the requirement to obtain a Entrance Permit for the driveway. Regards Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 108 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... CƩƚƒʹ George Lougheed <lougheedg@rogers.com> {ĻƓƷʹ November 25, 2019 5:08 PM ƚʹ Planning <Planning@oro-medonte.ca> {ǒĬƆĻĭƷʹ Re minor variance application 2019-A-62 I am writing to comment on the variance application of Greg Wood on Barrie terrace. We have lived on Barrie Terrace for over 25 years. Weare in favour of the application for a variance. We believe it will be a benefit to the street to have a house on that site as opposed to an empty lot. George Lougheed 21 barrie Terrace Page 109 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 110 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 111 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 112 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 113 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 114 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 115 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 116 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 117 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 118 of 432 6.d) 6:00 p.m. DS2019-147, Todd Weatherell, Intermediate Planner re: 201... Page 119 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 120 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 121 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 122 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 123 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 124 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 125 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 126 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 127 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 15, 2019 10:15 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-63) Stejskal & Urbanova Teresa Development Engineering has No Objection to the above noted Application. Note: An Engineered Lot Grading Plan shall be required at the time of Building Permit Application. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 128 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 15, 2019 10:11 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-63) Stejskal & Urbanova Teresa Operations has no concerns nor further comment on this application. Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 129 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Sent by E-mail: ğƉğƩğźƭƉğƉźƭθƚƩƚΏƒĻķƚƓƷĻ͵ĭğ November 19, 2019 File No: 2019-A-63 IMS File No.: VA-141637-111319 Andy Karaiskakis Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON L0L 2E0 Dear Mr. Karaiskakis: Re: Minor Variance Application 618 Lakeshore Road Township of Oro-Medonte Thank you for circulating the Lake Simcoe Region Conservation Authority (LSRCA) on the above noted minor variance application. We understand that the purpose and effect of this application is to permit the construction of an addition and an open deck seeking relief in the Zoning By-law from the Minimum Rear Yard Setback and Encroachment for features, balconies, and porches. The LSRCA has reviewed the applications in context of the Provincial Policy Statement (PPS), the Growth Plan (2017), Lake Simcoe Protection Plan (LSPP), and Ontario Regulation 179/06 under the Conservation Authorities Act. Current environmental mapping shows that the subject property is partially within an area governed by Ontario Regulation 179/06 under the Conservation Authorities Act. This is representative of the associated flood hazard and meanderbelt hazard setback from the adjacent watercourse (Bradens Creek). The provided materials indicate the proposed location of the addition to be partially within an area governed Ontario Regulation 179/06. Accordingly, any site alteration or development within the regulated area will be required to be designed in accordance with the LSRCA Watershed Development Guidelines and a permit from the LSRCA will be required prior to any site alteration or development. On this basis, any approval of this application should be subject to the following conditions: 1. The Owner shall obtain a permit from LSRCA for works within the regulated area. Page 130 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 2 of 3 Should you have any questions concerning these comments, please do not hesitate to contact the undersigned. Please advise our office of any decision made with regard to this matter. Sincerely, Shawn Filson Development Planner For further permitting questions please contact Taylor Stevenson: Taylor Stevenson Environmental Regulations Analyst t.stevenson@lsrca.on.ca 905-895-1281, ext. 483 Page 131 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... hƩƚ aĻķƚƓƷĻ .ǒźƌķźƓŭ 5ĻƦğƩƷƒĻƓƷ͵ ƚ Ǟŷƚƒ źƷ ƒğǤ ĭƚƓĭĻƩƓʹ Ļ CƩğƓƉ ğƓķ aĻƌğƓźĻ ağĭ5ƚƓğƌķ ƚŅ Ў LƓķźğƓ w5 IğǝĻ ƩĻĭĻźǝĻķ ğ ƩĻƨǒĻƭƷ ŅƚƩ ğ ƒźƓƚƩ ĬǒźƌķźƓŭ ǝğƩźğƓĭĻ ŅƚƩ \[ğķźƭƌğǝ {ƷĻƆƭƉğƌ ğƷ ЏЊБ \[ğƉĻƭŷƚƩĻ w5Ͳ ǞĻ ŷğǝĻ ƭƦƚƉĻ ǞźƷŷ ŷźƒͲ ğƓķ ŷğǝĻ Ɠƚ ƚĬƆĻĭƷźƚƓƭ Ʒƚ ğƓ ğķķźƷźƚƓ ŷĻ Ǟƚǒƌķ ƌźƉĻ Ʒƚ ğķķ Ʒƚ ŷźƭ ŷƚƒĻ͵ {ŷƚǒƌķ Ǥƚǒ ŷğǝĻ ğƓǤ ƨǒĻƭƷźƚƓƭ ƦƌĻğƭĻ ŅĻĻƌ ŅƩĻĻ Ʒƚ ĭğƌƌ aĻƌğƓźĻ АЉЎΏБЋБΏЍБЍЌ ƚƩ CƩğƓƉ АЉЎΏБЊБΏЍБЍЌ͵ hƩ ĻΏƒğźƌ ǒƭ ŅƩğƓƉğƓķƒĻƌğƓźĻθƩƚŭĻƩƭ͵ĭƚƒ ŷğƓƉ Ǥƚǒ CƩğƓƉ ağĭ5ƚƓğƌķ aĻƌğƓźĻ ağĭ5ƚƓğƌķ Page 132 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... CƩƚƒʹ rosemarysage@rogers.com <rosemarysage@rogers.com> {ĻƓƷʹ November 21, 2019 10:41 AM ƚʹ Planning <Planning@oro-medonte.ca> /ĭʹ 'mark-edwards' <mark-edwards@rogers.com>; 'Ladislav Stejskal' <ladislav.stejskal@gmail.com> {ǒĬƆĻĭƷʹ Re application 2019-A-63 Good Morning Planning Department of Oro-Medonte, Please note that as co-owners of 7 Indian Road corner (adjoining corner neighbours of 618 Lakeshore Road) , Mark and I have no objections to the application submitted by Ladislav Stejskal and Helena Urbanova for a minor variance for their planned addition and open deck. Thank you for the opportunity to provide input. Rosie Sage, 7 Indian Road, Oro Medonte, Ontario. L0L2E0 Page 133 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... From: Debbie McQuade <freewillie@rogers.com> Sent: November 28, 2019 4:42 AM To: Planning <Planning@oro-medonte.ca> Cc: Ladislav Stejskal <ladislav.stejskal@gmail.com>; Helena Urbanova <helena.urbanova1032@gmail.com> Subject: Application 2019-A-63 Good Morning Planning Department, As the owner of 610 Lakeshore Rd East (located directly beside the property) I have zero objections to the application submitted by Ladislav Stejskal and Helena Urbanova for a minor variance. If you require any additional information please feel free to contact me through email Thank you, Debbie McQuade Page 134 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 135 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 136 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... Page 137 of 432 6.e) 6:10 p.m. DS2019-148, Todd Weatherell, Intermediate Planner re: 201... 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CƩƚƒʹ Jakobi, Michelle <mjakobi@oro-medonte.ca> {ĻƓƷʹ Wednesday, November 20, 2019 11:41 AM ƚʹ Karaiskakis, Andy <aKaraiskakis@oro-medonte.ca> {ǒĬƆĻĭƷʹ FW: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2018-B-13) and (2019-A-64) Weber Andy, Looking ahead to potential building/development applications and given proximity to municipal water service along Line 4, DC charges would be applicable for any proposed connection to the Horseshoe Highlands Municipal Water System. Conversely, wastewater treatment would be via private lot level septic system on any developed lot in this location. Sincerely, Michelle Jakobi Manager, Environmental Services Township of Oro-Medonte Page 156 of 432 6.f) 6:20 p.m. DS2019- 157, Derek Witlib, Manager, Planning Services re:... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 20, 2019 11:52 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2018-B-13) and (2019-A-64) Weber Teresa Development Engineering has No Objection to the above noted Applications. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 157 of 432 6.f) 6:20 p.m. DS2019- 157, Derek Witlib, Manager, Planning Services re:... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 20, 2019 12:05 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2018-B-13) and (2019-A-64) Weber Teresa 2018-B-13 Operations will require a 3.0m road widening across the entire frontage of the retained property. 2019 -A-64 Operations has not concerns nor further comment. The applicant is to be made aware of the requirement to obtain an Entrance Permit. Regards Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 158 of 432 6.f) 6:20 p.m. DS2019- 157, Derek Witlib, Manager, Planning Services re:... CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ November 20, 2019 10:46 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Quattrociocchi, Andrew <aquattrociocchi@oro-medonte.ca>; Saunders, David <dsaunders@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2018-B-13) and (2019-A-64) Weber Building division has no comments at this time. thanks Garry McCartney Chief Building Official Township of Oro-Medonte Page 159 of 432 6.f) 6:20 p.m. DS2019- 157, Derek Witlib, Manager, Planning Services re:... Page 160 of 432 6.f) 6:20 p.m. DS2019- 157, Derek Witlib, Manager, Planning Services re:... 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Page 171 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 172 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 173 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 174 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 175 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 176 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 177 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 178 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 179 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 180 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ November 14, 2019 9:58 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Saunders, David <dsaunders@oro-medonte.ca>; Quattrociocchi, Andrew <aquattrociocchi@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-65) Levine The Building Division Comments are as follows; 1. Building permit will be required. Thanks, Garry McCartney Chief Building Official Township of Oro-Medonte Page 181 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 14, 2019 9:58 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-65) Levine Teresa Development Engineering has No Objection to the above noted Application. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 182 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... CƩƚƒʹ Emma Perry <eperry@nvca.on.ca> {ĻƓƷʹ November 14, 2019 2:11 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-65) Levine Hi Teresa, Thank you for the opportunity to provide comments on the above-noted Minor Variance application on the property located at 14 Procee Circle in the Township of Oro-Medonte. The Nottawasaga Valley Conservation Authority (NVCA) has reviewed the proposal to construct a front porch and ramp. We confirm the subject site is not within: a flood susceptible area; a hazardous site (characterized by unstable soils or bedrock); an erosion hazard area, a natural heritage feature or; an area subject to Shorelines and Watercourses Regulation (Ontario Regulation 172/06). Thank you for circulating this application. Emma Perry Planner II Nottawasaga Valley Conservation Authority th 8195 8 Line, Utopia, ON L0M 1T0 T 705-424-F 705-424-2115 Page 183 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 14, 2019 9:04 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ Re: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-65) Levine Teresa Operations has no concerns nor further comment on this application. Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 184 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 185 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... Page 186 of 432 6.h) 6:40 p.m. DS2019-145, Danielle Waters, Planner re: 2019-A-65 Mark L... 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Page 197 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 198 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 199 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 200 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 201 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 202 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 203 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 204 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 205 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 8:48 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Quattrociocchi, Andrew <aquattrociocchi@oro-medonte.ca>; Saunders, David <dsaunders@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-66) Morton Building Division comments are as follows; 1. Applicant to be aware of Ontario Building Code requirements for unprotected opening, limiting distance, and construction of exposed building face. 2. A building permit is required. Thank you, Garry McCartney Chief Building Official Township of Oro-Medonte Page 206 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 11:31 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-66) Morton Teresa Development Engineering has No Objection to the above noted Application. Note: An Engineered Lot Grading Plan (ELG) shall be required at the time of Building Permit Application. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 207 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 1:34 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-A-66) Morton Teresa Operations has no objections nor further comment on this application. Regards Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 208 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 209 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 210 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 211 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 212 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 213 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 214 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 215 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... Page 216 of 432 6.i) 6:50 p.m. DS2019-155 Andy Karaiskakis, Senior Planner re: 2019-A-66... 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CƩƚƒʹ McCartney, Garry <gmccartney@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 8:44 PM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> /ĭʹ Saunders, David <dsaunders@oro-medonte.ca>; Quattrociocchi, Andrew <aquattrociocchi@oro- medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-B-20) Partridge & Chan Building Division comments are as follows; 1. Applicant to provide septic details to ensure existing septic system is contained wholly on the lands to be severed. The Township has no record of this system Thank you, Garry McCartney Chief Building Official Township of Oro-Medonte Page 235 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... CƩƚƒʹ Saunders, David <dsaunders@oro-medonte.ca> {ĻƓƷʹ November 19, 2019 11:33 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-B-20) Partridge & Chan Teresa Development Engineering has No Objection to the above noted Application. Regards David Saunders Manager, Development Engineering Township of Oro-Medonte Page 236 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... CƩƚƒʹ Metras, Justin <jmetras@oro-medonte.ca> {ĻƓƷʹ November 21, 2019 9:18 AM ƚʹ Falconi, Teresa <tfalconi@oro-medonte.ca> {ǒĬƆĻĭƷʹ RE: Notice of Public Hearing - Development Services Committee Meeting, December 04, 2019 (2019-B-20) Partridge & Chan Teresa Operations will require a 3.0m road widening across both the severed and retained parcels along Line 9. Regards Justin Justin Metras Manager, Infrastructure and Capital Projects Township of Oro-Medonte Page 237 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... Sent by E-mail: ğƉğƩğźƭƉğƉźƭθƚƩƚΏƒĻķƚƓƷĻ͵ĭğ November 26, 2019 File No: 2019-B-20 IMS File No.: CO-128111-112619 Andy Karaiskakis Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON L0L 2E0 Dear Mr. Karaiskakis: Re: Consent Application 1514 Line 9 North Township of Oro-Medonte Thank you for circulating the Lake Simcoe Region Conservation Authority (LSRCA) on the above noted consent application. We understand that the purpose and effect of this application is to create a new 2.02 ha lot through the severance of a dwelling described as surplus to a consolidated farming operation. The LSRCA has reviewed the applications in context of the Provincial Policy Statement (PPS), the Growth Plan (2017), Lake Simcoe Protection Plan (LSPP), and Ontario Regulation 179/06 under the Conservation Authorities Act. Current environmental mapping shows that the subject property is partially within an area governed by Ontario Regulation 179/06 under the Conservation Authorities Act. This is representative of a watercourse (Bluffs Creek) and associated flood and erosion hazards. Accordingly, any future site alteration or development within the regulated area will be required to be designed in accordance with the LSRCA Watershed Development Guidelines and a permit from the LSRCA will be required prior to any site alteration or development. The application is not proposing any new development. On this basis, any approval of this application should be subject to the following conditions: 1. The Owner shall provide payment of $500.00 to the LSRCA as per our approved Fee Schedule for review of this consent application. Page 238 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... Page 2 of 3 Should you have any questions concerning these comments, please do not hesitate to contact the undersigned. Please advise our office of any decision made with regard to this matter. Sincerely, Shawn Filson Development Planner Page 239 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... November 27, 2019 ** VIA EMAIL** Andy Karaiskakis Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South, Oro-Medonte, ON L0L 2E0 Subject: County Comments regarding Consent Application 2019-B-20 County File: OM-B-19024 Location: 1514 Line 9 North Owner/Applicant: James and Nancy Partridge, Everett and Rebecca Chan Mr. Karaiskakis, Thank you for circulating the County regarding the above-noted application. County Planning staff understand that the applicants are proposing the severance of a dwelling, which is described as surplus to a consolidated farm operation. The consent application proposes a severed lot which would include an existing residence and agricultural buildings with an approximate area of 2.02 hectares (4.99 acres), and a retained agricultural parcel that would be approximately 52.6 ha (130.0 ac). Upon review of the application County Planning staff would offer the following comments: The property is mapped within the provincial agricultural system as outlined within the Growth Plan for the Greater Golden Horseshoe and the Provincial Policy Statement (PPS). In accordance with Section 4.2.6.2 of the Growth Plan, the site is recognized as a prime agricultural area, and will be protected for long-term use for agriculture. Section 2.3.4.1 of the PPS states that lot creation in prime agricultural areas is discouraged and may only be permitted for agricultural uses, agricultural-related uses, a residence surplus to a farming operation as a result of farm consolidation, and infrastructure. The subject lands are designated Agricultural, per Schedule 5.1 Land Use Designations to the Simcoe County Official Plan (SCOP). Section 3.6 of the SCOP seeks to protect the resource of prime agricultural lands and areas, through ensuring the availability and sustainability of prime agricultural areas for long-term use for agriculture and support a diversified agricultural economy. Section 3.6.7 of the SCOP follows the policies of the PPS where as lot creation is discouraged and may only be permitted for agricultural uses, agricultural-related uses, a residence surplus to a farming operation as a result of farm consolidation, and infrastructure. A residence surplus to a farming operation as a result of farm consolidation may be permitted provided that the following criteria are met: i. the new lot will be limited to a minimum size needed to accommodate the residential use and appropriate sewage and water services, and should be an approximate size of 1 hectare; and ii. new residential dwellings are prohibited on any remnant parcel of farmland created by the severance. Page 1 of 2 Page 240 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... A severance that results in a 2.02ha(4.99 ac) parcel is notably larger than the policy allowance of 1 hectare for surplus dwelling lot creation. While it is recognized that the size of the proposed new residential parcel is influenced by the dwellings roadway setback and existing agricultural buildings, the County requires that all efforts be made to minimize the size of the severed parcel. Through minimizing the lots size, prime agricultural lands will be protected in conformity with the Provincial and County policies. Summary Based on the above, the County requires the applicant provide the Committee with appropriate justification for the size of the severance and demonstrate that all reasonable efforts have been made to reduce the size of the surplus parcel. In order to conform to Section 3.6.7 of the County Official Plan, the County requires the surplus residential lot be restricted to the minimum size necessary to accommodate the residential use and appropriate sewer and water services. If approved by the committee, as a condition of consent the County requires that an application for a zoning by-law amendment be submitted and approved to prohibit new residential dwellings on any remnant parcel of farmland. Please circulate the County with any notices related to the development of these lands. If you have any questions, please do not hesitate to contact me. Sincerely, The Corporation of the County of Simcoe Logan Juffermans Planner II P: 705-726-9300 ext.1301 E: logan.juffermans@simcoe.ca cc: Dan Amadio, Manager of Planning County of Simcoe Page 241 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... CƩƚƒʹ Matthew MacKenzie <matthew.a.mackenzie@gmail.com> {ĻƓƷʹ December 2, 2019 8:42 AM ƚʹ Planning <Planning@oro-medonte.ca>; matthew.a.mackenzie@gmail.com {ǒĬƆĻĭƷʹ Public hearing Dec 4; application 2019-B-20 ATTN: Andy Karaiskakis RPP Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, On. L0L 2E0 Secretary- Treasurer & Parties concerned; I/We the owners of the adjacent property to the south of 1514 Line 9 N Oro-Medonte are submitting this letter regarding application 2019-B-20; severance of a dwelling as surplus to a consolidated farming operation. lands but impractical to retain the homes and outbuildings that come with them. Often it is better to sever the excess buildings as a new lot as the owners of each newly created land parcel will focus on development and maintenance of their own parcels as they are used; consolidated farming operations will be able to focus on stewardship of the farming lands and the new lot owners their residence and buildings. th We the owners of 1495 8 line N, Oro-Medonte are fully in support of James and Nancy Partridge; Everett Chan and Rebecca Chan in their application for a new lot through severance. Should the township require further input feel free to contact us. Regards, Matthew & Jessica MacKenzie 1495 8 line N, Oro-Medonte L0L 2E0 Page 242 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... Page 243 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... Page 244 of 432 6.j) 7:00 p.m. DS2019- 156, Andy Karaiskakis, Senior Planner re: 2019-B-... 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NdMfbo!Qbsl!xjmm!cf!b!sfnbslbcmf!qmbdf-!pof!xifsf;! tfojpst!fokpz!ipvtjoh!jo!uif!upxotijq qfpqmf!pg!bmm!bhft!dbo!Ñoe!bggpsebcmf!ipvtjoh!boe!hppe!kpct bo!joopwbujwf!tfuujoh!dpoofdut!ofjhicpvst!up!obuvsf!boe!fbdi!puifs sftjefout!ibwf!fbtz!bddftt!up!ofbscz!bnfojujft uif!upxotijq!dbo!cf!uif!fowz!pg!puifst!jo!ibwjoh!efwfmpqfe!b!tfmg.tvtubjojoh-!fbtjmz. tfswjdfe-!dpnnvojuz!pg!ofjhicpvst NdMfbo!Qbsl!xjmm!cf!b!Òpvsjtijoh!efwfmpqnfou!xjuijo!Psp.Nfepouf-!pof!xifsfqfpqmf!exfmm! boe!hspx!dpoufoufemz!uphfuifs!bu!bmm!tubhft!pg!mjgfÅboe!sfnbjo!Ñsnmz!dpoofdufe!up!uif!mboe! boe!up!fbdi!puifs/! Uibol!zpv!gps!cfjoh!qbsu!pg!uijt!joopwbujwf!qspkfdu/!Xf!mppl!gpsxbse!up!dsfbujoh!b!tboduvbsz! uibu!xjmm!ibwf!b!qptjujwf!boe!mpoh.mbtujoh!jnqbdu!po!pvs!upxo!boe!uif!mjwft!pg!fwfszpof!xip! nblft!ju!uifjs!ipnf/! Sftqfdugvmmz-! Uif!NdMfbo!Gbnjmz! Page 296 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... DPOTVMUBUJPOT; Hsffomboe!Joufsobujpobm!Dpotvmujoh!Mue/!)Uif!NdMfbo!Gbnjmz!Dpotvmujoh!Fohjoffst*! CpvtÑfmet!Jod/!)Uif!NdMfbo!Gbnjmz!Qmboofst*! Uif!NdMfbo!Gbnjmz! BUUBDINFOUT;! Buubdinfou!$2!.!Mpdbujpo!Nbq! Page 297 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 298 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 19 November 2019 File No. G-18-3870 Mclean Property Attention: Gwen McLean via email McLean Property, Township of Oro-Medonte Planning Designation Engineering Support: Stage II - Municipal Servicing Support Brief Dear Ms. McLean: INTRODUCTION The following letter report (report) provides an assessment of servicing options for the McLean Farm Property in accordance with the most recent Concept Plan from Bousfields Inc. (dated 11 September 2019), and in support of a Provincial Minister’s Zoning Order (MZO). Specifically, the purpose of this Report is to assess the feasibility of servicing the Concept Development Plan for the McLean Farm property from the perspective of wastewater, water, stormwater and roads/transportation. BACKGROUND The following subsections provide general background and technical information for the property which is relevant to development of Concept Plan. 2.1 SITE DESCRIPTION The McLean property consists of 53.89 hectares (ha) situated at 121 Penetanguishene Road. The property is located on the boundary of the Township of Oro-Medonte and City of Barrie. The property consists of four (4) lots. Lot 1, 121 Penetanguishene Road, is a large 40.53-hectare lot with home and farm buildings. The property includes a farmhouse, multi-section bank barn with a milk house, secondary barn, steel pole barn, silo, small horse barn, garage, and cabin. Three (3) other lots, all under the same 121 Penetanguishene Road address, are located directly south of the main lot: West PIN 585530027, 3.1 hectares; Central PIN 585530028, 3.3 hectares; and East PIN 585530029, 2.9 hectares. The current development plan proposed for the property includes a mix of dwelling units including student housing, long term care facilities (seniors residences), townhouses, single family dwelling units and numerous other mixed use, commercial, open space and community features totalling approximately 53.89 ha and with an equivalent population of approximately 2,595 persons as shown in the Preliminary Concept Plan by Bousfields provided in Attachment A. The Concept Plan in Attachment A forms the basis for this servicing assessment. A depiction of the general site area is also provided in Attachment A, Figure 2.Attachment A, Figure 1 provides a legend for all figures provided in this report. 2.2 TOPOGRAPHY The Site is sloped from south to north with approximately 13 m of relief across the Site (262 m at south, 249 m at north). A topographic high is located approximately 300 m to the southwest of the site which represents a watershed divide between Lake Simcoe (Kempenfelt Bay) to the south and the Willow Creek watershed and associated wetlands to the north. As a result the majority of runoff from the Site is interpreted to be within the Willow Creek watershed (flowing generally to the northeast) with a small component of the southeastern corner of the Site being directed towards Lake Simcoe. No defined watercourses exist on the site. A map of the site topography can be seen in Attachment A, Figure 7. 1 | Page Page 299 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 2.3 SOILS INFORMATION The McLean property is entirely within Class 1, 2 or 3 Soil types according to Simcoe County Mapping. Class 1 - Soils in this class have no significant limitations in use for crops. Class 2 - Soils in this class have moderate limitations that restrict the range of crops or require moderate conservation practices. Class 3 - Soils in this class have moderately severe limitations that restrict the range of crops or require special conservation practices In general, these soil classes are ideal for crop cultivation and there are no development limitations regarding Soil Classes. The Simcoe County Soil Class can be found in Attachment A, Figure 6. The Ontario Ministry of Agriculture and Rural Affairs (OMAFRA) Soil Survey Mapping was also consulted to present greater precision of the soil classes on the property. As seen in Attachment A, Figure 6 the property falls on Bondhead Loam soils which is light grey, calcareous, loam, and sandy loam till. The soil exhibits “good” drainage, on the sloping topography of the property, see Attachment A, Figure 7. The neutral soil can be slight to very stony and is referred to as Grey-Brown Podzolic, ideal for native coniferous vegetation. It is recommended that a detailed geotechnical and hydrogeology assessment be completed for the property as part of the project detailed design to confirm the nature of existing soil and groundwater conditions at the site, and also for the purpose of mitigating potential issues within the Wellhead Protection Areas (WHPAs) and a Significant Groundwater Recharge Area (SGRA’s) on the site. Additional details on these areas are provided in Section 1.4 below. 2.4 WELLHEAD PROTECTION & GROUNDWATER RECHARGE AREAS The McLean Property is located within numerous Wellhead Protection Areas (WHPAs) and a Significant Groundwater Recharge Area (SGRA) for the City of Barrie’s Johnson St. Well. A brief description of these areas and the implications of their impacts on development at the property are provided below. For more detailed information please see Greenland’s previous “Stage 1 Wellhead Protection Areas Study Brief” dated August 9, 2019. i. Wellhead Water Quality Water quality assurance in Ontario is regulated through Wellhead Protection Areas (WHPAs). Each sub-area of a given WHPA represents a different timeline expected for surface water to replenish the water table by infiltration through soil horizons. WHPA-A represents a 100 meter zone around the wellhead where the land use activities have the potential to pose the most significant threat to the groundwater source. WHPA-B represents a time of travel of 2 years for groundwater to reach the wellhead. WHPA-C represents a time of travel of 5 years for groundwater to reach the wellhead. WHPA-D represents a time of travel of 25 years for groundwater to reach the wellhead. The McLean Property is located within three (3) WHPAs for water quality protection for Johnson St. Well. See Attachment A, Figure 2 and Figure 3 for a depiction of the Water Quality Vulnerable Areas regarding the subject property. The Mclean Property is not within the 100 meter zone of an existing Johnson St. wellhead. The 2 Year Capture Zone covers approximately 0.8 hectares in the northwest corner of Lot 1 of the property. The 5 Year Capture Zone cover approximately 5.2 hectares on the northwest side of the property, all within Lot 1. The 25 Year Capture Zone covers the largest area of the property, approximately 36.0 hectares. Central portions of Lot 1 (approx. 27.4 hectares), all of West PIN 585530027, and all of Central PIN 585530028 excluding 0.1 hectares in the southeast corner. 2 | Page Page 300 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... ii. Wellhead Water Quantity Water quantity assurance in Ontario is regulated to ensuring existing and future development water demands are available within known well supply capacity. Wellhead Water Quantity Protection Areas are categorized as being either WHPA-Q1 or WHPA-Q2: WHPA-Q1 – is the cone of influence around a well. The cone of influence is estimated by calculating the level of drawdown in an aquifer under existing land use and future pumping rates. In this case, the drawdown threshold used was 1m. Any increase to existing permitted water taking, or new permitted water taking within the WHPAQ1 will be listed as a significant drinking water threat if it would result in an inability for existing wells to meet demand. WHPA-Q2 – is the WHPA-Q1 area plus any area where a future reduction in recharge would significantly impact the Q1 area. Any modified or new activity within the WHPA-Q2 that reduces the recharge to an aquifer will be listed as a significant drinking water threat if it would result in an inability for existing wells to meet demand. The Wellhead Protection Lines for Water Quantity roughly splits the McLean property into thirds in the Northeast/Southwest Direction. A depiction of the Water Quantity Vulnerable Areas of the property can be seen inAttachment A, Figure 4 and Figure 5. The most western third (approx. 15.8 hectares) including West PIN 585530027 (3.1 hectares) of the property is within both boundaries for WHPA-Q1 and WHPA-Q2. The Central third (approx. 15.8 hectares) including the entirety of Central PIN 585530028 lot (3.4 hectares) and a small western sections of East PIN 585530029 (approx. 0.8 hectares) of the property is within the WHPA-Q2 area. The eastern third (approx. 11.2 hectares) including the remaining section of East PIN 585530029 (2.4 hectares) of the property is not within any Wellhead Protection Area in regards to water quantity. iii. Significant Groundwater Recharge Area (SGRA) A Significant Groundwater Recharge Area is an area where an aquifer is significantly replenished from: Natural processes, such as the infiltration of rainfall and snowmelt, and the seepage of surface water from lakes, streams, and wetlands, From human interventions, such as the use of stormwater management systems, and A recharge area where the recharge rate exceeds a threshold specified in the regulations. Approximately 0.1 hectares in the southeast corner of East PIN 585530029 is within a Significant Groundwater Recharge Area. A description of the Significant Groundwater Recharge Area of the property can be seen in Attachment A, Figure 5 and Attachment A, Figure 6. iv. Development Implications for WHPA & SGRA Areas The following general considerations need to be factored into any servicing design solutions for the subject property due to the presence of WHPA & SGRA’s. More specifically, in the Wellhead Protection Area, the developer cannot: Develop infrastructure for storage or manufacture of pathogens, chemicals or dense aqueous phase liquids; Implement new sewage treatment facilities, waste disposal sites, wastewater treatment or stormwater management facilities in vulnerable areas where the activity would be a significant drinking water threat; Expand or retrofit existing sewage treatment facilities that are located in vulnerable areas, may be permitted where no feasible alternative is available and the risk is not increased, or where the risk is reduced as a result of the expansion or retrofit; and, Establish a new municipal sewage treatment facility in the Lake Simcoe watershed within vulnerable areas, where they would be a significant drinking water threat. 3 | Page Page 301 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... In addition, within WHPA’s the Developer must: Prepare a Site Plan Control for all industrial, commercial, institutional, open space and high-density residential areas located within vulnerable areas. Perform a Threats and Issues Assessment (Water Quality Study), to determine if proposed development within a vulnerable area would constitute a significant drinking water threat; Demonstrate that the vulnerability of the area would not increase the vulnerability and result in a new or expanded area where threats to drinking water could be significant; Provide an Environmental Impact Study that demonstrates that the quality of groundwater in these areas and the function of the recharge areas will be protected, improved or restored; Prepare a Risk Assessment Study for Ground and Surface Water to ensure development and site alteration in or near sensitive surface water features and sensitive groundwater features and their related hydrologic functions will be protected, improved or restored; Include a Source Water Information Form with the Land Use Planning Review and Comment application; Obtain permission from the Risk Management Official (RMO) for satisfaction that the threat to drinking water ceases to be significant; and, It is also recommended that developers avoid urban settlement area expansions in significant groundwater recharge areas. 2.5 EXISTING MUNICIPAL SERVICES The proposed site is located within the municipal boundaries of the Township of Oro-Medonte (Township) which does not currently have any communal water or wastewater servicing infrastructure in the vicinity of the subject lands. The site is also located on the municipal boundary of the City of Barrie which does currently have water supply and wastewater collection infrastructure in the area. That being said, it is our understanding that the City of Barrie wastewater treatment plant has limited capacity and that this capacity would likely be earmarked for lands within the City boundaries. Similarly, although the water system appears to have some residual capacity, inter-municipal agreements and potentially investigations into inter-watershed flow changes would need to be considered as part of any servicing strategy involving City Infrastructure due to the location of the site. WASTEWATER (WW) SERVICING OPTIONS The following subsections describe the potentially viable servicing alternatives for the subject property. The currently proposed Community development is proposed to be on full sanitary and water services. It is estimated 3 that sanitary flows would be approximately 1,168 m/d based on a population of 2,595 equivalent persons (excluding assisted living residences) and a per capita sewage flow of 450 L/cap-d. This flow rate represents a high per capita flow based on historic MECP standards (standard range of 270-450 L/cap-d) and municipal standards was chosen as a conservative estimate. Greenland’s recent experience with new development tends to reflect actual usage in the lower half of the MECP range however and this will be reviewed further at the detailed design and approval stage. These options were also informed by a preliminary hydrogeology assessment prepared by Azimuth Environmental (see Attachment B) which indicated sanitary servicing to be the main challenge for this site. 3.1 WW SERVICING OPTION 1: ONSITE TREATMENT WITH SUBSURFACE DISPOSAL This Option would include the construction of a new onsite Wastewater Treatment Plant (WWTP) which would dispose of treated effluent via Subsurface Disposal (i.e. septic tile beds). Flows would be collected by gravity sewer and directed north easterly (natural grade) to the proposed WWTP located on the community infrastructure block. This option would have the following characteristics: WWTP to be a Modular Membrane Bio Reactor (MBR) facility which provides a high level of treatment and would have significant advantages from the perspective of phasing flexibility. 100 m set back will be required from the MBR WWTP to any existing or proposed residential development or drinking water wells (see Section 4). Disposal beds will be 3.6 ha at 32 L/m2 loading rate (see Table 3.1 below). 4 | Page Page 302 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Proposed that WWTP will treat nitrates to a 2.5 mg/L discharge rate, thereby eliminating attenuation zone requirements where disposal beds are located at easterly property limits. 2 Based on “good” drainage per the OMAFRA classification, Azimuth estimates that a loading rate of 32 L/m/d could be used to size subsurface disposal systems for wastewater on the site. This would result in an approximate bed size of 3.6 ha for the proposed population of 2,595 equivalent persons. See Table 3.1 below for additional details. This loading rate would need to be confirmed as part of the hydrogeology assessment for the site. Table 3.1: Subsurface Disposal Bed Sizing (Loam Soil, Good Drainage) Average Per EquivalentBed Loading Required Bed Required Bed Capita Flow ADDF (L/d) Population Rate(L/m2/d)Area (m2) Area (ha) (L/c/d) ЋͲЎВЎЍЎЉЊͲЊЏАͲАЎЉЌЋЌЏͲЍВЋЌ͵Џ Placement of the disposal beds could be provided in the servicing block at the eastern edge of the site (i.e. furthest location from WHPA areas, as shown in Figure 8-1 and 8-2,in Attachment A) or along the southern edge of the site (as seen in Figure 8-3, Attachment A) to take advantage of attenuation area to the north. It should also be noted that locating the disposal beds in a strip along the southern edge of the property (subject to review of WHPA requirements) and maximizing use of undevelopable land for disposal within the WWTP setbacks would have the advantage of reducing denitrification requirements at the WWTP. This would also result in lower capital and maintenance costs for the facility. The implications of this placement would need to be reviewed in more detail and discussed as part of further hydrogeology assessments for the property which would be completed during detailed design, and would also require some changes to the layout of the concept plan, however the preliminary hydrogeology assessment (Attachment B) indicates that placement of disposal beds within WHPA-C or D would be acceptable due to depth of the groundwater aquifer feeding the Johnson Street Well, and presumably any future water supply wells for the subject lands. We also note that a conservative disposal bed area has been provided in Figures 8-1, 8-2 & 8-3 (Attachment A) (3.6 ha) for this concept level of design to reflect the 450 L/c/d municipal standard design flows. This area can be reduced if a lower per-capita rate is found to be viable, or further area can be made available as needed (i.e. if additional units are added to the Concept Plan). 3.2 WW SERVICING OPTION 2: ONSITE TREATMENT WITH SURFACE WATER DISPOSAL Similar to Option 1, WW Servicing Option 2 would require an onsite WWTP with state of the art MBR treatment technology to provide adequate treatment to allow for discharge to surface water. It should be noted that the downstream watershed likely provides challenges from an assimilative capacity perspective as the site is located at the headwaters of Willow Creek, and there may not be sufficient dilution potential to accommodate Surface Water Discharge without finding an outlet further downstream. This could lead to significant costs for outlet piping vs. an onsite subsurface discharge solution. 3.3 WW SERVICING OPTION 2: CONNECT TO CITY OF BARRIE WW SYSTEM Option 3 would include wastewater servicing by the City of Barrie. To date discussions with the City indicate that servicing constraints at the City WWTP provide timing challenges. It is also unknown at this time what the conveyance challenges would be to service this site (i.e. upsizing of pipes along Penetanguishene Road or construction of a forcemain). In addition, this solution will be highly dependent on the source of water being used for the site. Specifically, if water taking for the site is coming from a Nottawasaga River watershed and discharge of treated wastewater is going to Lake Simcoe (i.e. via the Barrie WWTP), the proposal would contradict Provincial Policy regarding inter-watershed diversions. 3.4 TREATED EFFLUENT REUSE Although not a solution being considered in and of itself, treated effluent reuse for grey-water or agricultural purposes (i.e. irrigation for surrounding lands) should be considered as part of this project. Many organizations 5 | Page Page 303 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... around the world are investigating water treatment and re-use in commercial and institutional facilities, such as the demonstration site for hospital wastewater treatment and re-use in Sneek, the Netherlands, being completed by the Water Alliance. Based on a review of Hospital water reuse, the water dedicated to specific uses in hospitals falls into the following categories: TABLE 3.2: HOSPITAL WATER USE REQUIREMENTS BY SERVICE AREA 42% Sanitary 23% HVAC 14% Medical Processes 9% Food 5% Laundry 7% Other Depending on the final proposed layout of the project site and the proposed uses for assisted living and community/commercial land uses within the Concept Plan, water reuse could be an effective tool for reducing water taking and waste within the proposed development. Use of treated water (or stormwater for that matter) as a source of irrigation water for greenspaces within the site and for the surrounding agricultural lands should also be investigated in further depth at the detailed design phase of the project. WATER SERVICING OPTIONS Greenland has looked at several viable water servicing options as part of this study. These options were informed by a preliminary hydrogeology assessment prepared by Azimuth Environmental (see Attachment B) which found the deeper aquifer to be capable of servicing the proposed flows for the site. For the purpose of this 33 evaluation, Azimuth has provided estimated water demands of 950 m/d (average), 2,375 m/d (maximum daily) 3 and 3,560 m/d (peak hour) for the site based on 2008 MECP design guidelines. 4.1 WATER SERVICING OPTION 1: NEW GROUNDWATER WELL FOR WATER SUPPLY Water servicing Option 1 would use a new well to supply the proposed development with drinking water. This well could be located either on the McLean site or at an offsite location, with specific placement depending on a number of factors, including the proposed sanitary servicing solution (see Section 3 for more detail), proximity to WHPA’s and impacts to adjacent wells. As per the draft hydrogeological investigation (see Attachment B) a new well connected to the deeper aquifer, whether located on or offsite would be more than capable of supplying the site from a quantity perspective and would not impact the Johnson Street Well’s WHPA so long as any new well is located outside of WHPA-A. In addition, any new well would need to be located a minimum of 100 m from the wastewater disposal beds. With this in mind, three (3) combined water and wastewater servicing alternatives are presented in Figure’s 8-1, 8-2 and 8-3 (Attachment A). These combined servicing options are discussed further in Section 8.0 of this report. 4.2 WATER SERVICING OPTION 2: CONNECT TO CITY OF BARRIE WATER SYSTEM Water servicing Option 2 would have the proposed development connect to the existing City of Barrie (City) water supply and distribution system for servicing. Based on review of the City of Barrie’s water master plan Class 3 Environmental Assessment (EA), the City of Barrie water system in pressure Zone 2N has 2,281 m/d residual capacity currently or 3,335 population based on max day servicing requirements at an average per capita flow rate of 450 L/cap-d (1.5 peaking factor per Barrie’s Water System Class EA), which is well above the proposed 3 population for the site of approximately 2,595 equivalent persons (or 1,168 m/d ADD). It is our understanding from review of the EA that upgrades are proposed to keep pace with development projections. Discussion with the City would be required to confirm the availability of residual capacity and any 6 | Page Page 304 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... upgrades which might be required to service the proposed development at the McLean property, either at the wells themselves or within the distribution system. The City would also need to confirm if in fact this residual Capacity can be used for the McLean property as it is unclear from the EA whether any of the capacity has been allocated and if so to whom. There are numerous advantages to this solution, as use of an existing supply and water distribution system will likely be less complex from a technical and approvals perspective than constructing a new well onsite, or finding a new well location elsewhere. This solution could also free up some space in the servicing block, depending on the proposed sanitary servicing solution (see Section 3 for more detail). That being said, the need for inter- municipal agreements for servicing to cross municipal boundaries is often challenging from an approvals perspective, and a “made in Oro” solution which keeps servicing within the municipal boundaries of Oro- Medonte, such as the solution(s) presented in Section 4.1 may be preferable. Similarly, servicing via City of Barrie sources may also run into issues regarding contradiction of Provincial Policy regarding inter-watershed water transfers. STORMWATER MANAGEMENT For the purpose of this preliminary report, a single/lumped stormwater management facility (SWMF) has been sized for the site based on total drainage area. At detailed design, a second smaller SWMF (as shown in the current concept plan) will most likely be considered in addition to the larger facility as part of the overall solution and to help optimize both site grading and watershed based management of storm flows (i.e. maintaining predevelopment watershed divides in accordance with Provincial Policy). Drainage areas were delineated using a 10m digital elevation map provided by the Nottawasaga Valley Conservation Authority (NVAC). Total drainage area for the study area is 75.8 ha, with a total serviced area (i.e. the project site) of approximately 53.89 ha. 5.1 EXISTING CONDITIONS MODELLING The hydrology for the study area was developed through the creation of a VO5 model. This hydrologic modelling software, which has been used extensively throughout Ontario, is based on parameters derived from land use and soil type. The model was prepared to simulate the synthetic storm event. The 24 hr SCS Type II distribution storm was modelled using the Intensity Duration Frequency (IDF) curve obtained from the Environment Canada Barrie WPCC station. The parameters modelled for the existing conditions are detailed below in Table 5.1. The catchment delineation used for the model schematic is shown in Attachment A, Figure 9. Table 5.1: Pre Development Model Parameters Runoff Catchment Area Slope CN tc (min)tc (min)tc (min)tc (h)tp (h) IA XIMPTIMP Coef. ha % C AirportB-W Uplandhr hr mm % % 1 21.0 1.92 70.3 0.31 56.26 27.66 50.6 0.9380.625 7.75 1.0 1.0 2 17.1 2.01 73.4 0.35 45.94 21.09 37.9 0.7660.510 7.11 1.9 1.9 3 9.7 2.75 73.1 0.34 39.73 18.93 32.5 0.6620.441 7.18 0.0 0.0 4 5.7 2.57 71.7 0.33 39.84 19.04 31.0 0.6640.443 7.48 0.0 0.0 5 8.3 3.08 73.2 0.34 34.46 15.47 26.2 0.5740.383 7.17 0.0 0.0 6 14.0 2.76 73.2 0.34 37.84 16.80 30.0 0.6310.420 7.17 0.0 0.0 5.2 PROPOSED CONDITIONS MODELLING & SWMF LAYOUT As a preliminary analysis, the proposed service area was assumed to be disconnected from upstream contributing areas and serviced by a single lumped stormwater pond. Sizing for the conceptual pond was calculated in order to achieve pre to post development stormwater controls. Inputted model parameters are presented below for each catchment. The catchment delineation for post development conditions is available in Attachment A, Figure 10. 7 | Page Page 305 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Table 5.2: Proposed Development Model Parameters Runoff Catchment Area Slope CN tc (min)tc (min)tc (min)tc (h)tp (h) IA XIMPTIMP Coef. ha % C AirportB-W Uplandhr hr mm % % 1 7.0 2.10 66.0 0.27 39.18 14.15 23.3 0.6530.435 8.66 0.5 0.5 2 53.5 1.74 85.0 0.60 38.21 27.43 54.7 0.9120.608 3.50 50.050.0 4 8.0 2.52 71.9 0.33 41.74 20.02 33.7 0.6960.464 7.44 0.2 0.2 5 4.4 2.78 72.8 0.34 34.06 15.23 24.2 0.5680.378 7.26 0.0 0.0 6 9.0 2.49 73.1 0.34 37.46 16.39 27.9 0.6240.416 7.19 0.0 0.0 2 The preliminary pond area necessary to control the run off from the 100 year storm is 15000 m permanent pool 2 area with an additional 8400 m extended detention, presented below, in Table 5.3. The total preliminary pond area is 2.34 ha, which fits in the northern section of land allocated for SWMF facilities in the current site plan. The calculated pond area includes the necessary increase of area for 0.5 depth of freeboard and/or for emergency spill. Table 5.3: Preliminary Pond Area 2 Depth (m) Area (m) 0 (PP) 15000 1.8 21400 2.3 23400 Further design work will need to be done to optimize the facility layout and sizing for actual development conditions, include interim phases of development. 5.3 LID FEATURES & WATER BALANCE A large portion of the site is within the WHPA for the City of Barrie Well 9 (Johnson Street Well), which will likely mandate the requirement for an infiltration balance on site which will be achieved in part by subsurface disposal of treated wastewater as well as low impact development (LID) stormwater management (SWM) techniques. A preliminary analysis of the introduction of infiltration galleries as a LID feature was completed to determine their efficiency as a SWM technique at the site location. The total area of the proposed galleries is approximately 5.4 ha, or 10% of the proposed development area. The infiltration rate was determined to be 2.03cm/hr based on the soil conditions of the site (sandy loam and gravelly sandy loam). The model results are based on an infiltration gallery depth of 0.8 m. The modelled infiltration galleries will be capable of treating up to the 50 year storm, with a SWM pond storing the remaining runoff for the 100 year storm, including an additional 0.5 depth of freeboard for emergency spill. The 22 required pond area for this scenario is 1.348 ha: 8,600 m permanent pool and 4,880 m extended detention, shown below in Table 5.4. The proposed location of the infiltration galleries and SWM pond are shown in Attachment A, Figure 11. The location of area SWMF’s will need to be confirmed based on confirmation of sufficient outlets, and as noted above, a second SWMF to collect flows from the southern portion of the site will likely be included as part of the detailed design process (as shown in the current Concept Plan). Table 5.4: Preliminary pond area + LID 2 Depth (m) Area (m) 0 (PP) 8600 1.8 12330 2.3 13480 8 | Page Page 306 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... TRANSPORTATION With respect to road design, the ultimate concept will be subject to a traffic study, which is not part of the scope of this analysis to date. Having said this, preliminary review of transportation design for this site indicates two (2) options which will likely be feasible to service the site from a traffic perspective at the south intersection: 1. Provide a roundabout intersection at Penetanguishene Road. This intersection design will require property acquisition and access elimination for adjacent businesses. This type of project would likely require an Municipal Class EA to confirm the design and the associated costs and risks. 2. Provide a T intersection south of the proposed intersection on Penetanguishene Road and eliminate the through access at Steel Street. This option has no property or access issues but it does not provide the continuation of Steel Street into the McLean Concept. From a technical traffic perspective both options could service the site. Option 2 appears to be a significantly less costly option. We also note, a signalization intersection at Steel Street (as a 5 street intersection) was considered but is unconventional and would likely be difficult to have approved with the City of Barrie. UTILITIES No substantial investigation into utility requirements has been completed at this stage, however it is anticipated that most utilities (Hydro, Telecom, Gas etc.) will likely be available due to the proximity of the proposed development to existing established developments in the City of Barrie on the other side of Penetanguishene Road. This should be investigated in further detail at the design stage for the site. RECOMMENDATIONS Based upon the foregoing assessment and information available at the current concept detail level, Greenland has identified several water & wastewater servicing and SWM servicing solutions for the McLean Farm Concept Development Plan that can be provided without detrimental impacts to the environment or groundwater in the existing WHPA’s. Figures 8-1, 8-2 and 8-3 (Attachment A) provide three (3) viable combined water and wastewater servicing strategy layouts for proposed site. Water & Wastewater Servicing Strategy #1: This solution (shown in Figure 8-1) includes wastewater treatment in the infrastructure block of the current concept plan and the required residential set backs are shown. Since the wastewater disposal beds are located at the north end of the development concept, nitrate dilution / attenuation will be limited and denitrification in the wastewater treatment process will need to be provided to discharge treated effluent to a nitrate concentration of 2.5 mg/L. While this treatment level is technically feasible, approval may represent some challenges with MECP. The new water well will need to be located 100 m from the wastewater disposal beds, and the Option 1 sketch attached shows it directly north of the concept as it is outside the City of Barrie Johnson Street Well protection area but close to the site. The hydrogeological report indicates that there is sufficient water supply capacity anywhere in the general vicinity of the concept plan. Option 1 represents a cost conservative (highest cost) option. Water & Wastewater Servicing Strategy #2: This solution (shown in Figure 8-2) is the same as Strategy #1, but with water supply provided on site with the required set-backs shown. This option has been developed based on the hydrogeological report conclusions that indicate a well on site will be permissible and is not expected to impact the extents of the existing City of Barrie Johnson Street WHPA so long as it is placed outside of WHPA-A for the City well. Efforts were also made to keep the WHPA-A impacts (i.e. 100m radius) for the new well full within the boundaries of the subject site for this solution. Water & Wastewater Servicing Strategy #3: This solution (shown in Figure 8-3) provides water servicing on site, but moves the wastewater treatment and disposal to the south end of the concept to take advantage of the site nitrate dilution and attenuation length. This option allows for treated wastewater to be treated to a higher nitrate level (i.e. 6.0 mg/L nitrate vs. 2.5 mg/L nitrate), thereby reducing denitrification capital and operation/maintenance costs. This option would be most well received by the MECP for wastewater treatment and disposal. This option would require moving some of the residential lands in the concept from the south end into the infrastructure block. This option will require the City of Barrie Well Head Protection Rick Management 9 | Page Page 307 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Authority approval, however, the hydrogeological report indicates a disposal bed could be permissible as long as it is located outside of WHPA-B. Note, Option 3b in the attached figure provides a water servicing option from the City of Barrie. It should be noted that set back from the well area is not required for residential development, however, an on site well will need to be located outside the City of Barrie Johnson Street well head protection area. In all cases, the foregoing water and wastewater concepts allow for the site to be serviced with Option 3 likely being the most easily approved and cost effective form a capital and operating cost perspective. As such, we note that a preferred servicing strategy will need to be selected and verified through more detailed design investigations, including more detailed siting options for the SWM facilities, subsurface disposal beds and wells. Water storage requirements will also need to be verified and more detailed hydrogeological studies carried out as recommended in the preliminary assessment completed by Azimuth (Attachment B) in support of this Servicing Brief. Water reuse (either for agricultural purposes or as greywater) should also be considered at detailed design. Although SWM facilities are currently shown as being located in the WHPA Zone C, it is expected that any potential impacts can be mitigated, so long as proper measures are taken to ensure the facility does not impact groundwater per the recommendations outlined in Section 2.4 of this report. Additionally, as part of the SWM Plan, clean runoff from the site could be infiltrated to ensure no impacts to water quality in the affected aquifer(s). Any design stage Geotechnical and/or Hydrogeological investigations should also investigate the impacts and mitigation of SWM plan for the site (the preliminary investigation by Azimuth was only focused on water and wastewater servicing). Greenland also recommends further consideration of road and utility servicing solutions outlined in this report at the detailed design stage and investigating the possibility of pre-consultation with the City of Barrie, the Township and the MECP to verify restrictions due to the vulnerabilities identified in this report. Greenland is prepared to assist the McLean Family with the next steps to successfully develop a concept for the lands. Greenland is also prepared to begin work on these next steps immediately. We look forward to hearing from you again soon. Respectfully, Greenland International Consulting Ltd. Jim Hartman, P.Eng., Josh Maitland, P.Eng., Senior Associate Project Engineer cc: R. Mark Palmer, Greenland Group of Companies Judy Wismer, Jim McLean, Sue McLean - McLean Property Attachments: Attachment A (Figures) Attachment B (Preliminary Hydrogeology Assessment by Azimuth Environmental) 10 | Page Page 308 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... AttachmentA Figures Page 309 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Figure 1: Legend Page 310 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 311 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 312 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 313 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 314 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 315 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 316 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 317 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 318 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 319 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 320 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Areas Drainage Development Post 10: Figure Page 321 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Location Pond and Delineation Catchment LID + Development Post 11: Figure Page 322 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... AttachmentB DRAFTPreliminaryHydrogeologicalAssessment (AzimuthEnvironmental,Sept2019) Page 323 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... A ZIMUTH E NVIRONMENTAL C ONSULTING,I NC. 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Page 353 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... A ZIMUTH E NVIRONMENTAL C ONSULTING,I NC. Page 354 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Project No. 18P720 November 21 st, 2019 Andria Leigh Director, Development Services 148 Line 7 South Oro-Medonte ON L0L 2E0 Dear Ms. Leigh Re: Pre-Consultation Application 121 Penetanguishene Road, Township of Oro-Medonte (con 1 W PT Lot 2 Plan 1 Lot 13 to Lot 24 N Adam Plan 1) As you are aware, we are the planning consultants for Jim McLean with respect to the above noted property, located within the Township of Oro-Medonte, adjacent to the The site, which is approximately 53.89 hectare (133 acres) in size is comprised of four lots, municipally known as 121 Penetanguishene Road. There are three unopened road allowances separating the four lot. The site has a 468-metre frontage along Penetanguishene Road, with a depth of 1,014 metres along the north property line and 771 metres along the south property line. The proposal has been p a people-first approach focused on: creating jobs; improvements to healthcare that will cut hospital wait times; and providing affordable housing options. The proposed development will provide a development focused on an age-friendly community consisting of medium and low-density residential uses; long-term care beds, apartment dwellings; and a centralized park with a mixed-use commercial square. Approximately 1,308 dwelling units are proposed, including 301 long-term care beds, as shown on the accompanying Concept Plan. A network of parks, trails and open spaces for active and passive recreational uses are also proposed throughout the site. This proposal is an application for Pre-Consultation with the Township in advance of a Deputation to Council, scheduled for December 4, 2019. In support of the above- noted application, please find enclosed herein the following materials: One (1) copy of the complete pre-consultation application form; Three (3) copies of the McLean Park Proposal Report, dated November 4, 2019, prepared by The McLean Family; 3 Church St., #200, Toronto, ON M5E 1M2 T 416-947-9744 F 416-947-0781 www.bousfields.ca Page 355 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Three (3) copies of the Concept Plan, dated November 19, 2019, prepared by Bousfields Inc.; Three (3) copies of the Planning Rationale Report, dated November 2019, Prepared by Bousfields Inc.; Three (3) copies of the Planning Designation Engineering Support: Stage II Municipal Servicing Support Brief, dated November 19, 2019, prepared by Greenland; and One USB containing a digital copy of the above-note materials. We trust that the foregoing is satisfactory. However, should you require additional information or wish to discuss further, please do not hesitate to contact the undersigned or Ben Abbott at 416 947 9744. Yours very truly, Bousfields Inc. Emma West, Partner cc: Jim McLean (jgmclean@rogers.com) 2 Page 356 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... NOVEMBER 19 121 PENETANGUISHENE PLANNING ROAD JUSTIFICATION REPORT PREPARED FOR: Page 357 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Kpc!Ovncfs!.!29Q831 1@ero`ePqobbq*Prfqb0.. QlolkqlLK J3B/J0 Q2/4,725,7522 C2/4,725,.56/ Page 358 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... UBCMF!PG!DPOUFOUT \\2/1^JOUSPEVDUJPO!2 \\3/1^TJUF!'!TVSSPVOEJOHT!5 2.1 THE SITE 5 2.2 SURROUNDING AREA 6 2.3 TRANSPORTATION 7 \\4/1^QSPQPTBM!: 3.1 DESCRIPTION OF THE PROPOSAL 10 3.2 KEY STATISTICS 16 \\5/1^QPMJDZ!'!SFHVMBUPSZ! DPOUFYU!28 4.1 OVERVIEW 18 4.2 PLANNING ACT 18 4.3 PROVINCIAL POLICY STATEMENT (2014) 18 4.4 A PLACE TO GROW: THE GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2019) 21 4.5 COUNTY OF SIMCOE OFFICIAL PLAN (2008) 25 4.6 AGE FRIENDLY SIMCOE COUNTY 34 4.7 LAKE SIMCOE PROTECTION PLAN (LSPP) 35 4.8 TOWNSHIP OF ORO- MEDONTE OFFICIAL PLAN 36 4.9 ORO-MEDONTE AGE FRIENDLY COMMUNITY PLANNING INITIATIVE 40 4.10 ORO-MEDONTE ZONING BY-LAW 41 \\6/1^QMBOOJOH!'!VSCBO!EFTJHO! BOBMZTJT!53 5.1 URBAN STRUCTURE, LAND USE AND DENSITY 43 5.2 FUNCTIONAL SERVICING AND STORMWATER MANAGEMENT 47 \\7/1^DPODMVTJPO!59 PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 359 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 360 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... JOUSPEVDUJPO PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 361 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... RTAIDBS RHSD D R E N E H S I U GR OVE STREET E G N E A T T E E E N R E T P S N O S N H O J T E E R T S E K A L B SHA NTY BA Y RD Ehftqd 0 , Site Area Page 362 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... On behalf of our client, we are pleased to submit Agricultural and does not currently permit the an application for a Minister’s Zoning Order. The proposed uses. Discussed in Section 4.8 of proposal would permit a mixed-use development, with focus on age-friendly development (i.e. seniors housing and long-term care) and the • discourage the development of scattered integration of New agriculture on the lands residential, commercial and industrial uses in located in the Township of Oro-Medonte in Simcoe County (the “site”). The western boundary of the site is the City of Barrie and Oro-Medonte • maintain and preserve the rural character of municipal boundary, see Figure 1 – Site Area. The site, which is approximately 53.89 hectares (133 acres) in size on the east side of • municipalities from imcompatible lots, municipally known as 121 Penetanguishene development to ensure that expansion of their urban service areas in the future is separating the four lots. It has a 468-metre extending to Grove Street East to the north Further, the site is not located within a Settlement and south of Steel Street. Collectively, the site Area, however would be an expansion to the is generally rectangular with a depth of 1,014 metres along the north property line and 771 In our opinion the proposal is appropriate for metres along the south property line. the site and represents good planning. The proposal is consistent with the Provincial Policy The proposal has been prepared to respond to Statement (2014), conforms with the A Place to the Province’s priorities which include a people- Horseshoe (2019) and is consistent with the improvements to healthcare that will cut hospital options. The proposed development will provide and therefore the application for the Minister’s a development focussed on an aged-friendly Zoning Order is appropriate. community consisting of medium and low- with a mixed-use commercial square. A network of parks, trails and open spaces for active and passive recreational uses are also proposed throughout the site. The proposed development is planned to integrate New agriculture through a network of community gardens, green roofs and vertical farms. PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 363 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... TJUF!'! TVSSPVOEJOHT Page 364 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 121 Penetanguishene Rd Oro-Medonte, Simcoe County NET DEVELOPMENT - MASTER PLAN D A O R E N E H Subject Lands = 53.89 ha S I U 1014m G N A T E Area (ha.) Land Use N E P Treed Area = 0.84 Buffer= 1.15 Net Developable Area= 51.90 TOTAL = 53.89 m 2 3 417m 4 NOTE: Treed Areas based on preliminary mapping Net Develop able Area = from the MNRF. Final environmental limits and Limit of Development to be determined in the field. 51.90 ha 1.15 ha 0.84 ha STEEL STREET 217m 3 3m 74m m 3 T37m 4 E 1 E R T S E K 56m A L B 811m PENETANGUISHENE ROAD Ehftqd 1 , Net Development Plan 3/2!Uif!Tjuf The site is located within the Township of Oro-Currently, the site predominantly consists of farmland. A 0.84-hectare treed area is located City of Barrie. at the southeast corner of the property. Existing structures include a 2,968-square foot home The site is generally rectangular in shape, except (built circa 1890), and an existing barn, inclusive at the southeast corner. The site has a gross of a milk house, secondary barn, steele pole barn, area of approximately 54 hectares (133 acres) silo, small horse barn, garage, and cabin. Both the house and the barn network are accessed via Further south, abutting the southern property \[Lot 2 – West Pin 585530027 (3.1 ha), Lot 3 – boundary is a secondary access to the site. Central Pin 585530028 (3.3 ha) and Lot 4 – East Pin 585530029 (2.9 ha)\], see Figure 2 – Net Development Plan. The west property boundary fronts onto to Grove Street East to the north, and south of Steel Street, with two access points located towards the southwest limit of Lot 1. There are three 20-metre-wide unopened road allowances separating the lots. PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 365 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... To the west of the site, fronting onto 3/3!Tvsspvoejoh!Bsfb! detached dwelling (164-168 Penetanguishene Area Boundary, the surrounding context is varied. The broader context includes a mix of of these single-detached dwellings, are low- residential, institutional and commercial uses density residential neighbourhoods consisting of bungalows and single-family homes (generally up to 2-storeys in height). Futher to the west, within the neighbourhoods, Centre (see Figure 3 - Proximity Map), rural and agricultural land, with interspersed natural lots and lakefront properties to the south along and a commercial plaza, set back from the Johnson Street and Grove St E intersection by a landscaped area and surface parking lot. SIDEROAD 5 & 6 0 0 D 4 Y A W O H R E N T E E H E S R I T U S G N N O A S T STREET E GROVE E N N H E O P J LEGEND Subject Site T E E R T The Royal Victoria Regional Health Care Centre S E K A L Distance from subject site to Health Care Centre B ~3.1 km (~5 mins drive) Georgian College Distance from subject site to College ~2.3 km (~4 mins drive) Ehftqd 2 , Proximity Map Page 366 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... To the southwest, in the area surrounding the 3/4!Usbotqpsubujpo Street and Blake Street, is a mix of mid-rise a public elementary school (Johnson Street generally runs north-south along the western and a mix of service-commercial uses with and Lions Gate Banquet Centre (386 Blake Street)\]. Penetanguishene. As discussed, there are three Directly north 20-metre-wide unopened road allowances in the southern portion of the site. site consists of a single-detached dwelling and a network of barn-style buildings surrounding a driveway accessed from Penetanguishene The City of Barrie is accessible by regional transit service, GO Transit, and a local network providing conventional and specialized transit services. The conventional service, Barrie Transit, is the the land uses are also generally comprised of a municipally owned local network currently combination of farmland and natural areas. Directly east of the site is a property with a north- Barrie and Essa Township. Barrie also provides south orientation, accessed via a driveway from specialized transit service for users with mobility property is no longer used for food production and is planted entirely in trees. the City. The system operates a 30-minute peak and a 60-minute off-peak service on several Directly south of the site, along the east side of and 8B which serve the site. The current network single-detached dwelling (85 Penetanguishene also provides direct service to all GO trains, including early morning departures. neighbourhoods framed by Baycrest Drive. South of Baycrest Drive are estate lots (north and south Route 8A-NB (RVH) provides transit service from the Downtown Barrie Terminal to the site (Steel backing onto Lake Simcoe to the south. East of Route 8A-SB (Yonge) provides service from Georgian College to the Downtown Terminal, and extending north into the treed area. further south to the Allandale and Barrie South Go Transit stations. southeast limit of Lot 4, is an estate lot consisting Moreover, Route 8B-SB (ESSA) provides service of a single-detached dwelling (364 Shanty Bay from Georgian College to the Downtown terminal, passing by the site at the Steel and Blake Street/ PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 367 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 368 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... QSPQPTBM PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 369 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... In addition, the proposed development includes 4/2!Eftdsjqujpo!pg!uif! stormwater management facilities, a 6.97-hectare Qspqptbm! infrastructure block and wastewater treatment ! 2 facility and a 1.99 hectare treed area, all located within the eastern portion of the site. The site is comprised of 51.90 hectares of The development will include a network of local, developable land. This total developable area minor collector and arterial roads with right-of- includes the consolidation of the lots and the way widths of 18, 24 and 27 metres, respectively. future closure of portions of the unopened road allowances. The limits of development exclude Two points of access will be provided from the the treed area in the southeast corner of the property from the existing arterial road to the west, property and the associated 30-metre buffer surrounding the feature. will be located mid-block between Grove Street East and Steel Street and will provide a direct The proposed development consists of a mixed- connection to the Commercial and Community use community with focus on age friendly Use Areas centrally located within the site, and development including seniors housing and long- establishes a view corridor extending from the term care beds, and a network of community west limit of the ring road through the centre of gardens and green roofs. the site to the Infrastructure block to the east. A second point of access will be located within the The proposal includes a mix of residential southern portion of the site, connecting to the uses including multi-unit apartment buildings, at the southwest limit of the site to the north- east portion of the site. Two options have been of parks, opportunities for small-scale food access point, as shown in Figure 5 – Detailed production, community gardens and pedestrian Concept Plan with Statistics. It is anticipated pathways, located around a 3.40-hectare that the preferred option would be determined community park centrally located within the site. at a later stage in the planning process. In A total of 5.36-hectares of parkland is provided, anticipation of the potential for development on 1 representing approximately 13% of the Net lands to the north and south in the future, four Developable Area. potential road connections have been provided. The proposed residential uses include multi- unit apartment buildings (4-5 storeys in height, the proposed road network. Higher-density 6.0-metre-wide rear-lane and back-to-back residential uses are generally located along the townhouses, and a mix of seniors cottage minor collector road, while the lower-density bungalows (30’ and 36’) and single-detached single detached units are typically located along dwellings (40’, 50’, 60’ and 70’). the interior local roads. Non-residential uses including retail or neighbourhood commercial 1 Includes 1.6ha of community gardens. Does not include the 6.97ha infrastructure block. uses are generally located along the minor 2 Includes a 30-metre buffer (1.15ha). Page 370 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 121 PENETANGUISHENE ROAD PLANNING & URBAN DESIGN RATIONALE DD AA OO RR LL AA CC OO LL ) R O T ACOL DAOR L C E L L O C R O N I M ( D A O R G N I R ARTERIAL ROAD MINOR COLLECTOR ROAD eb pS!fofitjvho bufofQ Qfofubohvjtifof!Spbe u f f s u T ! f l b m C Concept Plan Hspwf!Tusffu!F Tuffm!Tusffu Ehftqd 3 , Page 371 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 372 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 121 PENETANGUISHENE ROAD PLANNING & URBAN DESIGN RATIONALE 18p720-29sk - November 19, 2019 121 Penetanguishene Rd. PRELIMINARY CONCEPT PLAN BUFFER TREED AREA 417m E R U T C a K h U C R 7 O T 9 L . S 6 B A R F N I N E Om321 R I UT T C U E F N P a N E h L M O B5 C IW . 1 SS D S a A K O h O R P 8 R A BUFFER 3 ) . ' P 0 0 N 5 ) E ' /) ) ' D ' a 0 ' P)R 0 '0 6 0 0 h A 6 7 5/ 4 G M/ / ( / ' ' 2' 0 ' 0 4 D(0 0 W0 5 ) 'D .(5 F 6 0 F (m 5( S S 3 S / D 4 ' D 0 D F 4 5 (F F S D y 2 S FS a S w k l a W m 6 ) ' 0 5 ) ' / ) 0 ' ' 0 5 0 5 / 4 / (' ' 0 0 y 4)a D '4 ( w ( 0 F k l D5 a N S F/E W D ' S m F O 0 6 R I 4 S ( )' 06 / '05( DFS UT D F T C S U E N E F N D R N A E G L O B C )'06 / '0 5( DFS I S D S A O 1014m O P R S E S ) U ) ' ' O 0 ) 6 ' H5 3 6 N/ / 3 ' DD ' W / 0 AA 0 'O 4 3 O 0T O ( ( 3 RR) ' ( N D D E L S L 0 ) ) F ' F' D AA 7 O RE S0 0 IE S F/ CC a 5 5 L' U S T OO C /K / Y h 0 LL ' ' Tm G C T 6 AR a I 0( 0 8 0 U 4 N E 4 P N h S (A ( I6 D 6 F. UE N S F P S0 D 2 D 0 S M S F EN4 F U N . M S S N S L O E 3 E O R D B R C C P I A O I G S O D )yaw klaW m6 N S R A E O O ) O 'T ) S P' 6 C R 63 S E N 3 N / L E EE /' S L D D ' 0 U N O RR E 0 3 AA O (C 3 O GG H (R I R D)'06 / '05( DF NS SESUOHN WOT UT D O F W F N S T C I O S T U M E ( F N D DAOR LACOL A N E O L O R B C G BLOCKS I S BLOCKS N E I S COMMERCIAL / D .OFFICE / RETAIL S)'06 / '05( DF S COMMERCIAL / R OFFICE / RETAIL T.S U A T S . O Y S O T 3 H O 3 S T P N I R E 3 W K K N R .RO KK C T T O UT .RC S N WK T OO O E 3/N M LC S D W .. .L B /EO R E 4TT T L V M A E I SS B S B V G L C I . 333 O L T . S C T 3 .) S' T S0) 3 ' S E6 0 4 S/ / 7 G. 3' U / T 0 O ' N S 5 I H0 ( 3 . 6 N V T( D I . .W S 257m K F T T D L O .T 4 / S S S I TF C T 3 T 4 4S S S/ / ARTERIAL ROAD N N N O K 34 E 3 E E R D LU D CU -R R I O A B A I O Q G G T K NL N N L N E C EB E D A U . D. R S T O R T B A .S M A S)'06 / '05( DFS G L / T N G 4 . /4 E S / T B 3 D . 3 4 MINOR COLLECTOR ROAD . S R /M T T A 3 4 S N m 47 S G R E 5 /5 D / A 4 R 4 A F D AOR ENEH SIUG G NAT ENEP 37m m21 4 PENETANGUISHENE ROAD 56m TTTTTTTTTT UUUUUUUUUU EEEE OOOOOOOOOO LLLL Y BBBBBBBBBB BBBB )IIII AAAAAAAAAA E R SSSS S DDDDDDDDDD EA L SSSS Y A NNNNNNNNNN S OOOO ) R B UUUUUUUUUU nE R D I PPPP E OOOOOOOOOO S EB Uo T L A SNi RRRRRRRRRR C TS t E R B n S D OI CE Up E U o OSNi C FA R C OT t ( PE T S O Cp U Detailed Concept Plan with Statistics S SO C F AO ( PE E S K A L B STEEL STREET Ehftqd 4 , Page 373 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Fronting onto the west side of the ring road are 3-storey rear-lane live-work units with The Seniors Block, located at the northwest grade-related commercial uses. A total of 24 limit of the site, is planned to be developed dwelling units are proposed with approximately exclusively for seniors housing, providing a 1,387.00-square metres of commercial space mix of housing options including 66 single- fronting onto the ring road. detached bungalows (30’ and 36’), 30 townhouse East of the live-work units is a Commercial dwellings, 294 apartment dwellings and two long and Community Use Block consisting of a term care facilities containing up to 301 beds. commercial plaza to the west and 3.40 hectares The Seniors Block provides some of the highest of Community Use Open Space to the east. density development in the plan area, accounting The commercial plaza includes four 2-storey for approximately a third of the residential units excluding the long-term care beds. The Seniors retail. The buildings are located to frame the Block provides publicly accessible open spaces block and help animate a central gathering space with passive recreation and community gardens in the centre of the block. These spaces are consisting of outdoor patios, community gardens planned to provide opportunities for residents to and a network of pedestrian connections. The broader open space area to the east will be use the spaces within their block and the multi- programmed to accommodate a mix of passive unit and long-term care buildings are located and active recreation and connects with the to frame the open spaces. Further, the block broader trail and pedestrian pathway network has been structured to provide opportunities to (see Figure 6 – Conceptual Circulation Plan). connect to the surrounding areas. South of the Seniors Block is a Mixed-Age/Multi-South of the Multi-Family Block is the Event Family Block comprised of a multi-unit apartment Block, comprised of the existing farmhouse and barn (to be retained). The Proposal contemplates building containing 144 apartment dwellings and a 3-storey addition to the existing farmhouse for the purpose of a boutique hotel (55 rooms) unit apartment building containing 109 apartment and the conversion of the existing barn to a 505-square metre event hall. to-back townhomes and 13 3-storey rear-lane townhomes, framing the south limit of the block. East of the Event Block is the Community Centre Publicly accessible open spaces are provided Block comprised of a 3,030-square metre multi- within the block and include a mix of active and use community centre with associated parking. passive recreation and community gardens. Landscaping is proposed along the southeast limit of the block to mitigate overlook from the Page 374 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 121 PENETANGUISHENE ROAD PLANNING & URBAN DESIGN RATIONALE eb pS!fofitjvho bufofQ Qfofubohvjtifof!Spbe u f f s u T ! f l b m C Conceptual Circulation Plan Hspwf!Tusffu!F Tuffm!Tusffu Mfhfoe Ehftqd 5 , Page 375 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 4/3!Lfz!Tubujtujdt! S`akd 0 , Rs`shrshbr Site Area Total Site Area **53.89 ha Treed Area* 1.99 ha Developable Area**51.90 ha **Includes unopened road allowance. * Includes 30m Buffer. Residential Estimated Single Family Dwelling (SFDs) BREAKDOWN 30’/ 9.15m (Senior’s)48 SFDs 36’/ 11.00m (Senior’s)18 SFDs 40’/ 12.20m89 SFDs 50’/ 15.25m77 SFDs 60’/ 18.30m45 SFDs 70’/ 21.35m13 SFDs Total 290 SFDs Senior’s Residential Seniors SFD Bungalows66 units Seniors Townhouses 30 units Senior Apartment Dwellings294 units Long Term Care – Beds301 Beds Total Seniors Residential 691 units Other Residential Single Family Detached 224 units Apartment Dwellings252 units Townhouse Dwellings117 units Live-Work Dwellings 24 units Total Standard Residential 617 units Total Unit Count1,308 Units Non-Residential Gross Floor Area (GFA) Commercial Retail3,607 sq.m. Commercial Non-Retail4,858 sq.m. Institutional3,031 sq.m. Total Non-Residential GFA11,496 sq.m. (123,742 sq.ft.) Page 376 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... QPMJDZ!'! SFHVMBUPSZ! DPOUFYU PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 377 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... • the orderly development of safe and healthy 5/2!Pwfswjfx! As discussed, this report has been prepared in • the accessibility for persons with disabilities support of an application for a Minister’s Zoning to all facilities, services and matters to which Order. The following provides a summary of the applicable policy set out in the Planning Act, the • the adequate provision and distribution Provincial Policy Statement, the Growth Plan of educational, health, social, cultural and for the Greater Golden Horseshoe, the Simcoe • the adequate provision of a full range of • the adequate provision of employment use of land and infrastructure and the notion of complete communities. • 5/3!Qmboojoh!Bdu economic well-being of the Province and its The purposes of the Planning Act are outlined in • the co-ordination of planning activities of • To promote sustainable economic development • • to provide for a land use planning system led • • the appropriate location of growth and • to integrate matters of provincial interest in • the promotion of development that is designed • to provide for planning processes that are fair to be sustainable, to support public transit by making them open, accessible, timely and • the promotion of built form that is well- • to encourage co-operation and coordination designed, encourages a sense of place, and provides for public spaces that are of • to recognize the decision-making authority high quality, safe, accessible, attractive and and accountability of municipal councils in vibrant. planning. Section 47 of the Planning Act provides the Section 2 outlines the matters of Provincial Minister of Municipal Affairs and Housing with interest, indicating that the Minister, the council the Authority with respect to the use of the land of a municipality, a local board, a planning board and the Tribunal, in carrying out their development. The Minister’s Zoning Order would responsibilities under this Act, shall have regard prevail over other policies and regulations. • the protection of ecological systems, including 5/4!Qspwjodjbm!Qpmjdz! Tubufnfou!)3125*! • The current Provincial Policy Statement (PPS) architectural, cultural, historical, came into effect as of April 30, 2014 and provides policy direction on matters of provincial interest • related to land use planning and development. In accordance with Section 3(5) of the Planning Act, • all land use planning decisions are required to be of communication, transportation, sewage consistent with the PPS. In this regard, Policy 4.4 and water services and waste management provides that the PPS “shall be read in its entirety and all relevant policies are to be applied to each situation”. Page 378 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... • avoiding development and land use patterns Ontario’s Land Use Planning System”, to which settlement areas in those areas which are the following principles apply to the proposed adjacent or close to Settlement Areas; • Promoting cost-effective development • Ontario’s long-term prosperity and social patterns and standards for minimizing land well-being depends upon planning for strong, consumption and servicing costs; and sustainable and resilient communities for people of all ages.• Improving accessibility for persons with disabilities and older persons by identifying, • Ontario is a province with diverse urban and preventing and removing land use barriers rural communities that face challenges related which restrict their full participation in society. to population diversity, economic activity, growth, and physical and natural conditions. Section 1.1.3 includes settlement area policies • The PPS focuses growth and development and states that land use patterns within within urban and rural settlement areas while Settlement Areas should support a mix of land supporting the viability of rural areas. Land use should be carefully managed to accommodate resources and infrastructure, promote energy appropriate development to meet the full range of current and future needs, while Policy 1.1.4.2 provides that in rural areas, avoiding sensitive areas which may pose a risk rural settlement areas shall be the focus of to public health and safety. growth and development and their vitality and • regeneration shall be promoted. To this end, use of land, resources and public investment Policy 1.1.4.3 provides that when directing in infrastructure. These patterns promote a development in rural settlement areas, in mix of housing, employment, recreation, parks accordance with policy 1.1.3, planning authorities and open spaces, and transportation choices shall give consideration to rural characteristics, that increase the use of active transportation the scale of development and the provision of and transit over other travel modes. appropriate service levels. Policy 1.1.3.6 speaks towards the need for new collectively intended to ensure the long-term development within designated growth areas to prosperity and social well-being of Ontarians. Section 1, Building Strong Healthy Communities, development is encouraged to have compact contains several policies that are of particular form and a mix of uses and densities that relevance to the proposed development. and public service facilities. Policy 1.1.1 Healthy, livable and safe communities are sustained by: With respect to settlement area expansion, • accommodating an appropriate range and Policy 1.1.3.8 provides that a planning authority mix of residential (including second units, may allow the expansion of a settlement area affordable housing and housing for older boundary only at the time of a comprehensive persons), employment (including industrial review and only where it has been demonstrated and commercial), institutional (including places of worship, cemeteries and long-term available through , redevelopment care homes), recreation, park and open space and designated growth areas to accommodate • avoiding development and land use patterns horizon. In addition, policy 1.2.4 provides that which may cause environmental or public where planning is conducted by an upper-tier health and safety concerns; municipality, the upper-tier municipality in consultation with the lower-tier municipalities PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 379 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... • identify, coordinate and allocate population, • permitting and facilitating all forms of housing to meet the social, health and well-being lower-tier municipalities. Allocations and requirements of residents, including second provincial plans where • directing new housing to locations where infrastructure and public service facilities are • identify targets for and redevelopment within • promoting and facilitating all forms of all or any of the lower-tier municipalities, including minimum targets that should be and promoting densities for new housing met before expansion of the boundaries of settlement areas is permitted in accordance infrastructure and public service facilities and support the use of active transportation and public transit. In respect to public open spaces and active forms “To provide for an appropriate range and mix of of transportation, Policy 1.5.1(a-c) provides that housing types and densities required to meet healthy, active communities should be promoted projected requirements of current and future residents of the regional market area, planning • planning public streets, spaces and facilities authorities shall: to be safe, meet the needs of pedestrians, • maintain at all times the ability to accommodate foster social interaction and facilitate active residential growth for a minimum of 10 • planning and providing for a full range and redevelopment and, if necessary, lands which equitable distribution of publicly- accessible are designated and available for residential built and natural settings for recreation, including facilities, parkland, public spaces, • maintain at all times where new development is to occur, land with servicing capacity • providing opportunities for public access to supply of residential units available through land suitably zoned to facilitate residential policy 1.6.7.4 promotes a land use pattern, density and mix of uses that minimize the length and in draft approved and registered plans.” number of vehicle trips and support the current and future use of active transportation. Policy 1.4.2 further provides that where planning • the land and unit supply maintained by the element of provincial policy (Section 1.6). Policies • before consideration is given to developing of population and units by the upper-tier new infrastructure and public service facilities, the use of existing infrastructure and public • the allocation of population and units by the service facilities should be optimized, and upper-tier municipality shall be based on and opportunities for adaptive re-use should be • Infrastructure and public service facilities With respect to housing, Policy 1.4.3 requires the should be strategically located to support the provision of an appropriate range of housing types of current and future residents by, among other • that public service facilities should be co-located in community hubs, where • establishing and implementing minimum appropriate, to promote cost-effectiveness and facilitate service integration, access to transit and active transportation. Page 380 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Facilities as “land, buildings and structures for been evaluated and it has been demonstrated the provision of programs and services provided that there will be no negative impacts on the or subsidized by a government or other body, natural features. such as social assistance, recreation, police and For the reasons set out in Section 5 of this report, it is our opinion that the proposal is generally and cultural services. Public service facilities do consistent with the policy direction set out in the not include infrastructure”. Provincial Policy Statement and, in particular, the In this regard, the proposed development is planned to include subsidized long-term care infrastructure and establishing healthy, livable facilities, therefore qualifying the use as a ‘public and safe communities. service facility’. 5/5!B!Qmbdf!up!Hspx;! With regard for Municipal Services, Policy Uif!Hspxui!Qmbo!gps! 1.6.6.1 provides that in planning for sewage uif!Hsfbufs!Hpmefo! and water service, growth shall be directed Ipstftipf!)312:*! and accommodated in a manner that promotes On May 16, 2019, a new Growth Plan (A Place to municipal sewage service and municipal water Horseshoe (the “Growth Plan 2019”)) came into services, and private communal sewage services effect, replacing the Growth Plan for the Greater and private communal water services, where Golden Horseshoe, 2017. All decisions made on municipal sewage services and municipal water or after this date in respect of the exercise of services are not available, while Policy 1.6.6.6 any authority that affects a planning matter will provides that planning authorities may allow any legislative or regulatory provisions providing otherwise. While many policies in the Growth reserve water system capacity within municipal Plan 2019 are unchanged from the 2017 Growth sewage services and municipal water services or private communal sewage services and private to employment areas, settlement area boundary communal water services. The determination of expansion, agricultural and natural heritage include treatment capacity. With respect to energy conservation, air quality The Guiding Principles which are important for and climate change, Policy 1.8.1 directs planning the successful realization of the Growth Plan are authorities to support energy conservation set out in Section 1.2.1. Key principles relevant to greenhouse gas emissions, and climate change adaptation through land use and development • supporting the achievement of complete communities that are designed to support healthy and active living and meet people’s needs for daily living throughout an entire use of active transportation and transit in and between residential, employment and other • densities in strategic growth areas to make decrease transportation congestions. With regard for Natural Heritage Landscapes, the • supporting a range and mix of housing policies of Section 2.1 speak to protecting natural options, including second units and affordable features for the long term. In this regard, Policy housing, to serve all sizes, incomes, and ages of households. to natural features shall not be permitted unless PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 381 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Section 1.2.3 provides that the Growth Plan is to other amenities. There is also a need for be read in its entirety and the relevant policies are to be applied to each situation.opportunities to redevelop sites using more age-friendly community design.” The Growth Plan policies emphasize the Finally, Section 6 of the Growth Plan (Simcoe importance of integrating land use and infrastructure planning, and the need to optimize the use of the land supply and infrastructure. A portion of growth within the Simcoe-sub- the development of complete communities and area to communities where development promotes transit-supportive development. As can be most effectively serviced, and where growth improves the range of opportunities for people to live, work and play in their “To support the achievement of complete communities…” communities that are healthier, safer, and more equitable, choices about where and Section 2.1 sets out policies to Managing how growth occurs in the GGH need to Growth in the region and provides population be made carefully. Better use of land and and employment forecasts for each upper-tier infrastructure can be made by directing municipality. Policy 2.2.1(2)(a) provides that the growth to settlement areas and prioritizing settlement areas that have delineated built growth areas, including urban growth boundaries, have existing or planned municipal centres and major transit station areas, water and wastewater systems and can support Concentrating new development in these while, Policy 2.2.1(2)(c) provides that, within areas provides a focus for investments settlement areas, growth will be focused in in transit as well as other types of delineated built-up areas, strategic growth areas, infrastructure and public service facilities and locations with existing or planned transit to support forecasted growth, while also and areas with existing or planned public service supporting a more diverse range and mix facilities. Finally, Policy 2.2.1(2)(d) provides that of housing options... It is important that we development will be generally directed away from hazardous lands. as well as existing and future investments in infrastructure so that our communities are well-positioned to leverage economic Policy 2.2.1(4) provides that applying the policies change.” of this Plan will support the achievement of a. feature a diverse mix of land uses, including of a range and mix of housing options. Section 2.1 residential and employment uses, and convenient access to local stores, services, “…many communities in the GGH are facing issues of housing affordability, which b. improve social equity and overall quality of are being driven primarily by sustained life, including human health, for people of all population growth and factors such as a lack of housing supply with record low c. provide a diverse range and mix of housing vacancy rates. This Plan helps to address options, including second units and affordable this challenge by providing direction to housing, to accommodate people at all stages plan for a range and mix of housing options, of life, and to accommodate the needs of all including second units and affordable housing and, in particular, higher density d. housing options that can accommodate i. a range of transportation options, a range of household sizes in locations including options for safe, comfortable and that can provide access to transit and Page 382 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... ii. public service facilities, co-located and support active transportation and that have existing or planned transit (Policy 2.2.5.3). Policy iii. an appropriate supply of safe, publicly 2.2.5.4 further provides that surface parking will accessible open spaces, parks, trails, and be minimized, and the development of active transportation networks and transit-supported e. provide for a more compact built form, and built form will be facilitated. a vibrant public realm, including public open Section 2.2.6 discusses housing policies. f. integrate green infrastructure and appropriate Notwithstanding policy 1.4.1 of the PPS, low impact development. “municipalities will support the achievement of complete communities by: With regard to the regional growth forecasts, Schedule 3 to the Growth Plan allocates a a. planning to accommodate forecast growth to population and employment forecasts of 479,000 b. allocates a population and employment forecast c. considering a range and mix of housing options and densities of the existing housing Sub-Area (inclusive of the Cities of Barrie and Orillia), to 2031. It is noted that Simcoe County d. planning to diversify their overall housing has not completed the conformity exercise for stock across the municipality.” the Growth Plan 2019, and as such, the policy references to the population rates in this report Finally, section 2.2.8 of the Growth Plan sets do not address the recent changes to the Growth out criteria for settlement area expansion in the Plan and Simcoe County. Greater Golden Horseshoe. In this regard, the Furthermore, Policy 2.2.1(3) directs upper-and • Policy 2.2.8.2, which provides that a settlement single-tier municipalities to undertake integrated area boundary expansion may only occur planning to manage forecasted growth to the through a municipal comprehensive review a. establishing a hierarchy of settlement areas, a. density targets in this Plan, and a land needs b. be supported by planning for infrastructure assessment undertaken in accordance and public service facilities by considering full life cycle costs of these assets and developing to accommodate forecasted growth to options to pay for these costs over the long- the horizon of this Plan are not available c. provide direction for an urban form that will optimize infrastructure, particularly i. within the upper-or single-tier along transit and transportation corridors, municipality, and to support the achievement of complete ii. within the applicable lower-tier communities through a more compact built b. the proposed expansion will make available d. support the environment and agricultural of this Plan, based on the analysis provided for in policy 2.2.8.2 (a), while minimizing land e. be implemented through a municipal comprehensive review and, where applicable, c. the timing of the proposed expansion and the include direction to lower tier municipalities. phasing of development within the designated Section 2.2.5 speaks to employment in the and density targets in this Plan, as well as the PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 383 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... • Policy 2.2.8.3, which provides that where i. the policies of Sections 2 (Wise Use and the need for settlement area boundary Public Health and Safety) of the PPS are with policy 2.2.8.2, the feasibility of the proposed expansion will be determined the proposed expansion would meet any and the most appropriate location for the applicable requirements of the Greenbelt, on the comprehensive application of all of the Escarpment, and Lake Simcoe Protection Plans and any applicable source protection a. planned infrastructure a public service k. within the Protected Countryside in the Greenbelt Area: b. the infrastructure and public service facilities i. the settlement area to be expanded is c. the proposed expansion would be informed by ii. the proposed expansion would be modest applicable water, wastewater and stormwater in size, representing no more than a 5 per cent increase in the geographic d. the proposed expansion, including the size of the settlement area based associated water, wastewater and stormwater on the settlement area boundary delineated servicing, would be planned and demonstrated to avoid, or minimize and mitigate any potential 2017, up to a maximum size of 10 hectares, negative impacts on watershed conditions and residential development would not and the water resource system, including the be permitted on more than 50 per cent of the lands that would be added to the settlement area e. key hydrologic areas and the natural heritage system for the Growth Plan should be avoided iii. the proposed expansion would support the achievement of complete communities or f. prime agricultural areas should be avoided where possible. To support the Agricultural iv. the proposed uses cannot be System, alternative locations across the reasonably accommodated within the upper-or single-tier municipality will be existing settlement area evaluated, prioritizing and determined based v. the proposed expansion would be on avoiding, minimizing and mitigating the serviced by existing municipal water and impact on the Agricultural System and in wastewater systems without impacting future opportunities in the i. expansion into specialty crop areas is existing settlement area vi. expansion into the Natural Heritage ii. reasonable alternatives that avoid prime iii. where prime agricultural areas cannot be • Policy 2.2.8.4, which provides that, avoided, lower priority agricultural lands notwithstanding policy 2.2.8.2, municipalities outside of a municipal comprehensive review, g. t he settlement area to be expanded is in compliance with the minimum distance a. there would be no net increase in land within h. any adverse impacts on the agri-food network, including agricultural operations, from b. expanding settlement areas would be avoided, municipality’s ability to meet the or if avoidance is not possible, minimized and mitigated as determined through an c. the location of any lands added to a settlement Page 384 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... area will satisfy the applicable requirements with the latest approval issued on December 29, d. the affected settlement areas are not rural dated December 29, 2016. e. the settlement area to which lands would be added is serviced by municipal water and out growth management strategies, population reserve infrastructure capacity to service the designation policies. The planning strategy of the • Policy 2.2.8.5, which states that, notwithstanding policies 2.2.8.2 and 5.2.4.3, a settlement area boundary expansion may • occur in advance of a municipal comprehensive and development to settlements where it can be effectively serviced, with a particular a. the lands that are added will be planned to emphasis on primary settlement areas. achieve at least the minimum density target in • Enabling and managing resource-based development including agriculture, forestry, b. the location of any lands added to a settlement aggregates, and tourism and recreation. area will satisfy the applicable requirements • Protection and enhancement of the County’s natural heritage system and cultural features c. the affected settlement area is not a rural and heritage resources, including water settlement or in the Greenbelt Area resources. d. the settlement area is serviced by municipal • water and wastewater systems and there is economic functions and opportunities, and a infrastructure capacity to diverse range of housing options. Section 3.1.4 recognizes development of e. the additional lands and associated forecasted growth will be fully accounted for in the land needs assessment associated with and opportunities and a diverse range of housing the next municipal comprehensive review options. This policy goes on and states that the development of a wide range of housing and Policy 2.2.8.6, which provides that for a costs, including affordable housing, is a goal of settlement area boundary expansion undertaken this Plan. in accordance with Policy 2.2.8.5, the amount of land to be added to the settlement area will be no Section 3.2 provides population and employment larger than 40 hectares. Simcoe is expecting continued strong population For the reasons set out in Section 5 of this report, growth to the year 2031 in accordance with the it is our opinion that the proposal is generally consistent with the policy direction set out in Golden Horseshoe, 2006 as amended. From the the Growth Plan (2019) and, in particular, the 2006 Census of Canada population of 272,200, policies relating to the development of complete communities. Simcoe County also provides that the average 5/6!Dpvouz!pg!Tjndpf! household size is 2.6 persons. Pggjdjbm!Qmbo!)3119* Policy 3.2.1 states that a total population of adopted by the County of Simcoe Council on 416,000 and a total employment of 132,000 by the November 25, 2008. On April 19, 2013 the Ontario year 2031 has been forecasted for Simcoe County. Municipal Board (OMB) granted partial approval As the upper-tier municipality, Simcoe County has allocated a population and employment forecast Plan has been approved in phases by the OMB, PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 385 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... of Oro-Medonte to the year 2031 (Growth Plan, Finally, policy 3.2.14 provides that the local Schedule 7). It is noted that Simcoe County has municipalities shall manage the pace of the not yet undergone its conformity exercise with development of lands within settlement areas the Growth Plan 2017 and 2019 and, as such, it is by utilizing a holding by-law or establishing possible that additional growth will be forecasted appropriate draft plan conditions to coordinate to Simcoe County, once this process has been development phasing with the availability completed. of servicing capacity and transportation infrastructure according to phasing policies of Policy 3.2.2 provides that the County, in Section 3.5 of this Plan. collaboration with the local municipalities, will review the population and employment forecasts, provides general development policies in all the Province. If necessary, any revisions to the land use designations to assist in guiding new forecasts, including the local municipalities’ development within local municipalities. allocations, will require an amendment to this With respect to lot creation, policy 3.3.1 provides Plan and will only be considered as part of a municipal comprehensive review. designations, only one detached dwelling may Notwithstanding policy 3.2.3, policy 3.2.5 be located on a lot as permitted in this Plan and recognizes that certain types of development will occur outside of settlement areas, while policy plan, zoning and municipal by-laws, while policy 3.2.6 provides that the County as a whole will plan 3.3.2 provides that subdivision of land by plan of subdivision or consent, or plans of condominium, to reduce the need for long distance commuting are permitted only for the land uses permitted in and promote alternative transportation choices the designation or that maintain the intent of the and usage. (our own emphasis). Furthermore, it is noted that the County permits Policy 3.2.12 states that local municipalities will lots to be created where they have access to delineate the boundaries of settlement areas development is discouraged outside of but Schedule 5.1, and establish land use designations and policies to ensure that new development expansion of settlement areas (3.3.7). a. Is planned to provide for a mix of land Policy 3.3.13 states that within the area of the Lake uses, including residential, employment, Simcoe Protection Plan as shown on Schedule recreational and human services as 5.1, all development is required to satisfy the appropriate based on the settlement provisions of Section 3.13 of this Plan. hierarchy and role of each settlement area as determined by the local municipality, to Policy 3.3.15 provides the general development enable people to live, work and play in close policies within the natural heritage areas and states that development and site alterations b. Provides for enhanced transportation c. Provides for densities and land use patterns been demonstrated that there will be no negative supportive of transit service where planned to impact on natural features or their ecological functions. d. Provides for a variety of housing types, Furthermore, Policy 3.3.16 provides that it is the goal of this plan to, where possible, restore and e. Is phased according to the availability and maintain the connectivity and linkages between provision of infrastructure and public service natural heritage features and areas. facilities and the phasing policies of this Plan. Page 386 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... and recommendations of an EIS, satisfactory to the appropriate authorities, the County Settlement areas to develop a compact urban encourages an area of environmental constraint and buffer areas to be maintained as single and provision of water, sewer, transportation, ownership, where appropriate. Notwithstanding and other services, as well as to develop mixed this policy, local municipalities may utilize use settlements as strong and vibrant central alternative implementation measures to ensure places and to create healthy settlements and the integrity of the environmental features and communities that are sustainable. The Plan also its buffers.promote development forms and patterns which minimize land consumption and servicing costs. With respect to stormwater management, Policy 3.3.19 provides that Local municipalities are With respect to the Settlement Expansion, Policy encouraged to establish stormwater management 3.5.17 provides that the Settlement Area boundary policies relating to development associated with expansion may occur only in accordance with an new plans of subdivision and condominium and approved municipal comprehensive review that is 1 other large-scale development in order to protect, consistent with the growth management study improve or restore the quality and quantity of and where it has been demonstrated among water resources and related natural heritage • where applications are proposing new plan of forecasted growth contained in Table 1 subdivision the County will require a supporting \[Projections by Municipality for the Year 2031\], SWM report. Policy 3.3.20, provides the when the proposed target and density targets, are not available development is on or would affect County within the applicable local municipality to accommodate the growth allocated to the Study (TIS). Policy 3.3.21 states that where a land use change is proposed that is likely to • adversely affect existing uses or be adversely lands for a time horizon not exceeding 20 affected by existing uses, a feasibility study that years, based on the analysis provided for in assesses the impacts of odour, noise, vibration, particulates, or other emissions may be required • The timing of the expansion and the phasing of in accordance with appropriate provincial government guidelines. area will not adversely affect the achievement The policies in Section 3.4 of the Simcoe • The existing or planned infrastructure and designations will establish the framework, policy services required to accommodate the proposed expansion can be provided in a considering development proposals. Policy 3.4.2 requires that “where particular land uses or types of subdivisions are permitted, a • Impacts from expanding settlement areas on location and site criteria and other policies of close to the settlement areas are mitigated to plans, zoning bylaws, and other bylaws as 1 Growth Management Studies will be undertaken by local appropriate, as well as the Greenbelt Plan, the municipalities to identify the hierarchy of settlements and the Growth Plan, the Lake Simcoe Protection Plan, settlements and rural areas based on criteria including, but not limited to, type of sewage and water servicing available and capacity Moraine Conservation Plan, where applicable.” of uses within each settlement area and the settlement area role in providing services to a broader area (Policy 3.5.8). PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 387 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... • Compliance with the minimum distance directing of development to the built-up area and serviced areas within settlement areas, • In determining the most appropriate contributes to a compact development form. The location for expansions to the boundaries of settlement areas, the other policies of this Township of Oro-Medonte will plan to achieve Plan are applied. the minimum 20% of all new residential units Policy 3.5.18 has regard for the location of occurring annually to be developed within the settlement area expansion where it is needed to built boundaries of settlement areas by the year 2015 and for each year thereafter. The average that the decision on direction or location of Moreover, the policy continues to add where • an analysis of servicing and transportation a settlement area has an undelimited built- up area by the Province, the entire settlement expansion of servicing infrastructure area is considered to be a built-up area, and all new residential units within such settlement • agricultural land quality, directing growth to target. Lands within such settlement areas that are planned to be serviced with municipal or • protecting natural features and ecological communal systems shall develop at densities that support compact form and be consistent • avoiding hazardous lands and hazardous with the density targets. • expansion into specialty crop lands is not Policy 3.5.29 states that development within • ensuring that aggregate and agricultural of settlement areas may be of higher density resource development potential is not to achieve the policy directives of this Plan but • areas. The local municipalities may explore means to ensure compatibility through such measures as transitional densities, built form and in keeping with the policies of this Plan and land uses. Policy 3.5.30 provides that in the development Moraine Conservation Plan and the Greenbelt of settlements a range of types of housing Plan where applicable. Such factors shall be including detached, semi-detached, townhouse, 3.5.17 and other sections of this Plan. and apartment units, be provided, along with a mix of affordable housing, to meet a variety of Policy 3.5.20 provides that the preferred form housing needs. settlement areas is full municipal sewage services and municipal water services, in accordance with a settlement area and is designated Rural on the County’s Land Use Designations Map (See Figure Services) of this Plan. 7 - Schedule 5.1- Land Use Designations). With respect to density targets, Policy 3.5.23 areas will be planned to achieve a minimum • To recognize, preserve and protect the rural character and promote long-term diversity per hectare for the township of Oro-Medonte, while the average County-wide density target is • To encourage maintenance, protection and features and function and to conserve the built heritage resources and cultural heritage landscapes associated with rural and agricultural areas. Page 388 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... RTAIDBS RHSD Ehftqd 6 , Schedule 5.1- Land Use Designations In this respect, Policy 3.7.3 provides that the agricultural land uses. Permitted land uses include plans may continue to recognize this type of development permitted under this policy and development related to the management or use of provide appropriate policies for development. Section 3.13 sets out policies of Lake Simcoe Protection Plan (LSPP) and provides that it is the objective of the LSPP: • To protect, improve or restore the elements that uses (Policy 3.7.4). contribute to the ecological health of the Lake Policy 3.7.10 provides that development in rural Simcoe watershed, including, water quality, areas should wherever possible be designed and hydrology, key natural heritage features and sited on a property so as to minimize impacts on their functions, and key hydrologic features agricultural and to minimize any negative impact • To promote environmentally sustainable land and cultural features. and water uses, activities and development Policy 3.7.11 states that new multiple lots and • The County and applicable local municipalities units for residential development will be directed will implement sustainable development to settlement areas and may be allowed in rural policies and practices to protect Lake Simcoe in keeping with the LSPP. zoning or designation that permits this type of PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 389 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 630000640000650000660000670000 Lake Simcoe TOWNSHIP OF SEVERN TOWNSHIP OF TAY Protection Act Watershed Boundary I.R. 600000610000620000 CITY OF CITY OF KAWARTHA KAWARTHA LAKES LAKES TOWNSHIP OF RAMARA CITY OF COUNTY OF ORILLIA COUNTY OF SIMCOE SIMCOE TOWNSHIP OF ORO- MEDONTE RTAIDBS TOWNSHIP OF RHSD SPRINGWATER Lake Simcoe TOWNSHIP CITY OF OF BROCK BARRIE TOWN OF GEORGINA TOWNSHIP TOWN OF OF ESSA INNISFIL REGIONAL REGIONAL MUNICIPALITY MUNICIPALITY OF DURHAM OF DURHAM REGIONAL REGIONAL MUNICIPALITY MUNICIPALITY OF YORK OF YORK Lake Scugog TOWNSHIP OF TOWN OF EAST UXBRIDGE GWILLIMBURY TOWNSHIP TOWN OF OF SCUGOG BRADFORD-WEST GWILLIMBURY TOWN OF NEW TECUMSETH TOWN OF NEWMARKET MUNICIPALI OF CLARING TOWN OF WHITCHURCH- STOUFFVILLE 650000660000 670000 TOWN OF Legend AURORA Published May 2009 TOWNSHIP Major Waterflow © Queen's Printer for Ontario Roads OF KING Printed in Ontario, Canada Lake Simcoe Protection Act Expressway Watershed Boundary Highway CITY OF Information provided by the Ministry of the Upper Tier Municipalities OSHAWA Arterial Environment, Lake Simcoe Region Conservation TOWN OF Authority, Ministry of Natural Resources, Ministry Lower Tier Municipalities WHITBY Collector CITY OF of Transportation and Ministry of Municipal PICKERING Affairs and Housing Local RoadsMajor Waterbodies TOWN OF TOWN The Lake Simcoe Protection Act Watershed Boundary represented in this CALEDON OFRICHMOND map was developed using the data file referenced by O. Reg. 219/09 for the 600000610000620000630000640000 purpose of defining Lake Simcoe watershed under section 2 of the Lake Simcoe Protection Act, 2008 Projection: The maps shown here are for illustration purposes only and are not suitable for site-specific Universal Transverse Mercator use or applications. The Ministry of the Environment provides this information with the Zone 17 understanding that it is not guaranteed to be accurate, correct or complete and conclusions False Easting: 500000m drawn from such information are the responsibility of the user. While every effort has been False Northing: 0m made to use data believed to be accurate; a degree of error is inherent in all maps. Map Central Meridian: -81 03612 products are intended for reference purposes only, and the Ministry of the Environment will Scale Factor: 0.9996 accept no liability for consequential and indirect damages arising from the use of these Latitude of Origin: 0 maps. These maps are distributed 'as-is' without warranties of any kind, either expressed Kilometres 1983 North American Datum or implied, including but not limited to warranties of suitability to a particular purpose or use. Ehftqd 7 , Lake Simcoe Protection Act Watershed Boundary Page 390 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... The LSPP Watershed Boundary is shown on • Protection Zones for all key natural heritage Schedule 5.1 – Land Use Designations and features and key hydrological features is covers two small parts of the site, in the the area within 30 metres of the key natural southeast and southwest corners (see Figure heritage feature and key hydrologic feature, 8 - Lake Simcoe Protection Act Watershed or larger if determined appropriate by an Boundary and Figure 9 - Watershed Boundary Map). In this respect, Policy 3.3.13 provides • Policy 3.13.22 provides that an application that all development within the Lake Simcoe for development within 120 metres of a key Protection Plan area is required to satisfy the heritage feature or key hydrologic feature provisions of the LSPP. shall be accompanied by a natural heritage evaluation meeting the requirements in provided in greater detail in Section 4.7 of this accordance with section 3.13.23, unless the report. It is further noted that an Environmental Impact Assessment (EIA) and Stormwater section 3.13.20. • Policy 3.13.23 includes provisions which shall in evaluating the proposed development in be met while conducting a natural heritage accordance with the following LSPP policies. • Policy 3.13.24 provides that a natural heritage evaluation shall be carried out in accordance – Key Natural Heritage and Key Hydrologic Features) sets out the following policies which apply to areas outside of existing settlement demonstrate the development or site alteration will have no adverse effects on the key natural heritage feature and its • associated vegetation protection zone, or valleylands, and natural areas abutting Lake demonstrate how connectivity within and between key natural heritage features and • key hydrologic features will be maintained, as wetlands, permanent and intermittent • Policy 3.13.20 provides that development is to protect the ecological functions of the not permitted within a key natural heritage feature, a key hydrologic feature and within a NVCA46 ha. (approx.) LSRCA 8 ha. (approx.) 54 ha. (approx.) Ehftqd 8 , Watershed Boundary Map PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 391 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... • Policy 3.13.25 states that where a buffer or not be permitted unless the works have been vegetation protection zone is required to be designed to satisfy the Enhanced Protection Level established as a result of the application of the policies of this plan, the buffer or vegetation Management Planning and Design Manual 2003”, zone shall be composed of and maintained as as amended from time to time. a natural self-sustaining vegetation. In respect to policy 3.3.13.21, the proposed provides policy statements that supplement development has regard for an approximate the Part 3 policies. The statements are grouped 30-metre buffer from the 0.84-hectare treed into the categories of land use and community area located in the southeast corner of the site. development, resources and environment, With respect to the sewage treatment, Policy implementation. 3.13.38 provides that for a proposed settlement area expansion, establishment of a new settlement Section 4.1 provides policies that deal with area or a development proposal outside of a the development of complete and healthy settlement area that requires an increase in the existing rated capacity of a sewage treatment • Policy 4.1.1, which encourages the integration plant or the establishment of a new sewage of arts, cultural, and recreational facilities treatment plant, an environmental assessment of with local business, health and social services, the undertaking shall be completed or approved prior to giving any approvals for the proposal • Policy 4.1.2, which recognizes accessibility of under the Planning Act or the Condominium Act, education, health, human services, culture, 1998. and recreation facilities by walking, cycling, or With respect to stormwater management, Policy 3.13.42 states that an application for • Policy 4.1.3, which encourages the provision of a full range and equitable distribution of publicly accessible built and natural settings for recreation, including parkland, open space, a. consistency with stormwater management master plans prepared under policy 4.5 of the • Policy 4.1.4 provides that development form shall facilitate accessibility for persons with b. consistency with subwatershed evaluations disabilities and older persons by identifying, prepared under policy 8.3 of the LSPP and preventing and removing land use barriers water budgets prepared under policy 5.2 of which restrict their full participation in society. An annual Accessibility Plan may be c. an integrated treatment train approach will be used to minimize stormwater management • Policy 4.1.5, which states that the design of streetscapes, building orientation, and through measures including source controls, lot-level controls and conveyance techniques, pedestrian and cycling access and movement in downtowns, main streets, and other activity d. through an evaluation of anticipated changes in the water balance between predevelopment • Policy 4.1.6, which provides that local and post-development, how such changes municipalities will provide for an appropriate range of housing types and densities required e. through an evaluation of anticipated changes in phosphorus loadings between pre- development and post development, how the • Policy 4.1.7, which recognizes that local loadings shall be minimized. Policy 3.13.43 notes that Stormwater management quantity of housing, taking into account demand to improve choice, and housing development in suitable locations, which development in the Lake Simcoe watershed shall offers a good range of public service facilities infrastructure. Page 392 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Section 4.3 sets out the affordable housing policies within the County of Simcoe. Policy 4.3.1 the local municipalities to monitor the ongoing provides that the development of affordable provision of affordable housing and to develop housing is important to the County and the local affordable housing targets. municipalities to ensure individual health and Policy 4.3.9 states that the County has a target that a minimum of 10% of all new housing units zoning, and other bylaws shall be used to facilitate created each year will be affordable housing units its development. The County will work with local and will be achieved with the support of the local municipalities to reduce unmet housing need, reduce housing inequality, improve housing bylaws to encourage the provision of affordable housing to meet the needs within Simcoe County. affordable housing. Section 4.8 sets out the transportation Policy 4.3.4 encourages the local municipalities to use alternate development standards to facilitate development of affordable housing provided health, safety, servicing and other reasonable standards or criteria can be met. (See Figure 10 - Schedule 5.5.1 - County Moreover, Policy 4.3.5 supports the passing of Transportation Systems). a bylaw under Section 37 of the Planning Act authorizing height and density increases in With respect to transportation, Policy 4.8.7 return for the provision of affordable housing. provides that land use planning and development Policy 4.3.6 encourages local municipalities to decisions within the County shall be integrated make provision of grants in lieu of such things with transportation considerations. Policy 4.8.13 as Development and/or Building Permit Charges, states that the County will adopt a Mobility Plan planning fees, cash-in-lieu of parkland fees and cash-in-lieu of parking requirement to affordable housing proposals. Policy 4.3.7 provides that the RTAIDBS RHSD Ehftqd 0/ , Schedule 5.5.1 - County Transportation Systems PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 393 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... • Connections between communities with a stakeholders to identify, plan and address needs and priorities related to older adults within the area. • Integration of alternative transportation In 2015 the County received funding from • Partnerships with local municipalities for the Government of Ontario’s Age-Friendly internal systems of pedestrian and cycling Community Planning Grant Program. This funding facilities that facilitate linkages and provide supported the implementation of a community opportunities for multimodal transportation needs assessment and the development of a report outlining the results of this assessment, • Supporting local municipalities in developing including priorities and key areas of focus for active transportation system maps that future planning needs. The “Building and Age-Friendly Simcoe County • Providing guidelines for clearly signed or 2016 - Community Needs Assessment” was marked cycling facilities where cyclists may be accommodated within existing cross- released in May 2017. Through the needs sections to enhance a presence and sense of assessment process four predominant themes developing an age-friendly community including • Liaising with local municipalities regarding Transportation, Communication/Information, planned or future transportation nodes and Affordability and Accessibility. The report also transit corridors (the County will consider on the eight (8) World Health Organization (“WHO”) • Collaborating with local municipalities to ensure the provision of sidewalk and trail facilities, where planned. • Outdoor spaces/ buildings • Transportation With respect to the Design of Development, Policy 4.8.42 (b) states that Development proposals by • Housing plan of subdivision shall include age-friendly and • Social Participation transit supportive urban design elements such • • Civic participation and employment • A system of walkways and bicycle paths linking • Communication and information the subdivision internally and externally to • Community support and health Services • Community design that emphasizes active Subsequent to the release of the “Building and Age-Friendly Simcoe County 2016 - Community Needs Assessment”, the “ Simcoe • Discouraging reverse lotting along local and Strengthening Our Communities” including • Encouraging medium and higher density the Planning Framework was devised to guide development in proximity to arterial roads. Simcoe County in development of age-friendly For the reasons outlined in Section 5.0 of this infrastructure, services and programs targeting report, it is our opinion that the proposed senior service enhancements that fall within the development meets the intent of the Simcoe WHO dimensions. The principles, strategies, and initiatives/actions are based on the research obtained through the needs assessment 5/7!Bhf!Gsjfoemz!Tjndpf! process. The Framework is developed for Dpvouz regional and community planning and is The County of Simcoe recognizes the importance of the age-friendly community concept as year period. The framework is structured under an initiative to support of the County’s aging population. In that regard, the County has (8) WHO dimensions. Each dimension includes a developed a framework that will help community goal statement, list of Age-friendly Community Page 394 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 5/8!Mblf!Tjndpf! timeframe. The aging strategy aligns with the Qspufdujpo!Qmbo! )MTQQ* The Lake Simcoe Protection Plan (LSPP) is its corporate long-term strategic directions, and a provincial plan that seeks to protect and other regional plans. restore the ecological health of Lake Simcoe Simcoe County is experiencing rapid aging above and its watershed. As noted above, two national and provincial averages. The proportion small portions of the site (to the southwest of adults aged 65 and over in Simcoe County and southeast) are located within the Lake is 15.7% of the population compared to 14.6% Simcoe Watershed, making up approximately in Ontario and 14.8% in Canada. According to 8 hectares of the site and therefore the Lake 2011 Statistics Canada, 31% of Simcoe County’s Simcoe Protection Plan only aplies to that populations is 55 and older. By 2041, that portion of the site (see Figures 8 and 9). population is expected to increase to 41% based In addition, we note that while a large portion 2016. The Simcoe County Age-friendly Advisory Committee (Advisory Committee) has been the guiding body for the development of this The LSPP document constitutes Ontario Positive Aging Strategy and planning framework and will be responsible to guide the successful Simcoe Protection Act 2008. The effective date implementation and ongoing maintenance of Lake Simcoe Protection Plan (LSPP) is June of this program. The Advisory Committee is 2, 2009, and the policies of the LSPP apply as dedicated to promoting and raising the concept of this date to all lands within the Lake Simcoe of more accessible, inclusive and age-friendly Watershed area. In this respect, the proposed communities as it relates to the aging population development needs to address Section 25 of the across Simcoe County. The document informs the public on the Age-friendly initiatives planned and those already underway. Through the Advisory Committee, staff will monitor progress achieved this Act and a provision of another Act with and submit a report card to the Simcoe County respect to a matter that affects or has the potential to affect the ecological health of the Lake Simcoe watershed, the provision that provides the greatest protection of may ensue from this initial process. the ecological health of the Lake Simcoe watershed prevails. 2008, c.23, s.25” The development of Simcoe County Age-friendly The Lake Simcoe watershed has experienced a • Communicate progress towards the actions wide range of interrelated pressures – excessive nutrients, pollutants, invasive species, impacts of climate change and increasing pressure from • Allow opportunity to evaluate and revise the human activities. • As noted previously in Section 4.5 of this report, date. an EIS and SWM report will address and review the relevant LSPP policies as they relate to the proposed development. Community progress card is anticipated for January-December 2019. Chapter 4 of the LSSP regards for the Water Quality and Quantity through sewage treatment As set out in Section 5, the proposal supports and stormwater management policies. particular the integration of seniors housing. PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 395 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Chapter 6 of the LSPP relates to Shorelines and policies in this Plan, the buffer or vegetation protection zone shall be composed of and lands with Natural Heritage features. A review of maintained as natural self-sustaining vegetation the relevant Policies of this chapter are provided below which has been already provided within • • Section 6.20 of the Lake Simcoe Protection hydrologic features as described in policies Plan (LSPP) indicates that Policies 6.20 – 6.29 6.21 and 6.22. (relative to Natural Heritage Features) apply to those areas outside of existing settlement For the reasons set out in Section 5, it is our opinion that the proposal addresses the • requirements of the Lake Simcoe Protection Plan 5/9!Upxotijq!pg!Psp.! valleylands, and natural areas abutting Lake Simcoe. Nfepouf!Pggjdjbm! • Qmbo! not permitted within a key natural heritage feature, a key hydrologic feature and within a Township of Oro-Medonte began in July 1995 and related vegetation protection zone. was concluded in February 1997. The most recent • zone for all key natural heritage features and July 2019 which includes all amendments that key hydrologic features is the area within 30 have been approved by the County of Simcoe metres of the key natural heritage feature and or the Local Planning Appeals Tribunal (former key hydrologic feature, or larger if determined Ontario Municipal Board). appropriate by an evaluation required by policy 6.25. In 2018, the Township of Oro-Medonte commenced • or site alteration within 120 metres of a key in conformity with the Province’s Growth Plan natural heritage feature or key hydrologic feature shall be accompanied by a natural heritage evaluation meeting the requirements once the County of Simcoe has completed a of policy 6.26, unless the development or site 6.23. Growth Plan directs that certain matters can be • addressed only after the County of Simcoe has be carried out in accordance with guidelines more prominent role to upper tier municipalities demonstrate the development or site (the County of Simcoe) with respect to managing alteration will have no adverse effects on the key natural heritage feature and its the upper-tier (County) level. However, there are associated vegetation protection zone, or that can be reviewed and addressed before the vii. demonstrate how connectivity within and between key natural heritage features underway by the Township. and key hydrologic features will be viii. to protect the ecological functions of the feature and the area being evaluated. Plan also contains the land use concepts for • environmental and open space areas as well as development or site alteration, a buffer or other land use designations. Part A of the Plan vegetation protection zone is required to be also includes the settlement area strategy to established as a result of the application of the Page 396 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... direct where new residential development will occur within the Township. Part B of the plan level of municipal service. contains policies that apply to all of the natural of the site is designated Restricted Rural with within the Township. While the site is not located a small eastern portion designated Agricultural within the natural features, as shown on Schedule within the Schedule A - Land Use map of the Figure 11 - Schedule the policies of this section may still apply. Part A - Land Use). land use policies that apply to all lands other Policy A3.2.1 provides that lands designated than environmental and open space areas. Part D Agricultural meet one or more of the following provides general development policies including water and sewer servicing, transportation, a. They consist of areas where prime agricultural cultural heritage resources and the subdivision land predominates. Prime agricultural lands of land. Part E describes the Plan Implementation include specialty crops and or/Classes 1, 2 or 3 and Administration and Part F provides the for potential agricultural capability according b. they consist of lands which, in spite of varying market conditions, are considered to be viable provides the Township’s growth and settlement c. and/or, use of land in settlements, where appropriate d. they are surrounded by or contiguous to other and ensuring that all new development is, or agricultural operations. will be provided with, adequate park and school RTAIDBS RHSD Ehftqd 00 , Schedule A - Land Use PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 397 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... include single detached dwellings, bed and designation applies to all undeveloped lands breakfast establishments, home occupations, surrounding the City of Orillia that were located home industries, commercial dog kennels, in the Township of Orillia and all undeveloped forestry, resource management uses, farm implement dealers and feed and fertilizer distribution facilities, storage facilities for The Township`s Restricted Rural designation agricultural products, greenhouses, agricultural is intended to discourage the development research and training establishments, farm of scattered residential, commercial and related tourism establishments, agriculturally- industrial uses in the area surrounding Barrie related commercial uses, commercial uses and Orillia, and to maintain and preserve the on farm properties and seasonal home grown produce stands. Wayside pits and portable the urban boundary of the Cities of Barrie and asphalt plants are also permitted. All existing Orillia (Policy C6.1). Further, this designation commercial and industrial uses are also is intended to protect lands adjacent to the permitted. The designation also permits existing two urban municipalities from incompatible tourist commercial uses such as private parks, development to ensure that expansion of trailer or recreational vehicle parks, mobile home their urban service areas in the future is cost- parks, rental cabin establishments and private campgrounds and accessory recreational and commercial facilities and existing recreational Policy C6.2 provides that the principal use of uses such as golf courses. The development of land in the Restricted Rural designation shall new tourist commercial and recreational uses in be agriculture, however other permitted uses the Agricultural designation is not contemplated include single detached dwellings, bed and by this Plan. C1.3.10, home occupations, home industries Policy C1.3.1 directs that the land which is suitable for agricultural use be protected from and seasonal home grown produce stands. development and land uses that are unrelated to agriculture. The Township encourages the Policy C6.3.1 directs that the creation of new expansion, consolidation and development lots for residential purposes shall generally not of new agricultural uses and supports the be permitted on lands in the Restricted Rural development of new specialized agricultural uses designation, unless the lot is for a retiring bona as these uses have the potential to increase the amount of agricultural activity in the municipality this designation is not permitted. (our own emphasis). Policy C1.3.2 provides that the creation of new lots in the Agricultural The Township`s Agricultural designation is designation for non-agricultural purposes is not to maintain and preserve the agricultural permitted. resource base of the Township, and to protect land suitable for agricultural production Transportation policies are set out in Section D1 from development and land uses unrelated to agriculture. Further, the Agricultural that the responsibility for approving an entrance designation is intended to promote the onto a public road in the Township depends on agricultural industry and associated activities which of the three levels of government maintains and enhance their capacity to contribute to the the road. economy of the Township. As well to preserve and promote the agricultural character of the Policy D1.3 provides that the right-of-way width Township and the maintenance of the open countryside. right-of-way width for local Township roads shall Policy C1.2 provides that the principle use of generally be 20 metres. land in the Agricultural designation shall be agriculture, however other permitted uses Page 398 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... a. have as much street frontage as possible and be open to view on as many sides as possible b. Figure 10 c. have direct and safe pedestrian access from County Transportation Systems). d. be designed to minimize any potential negative Section D2 outlines the policies related to the use of such measures as planting, fencing subdivision of land within the Township. Policy and the provision of appropriate access and D3 provides the considerations that should be taken into account prior to the consideration of e. incorporate natural heritage features wherever possible into the design of the a. the approval of the development is not f. b. the lands will be appropriately serviced with infrastructure, schools, parkland and g. be connected, wherever possible, to trail open space, community facilities and other systems, cycling routes and natural heritage c. the density of the development is appropriate h. roads d. the subdivision, when developed, will be easily QPMJDJFT!SFHBSEJOH!! e. the subdivision conforms with the TFUUMFNFOU!BSFBT environmental protection and management Section A4 of the Township of Oro-Medonte f. the proposal conforms to Section 51 (24) of area strategy which directs new residential the Planning Act, as amended. development to settlement areas based on the Prior to the registration of any Plan of Subdivision, as possible to settlement areas and to protect the a Subdivision Agreement between the landowner natural environment and natural resources of the and the Township will be required. Township. Section A4.2 provides that as enough Section D6 addresses agricultural operations and land has been designated for development non-agricultural operations and requires that all new development be set back from agricultural Amendments that have the effect of expanding operations in accordance with the Minimum Distance Separation One formula (MDS I) in order to provide farmers with the ability to carry out normal farm practices. designations include low density residential uses, small scale commercial uses that serve the needs of the settlement area and the surrounding rural addresses public parkland dedication. Policy area, as well as small scale industrial development D7.2.3 provides that Council will require the and institutional uses such as schools, places of worship, community centres, libraries and similar residential Plan of Subdivision to be dedicated uses, bed and breakfast establishments and to the Township as dedicated as parkland. In lieu home occupations. of the above requirements, Council may require cash-in-lieu of parkland instead, as deemed appropriate. Policy D7.3 sets out the parkland PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 399 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... servicing the day to day needs of residents of QPMJDJFT!SFHBSEJOH! the community. Other permitted uses include EFWFMPQNFOU!PG! community centres, sports facilities, open space SFUJSFNFOU!DPNNVOJUJFT! uses. Institutional uses in the form of nursing homes and/or retirement homes or similar uses addresses the Special Purpose Community Area may also be permitted. Mobile homes are not designation permitted uses and development permitted. Policy 14.3.4.3 provides that prior to considering the development of an adult lifestyle Special Purpose Community Area is to recognize community a Comprehensive Development Plan existing residential developments that are not (CPD) applying to the lands is required. within settlement areas in the Township and to ensure that these areas continue to be used in a manner which respects the ‘Environment-First’ the Craighurst Secondary Plan area. Within the Living Area designation Special Needs Housing such as long term care facilities and retirement these areas on lands within the designation are homes, is a permitted use among other uses considered as part of any development process. (Policy C18.4.1.2 and C18.4.1.18) Policy C13.2 provides that the Special Purpose For the reasons outlined in Section 5.0 of this Community Area designation applies to two report, it is our opinion that the proposed existing residential areas within the Oro-Moraine development meets the intent of the Town of Planning Area. These two areas were developed as retirement communities in the past and primarily function as such on the date this Plan 5/:!Psp.Nfepouf!Bhf! was adopted by Council. Policy C13.3 states Gsjfoemz!Dpnnvojuz! that the permitted uses include mobile homes, Qmboojoh!Jojujbujwf community centres and recreational uses for the exclusive use of the residents in the facility. With In 2015, the Township of Oro-Medonte launched regards to the development on these lands, Policy this initiative through the 2014-2015 Ontario 13.4.1 directs that the implementing Zoning By- Age-Friendly Community Planning Grant and has law shall restrict the maximum number of units been working with the County of Simcoe and the community to develop the strategies for an Age- Friendly Community. The Oro-Medonte Age Friendly Community designations have been developed for the lands • and develop the vision and principles. residential, commercial and recreational uses. • Policy C14.3.4.2 directs that lands designated Horseshoe Valley Low Density Residential may facing the aging population and provide be developed as a low-density adult lifestyle measurement benchmark’s for evaluating community that meets the special requirements progress. A community survey based on eight and diverse preferences of retirement age (8) WHO AFC dimensions, has been designed residents. Permitted uses within the adult to understand the most pressing age-friendly lifestyle community include all forms of low priorities in the area. density housing, such as single detached and • Phase 3. Create the Age-Friendly Community semi-detached dwellings, a limited amount of Plan. The draft plan will include actions medium density housing such as townhouses and multiple dwellings and small scale personal provide opportunities for partnerships service and convenience commercial uses and collaboration with neighbouring municipalities. Currently, the Township is at Phase 3. Page 400 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... 5/21!Psp.Nfepouf! workshops, equestrian facilities, farm produce \[pojoh!Cz.mbx sales outlets, forestry uses, hobby farms, home occupations, market gardens, pits, portable asphalt plants, private clubs, private home 97-95 of the Township of Oro-Medonte (see daycare, single detached dwellings, veterinary Figure 12 – Township of Oro-Medonte Zoning clinics, wayside pits and residential care homes. By-law 97-95 Schedule A1 applies to the agricultural and rural area of the municipality and permits agricultural uses requested Minister’s Zoning Order, a zoning by- (intensive and specialized), bed and breakfast law amendment would be required to permit the establishments, conservation uses, custom proposed development. RTAIDBS RHSD Ehftqd 01 , Township of Oro-Medonte Zoning By-law 97-95 Schedule A1 PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 401 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... QMBOOJOH!'! VSCBO!EFTJHO! BOBMZTJT Page 402 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... systems on site and is planned to mitigate 6/2!Vscbo!Tusvduvsf-! potential impacts on watershed, as discussed Mboe!Vtf!boe! further in Section 5.2 of this report and in the Efotjuz! accompanying Planning Designation Engineering ! Brief, dated November 19, 2019, prepared by TFUUMFNFOU!BSFBT Greenland Group of Companies. The PPS (2014) and the Growth Plan (2019) direct that communities are sustained by the Despite the foregoing, the proposed development provision of the long-term supply of residential conforms to and is consistent with the intent of pattern of development that will promote the to the eastern boundary to the City of Barrie and would be a logical extension to Barrie’s minimize servicing costs and to avoid areas of settlement area. Further, the design of the environmental concern, consistent with direction settlement area expansion and cost-effective Plans. minimizing servicing costs and minimizing environmental impacts. limit of Barrie’s settlement area boundary. With the need to utilize the full 54 hectare area, Provincial policy provides that settlement area the application for a Minister’s Zoning Order is requested to support the development that a set of criteria. Of note, Provincial policies do would function as an expansion to the settlement not limit settlement area boundary expansions area boundary in excess of 40 hectares. The location of this future development as an extension to an existing settlement area also PPS policy 1.1.3.8 provides that the expansion to supports the intent of Township and County an urban settlement area may only occur at the development outside of settlement areas. in accordance with the applicable criteria set out in Policy 1.1.3.8 of the PPS. While Growth Plan directs development within Settlement Areas to 2019 introduces policies permitting settlement be of a compact urban form that promotes the area expansion in advance of a Municipal transportation and other services, to develop these policies only permit the expansion of up mixed use settlements as strong and vibrant to 40- hectares, in accordance with policies central places and to create healthy settlements 2.2.8.5(a)-(e), or where the expansion will result in no net increase in land within the Settlement promote development forms and patterns which minimize land consumption and servicing costs. approximately 54 hectares in size, the full plan area exceeds the 40 hectare expansion. The In addition, Policy 3.2.5 recognizes that certain plan relies on the integration of all of the lands types of development will occur outside of to provide the complete range of residential and settlement areas and that the County will plan mixed uses, the extensive open space system, the infrastructure block and the stormwater to reduce the need for long distance commuting management block and the protection of the and promote alternative transportation choices. natural features and therefore requires the full site area of 54 hectares. In particular, in only 20% of all new residential units to the year accordance with Policy 2.2.8.3(d) and 2.2.8.5(d) of 2015 and each year after, shall be in the form the Growth Plan 2019, the proposed development provides full water and wastewater servicing existing built-up area. PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 403 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... the Township, and to protect land suitable for MBOE!VTF!BOE!EFOTJUZ agricultural production from development and The key guiding principles for growth outlined in land uses unrelated to agriculture. Further, the Section 2.1 of the Growth Plan include supporting plan notes that this designation is intended the achievement of ‘complete communities’ to promote the agricultural industry and that support healthy and active living and meet associated activities and enhance their capacity people’s needs for daily living throughout an to contribute to the economy of the Township. entire lifetime. Policy 2.2.1(4) provides that this To this end, policy C1.3.1 provides that, among other matters, the Township encourages the • expansion, consolidation and development of new agricultural uses and supports the development • improving social equity and overall quality of new specialized agricultural uses as these of life for people of all ages, abilities and uses have the potential to increase the amount of agricultural activity in the municipality (our own • providing a diverse range and mix of housing emphasis). Dr. Evan Fraser, author of Empires Civilization, suggested for a similar community • expanding convenient access to a range of transportation options, public service County, that elements of local food systems in facilities and safe, publicly accessible open space, parks, trails and other recreational facilities. • Food hubs. Have space for farm entrepreneurs to consolidate, aggregate and proccess local The proposed development supports a broad mix food for sale both to local households but of land uses and the development of complete also to institutional buyers (such as hospitals and post-secondary education institutions). Growth Plan. Consistent with the policy direction of the PPS, Growth Plan and County OP, the • Farmers markets. Have designated space for local food retailing (such as markets) within • town centres. • provides convenient access to local stores, • Incubator Farms. Have locations where new and aspiring farmers can receive training on • provides a diverse range and mix of housing how to set up a viable farm enterprise. options (inclusive of seniors housing, and • Urban Orchards and Urban Gardens. • provides a compact built form with an Have space for allotment gardens and urban orchards that can be run by farm • promotes safe and convenient forms of active entrepreneurs or used to train aspiring farm transportation internal to the site, while entrepreneurs. providing opportunity for seamless integration • Urban Edge Agricultural Parks. Incorporate into Barrie’s surface transit network and the “urban edge agricultural” parks that can be broader regional GO transit network. run by entrepreneurs. The proposed MZO application would redesignate The urban gardens and agricultural park Restricted Rural and elements could include vertical farming facilities Agricultural to Rural Settlement Area to permit and greenhouses, as well as conventional garden medium density residential and mixed use areas in addition to open space, infrastructure and also include roof top gardens (green roofs) and natural areas. low impact development (LID) features which Town’s Agricultural designation is to maintain and preserve the agricultural resource base of Page 404 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... have dual roles in agriculture and stormwater EFOTJUZ! management. In this respect, the proposed Although the site is not currently within a development provides approximately 2.9 settlement area, with the approval of a Minister’s hectares of new agricultural production through Zoning Order, the site would function as a a network of community gardens and green . Accordingly, the roof systems. In addition, the proposal provides proposed development has been designed with centrally located spaces intended for community regard for the policies uses such as farmers marekts, with opportunity to located Food Hubs and Incubator Farms Plan. throughout the comunity and within the 6.97 hectare infratructure block to the rear of the site. The Growth Plan (2.2.7.2) directs that the County of Simcoe shall be planned to achieve a minimum The proposed development will support the hectare within providing for a mix of land uses and densities, in across the County and policy 3.5.23 of the accordance with the minimum density targets of Oro-Medonte will achieve a minimum density transportation by providing for an increase in hectare for . The encourages integration and sustained transit proposed development will result in a density of services by providing a direct connection to Barrie’s surface transit network and regional GO per hectare. Given that the Township is generally transit services. comprised of lower density development, Further, the Planning Act provides the Minister of the proposed development will support the Municipal Affairs and Housing with the Authority Township-wide density target. Further, it is with respect to the use of the land to provides site important to understand that the density targets are minimums and the 2041 Growth Plan forecasts a Minister’s Zoning Order. Zoning Orders can be have not yet been addressed through a County- used to permit land uses that support provincial wide conformity exercise. interests. In this regard, the proposal integrates The proposed development provides for seniors housing, public service facilities, approximately 1,308 units and an estimated affordable housing options, new agricultural residential population of 2,595. Note that the population estimate People Per Unit (PPU) assumptions are based on the Development As such, the approval of a Minister’s Zoning Charges Background Study (DCBS) for the City of Order to permit the proposed land uses would be Barrie, dated April 17, 2019, prepared by Watson appropriate. & Associates Economists LTD, because the In our opinion that the proposed land uses are proposed development would be comparable to appropriate as the proposal provides a seamless development in the City (refer to Table 2). extension to the City of Barrie settlement area and Futher, it is anticipated that the proposed development will generate approximately 427 Jobs. The assumptions used to calculate the and institutional uses (as shown in Table 2) are based on the DCBS, while assumptions for the PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 405 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... are based on the Ontarion Long Term Care In our opinion the proposed densities and built Association (OLTCA) ‘This is Long-Term Care form are appropriate as the proposal provides 2019 ‘ report. This report provides that 15,000 a seamless extension to the City of Barrie 1 long-term care beds require approximately 8,500 settlement area, where similar densities exist. staff members (full-time equivalent), resulting in a ratio of 0.57 staff members for every long- BGGPSEBCMF!IPVTJOH! term care bed. When apllied to the proposed development, this rate provides the pontential As noted above in Section 4.6, Simcoe County is experiencing rapid growth in an aging population proposed long-term care facilities. that is above national and provincial averages. In Simcoe County, it is expected that 41% of the S`akd 1 , Onotk`shnm `mc Dloknxldms Drshl`sdr County’s population to be over 55 years of age Estimated Population by 2041. Consistent with the PPS and Growth People Per Dwelling (PPU)Estimated direction for a mix of housing options including Population by age-friendly housing and long term care facilities. Unit Type 3.25 ppl/ Single Family 943 Persons The Simcoe County Age-friendly Advisory Dwelling Committee has been the guiding the development of the Simcoe County Positive Ageing Strategy 2.57 ppl/ Townhouse +Live 439 Persons and has established a planning framework Work Dwelling to guide Simcoe County in the development 1.67 ppl/ Apartment 912 Persons of age-friendly infrastructure, services and Dwelling programs. In this regard, the “Building and Age- 1.00 ppl/ Long Term Care 301 Persons Friendly Simcoe County 2016 – Community Beds Total Estimated 2,595 Persons Population Estimated Jobs Accessibility. Non-Residential GFA – Estimated Jobs In this regard, the proposed development Employment Generation dedicates an entire block to seniors housing and 69 Jobs provide a total of 691 dwelling units including 301 long term care beds, 294 seniors apartments, 1 Job / 36 sq.m. 135 Jobs 30 seniors townhouses and 66 seniors cottage bungalows, representing a 52.8% share of the 1 Job / 60 sq.m. 51 Jobs proposed unit count. In terms of accessibility, the Institutional proposal provides for a compact built form and a mix of housing options with access to centralized 0.57 Jobs / Long Term 172 Jobs outdoor amenity spaces. Care Bed (54 sq.m.) Total Employment 427 Jobs 1 The Growth Plan provides that the City of Barrie, amongst others, Generation will plan to achieve within the horizon of this plan a minimum density target that is not less than 50 residents and jobs combined per hectare (Policy 2.2.7.2 (a). Page 406 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Policy 4.1.7 of the Simcoe County OP recognizes 6/3!Gvodujpobm!Tfswjdjoh! that local municipalities shall make available boe!Tupsnxbufs! Nbobhfnfou! account demand to improve choice, and housing A Municipal Servicing Support Brief has been development in suitable locations, which offers prepared under separate cover by Greenland a good range of public service facilities and in support of this Minister’s Zoning Order application. Policy 1.5.6 directs that public service facilities should be co-located in community hubs, where Greenland’s concludes that several water appropriate, to promote cost-effectiveness and and wastewater servicing and stormwater facilitate service integration, access to transit management servicing solutions could be and active transportation. In our opinion the provided for the development of the site without proposal, in particular the retirement dwellings detrimental impacts to the environment or and long-term care facilities, which would be groundwater. In general, it was determined that operated under the Retirement Homes Act and approximately 2 to 4 hectares of land would be Long Term Care Act support this policy direction, required to accommodate the on-site servicing particularly with respect to the provision of public water and wastewater infrastructure, which is service facilities. concept plan. The location of that infrastructure With respect to affordability, sections 3.14 and block is conceptual and is indicative of only one potential layout. In their report, Greenland for a mix of housing options, including affordable housing, consistent with the PPS and Growth wastewater servicing strategies. All three of the Plan. The County’s policies provide that the options would allow for the site to be serviced development of affordable housing is important although it is Greenland’s opinion that Option to the County and to the local municipalities 3 is likely to most easily approved and cost to ensure individual health and long-term effective. However, Greenland notes that the community vitality. To this end, the proposed preferred servicing strategy will need to be development has regard for the affordable housing policies set out in the Growth Plan and investigations, including siting options for the County OP (4.3.7 and 4.3.9), by directing a stormwater management, subsurface disposal minimum affordable housing target of 10% of all beds and wells. The detailed design of this new housing units. infrastructure would need to address buffering MBLF!TJNDPF!QSPUFDUJPO! or separation requirements, as required and may QMBO With respect to watershed protection, the PPS and LSPP seek to improve and restore the quality and quantity of water by minimizing negative impacts including cross-watershed impacts and reducing nutrient loading into Lake Simcoe. In this respect, the proposed development will introduce new leading edge technology to resolve existing servicing issues by making use in accordance with section 25 of the Lake Simcoe Protection Act. PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 407 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... DPODMVTJPO Page 408 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... This application for a Minister’s Zoning Order In our opinion, the proposed development is is intended to facilitate the development of the consistent with the intent of the policies of the proposed plan to permit a mixed-use development Provincial Policy Statement (2014), conforms to which integrates innovative community uses the policies and direction set out in A Place to including new agricultural practices and focuses on age-friendly development, including seniors housing and long-term care. Plan. As such, the proposed development is both The development supports Provincial priorities desirable and appropriate and represents good planning. affordable housing options. The proposal can be adequately serviced, including on-site water and wastewater services, in accordance with Township, County, Conservation Authority and Provincial standards. PLANNING JUSTIFICATION REPORT 121 PENETANGUISHENE ROAD Page 409 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 410 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 411 of 432 7.a) Emma West of Bousfields Inc. and Jim Hartman of Greenland Internati... Page 412 of 432 8.a) DS2019-152, Todd Weatherell, Intermediate Planner re: Interim Contr... Page 413 of 432 8.a) DS2019-152, Todd Weatherell, Intermediate Planner re: Interim Contr... Page 414 of 432 8.a) DS2019-152, Todd Weatherell, Intermediate Planner re: Interim Contr... Page 415 of 432 8.b) DS2019-158, Derek Witlib, Manager, Planning Services re: Subdivisi... Page 416 of 432 8.b) DS2019-158, Derek Witlib, Manager, Planning Services re: Subdivisi... Page 417 of 432 8.b) DS2019-158, Derek Witlib, Manager, Planning Services re: Subdivisi... Page 418 of 432 8.b) DS2019-158, Derek Witlib, Manager, Planning Services re: Subdivisi... Page 419 of 432 8.b) DS2019-158, Derek Witlib, Manager, Planning Services re: Subdivisi... Page 420 of 432 8.b) DS2019-158, Derek Witlib, Manager, Planning Services re: Subdivisi... Page 421 of 432 8.c) DS2019-153, David Saunders, Manager, Development Engineering re: Ce... Page 422 of 432 8.c) DS2019-153, David Saunders, Manager, Development Engineering re: Ce... Page 423 of 432 8.c) DS2019-153, David Saunders, Manager, Development Engineering re: Ce... Page 424 of 432 8.c) DS2019-153, David Saunders, Manager, Development Engineering re: Ce... Page 425 of 432 8.c) DS2019-153, David Saunders, Manager, Development Engineering re: Ce... THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2019-117 Being a By-Law to Authorize the Issuance of the Certificate of Substantial Completion and Maintenance (Aboveground Services) for Reid Ridge Residential Development, Registered Plan 51M-1047 Whereas Section 51, Subsection (26) of the Planning Act, R.S.O. 1990, Chapter P.13, as amended, provides that municipalities may enter into agreements imposed as a condition to the approval of a plan of subdivision and such agreements may be registered against the land to which the subdivision plan applies; And Whereas Council for the Corporation of the Township of Oro-Medonte entered into a Subdivision Agreement with 2353970 Ontario Inc. (Reid Ridge Residential Development) in March 2015 to construct a residential development consisting of thirteen (13) lots on Reid Ridge. And Whereas the Township received a request from the Developer’s Engineer dated November 12, 2019 requesting the Township to issue the Certificate of Substantial Completion and Maintenance (Aboveground Services); And Whereas the Township’s Manager, Development Engineering has provided a recommendation dated November 18, 2019 regarding issuance of the Certificate of Substantial Completion and Maintenance (Aboveground Services) and the beginning of a two-year maintenance period and; And Whereas with the above recommendation the requirements of this Subdivision Agreement with respect to the Substantial Completion of the Aboveground Services have now been met; Now Therefore the Council of the Corporation of the Township of Oro-Medonte hereby enacts as follows: 1.That the Certificate of Substantial Completion and Maintenance (Aboveground Services) for Reid Ridge Residential Development - Registered Plan 51M-1047, may now be issued by the Township in compliance with the Subdivision Agreement between the Corporation of the Township of Oro-Medonte and 2353970 Ontario Inc. 2.That this by-law be considered the Certificate of Substantial Completion and Maintenance and the two (2) year Maintenance Period begin as required by the Subdivision Agreement, effective December 5, 2019. 3.That this By-law shall come into effect upon the date of passing hereof. th By-law read a first, second and third time, and passed this 4 day of December, 2019. The Corporation of the Township of Oro-Medonte Mayor, H.S. Hughes _____ Deputy Clerk, Janette Teeter Page 426 of 432 8.d) DS2019-154, David Saunders, Manager, Development Engineering re: Ce... Page 427 of 432 8.d) DS2019-154, David Saunders, Manager, Development Engineering re: Ce... Page 428 of 432 8.d) DS2019-154, David Saunders, Manager, Development Engineering re: Ce... Page 429 of 432 8.d) DS2019-154, David Saunders, Manager, Development Engineering re: Ce... Page 430 of 432 8.d) DS2019-154, David Saunders, Manager, Development Engineering re: Ce... THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2019-118 Being a By-Law to Authorize the Issuance of the Certificate of Substantial Completion and Maintenance (Aboveground Services) for Whispering Creek Subdivision, Registered Plan 51M-1119 Whereas Section 51, Subsection (26) of the Planning Act, R.S.O. 1990, Chapter P.13, as amended, provides that municipalities may enter into agreements imposed as a condition to the approval of a plan of subdivision and such agreements may be registered against the land to which the subdivision plan applies; And Whereas Council for the Corporation of the Township of Oro-Medonte entered into a Subdivision Agreement with 2479238 Ontario Inc. (Whispering Creek Subdivision) in June 28, 2017 (By-law 2017-099) to construct a residential development consisting of fourteen (14) lots on Best Court in Edgar. And Whereas the Township received a request from the Developer’s Engineer dated November 6, 2019 requesting the Township to issue the Certificate of Substantial Completion and Maintenance (Aboveground Services); And Whereas the Township’s Manager, Development Engineering has provided a recommendation dated November 18, 2019 regarding issuance of the Certificate of Substantial Completion and Maintenance (Aboveground Services) and the beginning of a two-year maintenance period and; And Whereas with the above recommendation the requirements of this Subdivision Agreement with respect to the Substantial Completion of the Aboveground Services have now been met; Now Therefore the Council of the Corporation of the Township of Oro-Medonte hereby enacts as follows: 1.That the Certificate of Substantial Completion and Maintenance (Aboveground Services) for Whispering Creek Subdivision - Registered Plan 51M-1119, may now be issued by the Township in compliance with the Subdivision Agreement between the Corporation of the Township of Oro-Medonte and 2479238 Ontario Inc. 2.That this by-law be considered the Certificate of Substantial Completion and Maintenance and the two (2) year Maintenance Period begin as required by the Subdivision Agreement, effective December 5, 2019. 3.That this By-law shall come into effect upon the date of passing hereof. th By-law read a first, second and third time, and passed this 4 day of December, 2019. The Corporation of the Township of Oro-Medonte Mayor, H.S. Hughes _____ Deputy Clerk, Janette Teeter Page 431 of 432 9.a) Correspondence received November 29, 2019 from J. David Bunston, Pr... Page 432 of 432