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12 04 2024 Development Services Committee Agenda The Township of Oro-Medonte Development Services Committee Meeting Agenda Electronic Hybrid Meeting Township of Proud Heritage,Exciting Future Wednesday, December 4, 2024 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. Residents and business owners are encouraged to continue to utilize on line and telephone services for Township related business; and staff continue to be available to provide assistance by telephone, email and in person. Input on agenda items are welcome and encouraged by emailing planninq(a)_oro- medonte.ca or registering to participate at a Development Services Committee meeting at the "Request for Participation Form" link below. The Township of Oro-Medonte has amended its Procedural By-law to allow for electronic participation at Council meetings. In-person attendance at public meetings is also available. Protocols have been established to advise how to electronically participate in the public portions of these meetings. Please visit the following links for additional information: • Request for Participation Form Protocols for Public Participation Council and DS Committee All electronic Council meetings will be streamed live, where possible, on the Township YouTube Channel. Council Agendas will continue to be published on the Civic Web Meeting Agendas in advance of the meeting date in accordance with the Township's Procedural By-law. Page 1. Opening of Meeting: The Township of Oro-Medonte acknowledges that we are situated on the traditional land of the Anishnaabek (A- nish- in- aa- beh) people, and ancestral territory of the Huron-Wendat. The Anishnaabek include the Odawa [Oh-DAH-wah], Ojibwe [O-jib-we] and Pottawatomi [boh-tah-WAH- Page 1 of 333 toh-mee] nations, collectively known as the Three Fires Confederacy. It continues today as the home for diverse Indigenous Peoples including the historic Metis Community in Penetanguishene. The Anishnaabek people continue to have an enduring relationship with this land, specifically the Chippewas of Rama First Nation, the Chippewa Tri- Council and the Williams Treaties First Nations. The Huron-Wendat Nation also continues to pay respect and protect their ancestors and heritage on this land. We honour the Indigenous history and culture that has thrived for millennia in this territory and the Treaties that bind us together as partners in the spirit of a shared sustainable and prosperous future. We are all Treaty People. Our commitment begins with acknowledging the Truth so that we can move forward together towards Reconciliation. 2. Agenda Approval: a) Motion to Approve the Agenda. 3. Disclosure of Pecuniary Interest: 4. Approval of Minutes: 5 - 20 a) Minutes of Development Services Committee meeting held on Wednesday, November 6, 2024. 11 06 2024 Development Services Committee Minutes 5. Public Meetings: None. 6. Public Hearings: 21 - 44 a) 5:30 p.m. DS2024-145, Yubing Fan, Planner re: Minor Variance Application 2024-A-43, 557 Line 5 South. DS2024-145 6a Presentation 45 - 74 b) 5:40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024-A-54 (Brouillette), 1899 Ridge Road West. DS2024-142 6b Presentation 75 - 97 c) 5:50 p.m. DS2024-146, Yubing Fan, Planner re: Minor Variance Application 2024-A-55, 7 Karpatian Place. DS2024-146 6c Presentation 6c Agent's Presentation 98 - 124 d) 6:00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024-A-56, Susan Creighton & Jeffrey Moulton, 360 Page 2 of 333 Ingram Road. DS2024-143 6d Presentation 125 - 157 e) 6:10 p.m. DS2024-148, George Vadeboncoeur, Manager, Planning Special Projects re: Minor Variance Applications 2024-A-58 (11 Pearsall Place) and 2024-A-59 (11 Pine Tree Drive), Crystal Homes (Eagles' Rest) Corporation. DS2024-148 6e Presentation 6e Agent's Presentation 158 - 185 f) 6:20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Special Projects re: Minor Variance Applications 2024-A-60 (122 Pearsall Place), 2024-A-61 (52 Pearsall Place), 2024-A-62 (113 Pearsall Place) and 2024-A- 63 (11 Herbert Avenue), Fernbrook Homes (Bass Lake) Ltd. DS2024-149 6f Presentation 186 - 215 g) 6:30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services re: Consent Applications 2024-B-18, 2024-B-19 & 2024-B-20, Hang Gao & Xu Han, Concession 12, Part Lot 21 (Oro). DS2024-150 6g Presentation 216 - 251 h) 6:40 p.m. DS2024-151, Andy Karaiskakis, Manager, Planning Services re: Consent Applications 2024-B-21, 2024-B-22, 2024-B-23, 2024-B-24, 2024-B- 25, 2024-13-26 & 2024-B-27, Concession 5, Part Lot 21, Parts 2 — 17 & 23 — 29 on Reference Plan 51 R-23263 (Oro). DS2024-151 6h Presentation 6h Agent's Presentation 7. Reports of Municipal Officers: 252 - 265 a) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law Amendment Application 2024-ZBA-04, Patricia & Douglas Frost, 478 Bass Lake Sideroad, 2573 Line 5 North and 4346-010-003-21113 [Refer to Item 5a) 12 04 2024 Council Agenda]. DS2024-152 266 - 333 b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planning Division Activity Summary (Development Applications, Planning, GIS, and Heritage Committee Projects) January 2024 - December 2024. DS2024-153 Attachment 8. Next Meeting Date: January 15, 2025. Page 3 of 333 9. Adjournment: a) Motion to Adjourn. Page 4 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... —I` k The Township of Oro-Medonte Development opment Services Committee Minutes Township of Electronic Hybrid Meeting Proud Heritage,Exciting Future Wednesday, November 6, 2024 5:31 p.m. Present: Mayor Randy Greenlaw Deputy Mayor Peter Lavoie Councillor Lori Hutcheson Councillor David Clark Councillor Richard Schell Councillor Robert Young Regrets: Councillor John Bard Staff Shawn Binns, Chief Administrative Officer; Brent Spagnol, Director, Present: Development Services; Michelle Jakobi, Director, Environmental Services; Andy Karaiskakis, Manager, Planning Services; George Vadeboncoeur, Manager, Planning Special Projects; Catherine McCarroll, Senior Planner; Yubing Fan, Planner; Janette Teeter, Supervisor, Clerk's Services/Deputy Clerk; Patrick Howse, Information Technology Technician (IT) All Committee and staff participated via Zoom platform. 1. Opening of Meeting: Mayor Greenlaw assumed the Chair at the above noted time and called the meeting to order. He then read the Township's land acknowledgement. The Township of Oro-Medonte acknowledges that we are situated on the traditional land of the Anishnaabek (A- nish- in- aa- beh) people, and ancestral territory of the Huron- Wendat. The Anishnaabek include the Odawa [Oh-DAH-wah], Ojibwe [O-jib-we] and Pottawatomi [boh-tah-WAH-toh-mee] nations, collectively known as the Three Fires Confederacy. It continues today as the home for diverse Indigenous Peoples including the historic Metis Community in Penetanguishene. The Anishnaabek people continue to have an enduring relationship with this land, specifically the Chippewas of Rama First Nation, the Chippewa Tri-Council and the Williams Treaties First Nations. The Huron-Wendat Nation also continues to pay respect and protect their ancestors and heritage on this land. We honour the Indigenous history and culture that has thrived for millennia in this territory and the Treaties that bind us Page 1 of 16 Page 5 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. together as partners in the spirit of a shared sustainable and prosperous future. We are all Treaty People. Our commitment begins with acknowledging the Truth so that we can move forward together towards Reconciliation. 2. Agenda Approval: a) Motion to Approve the Agenda. Motion No. DSC241106-1 Moved by Clark, Seconded by Schell It is recommended that the agenda for the Development Services Committee meeting of Wednesday, November 6, 2024 be received and approved. Carried. 3. Disclosure of Pecuniary Interest: Deputy Mayor Lavoie declared a conflict of interest on Item 6b) DS2024-130, Yubing Fan, Planner re: Minor Variance Application 2024-A-50, Broad, 119 Lakeshore Road West. Deputy Mayor Lavoie submitted the following: I, Peter Lavoie, have a 37-year association with this family and am biased in favour of them. This bias means that I cannot provide reasoned impartial judgement of this matter. 4. Approval of Minutes: a) Minutes of Development Services Committee meeting held on Wednesday, October 2, 2024. Motion No. DSC241106-2 Moved by Young, Seconded by Hutcheson It is recommended that the draft minutes of the Development Services Committee meeting held on Wednesday, October 2, 2024 be received and approved as printed and circulated. Carried. Page 2 of 16 Page 6 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. 5. Public Meetings: a) Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendments to the Official Plan and Zoning By-law of the Township of Oro-Medonte, municipally known as 15 Guest Road, 2024- OPA-02 (15 Guest Road Inc.). Mayor Greenlaw called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Rocco Morra. The following correspondence was received: Township of Oro-Medonte, Operations Division dated September 18, 2024; Township of Oro-Medonte, Building Division dated September 19, 2024; Enbridge Gas dated September 20, 2024 and September 24, 2024; Canada Post dated September 25, 2024; County of Simcoe, Planning Department dated October 23, 2024. Michael Barton, Township Planning Consultant, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Melanie Horton, agent on behalf of the applicant, was present. Rocco Morra, applicant, was present. Staff confirmed that no additional public registrations were received. The following provided verbal comments: Donald Kettle provided comments regarding the condition of roads, culvert going across road, sink holes and may involve MTO, hay bale prohibited visual of business operations, conducting business for years without permit concerns. Fred Goldsmith provided comments regarding the property is zones residential, truck operating concerns without permit, use of seacans before permits, have been in business without permits, study regarding traffic on the road comments. Carol Proctor provided concerns of onsite trucks, has pictures/dates of trucks and the weights of trucks operating concerns, condition of culverts, loaders coming in and out numerous times. Jeremy Hubbert provided comments of grain trucks in the field, culverts, and indicating road is fit is untrue as a farmer. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Page 3 of 16 Page 7 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. b) Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, Concession 12, West Part Lot 22, Township of Oro- Medonte (formerly Oro), municipally known as 1667 Ridge Road East, 2024-ZBA-12 (Hang Gao & Xu Han) [Refer to Item 7d) and Item 5b) 11 06 2024 Council Agenda]. Mayor Greenlaw called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Hang Gao and Xu Han. The following correspondence was received: Bell Canada dated October 3, 2024; Enbridge Gas dated October 9, 2024; Township of Oro-Medonte, Building Division dated October 15, 2024. Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Hang Gao, applicant, was present. Staff confirmed that no additional public registrations were received. The following provided verbal comments: Paula Thompson provided concerns of proposed road to be linked to Allen Road in vicinity of Hawkestone Community Centre, well system concerns, did not receive notification of monitoring wells, sensitive area comments, previously in 2016 neighbourhood's wells went dry, comments of who the cost is to be borne by, questioned the purpose of the road that is in the concept and provided concerns regarding traffic concerns, speed, volume of traffic. Scott Mitchinson provided the following concerns, in 2016 well went dry, has two wells, cost of having to install another well, put in a filtration system, well water concerns, well is across the street from his well, concerns his well is over 240 feet deep, light pollution with road. Questioned if there is going to be a stop sign/traffic lights, concerns of more traffic on Ridge Road, previous application and new application questions, speed limit concerns. Jackie Hill provided comments of the application for 3 houses with a road, and then putting in applications for a subdivision, water table concerns, with previous application was not supported, wanted to reiterate process of well monitoring during the process, moving to the country and does not want excessive subdivisions. Anthony Assivero provided comments regarding the previous application and the current application. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Page 4of16 Page 8 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. c) Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, Concession 9, West Part Lot 24, municipally known as 404 Ridge Road East, 2024-ZBA-15 (Hubbert) [Refer to Item 7e) and Item 5c) 11 06 2024 Council Agenda]. Mayor Greenlaw called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Donald and Sherry Hubbert. The following correspondence was received: Bell Canada dated October 15, 2024; Township of Oro-Medonte, Operations Division dated October 16, 2024; Township of Oro- Medonte, Building Division dated October 23, 2024. Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. The applicant was not present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Page 5 of 16 Page 9 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. 6. Public Hearings: a) DS2024-132, Yubing Fan, Planner re: Minor Variance Application 2024-A-49, Langman, 2591 Bass Lake Sideroad East. Mayor Greenlaw called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Ben, Nicole and Richard Langman. The following correspondence was received: City of Orillia, Planning Division dated October 25, 2024; Township of Oro-Medonte, Operations Division dated October 25, 2024; Nottawasaga Valley Conservation Authority dated November 6, 2024. Yubing Fan, Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Ben Langman, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC241106-3 Moved by Hutcheson, Seconded by Lavoie It is recommended 1 . That DS2024-132, Yubing Fan, Planner re: Minor Variance Application 2024-A-49, Langman, 2591 Bass Lake Sideroad East be received and adopted. 2. That Minor Variance Application 2024-A-49, specifically to permit the construction of an agricultural building in the Environmental Protection (EP) Zone, on lands municipally known as 2591 Bass Lake Sideroad East, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-132. 3. That the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 6 of 16 Page 10 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. b) DS2024-130, Yubing Fan, Planner re: Minor Variance Application 2024-A-50, Broad, 119 Lakeshore Road West. Deputy Mayor Lavoie declared a conflict of interest on Item 6b) DS2024-130, Yubing Fan, Planner re: Minor Variance Application 2024-A-50, Broad, 119 Lakeshore Road West. Deputy Mayor Lavoie submitted the following: I, Peter Lavoie, have a 37-year association with this family and am biased in favour of them. This bias means that I cannot provide reasoned impartial judgement of this matter. As Deputy Mayor Lavoie, attended the meeting remotely, his video was turned off and he did not participate in the discussion or vote on this item. Mayor Greenlaw called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Amaalia (Molly) and Scott Broad. The following correspondence was received: Township of Oro-Medonte, Operations Division dated October 22, 2024; Township of Oro-Medonte, Building Division dated October 23, 2024. Yubing Fan, Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Molly Broad, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC241106-4 Moved by Young, Seconded by Clark It is recommended 1 . That DS2024-130, Yubing Fan, Planner re: Minor Variance Application 2024-A-50, Broad, 119 Lakeshore Road West be received and adopted. 2. That Minor Variance Application 2024-A-50, specifically for permission to replace the existing attached deck with a larger unenclosed porch and maintain the existing non- complying setbacks of 1.3 metres (4.3 feet) and 1 .6 metres (5.2 feet) from the interior side lot lines, on lands municipally known as 119 Lakeshore Road West, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-130. 3. That the applicants be advised of Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 7 of 16 Page 11 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. c) DS2024-126, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-51 , Dunn, 1793 Line 4 North. Mayor Greenlaw called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Gerald Dunn. The following correspondence was received: Township of Oro-Medonte, Operations Division dated October 16, 2024; Township of Oro-Medonte, Fire and Emergency Services dated October 16, 2024; Township of Oro-Medonte, Building Division dated October 23, 2024; Nottawasaga Valley Conservation Authority dated October 28, 2024 and November 1, 2024. Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Robert Agivaev, agent on behalf of applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC241106-5 Moved by Hutcheson, Seconded by Schell It is recommended 1 . That DS2024-126, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-51 , Dunn, 1793 Line 4 North be received and adopted. 2. That Minor Variance Application 2024-A-51 (Dunn), specifically to permit a detached accessory building with a building height of 5.11 metres (16.75 feet) and a floor area of 84.5 square metres (910.0 square feet), on lands municipally known as 1793 Line 4 North, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-126. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 8 of 16 Page 12 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. d) DS2024-127, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-52, Tom Wallace & Kaitlyn Badour, 22 Slalom Drive. Mayor Greenlaw called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Kaitlyn Badour and Tom Wallace. The following correspondence was received: Township of Oro-Medonte, Fire and Emergency Services dated October 16, 2024; Township of Oro-Medonte, Operations Division dated October 18, 2024; Township of Oro-Medonte, Building Division dated October 23, 2024. Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Tom Wallace, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC241106-6 Moved by Clark, Seconded by Lavoie It is recommended 1 . That DS2024-127, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-52, Tom Wallace & Kaitlyn Badour, 22 Slalom Drive be received and adopted. 2. That Minor Variance Application 2024-A-52 by Tom Wallace & Kaitlyn Badour, specifically to permit a detached accessory building with a building height of 5.0 metres (16.5 feet), a floor area of 95.2 square metres (1 ,025.0 square feet) to be located in the front yard approximately 6.4 metres (21 .0 feet) from the front lot line and 1 .2 metres (4.0 feet) from the interior side lot line, on lands municipally known as 22 Slalom Drive, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-127. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 9 of 16 Page 13 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. e) DS2024-133, Catherine McCarroll, Senior Planner re: Consent Application 2024-B-15, 76 Blueberry Marsh Road. Mayor Greenlaw called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by John Harmsworth. The following correspondence was received: Township of Oro-Medonte, Operations Division dated October 16, 2024; Township of Oro-Medonte, Fire and Emergency Services dated October 16, 2024; Nottawasaga Valley Conservation Authority dated October 23, 2024; Township of Oro-Medonte, Building Division dated October 23, 2024; Hydro One dated October 28, 2024; County of Simcoe, Planning Department dated November 1 , 2024. Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Craig Mathieson, agent on behalf of applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC241106-7 Moved by Young, Seconded by Schell It is recommended 1 . That DS2024-133, Catherine McCarroll, Senior Planner re: Consent Application 2024- B-15, 76 Blueberry Marsh Road be received and adopted. 2. That Consent Application 2024-B-15, to permit the creation of a new residential lot having a lot frontage of approximately 100.0 m (328.1 ft.), a lot depth of approximately 130.0 m (426.5 ft.) and an area of approximately 1 .3 ha (3.2 ac.), be deferred as Planning Staff are awaiting: 1) peer review comments from the Township's environmental consultant on the applicant's Environmental Impact Study; and, 2) information on the neighbouring livestock facilities in order to calculate the required Minimum Distance Separation from the neighbouring livestock facilities. 3. That the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 10 of 16 Page 14 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. f) DS2024-134, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024- A-45, Brianne & Calvin Irwin, 55 Cathedral Pines Road. Mayor Greenlaw called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Brianna and Calvin Irwin. The following correspondence was received: Horseshoe Valley Property Owners Association dated October 18, 2024; Township of Oro-Medonte, Environmental Services dated October 21 , 2024; Township of Oro-Medonte, Building Division dated October 23, 2024; Township of Oro-Medonte, Development Engineering dated October 24, 2024; Township of Oro-Medonte, Operations Division dated October 25, 2024. Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Max Heerschap, agent on behalf of applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC241106-8 Moved by Lavoie, Seconded by Hutcheson It is recommended 1 . That DS2024-134, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024-A-45, Brianne & Calvin Irwin, 55 Cathedral Pines Road be received and adopted. 2. That Minor Variance Application 2024-A-45, specifically to permit the construction of a single detached dwelling that encroaches 5.43 metres (17.8 feet) into the top of bank of a slope, a rear deck that encroaches 9.54 metres (31 .3 feet) into the top of bank of a slope, and retaining walls with a reduced setback of 0.0 metres (0.0 feet) from the interior side lot line, on lands municipally known as 55 Cathedral Pines Road, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-134. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. The Committee recessed at 7:37 p.m. and reconvened at 7:45 p.m. Page 11 of 16 Page 15 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. 7. Reports of Municipal Officers: a) DS2024-137, Catherine McCarroll, Senior Planner re: Fee Refund Request— Zoning By- law Amendment Application 2024-ZBA-04 (Frost) Options Report. Motion No. DSC241106-9 Moved by Schell, Seconded by Clark It is recommended 1 . That DS2024-137, Catherine McCarroll, Senior Planner re: Fee Refund Request — Zoning By-law Amendment Application 2024-ZBA-04 (Frost)/Options Report be received and adopted. 2. That staff proceed with Option 1 as outlined in DS2024-137. Carried. b) DS2024-131 , George Vadeboncoeur, Manager, Planning Special Projects re: Zoning By- law Amendment Application 2024-ZBA-10, ATS Holdings Corporation, 1904 Old Barrie Road East [Refer to Item 5a) 11 06 2024 Council Agenda]. Motion No. DSC241106-10 Moved by Lavoie, Seconded by Young It is recommended 1 . That DS2024-131 , George Vadeboncoeur, Manager, Planning Special Projects re: Zoning By-law Amendment Application 2024-ZBA-10, ATS Holdings Corporation, applying to lands located at 1904 Old Barrie Road East, Township of Oro-Medonte, be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-10 by ATS Holdings Corporation, specifically to rezone the subject lands from Institutional (I) Zone to Local Commercial Exception 365 (LC*365) to permit a private vehicle repair and maintenance shop on lands located at 1904 Old Barrie Road East, Township of Oro- Medonte be approved. 3. That staff bring forth the appropriate By-law for Council's consideration. 4. That the applicant be advised of the decision under the Director, Development Services' signature. Carried. Page 12 of 16 Page 16 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. c) DS2024-138, Catherine McCarroll, Senior Planner re: Minor Variance Application 2023- A-54 Revised, Miroslawa & Stefan Merena, 77 Shoreline Drive. Motion No. DSC241106-11 Moved by Hutcheson, Seconded by Schell It is recommended 1 . That DS2024-138, Catherine McCarroll, Senior Planner re: Minor Variance Application 2023-A-54 Revised, Miroslawa & Stefan Merena, 77 Shoreline Drive be received and adopted. 2. That Minor Variance Application 2023-A-54 Revised by Miroslawa & Stefan Merena specifically for permission to build a detached accessory building (garage) with an increase in height of 5.21 metres (17.1 feet) and increase in floor area of 148.6 square metres (1 ,600.0 square feet), and build an addition to the existing non-complying single detached dwelling which increases the floor area of the dwelling by 83.1 square metres (894.5 square feet) within the required 20.0 metres (65.6 feet) setback from the average high water mark of Lake Simcoe and within the required 3.0 metres (9.8 feet) interior side yard setback, on lands municipally known as 77 Shoreline Drive, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-138. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. d) DS2024-129, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2024-ZBA-12, Hang Gao & Xu Han, 1667 Ridge Road East [Refer to Item 5c) 11 06 2024 Council Agenda]. Motion No. DSC241106-12 Moved by Young, Seconded by Lavoie It is recommended 1 . That DS2024-129, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2024-ZBA-12, Hang Gao & Xu Han, 1667 Ridge Road East be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-12 by Hang Gao & Xu Han, specifically to rezone the severed lands from the Agricultural/Rural Exception (A/RU*15) Zone to the Residential One (R1) Zone, on the lands municipally known as 1667 Ridge Road East, Township of Oro-Medonte, be approved. 3. That staff bring forth the appropriate By-law for Council's consideration. 4. That the applicant be advised of Development Services Committee's decision under the Director, Development Services' signature. Carried. Page 13 of 16 Page 17 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. e) DS2024-135, Catherine McCarroll, Senior Planner re: Zoning By-law Amendment Application 2024-ZBA-15, Sherry & Donald Hubbert, 404 Ridge Road East [Refer to Item 5b) 11 06 2024 Council Agenda]. Motion No. DSC241106-13 Moved by Hutcheson, Seconded by Young It is recommended 1 . That DS2024-135, Catherine McCarroll, Senior Planner re: Zoning By-law Amendment Application 2024-ZBA-15, Sherry & Donald Hubbert, 404 Ridge Road East be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-15 specifically to rezone a portion of the subject lands from the Agricultural/Rural (A/RU) Zone to the Rural Residential Two (RUR2) Zone to fulfill a condition of Consent Application 2023-B-02, on the lands municipally known as 404 Ridge Road East, Township of Oro-Medonte, be approved. 3. That staff bring forth the appropriate By-law for Council's consideration. 4. That the applicant be advised of Development Services Committee's decision under the Director, Development Services' signature. Carried. 8. Closed Session Items: a) Motion to go In Closed Session. Motion No. DSC241106-14 Moved by Lavoie, Seconded by Clark Be it resolved that we do now go in Closed Session at 8:26 p.m. to discuss • Solicitor-client privilege (West 1/2 Lot 11 , Concession 8); • Litigation affecting the municipality. Solicitor-client privilege (UCCI Consolidated Companies Inc., Applicant Appeal to the Ontario Land Tribunal). Carried. Page 14 of 16 Page 18 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. b) Motion to Rise and Report. Motion No. DSC241106-15 Moved by Clark, Seconded by Young Be it resolved that we do now Rise at 9:22 p.m. at which time we shall Report on the Closed Session Items 8 c) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects re: Solicitor-client privilege (West 1/2 Lot 11 , Concession 8). d) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects re: Litigation affecting the municipality. Solicitor-client privilege (UCCI Consolidated Companies Inc., Applicant Appeal to the Ontario Land Tribunal). Carried. c) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects re: Solicitor-client privilege (West 1/2 Lot 11 , Concession 8). The following staff were present: Shawn Binns, CAO; Janette Teeter, Deputy Clerk; Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects; Michelle Jakobi, Director, Environmental Services; Jenny Legget, Manager, Communications and Public Relations. Motion No. DSC241106-16 Moved by Schell, Seconded by Lavoie Be it resolved 1 . That the Confidential Report DS2024-125 and presented by Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects and Shawn Binns, CAO re: Solicitor-client privilege (West 1/2 Lot 11 , Concession 8) be received. 2. That staff and legal counsel proceed as directed by Council. Carried. Page 15 of 16 Page 19 of 333 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, November 6, 2024. d) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects re: Litigation affecting the municipality. Solicitor-client privilege (UCCI Consolidated Companies Inc., Applicant Appeal to the Ontario Land Tribunal). The following staff were present: Shawn Binns, CAO; Janette Teeter, Deputy Clerk; Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects. Motion No. DSC241106-17 Moved by Clark, Seconded by Hutcheson Be it resolved that the Confidential Report DS2024-139 and presented by Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Planning, Special Projects re: Litigation affecting the municipality. Solicitor-client privilege (UCCI Consolidated Companies Inc., Applicant Appeal to the Ontario Land Tribunal) be received. Carried. 9. Next Meeting Date: December 4, 2024. 10. Adjournment: a) Motion to Adjourn. Motion No. DSC241106-18 Moved by Lavoie, Seconded by Young It is recommended that we do now adjourn at 9:24 p.m. Carried. Chair, Mayor, Randy Greenlaw Secretary-Treasurer, Andy Karaiskakis Page 16 of 16 Page 20 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic(W ... Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Yubing Fan, Planner Meeting Date: December 4, 2024 Report No.: DS2024-145 Subject: Minor Variance Application 2024-A-43, 557 Line 5 South Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-145 be received and adopted. 2. That Minor Variance Application 2024-A-43 (Underwood) specifically for permission to build a detached accessory building (garage) with an increased height of 5.04 metres (16.53 feet), an increased floor area of 111.5 square metres (1,200.0 square feet), and a reduced setback of 5.4 metres (17.7 feet) from the limits of the Environmental Protection Zone, on lands municipally known as 557 Line 5 South, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2024-145. 3. The conditions are as follows: a) That notwithstanding Section 5.1.4, Section 5.1.6, and Section 5.27, the detached accessory building shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the 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 the detached accessory building shall not be used as a dwelling unit for human habitation or for a home industry; d) 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 Development Services December 4, 2024 Report No. DS2024-145 Page 1 of 13 Page 21 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... report, prior to the pouring of the footing and if no footing, the foundation, that the detached accessory building is no closer than 2.0 metres (6.5 feet) from the interior side lot line; and, e) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if required) 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. Background The purpose of this report is to provide information and a staff recommendation F to Development Services Committee regarding Minor Variance application 2024-A-43, which is intended to provide relief from comprehensive Zoning By-Law 97-95 to facilitate the construction of a detached accessory structure (garage) that requires relief from several requirements of the Zoning By-Law. The subject property is located at 557 Line 5 t' . South within the southern portion of the MNE ft�_ municipality. The property has a lot area of 0.818 hectares (2.02 acres) and contains a single detached dwelling and two detached accessory structures (sheds). The location map is included as Schedule 1 to this report. Previous Minor Variance Application (2021-A-34) On June 2, 2021, Development Services Committee approved Minor Variance application 2021-A-34, which permitted a detached accessory building (garage) with a setback of 0.0 metres (0.0 feet) from the limits of Environmental Protection Zone. Proposed Minor Variances The applicants are proposing to amend the previously approved Minor Variance for the detached accessory building (garage) by requesting a larger accessory building (garage) that exceeds the maximum height and floor area and is to be located further away from the limit of the Environmental Protection zone. The applicants are now seeking relief to the following sections of Zoning By-law 97-95: Development Services December 4, 2024 Report No. DS2024-145 Page 2 of 13 Page 22 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... 1 Section 5.1.4 — Maximum Height Required: Proposed: 4.5 metres (14.7 feet) 5.04 metres (16.53 feet) 2) Section 5.1.6 — Maximum Floor Area in the Agricultural/Rural (A/RU) Zone Required: Proposed: 100.0 square metres (1,076.4 square feet) 111.5 square metres (1,200.0 square feet) 3 Section 5.27 — Setbacks from Limits of Environmental Protection Zone Required: Proposed: Minimum 30.0 metres 98.4 feet 5.4 metres 17.7 feet The applicants' site plan, elevation drawings and floor plan are included as Schedules 2, 3 and 4 to this report. Analysis Planning Act, R.S.O. 1990, c. P.13 Four Tests-Planning Act Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and; (4) whether the general purpose and intent of the Official Plan is maintained. A variance must meet all four of these tests. Planning Staff have reviewed this application against these four tests as follows: Do the variances conform to the general intent and purpose of the Official Plan? The subject property is designed "Greenlands" and "Agricultural" in both the County of Simcoe and the Township Official Plans. The designations in both plans permit detached residential dwellings and by extension accessory uses, such as detached accessory buildings including garages. Development Services December 4, 2024 Report No. DS2024-145 Page 3 of 13 Page 23 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... The Lake Simcoe Region Conservation Authority (LSRCA) regulates the subject lands, and Staff have circulated notice of the application to the LSRCA. As of the preparation of this report, Staff have yet to receive comments from the LSRCA. Committee should have regard to any comments that may be received. Based on the preceding, Planning Staff are satisfied that the proposed detached accessory building would conform to the general intent and purpose of the County's and Township's Official Plan. Do the variances conform to the general intent and purpose of the Zoning By-law? The subject property is zoned "Agricultural/Rural (A/RU)" and "Environmental Protection (EP)" in the Township's Zoning By-law 97-95, as amended (see Schedule 5: Existing Zoning). The proposed detached accessory building will be located on the A/RU zoned portion of the property and is permitted pursuant to Section 5.1 of the By-law. The proposed development of the lands requires relief from the Zoning By-law to permit the construction of the detached accessory building with an increased height of 5.04 metres (16.53 feet), an increased floor area of 111.5 square metres (1,200.0 square feet), and a reduced setback of 5.4 metres (17.7 feet) from the limits of Environmental Protection Zone. Detached accessory buildings are subject to maximum size restrictions (maximum height, maximum floor area and maximum lot coverage) to ensure that such structures remain secondary and subordinate, in both their appearance and use, to the main residential use of the lot; and to prevent over-development that would detract from the character of the area. Section 5.1.4 of the Zoning By-law allows a maximum height of 4.5 metres (14.7 feet) for detached accessory buildings, which is measured from average grade to mid- roof of the structure. The applicants have requested a variance to permit a height of 5.4 metres (17.7 feet). A detached accessory building in the Agricultural/Rural (A/RU) Zone is permitted to have a maximum floor area of 100.0 square metres (1,076.4 square feet). The applicants are proposing to build a one storey detached accessory building with a floor area of 111.5 square metres (1,200.0 square feet). The detached accessory building is proposed to be smaller than the existing single detached dwelling which has a floor area of approximately 141.2 square metres (1,520.0 square feet) with a 66.9 square metres (720.0 square feet) attached garage, according to Municipal Property Assessment Corporation (MPAC) information. The accessory building's smaller size, its location in the side yard of the property, and the proposed use as a garage and for storage will ensure that it will remain secondary to the primary residential use. The intent of the 30.0 metre (98.4 feet) setback from the limits of Environmental Protection Zone required by the Zoning By-law is to protect buildings and structures from being constructed too close to an environmental feature, as well as to protect development from flooding and erosion hazards. Upon site inspection, it was Development Services December 4, 2024 Report No. DS2024-145 Page 4 of 13 Page 24 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... determined that the watercourse runs diagonally through the property behind the existing dwelling and the proposed accessory building. The proposed accessory building is to be located approximately 36.0 metres (118.1 feet) to the closest point of the watercourse which, in Planning Staff's opinion, will not impact the environmentally protected area. Based on the above, Planning Staff are of the opinion that the proposed variances meet the general intent and purpose of the Zoning By-law. Are the variances desirable for the appropriate development of the lot? Planning Staff considered the proposed application within the context of the surrounding properties and the established character and built form of the rural area. The subject lands are located in a rural area where large agricultural buildings are common. Surrounding properties that are zoned Agricultural/Rural and have a minimum lot area of 2.0 hectares (4.9 acres) are permitted to have agricultural buildings; therefore, this oversized accessory building will blend in with the adjacent uses on the street and not look out of place or detract from the rural character of the area. Furthermore, the detached accessory building will have minimal impact on the road as it will be located 23.5 metres (77.1 feet) away from the front property line. Additionally, it will be located in an area that has been used as a driveway and where no (EP) Zoned features were noticeable during the site visit (see Schedule 6: Photo of the Location for the Proposed Structure). Due to the location of the accessory building and the rural character of the area, Planning Staff are of the opinion that the proposed detached accessory building is appropriate within this context. A similar structure may not be supportable on every property within this area depending on the size and location. For these reasons, Planning Staff are of the opinion that the proposed variances are considered desirable for the appropriate development of the lot. Are the variances minor? The question of the minor nature of the variance relates to its scale and impact. In Planning Staff's opinion, the requested Minor Variances are minor in nature for this property as the accessory building would be constructed further from the watercourse than the existing development on the property, the variances are not anticipated to have an adverse impact on the environmental feature and will comply with all setback requirements within the (A/RU) Zone. Additionally, the requested variances are not anticipated to have any adverse impacts on the neighbouring properties. As these variances are considered to conform to the general intent of the Official Plan, to meet the general intent of the Zoning By-law and to be appropriate for the desirable development of the lot, the variances are considered to be minor. Development Services December 4, 2024 Report No. DS2024-145 Page 5 of 13 Page 25 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Infrastructure and Capital Projects— No comments • Township Building — No comments Attachments Schedule 1: Location Map Schedule 2: Applicants' Site Plan Schedule 3: Elevation Drawings Schedule 4: Floor Plan Schedule 5: Existing Zoning Schedule 6: Photo of the Location for the Proposed Structure Conclusion Planning Staff recommend that Minor Variance Application 2024-A-43 be approved, specifically to permit construction of a detached accessory building (garage) with an increased height of 5.04 metres (16.53 feet), an increased floor area of 111.5 square metres (1,200.0 square feet), and a reduced setback of 5.4 metres (17.7 feet) from the limits of Environmental Protection Zone, on the basis that the application meets the four Development Services December 4, 2024 Report No. DS2024-145 Page 6 of 13 Page 26 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... tests of the Planning Act and conforms to or is consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, Yubing Fan, Planner, November 27, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services November 28, 2024 Brent Spagnol, RPP, Director, Development Services November 29, 2024 Development Services December 4, 2024 Report No. DS2024-145 Page 7 of 13 Page 27 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 1: Location Map ..q.w. gq.n�.,q�gaw Magnri.q � oa q.nro qa.E tpec- • 546 Wes_ LO y 560 576 610 Location Toumshi CM Subject Lands /(s)__ _ - f Proud Heritage,Exciting Futttrr 0 100 rn File Number:2024-A-43 N I i i r I Development Services December 4, 2024 Report No. DS2024-145 Page 8 of 13 Page 28 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 2: Applicants' Site Plan \ S%, A/RU--] r I � r r r 1 EP �I r I A/RU aI r '°-- 0 --- -- -- M 2 �1.-- _ . - I �i __ E N ,BEES TO K ` TOYMSMp ZONING L"TS IRENOWD(TYP.) ILSRCA REGULATED AREA 1� Site Plan (��v �ic�o�rte Proud Heritage,lscitiug Frdurr, File Number: 2024-A-43 Development Services December 4, 2024 Report No. DS2024-145 Page 9 of 13 Page 29 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... Schedule 3: Elevation Drawings Xa aT _ Front View 3/16"=V-0" 2 Left Side View 3116"=1'-0" Elevation Drawings .ate Toumship e4' Y Proud Heritage,Exciting Future File Number:2024-A-43 Development Services December 4, 2024 Report No. DS2024-145 Page 10 of 13 Page 30 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... Schedule 4: Floor Plan Pi I I>Q I b oT 1 I� I i I I yI 2,A SPF w 2 100F ® J518o 1C oc, I I PW-rNG1KEERE6AMC ROOF TRU33FS I TI I I ASPER IAFO SPECFICAT"4 Ik I o I I I� l6 I 1 I I ® 1 Garage 1 1200 sq.ft If 3 b O l m g I la I I I ® I I I I I I 14 I 1 I I I� - I PTe�rrcnmanAmcnoarausscs I I I I AS PER MFd.SFECiICA11O 1 1 I I ` .8 9Pi 11n]ROOF sls6le nC I I I = I� II os oz LTu._ — 8911 — — —.:•J 1P•T— — — 7-0 — — —10— — — — —J— I Floor Plan 1 0u'1uGlNof Proud Heritage,Exciting Future File Number:2024-A-43 Development Services December 4, 2024 Report No. DS2024-145 Page 11 of 13 Page 31 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re: Minor VarianceApplic... Schedule 5: Existing Zoning qd U...W.w. IF Ob s.ne Rtl ll V w Mb ml.W, A/RU rA U) v C_ RUR2 J EP AJRU A/RU Existing Zoning ;41a RUR2(Rural Residential Two) �� � 71 Subject Lands A/RU(Agricultural/Rural) TinartsIipof - EP(Environmental Protection) Proud Heritage,Exciting Future 0 100 m File Number:2024-A-43 V 4 I i i i I Development Services December 4, 2024 Report No. DS2024-145 Page 12 of 13 Page 32 of 333 6.a) 5.30 p.m. DS2024-145, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 6: Photo of the Location for the Proposed Structure A 7"7 1 t, ti r _ - .. .�.. 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Township o� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: December 4, 2024 Report No.: DS2024-142 Subject: Minor Variance Application 2024-A-54 (Brouillette), 1899 Ridge Road West Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-142 be received and adopted. 2. That Minor Variance Application 2024-A-54, specifically to permit the construction of an addition to the existing detached accessory building (garage) with an increase in floor area of 506.2 square metres (5,449.0 square feet), on lands municipally known as 1899 Ridge Road West, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2024-142. 3. The conditions are as follows: a) That notwithstanding Section 5.1.6, the proposed detached accessory building addition shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the proposed detached accessory building addition 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 the detached accessory building shall not be used as dwelling unit for human habitation or for a home industry; d) That the applicants maintain the existing vegetative buffer along the interior side property lines, or replace with a similar vegetative buffer; and, e) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if required) and Building Permit be obtained from the Township only after Development Services December 4, 2024 Report No. DS2024-142 Page 1 of 15 Page 45 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... 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. Background - 20 � The purpose of this report is to R:lye RU � provide information and a staff recommendation to .� Development Services y Committee regarding Minor Variance application 2024-A- 54, which is intended to facilitate the construction of an addition to the existing detached accessory building (garage). The subject property has a lot area of 2.1 hectares (5.2 acres), according to MPAC records, and contains a single detached dwelling with an t attached three (3) car garage, a - two-storey detached accessory building (4 car garage), gazebo and tennis court. The location map is included as Schedule 1 to this report. Related Minor Variance Application 2023-A-01 Minor Variance Application 2023-A-01 was approved by Development Services Committee on February 1, 2023, to permit an addition to the existing detached accessory building (garage) with an increased height of 5.2 metres (17.1 feet) and an increased floor area of 483.21 square metres (5,201.4 square feet). Minor Variance Application 2024-A-54 The applicants are proposing to further enlarge the detached accessory building by adding a 23.0 square metres (247.6 square feet) porch; therefore, the applicants are seeking revised relief to the following section of Zoning By-law 97-95: Development Services December 4, 2024 Report No. DS2024-142 Page 2 of 15 Page 46 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... Section 5.1.6 — Maximum Floor Area Required: Proposed: 70.0 square metres (753.5 square feet) 1 st floor: 310.13 square metres (3,338.3 square feet) (existing) Porch: 23.0 square metres (247.6 square feet) 2nd floor: 173.08 square metres (1,863.1 square feet) (existing) Total: 506.2 square metres (5,449.0 square feet) The applicants' site plan, elevation drawings and floor plans are included as Schedules 2, 3 and 4 to this report. Analysis Planning Act, R.S.O. 1990, c. P.13 Four Tests-Planning Act Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and; (4) whether the general purpose and intent of the Official Plan is maintained. A variance must meet all four of these tests. Planning Staff has reviewed this application against these four tests as follows: Does the variance conform to the general intent and purpose of the Official Plan? The property is designated "Rural", "Greenlands" and "Settlements" in Simcoe County's Official Plan, see Schedule 5 to this report, and designated "Shoreline", "Greenlands" and "Rural Settlements" in the Township's Official Plan, see Schedule 6. The existing accessory building and proposed addition are located in the "Greenlands" Designation. The "Greenlands" Designation permits single detached dwellings and by extension Development Services December 4, 2024 Report No. DS2024-142 Page 3 of 15 Page 47 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... accessory uses on existing lots. The proposed variance conforms to the general intent and purpose of the Official Plan as the applicants are proposing to build an addition to the existing detached accessory building, which is accessory to a permitted residential use and is not anticipated to conflict with the Official Plan's objectives to protect the natural features of the shoreline area. The subject lands are located within the Lake Simcoe watershed where development is subject to the policies of the Lake Simcoe Protection Plan (LSPP) which came into effect in 2009. Planning Staff is of the opinion that the proposed development is consistent with the LSPP for the following reasons: • The addition is proposed to an existing detached accessory building that is not expanding into a key natural heritage feature or a key hydrologic feature • The addition is not expanding into any minimum vegetation protection zone associated with the Lake Simcoe shoreline and is located further from Lake Simcoe than the existing dwelling; • The proposed development is not anticipated to have any adverse impact on the Lake Simcoe shoreline. The Lake Simcoe Region Conservation Authority (LSRCA) provided comments in support of the original 2023 Minor Variance application subject to the applicants obtaining a Planting Plan. As of the preparation of this report, LSRCA comments have yet to be received for this Minor Variance application; therefore, the Committee shall have regard to any LSRCA comments that may be received provided they are available at the public hearing. An LSRCA Permit will not be required as the proposed development is located outside the regulated area. Does the variance conform to the general intent and purpose of the Zoning By-law? The subject property is zoned "Shoreline Residential Exception 83 (SR*83)" in the Township's Zoning By-law 97-95. According to the Township's Zoning By-law, a detached accessory building is permitted pursuant to Section 5.1. The applicants have requested relief from the Zoning By-law to permit the construction of an addition to the existing detached accessory building with an increased maximum floor area. Detached accessory buildings are subject to maximum size restrictions (maximum height, maximum floor area and maximum lot coverage) to ensure that such structures remain secondary and subordinate, in both their appearance and use, to the main residential use of the lot; and to prevent over-development that would detract from the character of the area. A detached accessory building in the "Shoreline Residential" zone is permitted to have a maximum floor area of 70.0 square metres (753.5 square feet). The existing two storey detached accessory building has a floor area of 483.21 square metres (5,201.4 square Development Services December 4, 2024 Report No. DS2024-142 Page 4 of 15 Page 48 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... feet) as approved by Minor Variance 2023-A-01. The applicants are proposing to build a 23.0 square metres (247.6 square feet) unenclosed porch addition to the existing garage for a total floor area of 506.2 square metres (5,449.0 square feet). The proposed detached accessory building is smaller than the existing single detached dwelling which has a gross floor area of approximately 581.8 square metres (6,262.6 square feet). In Planning Staff's opinion, the accessory building's smaller size and the use of the building as a garage, workshop, storage space and art studio, will help ensure that the accessory building will remain secondary and subordinate to the primary residential use. Based on the above, Planning Staff is satisfied that the proposed detached accessory building addition would conform to the general purpose and intent of the Zoning By-law. Is the variance desirable for the appropriate development of the lot? Planning Staff considered the proposed application within the context of the surrounding properties and the established character and built form of the neighbourhood. The subject lands are located within a row of estate shoreline residential lots that are characterized by large lot sizes, large single detached dwellings and vegetation along the lots lines to screen the buildings from view. Upon site visit, Planning Staff noted that the existing detached accessory building and proposed addition will have a minimal impact on the surrounding neighbours due to its location and the vegetation throughout the lot. The addition will be located over 300.0 metres (984.3 feet) from the front lot line and will not be visible from the front lot line or from Shanty Bay Public School which is located to the north. Furthermore, the proposed addition to the existing accessory building will not be visible from Lake Simcoe due to its location in front of the dwelling. Due to the size of the lot, the established character and built form of this neighbourhood, the location of the accessory building and existing vegetative buffer, Planning Staff believe that the detached accessory building addition is appropriate within this context. For these reasons, Planning Staff are of the opinion that the proposed variance is considered desirable for the appropriate development of the lot. Is the variance minor? The question of the minor nature of the variance relates to its scale and impact. In Planning Staff's opinion, the requested Minor Variance is minor in nature as it is not anticipated to have any adverse impacts on the neighbouring properties and it will not detract from the shoreline residential character of the lot. As the variance is considered to conform to the general intent of the Official Plan, to meet the general intent of the Zoning By-law and to be appropriate for the desirable development of the lot, the variance is considered to be minor. Development Services December 4, 2024 Report No. DS2024-142 Page 5 of 15 Page 49 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended • Lake Simcoe Protection Plan Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Building Division — Building Division has no comment. Building Permit required prior to commencement of construction. • Township Operations — No comments. Relevant Information/Reports • Development Services Staff Report dated February 1, 2023 Link to Report Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan Schedule 3: Elevation Drawings Schedule 4: Floor Plans Schedule 5: County of Simcoe Official Plan — Land Use Schedule 6: Township Official Plan — Land Use Development Services December 4, 2024 Report No. DS2024-142 Page 6 of 15 Page 50 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... Conclusion Planning Staff recommend that Minor Variance Application 2024-A-54 be approved, specifically to permit the construction of an addition to the existing detached accessory building (garage) with an increase in floor area of 506.2 square metres (5,449.0 square feet) on the basis that the application meets the four tests of the Planning Act and conforms to or is consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, November 25, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services November 26, 2024 Brent Spagnol, RPP, Director, Development Services November 26, 2024 Development Services December 4, 2024 Report No. DS2024-142 Page 7 of 15 Page 51 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re- Minor... Schedule 1: Location Map xao 918 aw 4 152 _LE 8 7 6 g 16 15 16 15 24 X 25 24 23 ua.aa.w. 30 33 3P V G 31 F(� 37 38 V1 39 40 M 39 54 46� 24 16 g I 47 0 Graham St. 55 53 47 41 35 27 211 63 7 � 1860 73 Fudge Rd,yy 1844 1832 -,_ 1802 3 19571931 4 25 1871 44 A 1 1197 ' O 4s 1 q7 45 1207 60 59 1219 70 69 8 2 1935 1911 1611 �1711 1227 76 Brook St. 12 1927 — 1847 1233 3 1901 1899 30 22 93 101 BaY St, 31 I - 27 17 1 25 5 Kempenfelt Bay Location Q Subject Lands T f Proud Heritage,Exciting Foam, 0 loom File Number:2024-A-54 ti i i i I Development Services December 4, 2024 Report No. DS2024-142 Page 8 of 15 Page 52 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re- Minor... Schedule 2: Applicant's Site Plan r i ty E� it I+ Y "n: Proposed addition �. to the existing detached ;'—• .. . accessory building (garage). See the site plan detail on the following page. J. ToumsI- of Site Plan Proud Heritage.,Exciting Futurr File Number:2024-A-54 Development Services December 4, 2024 Report No. DS2024-142 Page 9 of 15 Page 53 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... Schedule 2: Applicant's Site Plan (Continued) T42 OLIU L4 i CMV R o T4 3 232• 2.0 OU Taa 3 PR PO RIVEWAY N 36 T6 0 3 31.96 N j U 23 221 T10 �^ 232.1b °o FENCE 92 0 j5% % 232.0� _ Proposed porch _ 2 12 x(232.05) 2 (2024-A-54) T g O D DR "[ P RCN - -- ------y - 13.7 231.6� 32 p�' 3 9.33 EXISTING T46. �47 FENCE G LU m LU EX 01H D = 3� q F 4 2 N OD SDED N G P Two storey T. �- o� E T GARAGE DI addition Existing two E � T ��X O;HDR previousl ry y storey detached 13. 23 accessory 2.21 T.SID YARD approved GARAG through Minor building. 9 Variance P 2023-A-01 2 . 6 S.A GE) x 231.50 2 2 ;� 23 4 �• ( 8 % N WO �� 2 1. 1 B IDGE S 2 e J i.o N- °' 1.51 2 8 p231.53 `L 23� 2 o•a6 xsW(231.00) 3�93 23�52 3 3 3p 45 Ln Tounlsllip of Site Plan Proud Heritage,b.xcitirig Faturr File Number:2024-A-54 Development Services December 4, 2024 Report No. DS2024-142 Page 10 of 15 Page 54 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re- Minor... Schedule 3: Elevation Drawings West Elevation: —Qazc L J .�, Fj aim+- F East Elevation: elms i' Li III . -1. III North Elevation: �z i �e a ae a South Elevation: INES 44---- Elevations Toumuhi ~�� Proud Heritage,Exciting Futurr He Number:2024-A-54 Development Services December 4, 2024 Report No. DS2024-142 Page 11 of 15 Page 55 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re- Minor... Schedule 4: Floor Plans Main Level: L IRS I � 0 ---- T I a li i i i s I :L ji Floor Plans ~� Toumshi f �� Proud Heritage,Exciting Futurr File Number:2024-A-54 Development Services December 4, 2024 Report No. DS2024-142 Page 12 of 15 Page 56 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re- Minor... Schedule 4: Floor Plans (Continued) Second Floor: - r� _ � — I ' I i - „� gym. t Tc•7a 'ses"" .O ! is ,.. -= � E i 6 t� I t -I- , •i '� El _ _I~I 1 I L �< I •I j j j . •IL 'Its'. ,,..I .. O Ca Li ...:s 3 •` __ F9 i I < Floor Plans f O To f Proud Heritage.,Exciting Futurr File Number:2024-A-54 Development Services December 4, 2024 Report No. DS2024-142 Page 13 of 15 Page 57 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... Schedule 5: County of Simcoe Official Plan — Land Use Rd d � N U 1 Nay � C v U) tZ Graham Ridge_Rd.W. c m a O Brook St. Bay St. County of Simcoe — Land Use =3 Subject Lands Agricultural Settlements T, nship n( Greenlands - Rural Proud Heritage,Exciting Future 0 100 m File Number:2024-A-54 Development Services December 4, 2024 Report No. DS2024-142 Page 14 of 15 Page 58 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re- Minor... Schedule 6: Township Official Plan — Land Use 31 H24 -- q� 39 . 16 8 �41 m St, c 55 onerme Wlkv xe.F. � 7) 27 21 7 63 � 1860 73 844 1832 dge �I Rd. w 1822 1812 1802 as^1e - 25 _aJ - - 31 1871 39 43 i 49 47 45 59 69 8 2 193E 1911 1817 1791 Brook St. ' 1847 12 1927 3 1901 1899 93 L 101 � E 1 - III:----- - ---� Kempenfe!t Bay Township Official Plan — Land Use M Subject Lands 'Greenlands Shoreline 111 _N Q Rural '�i_ Rural Settlements Proud Heritage,Exciting Fulm, 0 loom File Number:2024-A-54 A. 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W # � ���: �d if■ ■ y U UA II d` mama gi aF It 66J w 00 / n�,i V A �d'?.` IYf did"�` •Y Page 72 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... `s f W o x' o 3 'y E: '� V / lit N O N •� O cu O � � LM � m Q cn O 0 �., O G Page 73 of 333 6.b) 5.40 p.m. DS2024-142, Catherine McCarroll, Senior Planner re: Minor... `s L _ Qom^,, W cu _ W ^ Q } C^D, L Q Qcu Q) m L 3 16 Q Q Q a) E � a) O Q L � a) � � � L L cn Om C N � •� � a) O C U cn to a) c� }? N cn �-- cn c �, r += C FL Q � ca o 0 0 6U U E (V O cu °' _ W U '� O U -a +� U (� O U L — � � � : m 70a) � Q) c/) _ U) N L O O }' O a) a) U a) M L C . W O� Q a) t6 (U Q Q \ L ca. +� cu > i C �- O - - -0 : W C N O � � O C (� � Q � cn X cn � � o r cu cn U O a) L O L C U C Ln a) 0 O N > L }' O U (n a) � > C M ° cn SEE °; MM0EL � � a o � � � E � E N0 ,- `~ c Q a) _0 4- }' O a a) c� ° o .� a) Ema) oa) � � � � � L L > Q }. E U � C �0- cR� L L � L a) E Q) O O m O Q P► U O Q Q) 0 ca Z U -a (1) Q U) M � Page 74 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor VarianceApplic(W ... Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Yubing Fan, Planner Meeting Date: December 4, 2024 Report No.: DS2024-146 Subject: Minor Variance Application 2024-A-55, 7 Karpatian Place Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-146 be received and adopted. 2. That Minor Variance Application 2024-A-55, specifically for permission to legalize a detached accessory structure (garage with an attached porch) with a reduced setback of 1.59 metres (5.2 feet) from the interior lot line, on lands municipally known as 7 Karpatian Place, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2024-146. 3. The conditions are as follows: a) That notwithstanding Section 5.1.3 d), the existing detached accessory building shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the 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 the proposed detached accessory building shall not be used as a dwelling unit for human habitation or for a home industry; d) That an Ontario Land Surveyor verifies by pinning the foundation wall and verifying in writing by way of survey/real property report, that the detached accessory structure is located no closer than 1.59 metres (5.2 feet) from the interior side lot line; and; e) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if required), and Building Permit be obtained from the Township only after Development Services December 4, 2024 Report No. DS2024-146 Page 1 of 8 Page 75 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re- Minor VarianceApplic... 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 Development Services Committee's decision under the Secretary-Treasurer's signature. Background The purpose of this report is to provide information and a staff recommendation to Development Services Committee - regarding Minor Variance application 2024- - A-55, which is intended to provide relief from M the comprehensive Zoning By-Law to legalize a detached accessory structure - _ _ Karpatian Pl. (garage with an attached porch) that was - a built without applicable permits and does need meet a setback requirement of the Zoning By-Law. r S The subject property is located at 7 Karpatian Place within the southern portion • of the municipality. The property has a lot area of 0.139 hectares (0.34 acres) and t contains a single detached dwelling, two sheds, a detached deck, and a detached garage with an attached porch (the subject structure). The location map is included as Schedule 1 to this report. Minor Variance Application Proposal The applicants are proposing to legalize a detached accessory structure (garage with an attached porch)that was built without applicable permits. The applicants are seeking relief to the following section of Zoning By-law 97-95: Section 5.1.3 d) — Permitted Locations for Detached Accessory Buildings and Structures in All Zones (interior side yard setback) Required: Proposed: 2.0 metres (6.5 feet) 1.59 metres (5.2 feet) Development Services December 4, 2024 Report No. DS2024-146 Page 2 of 8 Page 76 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor VarianceApplic... Analysis Planning Act, R.S.O. 1990, c. P.13 Four Tests-Planning Act Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and; (4) whether the general purpose and intent of the Official Plan is maintained. A variance must meet all four of these tests. Planning Staff has reviewed this application against these four tests as follows: Does the variance conform to the general intent and purpose of the Official Plan? The subject lands are designated 'Settlements' in the County of Simcoe's Official Plan. The subject property is designated "Rural Settlements" in accordance with the Township's Official Plan (2022). Both designations permit detached residential dwellings and by extension accessory uses, such as detached accessory buildings. Therefore, the requested variance conforms to the general intent and purpose of the Official Plan as the structure is accessory to permitted residential use within the "Settlements" and "Rural Settlements" designations in the two Official Plans. Does the variance conform to the general intent and purpose of the Zoning By-law? The subject property is zoned Residential One (R1) in the Township's Zoning By-law 97-95. The Zoning By-law permits detached accessory buildings. The Zoning By-law's requirement for a minimum interior side yard setback of 2.0 metres (6.5 feet) is intended to provide spatial separation between residential properties, as well as provide access and maintenance around buildings and structures. The existing accessory building is located 1.59 metres (5.2 feet) from the interior side lot line (see Schedule 2: Applicant's Site Plan), which, in Planning Staff's opinion, provides adequate separation for maintenance and access around the building as it maintains spatial separation between the subject lands and the neighbouring property. Development Services December 4, 2024 Report No. DS2024-146 Page 3 of 8 Page 77 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor VarianceApplic... Based on the above, Planning Staff are satisfied that the proposed variance conforms to the general intent and purpose of the Zoning By-law. Is the variance desirable for the appropriate development of the lot? Planning Staff considered the proposed application within the context of the surrounding properties and the established character and built form of the neighbourhood. Upon site visit, Planning Staff noted that the subject property is located in a subdivision and the existing accessory building is situated in the side yard in a location similar to other properties in the neighborhood. Furthermore, the existing accessory building has a minimal impact on the adjacent landowners as there is a mature tree hedge along the interior lot line, which helps screen the building from view (see Schedule 3: Photos of the Detached Accessory Building). Despite the reduced interior side yard setback on the east side of the property, the west side interior side yard has a minimum width of 5.24 metres (17.2 feet) for the existing dwelling, which allows the applicants to have access to the rear yard if any large machinery requires access to the rear of the accessory building. In Planning Staff's opinion, the existing detached accessory building does not stand out, look out of place or detract from the character of the area. Staff do not anticipate any negative impacts on abutting properties as staff are unaware of any issues related to the existing non-complying setbacks; therefore, the proposed variance is considered desirable development of the lot. Is the variance minor? The question of the minor nature of a variance generally relates to its scale and impact. In Planning Staff's opinion, the requested Minor Variance is minor in nature as the existing detached accessory building has not had any adverse impacts on character and appearance of the neighbourhood. As the proposed variance is considered to conform to the general intent of the Official Plan, to meet the general intent of the Zoning By-law, to be appropriate for the desirable development of the lot, and has not had a negative impact on neighbours nor does it detract from the character of the surrounding area, the variance is considered to be minor. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 Development Services December 4, 2024 Report No. DS2024-146 Page 4 of 8 Page 78 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor VarianceApplic... • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended • Lake Simcoe Protection Plan Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Operations — no comments • Township Building — no comments Attachments Schedule 1: Location Map Schedule 2: Applicants' Site Plan Schedule 3: Photos of the Detached Accessory Building Conclusion Planning Staff recommend that Minor Variance Application 2024-A-55 be approved, specifically for permission to legalize the existing detached accessory structure (garage with an attached porch) having a reduced interior side yard setback of 1.59 metres (5.2 feet), on the basis that the application meets the four tests of the Planning Act and conforms to or is consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, Yubing Fan, Planner, November 27, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services November 28, 2024 Brent Spagnol, RPP, Director, Development Services November 29, 2024 Development Services December 4, 2024 Report No. DS2024-146 Page 5 of 8 Page 79 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor VarianceApplic... Schedule 1: Location Map 391 403 wn�no.vun aa.e. 420 419 a.«n..we.v xaw i 426 425 433 440 439 ^aE 448 ue...a.w. 8 6 4 2 Shewchenko Rd. 23 72119TIE72 1 9 7 5 3 470 3 14 16 4 1 84 2 10 8 6 4 2 16 5 12 18 490 Karpatian P. vi 7 10 9 498 14 16 7 5 1 3 1 9 8 d 7 506 J 567 12 10 8 t64 2 11 6 N 5 514 Bassarab PI. 13 4 3 532 14 16 7 5 3 10 8 2 4 2 Franko St 12 10 8 8 4 2 11 9 715 3 546 Hlynka Pl. 14 16 7 5 1 17 19 8 6 4 2 24��6. 21 16 10 gams Blvd. o.� 23 5 25 �I 26 12 27 as lP -Lake 14 66 57 47 39 98 �Simcoe Location ~�� ® Subject Lands To l�ipof�j/'�E Proud Heritage,Exciting l 0 100 m File Number:2024-A-55 41 1 1 1 1 i Development Services December 4, 2024 Report No. DS2024-146 Page 6 of 8 Page 80 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 2: Applicants' Site Plan 1— PROPERTY UNE 30'8 m I of•,v..• I u, W 1 12.00 CTI cma)DEc,c I _ .26 mz 8.71 LEGNI2E W0147 DCCr. 5. G�7.03 T2 ] I D1 EXISTING ONE 5TC REY 0ARAGE DWELLING 1i � 32.41 12 0 .8.95 0 —4 5rc, tiG -4 LECJun KW DECK: CMC1uD � 7 10.2t! '43.61 2_' r:esvri 1 RCri z -� 1.%I l_J n EX r 'ENTIC I 3 ( 13 I ----------- I I I 1 I I I I I I I N I 1 tr li.5DIAC`f:i1 ( 4 I I N I 1 1 I pI 1 ----------- 1 �E, '1 J I 1.10 I � �w4c I i.20 L - - - - - - - - - PROPERTY UNE 30.48 Site Plan ®1[1I4/Z/'�11) ' Proud Heritage,F.xcitiun Future File Number:2024-A-55 Development Services December 4, 2024 Report No. DS2024-146 Page 7 of 8 Page 81 of 333 rn r Rl I ' i, t -may rr , t 1. 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor VarianceApplic... `s o w l o z 0 L �C - U1_ C W �J P V / N _ . . 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O o (D Mc 4- Q o > C (n +r M U >+ a) 0 m j O N O O O O CO 0 L O - � L Q N a �, m j C CL 'O M O E > NML) _ L-n 0NNo0 � 0 a O C LC), a) `� 70 M C:CG a) OL J M� (n OnM — o CL� n oo � � � 0c0 � c� M m LO ��-} 4- Q UcI- -0 C n" C O � rnM 3: (n O >, cn O C R O ^ C- CM Fn 0 O L C U U = tj +J O O - U M -0 U - N 4- (n Page 93 of 333 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor Variance Applic... 4j c�.— N O O w N � E4-j 4-j a� � z Q Ln Ln 4— , O a� O Q aj �--� _0 N Ln ru I O U— a� O Page 94 of 333 6.c) 5-50 p.m. DS2024-146, Yubing Fan, Planner re- Minor Variance Applic tij IL Q � i� N Qo °5" z 8 ------------- L------ --PROPERTY---------------- 11.12 M r) Q) 4-j Page 95 of 333 1.4 3- s ��. 6.c) 5.50 p.m. DS2024-146, Yubing Fan, Planner re: Minor Variance Applic... �g ryoo i I Page 97 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... - �W (W Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: December 4, 2024 Report No.: DS2024-143 Subject: Minor Variance Application 2024-A-56, Susan Creighton & Jeffrey Moulton, 360 Ingram Road Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-143 be received and adopted. 2. That Minor Variance Application 2024-A-56 by Susan Creighton & Jeffrey Moulton specifically for permission to build a detached accessory building with an increased height of 8.4 metres (27.6 feet), increased floor area of 258.6 square metres (2,784.0 square feet) and containing an apartment dwelling unit with an increased floor area for the garage and living space of 258.6 square metres (2,784.0 square feet), on lands municipally known as 360 Ingram Road, Township of Oro-Medonte, be deferred to provide the applicants with the opportunity to revise the location of the proposed accessory building to be located within the dwelling cluster and revise the Environmental Impact Study to reflect the new location. 3. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services December 4, 2024 Report No. DS2024-143 Page 1 of 14 Page 98 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re- Minor... Background The purpose of this report is to facilitate the construction of an � accessory building through the minor variance process to allow the construction of an oversized detached garage with a second storey residential unit. The subject property is located in the northern portion of the municipality and has a lot area of 17.8 hectares (44.07 acres) and contains a single detached dwelling and several detached accessory buildings/structures. �•. The location map is included as Schedule 1 to this report. - n9`amRa- Z Related Minor Variance Application 2024-A-01 The applicants obtained approval of Minor Variance Application 2024-A-01 on May 1, 2024, to permit an oversized detached accessory building with an accessory apartment dwelling unit. In this approved variance, the accessory building was proposed to be located within the building cluster, approximately 55.0 metres (180.4 feet) from the existing single detached dwelling. Minor Variance Application 2024-A-56 The applicants are proposing to relocate the previously approved accessory building (same floor area and same height) to a different location on the lot, further from the existing building cluster, approximately 105 metres (344.5 feet) from the dwelling. The applicants are seeking relief to the following sections of Zoning By-law 97-95: Section 5.1.1 — Uses Permitted in Detached Accessory Buildings Required: Proposed: Not to be used for human habitation. Proposed to contain an apartment dwelling unit. Section 5.1.4 — Maximum Height Required: Proposed: 4.5 metres 14.7 feet 8.4 metres 27.6 feet Development Services December 4, 2024 Report No. DS2024-143 Page 2 of 14 Page 99 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... Section 5.1.6 — Maximum Floor Area Required: Proposed: 70.0 square metres (753.5 square feet) 1 st floor garage: 129.3 square metres (1,392.0 square feet) 2nd floor: 129.3 square metres (1,392.0 square feet) 2nd floor deck: 88.6 square metres (954 square feet) Total floor area: 258.6 square metres 2,784.0 square feet Section 5.4 — Apartment Dwelling Units Ac essory to a Single Detached Dwelling Required: Proposed: Permitted in a single detached dwelling. Proposed to be located in a detached accessory building. Section 5.4 c - Maximum Floor Area of the Apartment Dwelling Unit Required: Proposed: 70.0 square metres 753.5 square feet 258.E square metres 2,784.0 square feet The applicant's site plan, elevation drawings and floor plans are included as Schedules 3, 4 and 5 to this report. Analysis Planning Act, R.S.O. 1990, c. P.13 Additional Residential Units On November 28, 2022, Bill 23 received Royal Assent. The More Homes Built Faster Act, 2022, seeks to make it easier and faster to build new homes in Ontario. This is part of the Province's commitment to build 1.5 million homes over the next 10 years. Section 16 (3) of the Planning Act, which speaks to Official Plans. The Planning Act provides specific direction related to additional residential units to ensure that such units are serviced appropriately and scaled appropriately to ensure that the properties can accommodate the uses. The subject lands are located in a rural area and are serviced by a private well and private sewage system. The applicants will be required to obtain a Septic Permit for a new septic system or a Sewage System Verification to confirm that the existing septic system is able to accommodate the additional dwelling unit. The property has one driveway that would provide access to the existing single detached dwelling and proposed accessory building. There is plenty of space for parking along the existing driveway and proposed driveway extension. Development Services December 4, 2024 Report No. DS2024-143 Page 3 of 14 Page 100 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... Based on the above, the proposal is in-line with Province's objective to provide for an additional dwelling unit. Four Tests-Planning Act Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and; (4) whether the general purpose and intent of the Official Plan is maintained. A variance must meet all four of these tests. Planning Staff has reviewed this application against these four tests as follows: Do the variances conform to the general intent and purpose of the Official Plan? The subject lands are designated `Greenlands', with a very small section designated `Rural', in the Simcoe County Official Plan (Schedule 5 to this report) and fully designated `Greenlands' in "Schedule A— Land Use" of the Township's Official Plan (2022). The `Greenlands' designation requires additional information in the form of Environmental Impact Study to ensure that there are no negative impacts to Natural Heritage Features on the property. The subject lands contain a significant woodland and unevaluated wetland in accordance with "Schedule C — Natural Heritage, Water Resources and Hazards" of the Township's Official Plan. The applicants retained Sumac Environmental Consulting who prepared an Environmental Impact Study, dated April 2024, in support of the Minor Variance application to permit construction of a detached accessory building. Planning Staff note that the EIS was completed for the original proposed location, approximately 130.0 metres (426.5 feet) from the dwelling. An EIS revision would be required for the new location. Section 4.9 of the Township Official Plan contains detailed policies with respect to additional residential units. Planning Staff have reviewed these policies against the applicant's proposal and are of the opinion that the proposed location does not conform to Section 4.9.9, which states: "Additional Residential Units shall be within the existing housing cluster on any lands designated Agricultural or Rural". The term "cluster" is not defined in the Official Plan; however, Planning Staff have done some research for the Development Services December 4, 2024 Report No. DS2024-143 Page 4 of 14 Page 101 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... Zoning By-law review and have found some best practices from other municipalities within Simcoe County, which can be summarized in the chart below. Municipality Additional Residential Units Location Clearview Shall be located no further than 50.0 metres 164.0 feet from the primary dwelling Innisfil Shall not be located within the front yard of the lot and shall not be located more than 60.0 metres (196.9 feet) from the principal dwelling on the lot Tiny Shall not be located no further than 30.0 metres (98.4 feet) from the principal dwelling unless located in the Agricultural (A), Rural RU or Greenlands GL Zones In the original submission for Minor Variance 2024-A-01, the applicants were proposing to build the accessory building approximately 130.0 metres (426.5 feet) from the dwelling and use a separate entrance. Planning Staff expressed concerns that the building was not located within the dwelling cluster; therefore, the applicants revised their proposal so that the accessory building was located approximately 55.0 metres (180.4 feet) from the dwelling and use an extension of the existing driveway. This revised location was approved by the Committee. The applicants are now proposing to relocate the accessory building approximately 105 metres (344.5 feet) from the dwelling. In Planning Staff's opinion, although Township planning documents currently do not define `cluster', the intention of Section 4.9.9 of the Official Plan is to have the additional dwelling units located within close proximity to the dwelling and this interpretation can be supported by policies from other local municipalities within Simcoe County. Based on the above, Planning Staff are recommending deferral of the application to provide the applicants with the opportunity to relocate the detached building closer to principal dwelling. Do the variances conform to the general intent and purpose of the Zoning By-law? The subject property is zoned "Agricultural/Rural (A/RU)" in the Township's Zoning By- law 97-95. Accessory structures are permitted within the (A/RU) Zone subject to maximum height and floor area provisions. The purpose of these provisions are to ensure that detached accessory buildings remain secondary/subordinate, in both their appearance and use, to the main residential use of the lot. In addition the Zoning By-Law permits an apartment dwelling unit within a single detached dwelling in the Agricultural/Rural Zone pursuant to Section 5.4. The applicants have requested variances to permit the apartment dwelling unit in an oversized accessory building. Similar to the Township's Official Plan, the Township's Zoning By-law currently does not define "cluster"; however, Planning Staff are currently drafting additional residential unit Development Services December 4, 2024 Report No. DS2024-143 Page 5 of 14 Page 102 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... policies that will include a minimum setback to the primary dwelling to ensure that additional residential units are located within the existing dwelling cluster. Based on the concerns raised in the previous section with regards to distance from the dwelling cluster, Planning Staff are recommending deferral of the application to provide the applicants with the opportunity to revise the location of the detached building. Minimum Distance Separation (MDS) The applicants have provided the requested information for the MDS Calculations (livestock numbers and sizes as well as the type of manure storage). Based on this information, Planning Staff have generated MDS calculations, which confirm that the accessory building and additional residential unit conform to the required MDS setbacks from the neighbouring livestock facility located across the road, at 387 Ingram Road. Are the variances desirable for the appropriate development of the lot? Since Planning Staff are recommending deferral of the application, Staff are not in a position to address whether the development is considered desirable for the appropriate development of the lot. Are the variances minor? As mentioned above, Planning Staff are recommending deferral of the application to provide the applicants the opportunity to revise the location of their proposed accessory building; therefore, Planning Staff are not currently in a position to address whether the application is minor in nature. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Development Services December 4, 2024 Report No. DS2024-143 Page 6 of 14 Page 103 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... Consultations Notice of this application was circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Building Division — No comment. Owner/applicant to be aware that a Building Permit and a Septic Permit will be required prior to the commencement of construction. • Township Operations — No comments. • Nottawasaga Valley Conservation Authority (NVCA) - The noted property is partially regulated under the Conservation Authorities Act for wetlands and the wetland buffer. However, NVCA staff have reviewed the application to permit an oversized detached accessory building with an accessory apartment dwelling unit and have determined that the proposed development is outside of the regulated extent as per the drawings. Based upon our mandate and policies, we have no objection to the approval of this application. Relevant Information/Reports • Development Services Staff Report dated February 7, 2024 Link to Report • Development Services Staff Report dated May 1, 2024 Link to Report Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan/Detailed Site Plan Schedule 3: Elevation Drawings Schedule 4: Floor Plans Schedule 5: County Official Plan — Land Use Schedule 6: Township Official Plan — Natural Heritage, Water Resources and Hazards Conclusion Based on Planning Staff's analysis, it is recommended that Minor Variance Application 2024-A-56 be deferred to provide the applicants with the opportunity to revise the location of the proposed accessory building to be located within the dwelling cluster and revise the Environmental Impact Study to reflect the new location. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, November 27, 2024 Development Services December 4, 2024 Report No. DS2024-143 Page 7 of 14 Page 104 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services November 28, 2024 Brent Spagnol, RPP, Director, Development Services November 29, 2024 Development Services December 4, 2024 Report No. DS2024-143 Page 8 of 14 Page 105 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... Schedule 1: Location Map Louis-Rd.- 164 --� — NlOutlt SC. � 224 151 .neYme Wlkv xE.F. oae,.w 169 99 L 4560 a.4.w. -1 4445 410 I f � 26 4538 360 t4443 — 7 502 10 —---— -- �_ j 395 f 387 455 Z ' 525 j. 455 4378 �—� 4363 4328 4250 4295 4212 Location 0 Subject Lands TnwasDipnf Paned Heritage,Exciting Fulm, 0 loom File Number.2024-A-56 Development Services December 4, 2024 Report No. DS2024-143 Page 9 of 14 Page 106 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re- Minor... Schedule 2: Applicant's Site Plan/Detailed Site Plan i \ .J \ i A Existing detached ,• accessory buildings. 45 v , Existing single dwelling. r � \ i Proposed detached accessory building with an apartment dwelling unit. ToumuI- �f Site Plan Proud Heritage,Exciting Futurr File Number:2024-A-56 Development Services December 4, 2024 Report No. DS2024-143 Page 10 of 14 Page 107 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re- Minor... Schedule 3: Elevation Drawings Front Elevation: Or — Left Elevation: u llWllllU11111iW1L1llIJ Rear Elevation; -� II IIIII�1111111 ILII __ =� , Right Elevation: Elevations Toumuhi ~�� Proud Heritage,Exciting Futurr He Number:2024-A-56 Development Services December 4, 2024 Report No. DS2024-143 Page 11 of 14 Page 108 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re- Minor... Schedule 4: Floor Plans Main Floor: I it lid YV �r Second Floor. - 1 _ , C rI I. 4 _ E I�• I, ,7 i t7, t Floor Plans 0�Toumshi ~�V Proud HcritaRc,Exciting Futurr File Number:2024-A-56 Development Services December 4, 2024 Report No. DS2024-143 Page 12 of 14 Page 109 of 333 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re: Minor... Schedule 5: County Official Plan — Land Use ..no.v u Ingram Rd. z r- m c J County of Simcoe — Land Use ^ ^O =3 Subject Lands County Official Plan Land Use-Lands Under Appeal Points -'�0 _ '. Under Appeal /�/��TnvnsI- f Greenlands �` e - Rural Proud Heritage,Exciting Future 0 100 m File Number:2024-A-56 Development Services December 4, 2024 Report No. DS2024-143 Page 13 of 14 Page 110 of 333 uG .drr'' >il. - .•.",/ ?tG'.�,�iG°; r,-."'';:..: . `mod;.. .�'� •...,..:,:'i..�: M. AV Av �ti ..:.. :. ..: AV '''• s%G„••' ,'l.•�ri,� .;fir;;;.'::.,� ��.` :i.. �. Ingram Rd. TownshipOfficial r Natural Heritage, Water Resourcesr • Natural Hazards Wetlands Mezi Permanent Streams )J1,11411-P qf Woodlands Treed Proud Heritage,Exciting Flow, Plantation 0 300 6.d) 6.00 p.m. DS2024-143, Catherine McCarroll, Senior Planner re- Minor... w I s I l_ Lid ,H Q CL - i N `\\ O O o 0 U LD •� CU Q � O ° (D o o � > 0 - L L- c O M E o (0 C) . . . . 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WON(W Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: George Vadeboncoeur, Manager, Planning Special Projects Meeting Date: December 4, 2024 Report No.: DS2024-148 Subject: Minor Variance Applications 2024-A-58 (11 Pearsall Place) and 2024-A-59 (11 Pine Tree Drive), Crystal Homes (Eagles' Rest) Corporation Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report DS2024-148 be received and adopted 2. That Minor Variance Applications 2024-A-58 and 2024-A-59, submitted by Crystal Homes (Eagles' Rest) Corporation specifically to permit a deck that encroaches 2.42 metres (7.9 feet) into the required rear yard setback on the lands known as 11 Pearsall Place and to permit a covered porch to encroach into the exterior side yard a distance of 0.27 metres (0.88 feet) on lands known as 11 Pinetree Drive, be approved subject to the conditions as outlined in report DS2024-148. 3. The conditions are as follows: a) That notwithstanding Section 5.9.1 of the Zoning By-law, the proposed encroachments on each lot shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the encroachment setbacks of the proposed single detached dwellings from the specified lot lines shall be substantially and proportionally in conformity with the dimensions as set out on the applications and sketch 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 deck footings (11 Pearsall Place) and the exterior of the porch (11 Pinetree Drive) and verifying in writing by way of survey/real property report, prior Development Services December 4, 2024 Report No. DS2024-148 Page 1 of 9 Page 125 of 333 6.e) 6.10 p.m. DS2024-148, George Vadeboncoeur, Manager, Planning Specia... to the pouring of the footings for the deck and the porch, that the deck at the rear of 11 Pinetree Drive is located no closer than 5.08 metres (16.6 feet) from the rear lot line and the porch at the exterior side of 11 Pearsall Place is located no closer than 4.23 metres (13.8 feet) to the exterior side lot line; d) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if required) 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 applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Background The single-family homes proposed for 11 Pearsall Place and 11 Pinetree Drive are located in the Eagles Rest Estates Subdivision. They will be constructed by the applicant, Crystal Homes (Eagles' Rest) Corporation, one of two builders in the subdivision. Schedule 1 to this report outlines the location of the two lots. rb cc *. �Y s yyr1.E ` r' t inr s -�..�,r .�. ,� C Y „ '''"DPP•••^^^ y ,aY„i y •'!R f ;r':ns7tA �/ � Opp I T'—7�r 1 )I '•• i� � ! I e♦i � r !�., �, tl'• 7� ,r / �f� s2if -.\x ni Dui '�!i_• �! I ' 'R' •� ;s - � ?1 � �1 I LLxx. '', S._'` - v • •A_)MV..7F A r , �'rrr•r- -r 11 Pinetree Drive 11 Pearsall Place The lot at 11 Pearsall Place is pie shaped and is shown on Schedule 2 to this report. It has a depth of 17.46 metres (57.28 feet) on the narrow (east) side, less than half the Development Services December 4, 2024 Report No. DS2024-148 Page 2 of 9 Page 126 of 333 6.e) 6.10 p.m. DS2024-148, George Vadeboncoeur, Manager, Planning Specia... typical depth of the lots in the subdivision. The builder has placed the house on the lot oriented in the same direction as other houses on the street as shown on Schedule 2. Due to the configuration of the lot and the size of the house, several architectural features would need to encroach in either the rear yard or exterior side yard setback. The builder has chosen to increase the maximum architectural encroachment into the required rear yard a distance of 2.42 metres (7.9 feet) instead of the required 1.0 metres (3.2 feet). The lot at 11 Pinetree Drive is a regular shaped corner lot located at the corner of Pearsall Place. It is shown on Schedule 3 to this report. The builder has placed the house on the lot oriented in the same direction as the houses on Pinetree Drive as shown on Schedule 3. The formal entrance to the home is proposed to be located at the side of the house facing Pearsall Place with a porch encroaching into the exterior side yard. It is noted that Section 5.9.1 of the Township's Zoning By-law does not permit porches, balconies or decks to encroach into the interior side yard or exterior side yard. The purpose of this report is to analyze the request for two minor variances proposed by Crystal Homes (Eagles' Rest) Corporation. Proposed Minor Variances Application 2024-A-58 (11 Pearsall Place): The applicant is proposing to increase the distance of a deck to encroach into the required rear yard from 1.0 metres (3.2 feet) to 2.42 metres (7.9 feet) to permit an attached deck at the rear of the single-family dwelling proposed for the property. As such, the applicant is seeking relief to Section 5.9.1 Encroachments in Required Yards Architectural Features, Balconies, and Porches: Required: Proposed: A distance of not more than1.0 metres (3.2 2.42 metres (7.9 feet) into the required feet) into the required yard. Rear Yard Set Back. Application 2024-A-59 (11 Pinetree Drive): The applicant is proposing to permit an unenclosed porch to encroach into the exterior side yard, whereas the Zoning By-law does not permit a porch to encroach into the exterior side yard. The applicant is seeking relief to Section 5.9.1 Encroachments in Required Yards Architectural Features, Balconies, and Porches of Zoning By-law 97-95: Required: Proposed: No unenclosed porches, balconies, or To permit an unenclosed porch to decks are permitted to encroach into the encroach into the exterior yard a distance interior side yard, exterior side yard. of 0.27 metres (0.88 feet). Development Services December 4, 2024 Report No. DS2024-148 Page 3 of 9 Page 127 of 333 6.e) 6.10 p.m. DS2024-148, George Vadeboncoeur, Manager, Planning Specia... Analysis Planning Act, R.S.O. 1990, c. P.13 Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and (4) whether the general purpose and intent of the Official Plan is maintained. A variance must meet all four of these tests. Planning Staff has reviewed these applications against the four tests as follows: Do the variances conform to the general intent and purpose of the Official Plan The subject lands are designated `Rural Residential' under the Township Official Plan and `Rural' under the County Official Plan. County and Township Official Plans generally allow for the construction of single detached homes under these designations. Staff is of the view that the proposed variances conform to the general intent and purpose of the Township and County Official Plans. Do the variances conform to the general intent and purpose of the Zoning By-law The subject properties are zoned "Residential One Exception 320 (R1*320)" under Township Zoning By-law 97-95, as amended. The exception zone establishes specific standards for the construction of single detached dwellings in this subdivision, such as minimum lot area, first story floor area, minimum lot frontage, property line setbacks, height, etc. The primary purpose of the rear yard setback is to provide an amenity area at the rear yard of the property. When staff reviewed the proposed minor variance for 11 Pearsall Place in detail, it noted that due to the configuration of the lot there is still a large amenity area at the rear and side of the house. The primary purpose of the exterior yard setback and restriction on encroachments is to ensure the proposed dwelling unit is setback sufficiently from the road so as not to be impacted by activities on the road such as snow ploughing and to provide for a sufficient area for snow storage. When staff reviewed the proposed minor variance for 11 Pinetree Drive in detail, it noted that the requested variance only pertains to the porch that protrudes into the exterior side yard. The setback of the proposed dwelling unit meets the requirements of the Zoning By-law. Under Section 5.9, Encroachments in Required Yards of the Zoning By-law, porches are not permitted to encroach into the required exterior side yard. The required setback is 4.5 Development Services December 4, 2024 Report No. DS2024-148 Page 4 of 9 Page 128 of 333 6.e) 6.10 p.m. DS2024-148, George Vadeboncoeur, Manager, Planning Specia... metres (14.7 feet) and the proposed set back is 4.23 metres (13.8 feet) an encroachment of 0.27 metres (0.88 feet). Based on the above it is staff's opinion that the two proposed minor variances conform to the general intent of the Zoning By-law. Are the variances desirable for the appropriate development of the lots? Planning Staff considered the proposed variances in the context of the shape of the properties, the size of the proposed single family dwelling units in relation to the rear lot line in the case of 11 Pearsall Place and the exterior lot line in the case of 11 Pinetree Drive and is satisfied that the proposed rear lot line setback or exterior lot line setback are not out of character with other lots in the area. Staff is of the view that the proposed minor variances are appropriate for the development of the two lots. Due to the proximity of the foundations to the lot lines, it is being recommended as a condition of approval, that the foundation for the deck and porch be surveyed in relation to the relevant lot lines to ensure the minimum setback is maintained. Based on the above, Staff is satisfied that the proposed variances would be considered desirable for the appropriate development of the lots. Are the variances minor? The question of the minor nature of these variances relate to their scale and impact. In Planning Staff's opinion, the requested minor variances to the rear lot line setback for the deck at 11 Pearsall Place and the exterior lot line setback and encroachment into the exterior side yard for the porch at 11 Pinetree Drive are minor in nature and are not anticipated to have any adverse impacts on the neighbouring residential properties or the boulevard. As the proposed variances are considered to conform to the general intent of the Official Plan, to meet the general intent of the Zoning By-law, to be appropriate for the desirable development of the lots and are not anticipated to have an adverse effect on the character of the surrounding area, the variances are considered to be minor. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Development Services December 4, 2024 Report No. DS2024-148 Page 5 of 9 Page 129 of 333 6.e) 6.10 p.m. DS2024-148, George Vadeboncoeur, Manager, Planning Specia... Corporate Strategic Priorities In December 2023, Council adopted the Township's Corporate Strategic Plan 2024- 2027. The application is consistent with the following Plan priority: • Well Planned Development Consultations Notice of the applications were circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. Public notice signs were also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Operations Department— No comments • Township Building Department— Provided the following comments: o Owner/Applicant to be aware that spatial separation calculations will be reviewed at time of building permit application. • Nottawasaga Valley Conservation Authority— No objection Attachments Schedule 1: Subdivision Plan with Two Subject Lots Indicated Schedule 2: Plot Plan and Elevation for 11 Pearsall Place Schedule 3: Plot Plan and Elevation for 11 Pinetree Drive Conclusion Planning Staff recommends that Minor Variance Applications 2024-A-58 and 2024-A-59 be approved on the basis that the applications meet the four tests of the Planning Act and conform to or are consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, George Vadeboncoeur, Manager, Planning Special Projects Nov. 27, 2024 Approvals: Date: Andy Karaiskakis, RPP, Manager, Planning Services Nov. 28, 2024 Brent Spagnol, RPP, Director, Development Services Nov. 29, 2024 Development Services December 4, 2024 Report No. DS2024-148 Page 6 of 9 Page 130 of 333 6.e) 6.10 p.m. DS2024-148, George Vadeboncoeur, Manager, Planning Specia... Schedule 1: Subdivision Plan with Two Subject Lots Indicated \rye\ F+} eAr0. 83 11 e � ,�,' Za .!•'j .1 �e .t .C. VV •� l�`OJ .,_�iyNib� / � � re m+rws I ; .<. � T e�/ ur y' ;.y •'Y!0. f �lJMC6BCW � � � y 1 ..1 a' r, i�•�. 1:: is`1:: rf it s 1>�ix�l n�r�•a� ,n '■� ���`�p +�,�_ � x•. 7 .>a �� ,e 1 ,� 7 - •`ar..x�.. .... .� •� -s u.i r� c.,,� , �� i �= x.1 L: Y na :. ,M 7 � 7 .,�; LL : :9 7 w ! 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WON_ Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: George Vadeboncoeur, Manager, Planning Special Projects Meeting Date: December 4, 2024 Report No.: DS2024-149 Subject: Minor Variance Applications 2024-A-60 (122 Pearsall Place), 2024-A-61 (52 Pearsall Place), 2024-A-62 (113 Pearsall Place) and 2024-A-63 (11 Herbert Avenue), Fernbrook Homes (Bass Lake) Ltd. Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report DS2024-149 be received and adopted 2. That Minor Variance Applications 2024-A-60, 2024-A-61, 2024-A-62, and 2024-A- 63, submitted by Fernbrook Homes (Bass Lake) Ltd., specifically to permit the following exterior side yard encroachments: a. 2024-A-60 (122 Pearsall Place) — 0.85 metres (2.78 feet) b. 2024-A-61 (52 Pearsall Place) — 0.55 metres (1.8 feet) c. 2024-A-62 (113 Pearsall Place) — 0.71 metres (2.32 feet) d. 2024-A-63 (11 Herbert Avenue) - 0.8 metres (2.6 feet) be approved subject to the conditions as outlined in report DS2024-149. Development Services December 4, 2024 Report No. DS2024-149 Page 1 of 11 Page 158 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... 3. The conditions are as follows: a) That notwithstanding Section 5.9.1 of the Zoning By-law, the proposed encroachments on each lot shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the exterior yard encroachments for the four proposed single detached dwellings shall be substantially and proportionally in conformity with the dimensions as set out on the applications 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 exterior of the porch for each of the subject properties and verifying in writing by way of survey/real property report, prior to the pouring of the footings for the porches, that the porches at the side of each of the dwelling units proposed for 52, 113, and 122 Pearsall Place and 11 Herbert Avenue are located no closer than the distances specified in aforementioned Paragraph 2. d) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if required) 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 applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Background The single-family homes proposed for 52, 113, and 122 Pearsall Place and 11 Herbert Avenue are located in the Eagles Rest Estates Subdivision. They will be constructed by the applicant, Fernbrook Homes (Bass Lake) Ltd, one of two builders in the subdivision. Schedule 1 to this report outlines the location of the four lots. The lots at 113, and 122 Pearsall Place and 11 Herbert Avenue are regular shaped corner lots in the - - _ subdivision. The plot plan — F � *.�F`,.. - -�' 4. and``y '!4 -- " `� and building elevation for each of these lots is shown on Schedules 2, 4, and 5 to this report. The lot at 52 -�_ Pearsall Place is also a corner lot, but slightly pie- shaped to the rear. The plot " '- plan and building elevation -------------- - > for this lot are shown on "'Paama"°'� Schedule 3 to this report. Development Services December 4, 2024 Report No. DS2024-149 Page 2 of 11 Page 159 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... The builder has oriented each of the dwelling units in the same direction as neighbouring homes. The formal entrance to each of the dwellings units is proposed to be located at the side of the house facing the street with a porch encroaching into the exterior side yard. It is noted that Section 5.9.1 of the Township's Zoning By-law does not permit porches, balconies or decks to encroach into the interior side yard or exterior side yard. The purpose of this report is to analyze the request for four minor variances proposed by Fernbrook Homes (Bass Lake) Ltd. Proposed Minor Variances The four applications request relief from Section 5.9.1 Encroachments in Required Yards Architectural Features, Balconies, and Porches under Zoning By-law 97-95, as amended, for four corner lots. Whereas the Zoning By-law does not permit unenclosed porches, balconies or decks to encroach into the interior side yard or exterior side yard of lots, the Minor Variance applications proposed the following: Application 2024-A-60 (122 Pearsall Place): The applicant is proposing to permit an unenclosed porch to encroach 0.85 metres (2.78 feet) into the exterior side yard, whereas the Zoning By-law does not permit a porch to encroach into the exterior side yard. Application 2024-A-61 (52 Pearsall Place): The applicant is proposing to permit an unenclosed porch to encroach 0.55 metres (1.8 feet) into the exterior side yard, whereas the Zoning By-law does not permit a porch to encroach into the exterior side yard. Application 2024-A-62 (113 Pearsall Place): The applicant is proposing to permit an unenclosed porch to encroach 0.71 metres (2.32 feet) into the exterior side yard, whereas the Zoning By-law does not permit a porch to encroach into the exterior side yard. Application 2024-A-63 (11 Herbert Avenue): The applicant is proposing to permit an unenclosed porch to encroach 0.8 metres (2.6 feet) into the exterior side yard, whereas the Zoning By-law does not permit a porch to encroach into the exterior side yard. Analysis Planning Act, R.S.O. 1990, c. P.13 Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and (4) whether the general purpose and intent of the Official Plan is maintained. A variance Development Services December 4, 2024 Report No. DS2024-149 Page 3 of 11 Page 160 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... must meet all four of these tests. Planning Staff has reviewed these applications against the four tests as follows: Do the variances conform to the general intent and purpose of the Official Plan The subject lands are designated `Rural Residential' under the Township Official Plan and `Rural' under the County Official Plan. County and Township Official Plans generally allow for the construction of single detached homes under these designations. Staff is of the view that the proposed variances conform to the general intent and purpose of the Township and County Official Plans. Do the variances conform to the general intent and purpose of the Zoning By-law The property at 52 Pearsall Place is zoned "Residential One Exception 320 (R1*320)". The properties at 113 Pearsall Place, 122 Pearsall Place, and 11 Herbert Avenue are zoned "Residential One Exception 319 (R1*319)". These exception zones establish specific standards for the construction of single detached dwellings in this subdivision, such as minimum lot area, first story floor area, minimum lot frontage, property line setbacks, height, etc. The primary purpose of the exterior yard setback and the limitations on encroachments in the exterior side yard is to ensure the proposed dwelling unit is setback sufficiently from the road so as not to be impacted by activities on the road such as snow ploughing and to provide for a sufficient area for snow storage. When staff reviewed the proposed minor variance for the four lots in detail, it noted that the requested variances only pertain to the encroachment of the porch. The setback of the proposed dwelling units meets the requirements of the Zoning By-law. Based on the above, it is staff's opinion that the four proposed minor variances conform to the general intent of the Zoning By-law. Are the variances desirable for the appropriate development of the lots? Planning Staff considered the proposed four variances to allow porches to encroach into the exterior yard setback in the context of the shape of the properties, the size and orientation of the proposed dwelling units in relation to the exterior lot line of each of the lots and is satisfied that the encroachments are not out of character with other lots in the area. Staff is of the view that the proposed minor variances are appropriate for the development of the four lots. Due to the proximity of the foundations to the lot lines, it is being recommended as a condition of approval, that the porches be surveyed in relation to the exterior lot lines to ensure the minimum setback is maintained. Based on the above, Staff is satisfied that the proposed variances would be considered desirable for the appropriate development of the lots. Development Services December 4, 2024 Report No. DS2024-149 Page 4 of 11 Page 161 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... Are the variances minor? The question of the minor nature of a variance relates to its scale and impact. In Planning Staff's opinion, the requested minor variances to permit the encroachments into the exterior side yard for the porches at 52, 113, and 122 Pearsall Place and 11 Herbert Avenue are minor in nature and are not anticipated to have any adverse impacts on the neighbouring residential properties. As the proposed variances are considered to conform to the general intent of the Official Plan, to meet the general intent of the Zoning By-law, to be appropriate for the desirable development of the lots and are not anticipated to have an adverse effect on the character of the surrounding area, the variances are considered to be minor. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities In December 2023, Council adopted the Township's Corporate Strategic Plan 2024- 2027. The application is consistent with the following Plan priority: • Well Planned Development Consultations Notice of the applications were circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. Public notice signs were also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Operations Department— No comments • Township Building Department— Provided the following comments: o Owner/Applicant to be aware that spatial separation calculations will be reviewed at time of building permit application. • Nottawasaga Valley Conservation Authority— No objection Development Services December 4, 2024 Report No. DS2024-149 Page 5 of 11 Page 162 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... Attachments Schedule 1: Subdivision Plan with Four Subject Lots Indicated Schedule 2: Plot Plan and Elevation for 122 Pearsall Place Schedule 3: Plot Plan and Elevation for 52 Pearsall Place Schedule 4: Plot Plan and Elevation for 113 Pearsall Place Schedule 5: Plot Plan and Elevation for 11 Herbert Avenue Conclusion Planning Staff recommends that Minor Variance Applications 2024-A-60, 2024-A-61, 2024-A-62, 2024-A-63 be approved on the basis that the applications meet the four tests of the Planning Act and conform to or are consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, George Vadeboncoeur, Manager, Planning Special Projects Nov. 27, 2024 Approvals: Date: Andy Karaiskakis, RPP, Manager, Planning Services Nov. 28, 2024 Brent Spagnol, RPP, Director, Development Services Nov. 29, 2024 Development Services December 4, 2024 Report No. DS2024-149 Page 6 of 11 Page 163 of 333 6.� 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... Schedule 1: Subdivision Plan with the Four Subject Lots Indicated CO.CESSIO - \ 40 O �, �� `± c •ay`i• �,'�, ,... • � ~� ti •d4tA t� ��'°9P�..r `« •�wa � ��a]a ,,n� .'.' to :y � i /!• ' 1 n 1 1 91 `p �'J �� .T e J' S 1• 1 « �Qw`r• •If C_�a+R / / •qpe S }a,�« N ae g,rt, a" E,sa ,,•h .M �MtJE „' «1.�, 'n � ,.,'£ . n iot / S � a+ �.�'«'a _m I 1= t a'• 'a. lie « // inu ne fa�_e'�',r�,a'T„� r��= .LS,,•` '�0.. a. �, ... ,n ,s. :m�,n�,n�m ,.erne �i, 'r'e .� IiN « «• � w ..—,.. �»r .Cay�''• -,yan�y� Q e ,« ,n - -��,4 y �`�., .d � ..ll�S~ � � ,�' n• n' �� e• ss - au -y�• « a • t`• » .�'`49'�` - 4-g,�.,�,.�>w't Ii.. t< I _i��..~ ^�"�• ,�,:% .]m�.- .., • i �» '] � ,6-:'4"� is ,m wa I« ,a ,oa w�Ya, « « �'. nro , a S .-. . .. .. .. .. .. : y t eaon ra • _ y t w I a+ -e-< m N N of « as N N n « « m ]• n•I y,e Lae e• a' _r —'N bT - ——————————— 52 Pearsall Place 122 Pearsall Place 11 Herbert Avenue 113 Pearsall Place Development Services December 4, 2024 Report No. DS2024-149 Page 7 of 11 Page 164 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... Schedule 2: Plot Plan Showing Setback and Elevation for 122 Pearsall Place - (2024-A-60) IMF rT I-(.-1­ 1 IT 34 0 Am AN 1 H• 1 • • r.L � I N • • • p y ------- Raw P60%31 r ---- � - �. ,� ,III •� -ter aw- - - • ,�:--------------- Me PQW"IN1i• 6RY Development Services December 4, 2024 Report No. DS2024-149 Page 8 of 11 Page 165 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... Schedule 3: Plot Plan Showing Setback and Elevation for 52 Pearsall Place - (2024-A-61) low r -= r -%-r771 1 17 11 Nt""- I.& AAA C i ► /Ur I e.r• l R ll t y i r b r- PEAg3AU RICE PrA f -r fYf ifAM�•►R M Development Services December 4, 2024 Report No. DS2024-149 Page 9 of 11 Page 166 of 333 6.� 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... Schedule 4: Plot Plan Showing Setback and Elevation for 113 Pearsall Place - (2024-A-62) I,I, ter, 1 a. J Fl- slow" ' • a t N ra• `fit MO i w.�lt • ss`KI 2 a- lesVIP W I V u a w A�AQ .w � dLr ,1 n•r. 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LO N Q ti O Q 00 O aQ a j ao7 ao � ao7 ao7- Page 172 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... `s 04 M ff ® x (D 'y N O N � O J O N CIO Wig" k� O Ca K � to � - ®�•� .,� " Or ct e a -71 Am f 'f rschti �R �w * I RAJa CDRr U .� -- SOYid rnsaY3d W U � � i o Cz O a . LPL a > N a N O p . . v a — NCL � r O Page 173 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... `s 04 Ir r� r N � [ }} r O --- CO r � CIO - ;t.cif r r i iU V VJ � ii I u r N � CD cz I ar rr 00 Nft u to - 1 O a) I E �� r CD O ill I� i v = I I f p Q O ' C: 0 r ` . LL a CIO N L- o _ § N i •0 G� .O 0 a CLN a r (D `. W Page 174 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... `s 04 M ff ® x 3 'y E: N O ^ N � O � J O ^ CO Cll � � ���F • �vaa s�aba �aa Cu ._______________________________„___----------------------- _-__ 3 - n Jill n w..w w �. 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W cu t� a — r a TOM - Page 177 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Special.. `s w 4 �f x ' x E: O I ICE I I Co ij�' jrI I I CIO ,� 1 J ' u cn I N cn I O Ca N m „ cn cn O CD O L) 6 O Ia Q N t L 11111 h E, titillt CIO a) 4�`� • L.L I Cz �"� � M \ N a •- O N O C i •O i O CLT" > aTOM W �- w Page 178 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... `s 04 M ff ® x 3 'y E: N O ^ N � O � J O ^ CO N 6 Epn U'S a J 3�Yld 7TdStltl3d ""` �� ' ----r--------------------------- arRar �ww O C6 - r y� � N � c ` "� c J �x _ c/J I Pin O �1 r mrr GmC CL CL O � � U n� K e i is i wer r O � " U � Cu N a� wLZLL a � � N CD < L N O r C: p . . r ar - Page 179 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... `s w M o x' a IE O }, .....-. -R O J ' I I -f--j O N D " I 1 I l J �� I� I V) ft F O cz r U) " ! ---- ' cn r C O lei u _ n }+ I1 I G Cz O II 0- 0 0 lit Ill I U II II � N II II w d Cz O . . .ALL CIO I � N > •� O r 0 > a r � W Page 180 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... `s M \V a CD O J O v Q J � N cn O Cu cn N m a C- cn O N E v Co O o _ _ L a C a) _ 0L O L N O ov U ---- v a Co ca v L- t M iL O a _ N r LM � W a Page 181 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... `s co a w 4 0 Q O cIq O O _� •� C� 1 a O cn 4-0 cu 4) M N Ena M O N r v O C liq a� o Ca N > .� LL _ •_ � %%%-0000 a0 � tun) o ii Tv ca am Page 182 of 333 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... �w 04 `s M ff ® x 3 'y E: cIq O LM J I M 'O N ( a x O Cu cn N m C- cn O N E Ca O a. Qil,l ca — C_a N a .L— LL O C R `V / L L > a� a O O Page 183 of 333 6 i) 6:20 p.m. D52024-149. George Vadeboncceur, Manager Planning Specia... ys 04 co a v N N > y N '6 O � a (O Y d = a J 3 O N I LM � C m a Co O U = aYI d Q O � C C I Q w 6J) 6.20 p.m. DS2024-149, George Vadeboncoeur, Manager, Planning Specia... Ilk `s >> A.- L _ •Q c Q W ++ n,� co0 L U W e L ++ co E cn 0 L ' o S 1 0 � cn Q' -0 0 0 x o cn cn F- � a) CIO U) C � � vi C � 00 � a� � � v o c6 L a) W L ° 0) CIO +� CD _ � c a � Qac � � OJ ° � .oa� m — tea Oco L U O O L L cu 0) s - O '^ U 'Q U Q o c6 e- U) a1 cn O � � � N N O cn J O m O �' Q E c" 1 N 1 '^ 0- � c W cn O -0 0d � O lit Cn a c O 0) N o a) N cn 0 m o � M c c `� E , ) 0 0 ° L U ° cn cn � 0 0) � � - U N \� cu o Q- � a) � � 0 O cn ai cn '�^/� o W L L m J m U VJ '^ m O Q � Q 0- Q � i W L Q 0 L O .� 0 cn v O N a C (n �i E O ° O O O �- Q cu 6 ° co O CU N0- � � 0a) Lo � CU = � + �� Cl) +, O O t, L O O •�1 O •V "_' U) L L L_ t6 O > QO O Lrj L U � O m WCL _ �r/^� O 0 O Q � +r Q -O 0 _r -- �./JJ cn C) (n Q c Q Q] Q� (� �n Q O O u) � Q O c � CD C cn -6 L CO Q- " � cu m O —'' J >, >' L) _ 0- 0 c -0 0 -a a) co m 0- , c � ai U x � > L can ° O O_ 0 d •acu m 0 0 o p > � ° � m °- O +� cn O O_ O_ O a) -0 f6 Q += ° o Q- ` H >' a) � a) cn s= a) cu E0 cacao `. -0cu < 0 _0CIO v � 0 a � OC M Page 185 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... 0; Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: December 4, 2024 Report No: DS2024-150 Subject: Consent Applications 2024-13-18, 2024-13-19 & 2024-B-20, Hang Gao & Xu Han, Concession 12, Part Lot 21 (Oro) Type: Requires Action Motion No.: Recommendation 1. That Report DS2024-150 be received and adopted; 2. That Consent Application 2024-B-18 by Hang Gao & Xu Han to permit the creation of a new residential lot having a lot frontage of approximately 31.09 metres (102.0 feet), a lot depth of approximately 67.1 metres (220.3 feet) and an area of approximately 0.2 hectares (0.49 acres) be approved, subject to the conditions as outlined in Report No. DS2024-150. 3. The conditions are as follows: a) 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, and water servicing on either the vacant severed or retained parcel. b) That the applicant submit, to the satisfaction of the Township, a hydrological study to confirm sufficient ground water supply and to determine if the soils are appropriate for the construction and use of a private septic system on the lots. c) That the applicant pay to the Municipality a fee of$2,000 as a parkland contribution for each residential lot to be created as cash-in-lieu of a parkland contribution Development Services December 4, 2024 Report No. DS2024-150 Page 1 of 14 Page 186 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... pursuant to By-law 2006-50 under the authority of subsection 53(13) of the Planning Act, R.S.O. 1990 c. P. 13. d) That the severed lands be rezoned to a Residential Zone to reflect the proposed residential uses. e) That all municipal taxes be paid to the Township of Oro-Medonte. f) 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 which conforms substantially with the application as submitted. A draft copy of the reference plan shall be provided to the Secretary-Treasurer for review and approval prior to registration on title. g) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality and for use for the issuance of the certificate of consent. h) That the Certificate of Consent be issued utilizing Form 2, under Section 53(42) of the Planning Act R.S.O. 1990, without qualification. i) That the conditions of consent imposed by the Committee be fulfilled within two years from the date of the giving of the notice of decision (Approval shall lapse where the conditions have not been fulfilled within two years 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. 4. That consent Application 2024-B-19 by Hang Gao & Xu Han to permit the creation of a new residential lot having a lot frontage of approximately 36.4 metres (119.4 feet), a lot depth of approximately 67.0 metres (219.8 feet) and an area of approximately 0.23 hectares (0. 56 acres) be approved, subject to the conditions as outlined in Report No. DS2024-150. 5. The conditions are as follows: a) 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, and water servicing on either the vacant severed or retained parcel. b) That the applicant submit, to the satisfaction of the Township, a hydrological study to determine if the soils are appropriate for the construction and use of a private septic system on the lots and to confirm sufficient ground water supply. c) That the applicant pay to the Municipality a fee of$2,000 as a parkland contribution for each residential lot to be created as cash-in-lieu of a parkland contribution pursuant to By-law 2006-50 under the authority of subsection 53(13) of the Planning Act, R.S.O. 1990 c. P. 13. Development Services December 4, 2024 Report No. DS2024-150 Page 2 of 14 Page 187 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... d) That the severed lands be rezoned to a Residential Zone to reflect the proposed residential uses. e) That all municipal taxes be paid to the Township of Oro-Medonte. f) 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 which conforms substantially with the application as submitted. A draft copy of the reference plan shall be provided to the Secretary-Treasurer for review and approval prior to registration on title. g) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality and for use for the issuance of the certificate of consent. h) That the Certificate of Consent be issued utilizing Form 2, under Section 53(42) of the Planning Act R.S.O. 1990, without qualification. i) That the conditions of consent imposed by the Committee be fulfilled within two years from the date of the giving of the notice of decision (Approval shall lapse where the conditions have not been fulfilled within two years 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. 6. That consent Application 2024-B-20 by Hang Gao & Xu Han to permit the creation of a new residential lot having a lot frontage of approximately 36.7 metres (120.4 feet), a lot depth of approximately 67.02 metres (219.8 feet) and an area of approximately 0.23 hectares (0.56 acres) be approved, subject to the conditions as outlined in Report No. DS2024-150. 7. The conditions are as follows: a) 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, and water servicing on either the vacant severed or retained parcel. b) That the applicant submit, to the satisfaction of the Township, a hydrological study to determine if the soils are appropriate for the construction and use of a private septic system on the lots and to confirm sufficient ground water supply. c) That the applicant pay to the Municipality a fee of$2,000 as a parkland contribution for each residential lot to be created as cash-in-lieu of a parkland contribution pursuant to By-law 2006-50 under the authority of subsection 53(13) of the Planning Act, R.S.O. 1990 c. P. 13. d) That the severed lands be rezoned to a Residential Zone to reflect the proposed residential uses. e) That all municipal taxes be paid to the Township of Oro-Medonte. Development Services December 4, 2024 Report No. DS2024-150 Page 3 of 14 Page 188 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... f) 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 which conforms substantially with the application as submitted. A draft copy of the reference plan shall be provided to the Secretary-Treasurer for review and approval prior to registration on title. g) That the applicant's solicitor prepare and submit a copy of the proposed conveyance for the parcel severed, for review by the Municipality and for use for the issuance of the certificate of consent. h) That the Certificate of Consent be issued utilizing Form 2, under Section 53(42) of the Planning Act R.S.O. 1990, without qualification. i) That the conditions of consent imposed by the Committee be fulfilled within two years from the date of the giving of the notice of decision (Approval shall lapse where the conditions have not been fulfilled within two years 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. 8. And that the applicant be advised of Development Services Committee's decision under the Secretary Treasurer's signature. Background The purpose of this report is to provide information and a staff recommendation to Development Services Committee regarding .P s Consent applications 2024-B-18, 2024-B-19 and 2024-B-20, which is intended to facilitate the creation of 7TUF three (3) new residential lots. The subject lands are located on the north side of Ridge Road East, east of Line 11 South, in the Hawkestone Rural Settlement area. The subject 21 property has frontage along Line 11 South of approximately 330.2 metres (1,083.3 feet) and approximately 270.7 metres (888.1 feet) along Ridge Road East and a lot area of approximately 36.7 hectares (90.6 acres) and are currently vacant. The majority of the land is under Development Services December 4, 2024 Report No. DS2024-150 Page 4 of 14 Page 189 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... agricultural cultivation. Surrounding land uses predominately consist of agricultural uses, rural non-farm dwelling lots and residential lots along Ridge Road. Consent Applications 2024-B-18, 2024-B-19 & 2024-B-20 The net result of the applications would create a total of three new residential lots and the retained lands. Individual consent applications (3) along with their details are provided below. Purpose of Application 2024-B-18: The applicants are requesting consent to sever lands for the purpose of the creation of a new residential lot. The details of the proposed consent (severance) are: Lands to be Severed: Lands to be Retained*: Frontage: Approximately 31.09m (102.0 ft.) Approximately 243.0 m (797.2 ft.) along Ridge Road East Depth: Approximately 67.1 m 220.3 ft. Irregular Area: Approximately 0.2 ha (0.49 ac.) Approximately 38.4 Hectares (94.78 ac.) Use: Residential Agricultural *Dimensions of the retained lands following Consent Applications 2024-B-18, 2024-B-19 and 2024-B-20. Purpose of Application 2024-B-19: The applicants are requesting consent to sever lands for the purpose of the creation of a new residential lot. The details of the proposed consent (severance) are: Lands to be Severed: Lands to be Retained*: Frontage: Approximately 36.4m (119.4 ft.) Approximately 243.0 m (797.2 ft.) along Ridge Road East Depth: Approximately 67.0 m 219.8 ft. Irregular Area: Approximately 0.23 ha (0.56 ac.) Approximately 38.4 Hectares (94.78 ac.) Use: Residential Agricultural * Dimensions of the retained lands following Consent Applications 2024-B-18, 2024-B- 19 and 2024-B-20. Purpose of Application 2024-B-20: The applicants are requesting consent to sever lands for the purpose of the creation of a new residential lot. The details of the proposed consent (severance) are: Lands to be Severed: Lands to be Retained*: Frontage: Approximately 36.7m (120.4 ft.) Approximately 243.0 m (797.2 ft.) along Ridge Road East Depth: Approximately 67.0 m 219.8 ft. Irregular Area: Approximately 0.23 ha 0.56 ac. Approximately 38.4 Hectares 94.78 ac. Use: Residential Agricultural Development Services December 4, 2024 Report No. DS2024-150 Page 5 of 14 Page 190 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... * Dimensions of the retained lands following Consent Applications 2024-B-18, 2024-B- 19 and 2024-B-20. A location map is attached as Schedule 1 to this report. ' Analysis Provincial Planning Statement (2024) / Retained Land 38.46 Ha The intent of the �// Ro11:4346O1OO10432OO Provincial Planning LOT#3 - Statement (PPS) is to J LOT#2 build strong and healthy LOT#1 communities while at the / same time promoting efficient land use and a' development patterns. The PPS directs that designated settlement areas are to be the focus of growth, with a mix of densities and land uses, for the purposes of achieving the efficient use of land and infrastructure. Specifically, Section 2.3.1.1 states that "settlement areas shall be the focus of growth and development" (p. 8). Planning Staff is of the opinion that the proposed development is consistent with the policies of the PPS as the proposed new lots are located within a rural settlement area (Hawkestone) and the severed lands would be serviced by private individual water and septic systems, which is an appropriate method of servicing commonly utilized within Rural Settlement Areas that do not have municipal services (water and sanitary) available. Lake Simcoe Protection Plan (LSPP) The lands to be severed are located outside of the Lake Simcoe Region Conservation Authority's regulated area. However, the property is within the Lake Simcoe Watershed and is therefore subject to the policies found within the Lake Simcoe Protection Plan (LSPP). Planning Staff have reviewed the subject consent applications in context to the policies in the LSPP, specifically Designated Policy (DP) 4.15 which restricts new on- site sewage system or subsurface sewage system within 100.0 metres (328.1 feet) of the Lake Simcoe shoreline. The proposed lots are located outside the 100.0 metres (328.1 feet) setback relinquishing the need for restriction under Policy 4.15 DP. Development Services December 4, 2024 Report No. DS2024-150 Page 6 of 14 Page 191 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... County of Simcoe Official Plan The subject lands are designated "Settlements" in accordance with Schedule 5.1 (Land Use Designations) in the Simcoe County Official Plan. Pursuant to Table 5.1 of the County's Official Plan, Hawkestone is recognized as a settlement area in the Township. Section 3.5 of the County Official Plan contains policies relating to the "Settlements" designation. The objectives of the "Settlements" designation are to: "focus population and employment growth and development within settlements...to develop a compact urban form that promotes the efficient use of land and provision of water, sewer, transportation, and other services...to promote development forms and patterns which minimize land consumption and servicing costs" (p.26). In Planning Staff's opinion, the proposed development conforms to these policies as the lands are located within a Rural Settlement Area, and therefore it is not anticipated to have any adverse effect on any agricultural uses or environmental features. Notice of these applications have been circulated to the County, but as of the preparation of this report, County Staff have not provided any comments; Committee should have regard to any County comments that may be received. Township of Oro-Medonte Official Plan The subject lands are designated "Rural Settlements" in the Township's Official Plan (refer to Schedule 3). The intent of the "Rural Settlements" designation is to accommodate limited growth due to servicing constraints and to recognize unserviced, partially serviced or limited services for residential development in these communities. Permitted uses in the "Rural Settlements" designation include, among others, single detached dwellings. As indicated in Section 2.4.3 — Development Policies, development adjacent to existing land uses shall be required to be complementary and compatible to existing land uses through the use of common or gradual scale, massing, and height. The creation of a new lot in the "Rural Settlements" designation is permitted subject to Section 4.8 and the provisions of the Zoning By-law. New infill lots, on lands without municipal services, or with partial services, may be permitted by severance or plan of subdivision subject to the following: a) direct access is provided to an open and maintained public road; b) the feasibility of a private water supply and/or sewage disposal system is demonstrated to the satisfaction of the Township through a hydrological study that assesses the assimilative capability of the soils and confirms sufficient ground water supply. The proposed lots shall have direct access to Ridge Road East, which is maintained by the Township. As a condition of approval, Planning Staff are requiring the applicant to prepare a hydrological study to confirm sufficient ground water supply and to determine Development Services December 4, 2024 Report No. DS2024-150 Page 7 of 14 Page 192 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... if the soils are appropriate for the construction and use of a private septic system on the lots. By severing the lands, the retained portion could be available for future development, without limiting the overall development potential of the lands. The applicant has provided a concept plan of a potential future development pattern, included as Schedule 5 to this report. The consideration of this proposal and decisions of the Committee do not bias the Township's position with respect to any future development applications for the balance of the lands as subsequent applications shall be considered based on their own planning merits. The proposed consents were assessed against the development of land policies in the "Rural Settlements" designation and Section 4.8 of the Official Plan. On the basis of the analysis of the applications in relation to the Township's Official Plan, it is the opinion of Planning Staff that the severance applications conform to the policies of the Township's Official Plan. Township Zoning By-law The subject lands are currently zoned "Agricultural/Rural Exception 15 (A/RU*15)" and "Environmental Protection (EP)" in accordance with the Township's Zoning By-law No. 97-95, as amended (refer to Schedule 4). Exception 15 states that only uses that existed on the effective date of this By-law are permitted on those lands. As a condition of consent approval, the applicant will be required to obtain a Zoning By-law Amendment to place the severed lands into a "Residential One (R1)" Zone category which is appropriate for a residential lot within a Rural Settlement area. Financial/Legal Implications/ Risk Management Potential financial and legal implications may apply should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended • Lake Simcoe Protection Plan Development Services December 4, 2024 Report No. DS2024-150 Page 8 of 14 Page 193 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... Corporate Strategic Priorities Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of the applications were circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. Public notice signs were also posted on the subject lands. As of the preparation of this report, the following comments have been received: - Township Operations & Infrastructure: no comment. - Township Building Division: no comment. Attachments Schedule 1: Location Map Schedule 2: Consent Sketch Schedule 3: Township Official Plan — Land Use Schedule 4: Existing Zoning Schedule 5: Applicant's Conceptual Development Plan Conclusion Planning Staff recommends that Consent Applications 2024-B-18, 2024-B-19 and 2024- B-20 be approved, specifically to permit the creation of three new residential lots on lands legally known as Concession 12, Part Lot 21 (Oro), as the applications conform to and are consistent with applicable Provincial, County and Township land use policies, and represents good planning. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, November 25, 2024 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services November 27, 2024 Development Services December 4, 2024 Report No. DS2024-150 Page 9 of 14 Page 194 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... Schedule 1: Location Map 65 196 11 N+n wa w. =� 1966 1906 96 1141878 N 1815 1893 220 21s 227 244 235 1709 1544 246 252 1530 260 3 363-7 281 1667 276 3 4 1553 28�29� 252 5 8 294 22 a 25 Cep 23 7 Gd 310 20 1a 19 rook_ res. J J.Ohn=$t. 1s 100 1501 11 330 11 Location hi& Tortmshi o ® Subject Lands /(� __ _ - f (W G Proud Heritage,Exciting Future 0 loom File Number:2024-B-18 to 20 N �� Development Services December 4, 2024 Report No. DS2024-150 Page 10 of 14 Page 195 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... Schedule 2: Consent Sketch I Retained Land 46 Ha � Roll:43460100101043200 LOT#3 -- _ LOT#2 LOT#1 r Consent Sketch Proud Heritage,lscitiug Maurr File Number:2024-B-18 to 20 Development Services December 4, 2024 Report No. DS2024-150 Page 11 of 14 Page 196 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... Schedule 3: Township Official Plan — Land Use 65 196 11 N+n wa w. 146� 1)O6 96 114 1878 ; U7 �` C ` J' 129 eta., 815 893 20 220 219 227 244 235 1709 1544 246 252 1530 ,260 36 32 276 281 1667 4 0 1553 28� 29 3 25� 5 8 294 C 25 Q 22 N 23 7 �9drb 310 20 is 19 rook Clrel. John-Stl 16 1UU 1501 11 330 11 Township Official Plan — Land Use Q Subject Lands Agricultural Tortmshipo C,2 Proposed Lots Greenlands (W G Rural Settlements Proud Heritage,Exciting Future 0 loom File Number:2024-B-18 to 20 Development Services December 4, 2024 Report No. DS2024-150 Page 12 of 14 Page 197 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... Schedule 4: Existing Zoning A/RU l� m n A RU-15 EP' GC(H) A/RU R1 A/RU*15 N w I E A/RU*15 4) _ Rl 20 A/RU RI R1 R1 LC*18 A/RU R1 ro A/RU*15 ry C R1 R1 Cn Ridge Rd.� c� Ri EP Existing Zoning R (Residential One) I(Institutional) I R2(Residential Tyro) Subject Lands 0 RUR2(Rum]Residential Two) J To]unship o f LI(Local Industrial) r:1 Proposed Lots O LC(Local Commercial) !� GC(General Commercial) Proud Heritage,Exciting Future A/RU(Agricultural/Rural) EP(Environmental Protection) 0 100 m File Number:2024-B-18 to 20 PR(Private Recreational) Development Services December 4, 2024 Report No. DS2024-150 Page 13 of 14 Page 198 of 333 6.g) 6.30 p.m. DS2024-150, Andy Karaiskakis, Manager, Planning Services ... 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O O w of � a) V � Q O a) a) a) o x o }: a' 4- Cu '� n. Cu a . o CLCIq a) c� O U O OCu U a Cn >+ `� a) OL O > O a) O ca a) cn a) a) O CO O CO CO N >, � � L � ° o � oa�i m c O U +� ' (n M > m � O O � O � C o � a) 00 � oU) � � Ua) � m ,� O a) O i O M� > ° U O C t E W U O a) U U) cn 0 >' a) a) +� ^ E r O m c\i a) i- U f R U a) a) O N U �V N a 0 0 E t c p U N O � � � � 00- a) ° � p cn ., Cn — 4- v O `� v = c 0 0 / m > O c m 0 0- (� N Q- � � EQ � � � o Q 4 U_ a) C: cn : U- cn N ° U ° o � Cu c CNIcn o 4- a) 0 LOin z c CO Q- z (n �••r O O O O ° N '� LO m40U L) Z.- -0 cam O a) O p •O L O cn Ua) -c c + in r >+ L �--• (n Q CO V I.L � Page 215 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... 0; Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: December 4, 2024 Report No: DS2024-151 Subject: Consent Applications 2024-13-21, 2024-13-22, 2024-13-23, 2024-13- 24, 2024-13-25, 2024-13-26 & 2024-13-27, Concession 5, Part Lot 21, Parts 2 — 17 & 23 — 29 on Reference Plan 51 R-23263 (Oro) Type: Requires Action Motion No.: Recommendation 1. That Report DS2024-151 be received and adopted; 2. That Consent Applications 2024-B-21 to 2024-B-27 to permit the creation of seven (7) new industrial lots on lands described as a Concession 5, Part Lot 21, Parts 2 — 17 & 23 — 29 on Reference Plan 51 R-23263 (Oro) be deferred to allow time for comments to be received from the Nottawasaga Valley Conservation Authority (NVCA) and the Township's Environmental Services Department. 3. And that the applicant be advised of Development Services Committee's decision under the Secretary Treasurer's signature. Background The purpose of this report is to provide information and a staff recommendation to Development Services Committee regarding Consent applications 2024-B-21 to 2024- B-27, which is intended to facilitate the creation of seven (7) new industrial lots. The subject lands are located in the Guthrie Industrial Business Park located on the east side of Line 4 South, south of Holick Road. The subject property has a frontage Development Services December 4, 2024 Report No. DS2024-151 Page 1 of 13 Page 216 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... along Line 4 South of approximately 211.5 metres (693.8 feet), a frontage of approximately 333.3 metres (1,093.5 feet) f along Holick Road and a lot area of f approximately 10.2 hectares (25.2 acres) and are currently vacant. Surrounding WRofckR land uses consist of woodlands to the east, industrial uses to the south, adrive- in theatre on the west side of Line 4 South �_ 's:•. �= .�►tis ,. f_. and future skills trade training facility on V N -the north side of Holick Road. _ ` Consent Applications 2024-B-21, 2024-B- J LL 22, 2024-B-23, 2024-B-24, 2024-B-25, 2024-B-26 & 2024-B-27 4 Woo W -Rd pp p Pur ose of Application 2024-B-21: The 9 applicants are requesting consent to 3 sever lands for the purpose of the creation of a new industrial lot. The details of the proposed consent (severance) are: Lands to be Severed (Lot 1 on Lands to be Retained (Lot 8 on Applicants Sketch): Applicants Sketch)*: Frontage: Approximately 128.7 m 422.2 ft. Approximately 82.7 m 271.3 ft. Depth: Approximately 104.1 m (341.5 ft.) Irregular Area: Approximately 0.96 ha 2.38 ac. Approximately 1.27 ha 3.14 ac. Use: Industrial Environmental Protection *Dimensions of the retained lands following Consent Applications 2024-B-21 - 2024-B- 27. Purpose of Application 2024-B-22: The applicants are requesting consent to sever lands for the purpose of the creation of a new industrial lot. The details of the proposed consent (severance) are: Lands to be Severed (Lot 2 on Lands to be Retained (Lot 8 on Applicants Sketch): Applicants Sketch)*: Frontage: Approximately 72.2 m 236.9 ft. Approximately 82.7 m 271.3 ft. Depth: Approximately 201.8 m 662.0 ft. Irregular Area: Approximately 1.8 ha (4.6 ac.) Approximately 1.27 ha (3.14 ac.) Use: Industrial Environmental Protection *Dimensions of the retained lands following Consent Applications 2024-B-21 - 2024-B- 27. Purpose of Application 2024-B-23: The applicants are requesting consent to sever lands for the purpose of the creation of a new industrial lot. The details of the proposed consent (severance) are: Development Services December 4, 2024 Report No. DS2024-151 Page 2 of 13 Page 217 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Lands to be Severed (Lot 3 on Lands to be Retained (Lot 8 on Applicants Sketch): Applicants Sketch)*: Frontage: Approximately 58.6 m (192.2 ft.) Approximately 82.7 m (271.3 ft.) Depth: Approximately 202.3 m 663.7 ft. Irregular Area: Approximately 1.1 ha 2.9 ac. Approximately 1.27 ha 3.14 ac. Use: Industrial Environmental Protection *Dimensions of the retained lands following Consent Applications 2024-B-21 - 2024-B- 27. Purpose of Application 2024-B-24: The applicants are requesting consent to sever lands for the purpose of the creation of a new industrial lot. The details of the proposed consent (severance) are: Lands to be Severed (Lot 4 on Lands to be Retained (Lot 8 on Applicants Sketch): Applicants Sketch)*: Frontage: Approximately 58.6 m 192.2 ft. Approximately 82.7 m 271.3 ft. Depth: Approximately 202.3 m 663.7 ft. Irregular Area: Approximately 1.1 ha 2.9 ac. Approximately 1.27 ha 3.14 ac. Use: Industrial Environmental Protection *Dimensions of the retained lands following Consent Applications 2024-B-21 - 2024-B- 27. Purpose of Application 2024-B-25: The applicants are requesting consent to sever lands for the purpose of the creation of a new industrial lot. The details of the proposed consent (severance) are: Lands to be Severed (Lot 5 on Lands to be Retained (Lot 8 on Applicants Sketch): Applicants Sketch)*: Frontage: Approximately 58.3 m 191.2 ft. Approximately 82.7 m 271.3 ft. Depth: Approximately 202.8 m (665.3 ft.) Irregular Area: Approximately 1.1 ha (2.9 ac.) Approximately 1.27 ha (3.14 ac.) Use: Industrial Environmental Protection *Dimensions of the retained lands following Consent Applications 2024-B-21 - 2024-B- 27. Purpose of Application 2024-B-26: The applicants are requesting consent to sever lands for the purpose of the creation of a new industrial lot. The details of the proposed consent (severance) are: Lands to be Severed (Lot 6 on Lands to be Retained (Lot 8 on Applicants Sketch): Applicants Sketch)*: Frontage: Approximately 48.0 m (157.4 ft.) Approximately 82.7 m (271.3 ft.) Depth: Approximately 202.8 m 665.3 ft. Irregular Area: Approximately 1.2 ha (3.0 ac.) Approximately 1.27 ha (3.14 ac.) Use: Industrial Environmental Protection *Dimensions of the retained lands following Consent Applications 2024-B-21 - 2024-B- 27. Development Services December 4, 2024 Report No. DS2024-151 Page 3 of 13 Page 218 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Purpose of Application 2024-B-27: The applicants are requesting consent to sever lands for the purpose of the creation of a new industrial lot. The details of the proposed consent (severance) are: Lands to be Severed (Lot 7 on Lands to be Retained (Lot 8 on Applicants Sketch): Applicants Sketch)*: Frontage: Approximately 41.0 m 134.5 ft. Approximately 82.7 m 271.3 ft. Depth: Approximately 203.3 m (666.9 ft.) Irregular Area: Approximately 1.6 ha 4.0 ac. Approximately 1.27 ha 3.14 ac. Use: Industrial Environmental Protection *Dimensions of the retained lands following Consent Applications 2024-B-21 - 2024-13- 27. SUBJECT LANDS 1 Holick Road SEVERANCE SKETCH PART OF LOT 21,CONCESSION 5 uw TOWNSHIP OF ORO-MEDONTE _ COUNTY OF SIMCOE LINE 4 SOUTH&HOLICK RD LOT2 LOT LOT LOT LOTS L0T7 18,63Om2 11,852m2 11,868m2 11.824mZ 203Ao.1 (zsa.a) (2.92sa) 12,157rr� 16,467m2 O (aoo—) N.DTaU 2wc zms xJnnu .�varr rer MmJ rm 2TJ'r smsac x �nnuBJec�uNDs w�It wart nuMeeM AMeMn Iaos FASTING EASEMENT S NVCA REGULATION LIMP 9 - - -SI -- -- --- FASTING WOOOUNDS 7 LOT 9,642m2 (23B aeJ I LI 22 A location map is attached as Schedule 1 to this report. Analysis Provincial Planning Statement (PPS, 2024) The intent of the Provincial Planning Statement (PPS) is to build strong and healthy communities while at the same time promoting efficient land use and development patterns. Planning Staff have reviewed the subject Consent and Minor Variance Applications with respect to the intent of the PPS. Specifically, the policies pertaining to Employment, Employment Areas were reviewed. Section 2.8.2.1 of the PPS states Development Services December 4, 2024 Report No. DS2024-151 Page 4 of 13 Page 219 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... that, "planning authorities shall plan for, protect and preserve employment areas for current and future uses and ensure that the necessary infrastructure is provided to support current and projected needs." Section 5.2.1 of the PPS states that "planning authorities shall, in collaboration with conservation authorities where they exist, identify hazardous lands and hazardous sites and manage development in these areas." Furthermore, the PPS directs development outside of hazardous lands adjacent to river, stream and small inland lake systems which are impacted by flooding hazards and/or erosion hazards, and that development and site alteration shall not be permitted within areas that would be rendered inaccessible to people and vehicles during times of flooding hazards unless it has been demonstrated that the site has safe access appropriate for the nature of the development and the natural hazard or a floodway regardless of whether the area of inundation contains high points of land not subject to flooding. 6 _ The subject property is within both the Nottawasaga Valley Conservation z,- - - - - - --- � _I 2 Authority (NVCA) and the Lake Simcoe -- -- Region Conservation Authority (LSRCA) - -- -- regulated area (refer to Schedule 2). The portion of the property that is regulated by the NVCA contains a floodplain hazard fi'p qJU due to a watercourse located on the western portion of the property. tfifi wt.-Rd. The applicant has submitted a Functional p Servicing Report and Floodplain Study to I' re-assess the floodplain located on the Conservation Authority Regulated Area subject property and evaluate conformity r_-J of the proposal with relevant natural S1—R""`°°""°'- L Ap"9.1 ��``�""1` hazard-related policies. This technical .awa S mcw Regim Coneervauon;l54CAj%gula�a]n-.i study is being reviewed by the NVCA and the Township's engineering consultant to determine if the proposal complies with the natural hazard-related policies and is located outside of the floodplain and is flood free. At the time of the writing of this report, comments have not been received by the Township. It is recommended that the consent applications be deferred until such time as comments have been received from the NVCA and the Township's engineering consultant. County of Simcoe Official Plan The subject lands are designated "Rural" in the County of Simcoe's Official Plan. The "Rural" designation permits rural industrial uses subject to the criteria outlined in 3.7.5 of the County's Official Plan. The "Rural" designation is silent in respect to new lot creation for industrial uses and therefore, Staff refer to the General Development Policies. Specifically, Section 3.3.2 states that, "subdivision of land by plan of subdivision or Development Services December 4, 2024 Report No. DS2024-151 Page 5 of 13 Page 220 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... consent, or plans of condominium, are permitted only for the land uses permitted in the designation or that maintain the intent of the Plan's objectives and policies." Further, Section 3.3.7 discourages lot creation in close proximity to settlement area boundaries; however, the policy then states that where a rural employment area exists, the "Rural" policies shall apply. In this regard, the "Rural" policies are silent in respect to Rural Employment Area industrial lot creations. Therefore, on the basis that these lands are designated "Employment Area" in the Township's Official Plan and zoned "Economic Development (ED)" in the Townships Zoning By-law, and both permit Industrial Uses, it is the opinion of Planning Staff that the applications generally conform to the County of Simcoe's Official Plan. As of the preparation of this report, Development Services Staff has not received comments from the County. The members of the Committee should have regard to any County comments that may be received. Township of Oro-Medonte Official Plan The subject lands are designated "Employment Area" in the Township's Official Plan (refer to Schedule 3). The intent of the "Employment Area" designation is to accommodate a range of industrial and service type businesses as well as accessory and ancillary commercial uses. One of the main objectives of the "Employment Area" designation is to ensure that the Township is positioned to accommodate new and expanded business activities that provide jobs to local residents and positive economic impact to the municipality. The creation of a new lot in the "Employment Area" designation is permitted subject to Section 4.8 (Subdivision of Land) of the Official Plan and the provisions of the Zoning By-law. The proposed lots shall have direct access to either Line 4 South or Holick Road, both of which are maintained by the Township. As mentioned in a previous section of this report, the applicant submitted a Functional Servicing Report and Floodplain Study to address stormwater management issues as well as related environmental concerns (flood hazard). This technical study is being reviewed by the NVCA and the Township's engineering consultant to determine if the proposal complies with the natural hazard- related policies and is located outside of the floodplain and is flood free. At this time, it is premature to determine whether the proposed lot creations are appropriate and comply with the policies contained in the Townships Official Plan. Township Zoning By-law The subject lands are zoned "Economic Development (ED)" in Township's Zoning By- law 97-95, as amended (refer to Schedule 4). The severed and retained parcels would comply with the Zoning By-law with respect to lot frontage and lot area. Development Services December 4, 2024 Report No. DS2024-151 Page 6 of 13 Page 221 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Financial/Legal Implications/ Risk Management Potential financial and legal implications may apply should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended • Lake Simcoe Protection Plan Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of the applications were circulated to various review agencies and Township departments, posted on the Township's website and on the Township's social media accounts. Public notice signs were also posted on the subject lands. As of the preparation of this report, the following comments have been received: Department/Agency Comments: • Township Operations & Infrastructure: No comments. • Township Building Division: No comments. Attachments Schedule 1: Location Map Schedule 2: Nottawasaga Valley Conservation Authority (NVCA) and Lake Simcoe Region Conservation Authority (LSRCA) Regulated Area Schedule 3: Township Official Plan — Land Use Schedule 4: Existing Zoning Schedule 5: Applicant's Severance Plan Development Services December 4, 2024 Report No. DS2024-151 Page 7 of 13 Page 222 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Conclusion Planning Staff recommends that Consent Applications 2024-B-21, 2024-B-22, 2024-B- 23, 2024-B-24, 2024-B-25, 2024-B-26 and 2024-B-27 be deferred to allow time for comments to be received from the Nottawasaga Valley Conservation Authority (NVCA) and the Township's Environmental Services Department. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, November 25, 2024 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services November 27, 2024 Development Services December 4, 2024 Report No. DS2024-151 Page 8 of 13 Page 223 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Schedule 1: Location Map .neYmc Wlkv RE.I- I en.al-hIM Rd.W. » 7 oM R.nw Rd elk. en S7 J -- Holick Rd. 26 vi �— ar 9a 4 8 10 12 14 16 18 20 22 24 165 Winstar Rd. 207 5 7 9 11 15 Location F-I Subject Lands 0 7"t�cQ�nf Proud Heritage,Exciting Fulm, 0 loom File Number:2024-B-21 to 27 ti i i i Development Services December 4, 2024 Report No. DS2024-151 Page 9 of 13 Page 224 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Schedule 2: Nottawasaga Valley Conservation Authority (NVCA) and Lake Simcoe Region Conservation Authority (LSRCA) Regulated Area 80 Rd.E m•Rd w. CR a.—Rd,[ 10 9 8 7 2270 MeN pm.�d.w a,arae. � 2278 31 - — —oil y 5 2240 2—J m 4 2. 3 IF2282S —- - 2100t�' 14 10 59 2186 CI 2 11 2101 �— -- 21 —�— 2081 _32 2299 L r � — 35— I A 57 so � H lick Rd. 26 c 98 � — 4 8 10 12 14 16 18 20 22 24 165 Winstar Rd. i 207 5 7 9 11 15 239 Conservation Authority Regulated Area Subject Lands T'owt>_dtip of Nottawasaga Valley Conservation Authority(NVCA)Regulated Area Proud Heritage,Exciting Fulm, QLake Simcoe Region Conservation(LSRCA)Regulated Area 0 200 M File Number:2024-B-21 to 27 ti L t t t Development Services December 4, 2024 Report No. DS2024-151 Page 10 of 13 Page 225 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Schedule 3: Township Official Plan — Land Use 19 4 Z .neYme Wlkv xE.E. arnk..hlbv AA.W. » c p 9 70 8 i 7 22 y' �27 h i 6 y 5 2240 d' 7 { aa.Nt. 4 �d 3 � 2282 +�a..a.w. 59 2186 2 l 1 �. T 2049 2101 21 2081 32 --- 3q 33 i --- I"IOI ICrk Wd,,... 1 86 N� 1 v c � J 98 4 8 10 12 14 16 18 20 22 24 165 Winstar Rd. 207 5 7 290 9 11 15 239 239 Township Official Plan — Land Use rb Subject Lands Agricultural Rural Settlements Employment Are. /1 I�Ot__ Its�t r�l qf Greenlands ■l/Y��(�/' ��(l Highway commercial Proud Heritage,Exciting Fulm, 0 loom File Number:2024-B-21 to 27 ti I l l l l Development Services December 4, 2024 Report No. DS2024-151 Page 11 of 13 Page 226 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Schedule 4: Existing Zoning r! A/RU ��i� RUR2 Z OS y' R1 GC R d Rl I GC 1 11 HG ED HOlick Rd. � ED AJRU IC —7 A/RU A/RU"26 J Winstar Rd. I ED I Existing Zoning 0 RI(Residential One) F-7 RUR2(Rural Residential Two) 1 Subject Lands ' ) �„� ED(Economic Development) %ptlrytgjljt���j _ GC(General Commercial) A/RU(Agricultural/Rural) Proud ikiaggr,1:a%,aiug Ivuurr ® EP(Environmental Protection) / Os(Open space) / 0 100 m File Number:2024-B-21 to 27 1(Institutional) N I I I I I Development Services December 4, 2024 Report No. DS2024-151 Page 12 of 13 Page 227 of 333 6.h) 6.40 p.m. DS2024-151 , Andy Karaiskakis, Manager, Planning Services ... Schedule 5: Applicant's Severance Plan uacx R� SEVERANCE .. 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Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: December 4, 2024 Report No.: DS2024-152 Subject: Zoning By-law Amendment Application 2024-ZBA-04, Patricia & Douglas Frost, 478 Bass Lake Sideroad, 2573 Line 5 North and 4346-010-003-21113 Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-152 be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-04 (Frost), specifically to rezone the subject lands from "Agricultural/Rural (A/RU) Exception 197 (A/RU*197)" Zone to the "Agricultural/Rural (A/RU)" and "Open Space (OS)" Zones on Schedule A16 to Zoning By-law No. 97-95, as amended, be approved; 3. That the appropriate staff bring forth the By-law for Council consideration. 4. And that the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services December 4, 2024 Report No. DS2024-152 Page 1 of 14 Page 252 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Background The purpose of this report is to remove zone exception 197 (*197) from all three properties as it currently permits a Bed & Breakfast Establishment which is no longer in use. There is also a need to rezone a portion of the property that was conveyed to Simcoe County to enlarge their County forests to the "Open Space (OS)" Zone. The subject lands currently consist of 3 properties: • 478 Bass Lake Sideroad West, which has a lot area 4.95 hectares (12.22 acres) according to MPAC and contains a single detached dwelling and accessory buildings, • A portion of 2573 Line 5 North, which is approximately 36.4 hectares (90.0 acres) and is part of the Simcoe County forest; and, • 4346-01 0-003-21 1 1 3 which has a lot area of 1.38 hectares (3.43 acres) according to MPAC records and is currently vacant. Previous Planning Applications In 2010, the applicants had ww" y obtained approval of a Zoning By-law Amendment to rezone the lands from the 00. "Agricultural/Rural (A/RU)" Zone to the "Agricultural/Rural - Exception 197 Hold [A/RU*197(H)]" Zone to permit a bed & breakfast Part of 4346 010-003-03600 Part of 2573 Line 5 North establishment (2009-ZBA-24). Simcoe County Forest Zoned A/RU"197 Later in 2010, the hold was removed after the applicants had entered into a site plan agreement with the Township (2010-SPA-03). In November �. 2023, the Site Plan Agreement was removed from title of the 4346-010-003-21110 4346-010-003-21113 47t3 Bass Lake Zoned A/RU`197 property as the bed and Sideroad West This residential lot was breakfast establishment was no ZonedA/RU`197 created in2023 through the K conveyance of part of longer in use. Shortly after, in 4346-010-003-03600 Part 2 on 51 R-29419 to be (identified in blue above)to 2023, the applicants conveyed transferred to the Township the County. approximately 39.3 hectares (97.0 acres) to Simcoe County to enlarge their County forests, see the aerial image above. As a result of the conveyance of land to the County, a new residential lot was created (Parts 3 and 4 on Reference Plan 51 R-29419). Development Services December 4, 2024 Report No. DS2024-152 Page 2 of 14 Page 253 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Zoning By-law Amendment 2024-ZBA-04 On May 21, 2024, the applicants submitted a Zoning By-law Amendment to the Township to remove the holding provision that was identified to be on the subject lands. Through the background research for the report, it was determined that a mapping error occurred and that the holding provision had been removed in 2010 through By-law 2010-055, but the applicable Zoning Schedule was not updated to reflect this By-law. Planning Staff recommended that the applicants proceed with the Zoning By-law Amendment in order to remove exception 197 (*197) on the zoning of the lands which currently permits a Bed & Breakfast Establishment on the three lots. Typically, the rezoning would have been required as a condition of consent; however, since the applicants were conveying land to the County, they were not required to go to Development Services Committee for approval. Analysis Provincial Planning Statement (PPS) (2024) The Provincial Planning Statement provides policy direction on matters of Provincial interest related to land use planning and development. Specifically, Section 2.5 — Rural Areas and Section 4.1 — Natural Heritage are applicable to this application. The rezoning simply removes the permission for a bed & breakfast establishment and would not alter any other existing land use permissions. The rezoning of the Simcoe County lands from the "Agricultural/Rural Exception 197 (A/RU*197)" Zone to the "Open Space (OS)" Zone would further protect the natural heritage features on the subject lands as the (OS) Zone restricts the types of permitted uses to conservation uses, forestry uses, infrastructure and parks. Based on the above, Planning Staff are of the opinion that the application is consistent with the PPS as the proposed rezoning is compatible with the rural landscape and is not anticipated to have any adverse impacts on the natural features or functions. County and Township Official Plans The subject lands are designated `Greenlands' in the County of Simcoe Official Plan and Township's Official Plan (2022). Planning Staff consulted with the County and County Forestry Staff support the rezoning of County owned lands to an "Open Space (OS)" Zone as it permits forestry uses which aligns with the current use of the lands as a County Forest. As for the newly created vacant lot, County Planning Staff recommended removing the exception rather than rezoning the lands to the "Rural Residential Two (RUR2)" Zone. Although the new lot is designated "Greenlands", the lot was created by way of municipal authority and a residential use was permitted under the existing zoning; the Development Services December 4, 2024 Report No. DS2024-152 Page 3 of 14 Page 254 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... removal of the exception would not alter the existing land use permission and would not offend or result in a conformance issue with the "Greenlands" policies. Based on the above, Planning Staff are of the opinion that the proposed rezoning conforms to the County's and Township's Official Plans. Township's Zoning By-law The subject lands are currently zoned "Agricultural/Rural Exception 197 (A/RU*197)" in the Township's Zoning By-law 97-95, as amended (refer to Schedule 3). Exception 197 states: "Notwithstanding any other provision in this By-law a bed and breakfast establishment is permitted on the lands denoted by the symbol *197 on the schedules to this By-law". -- The applicants are no longer operating a bed and breakfast establishment and 4� have removed the Site Plan Agreement from title of the properties. The purpose of the Zoning By-law Amendment is to remove exception 197 (*197) which permitted a bed and breakfast establishment and rezone Simcoe County lands to the "Open Space (OS)" Zone to more accurately reflect the current use as a County Forest. The proposed zoning --- map can be found on Schedule 4 to this i� report. J Lands Rezoned From Agricultural/Rural Exception 197(A/RU•197) Planning Staff recommend approval of ®Zone to Agricultural/Rural(A/RU)Zone Zoning By-law Amendment 2024-ZBA-04 Lands Rezoned From Agricultural/Rural Exception 197 and that Council enact the draft Zoning (AIRU'197)Zone to Open Space(OS)Zone By-law attached as Schedule 5 to this Staff report. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan Development Services December 4, 2024 Report No. DS2024-152 Page 4 of 14 Page 255 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. Public notice signs were also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Simcoe County District School Board (SCDSB) — No comments. • Enbridge — Does not object. • Township Building Division — No comment. Attachments Schedule 1: Location Map Schedule 2: Township Official Plan — Natural Heritage Schedule 3: Existing Zoning Schedule 4: Proposed Zoning Schedule 5: Proposed By-law Schedule 6: Severn Sound Environmental Association Comments dated June 21, 2024 Schedule 7: County of Simcoe Comments dated Conclusion Planning Staff recommends that Zoning By-law Amendment Application 2024-ZBA-04 be approved to rezone the lands from the Agricultural/Rural Exception 197 (A/RU*197) Zone to the Agricultural/Rural (A/RU) and Open Space (OS) Zones, on the basis that the application conforms to or is consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, November 28, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services November 28, 2024 Brent Spagnol, RPP, Director, Development Services November 29, 2024 Development Services December 4, 2024 Report No. DS2024-152 Page 5 of 14 Page 256 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re- Zoning By-law A... Schedule 1: Location Map ----------------- 4so =��� 4�a 593 I 651 � J Z 2401 387 to ti J Location ,000� © Subject Lands Proud Heritage,Exciting Fuhur 0 100m File Number_2024-ZBA-04 Development Services December 4, 2024 Report No. DS2024-152 Page 6 of 14 Page 257 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Schedule 2: Township Official Plan — Natural Heritage old sw,,.xa w.I E �r I M N !'-!�.I'- �✓,-!ice _ Bass_Lake_Srd._W. r 1 c' Township Official Plan - Natural Heritage, Water Resources and Natural Hazards CZ Subject Lands MNR Un-Evaluated Wetlands Woodlands 0; Treed Proud Heritage,Exciting hilim Plantation 0 300 m File Number:2024-ZBA-04 N I Development Services December 4, 2024 Report No. DS2024-152 Page 7 of 14 Page 258 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Schedule 3: Existing Zoning A o RI Emerald Terrace RI US'a Rl!113 113 Rl' I '. R1 i R1. 74Id I ..�. yRe•'I� os tea.na.w A/RU A/RU*197 Os IP- /RU ass-Lake-Sr Z AJRU v C J os MAR1 Existing Zoning R1(Residential One) ` Subject Lands RUR2(Rural Residential Two) Tm ns{iip�f A/RU(Agricultural/Rural) 0;i��/�C���lty OS(Open Space) Proud Heritage,Exciting Funnr PR(Private Recreational) File Number.2024-ZBA-04 MAR1(Mineral Aggregate Resource One) 7.11/ 0 100 m I Development Services December 4, 2024 Report No. DS2024-152 Page 8 of 14 Page 259 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Schedule 4: Proposed Zoning I Bass Lake Srd.-W. _ Z coy I�c J ® Lands Rezoned From Agricultural/Rural Exception 197 (A/RU*197) Zone to Agricultural/Rural (A/RU) Zone Lands Rezoned From Agricultural/Rural Exception 197 (A/RU*197) Zone to Open Space (OS) Zone Development Services December 4, 2024 Report No. DS2024-152 Page 9 of 14 Page 260 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Schedule 5: Proposed By-law The Corporation of the Township Of Caro-1,1_donte Ey-Law No-2024431 A By-law to amend the zoning provisions which apply to lands at. 1T3 Ba ss Lake Sideroad West, Concession 6 Part Lot 5 Reference Plan 51 R29415 Part 2 Reference Plan 51R44322 Part 1 lOrvp, 2573 Line 5 North, Concession 6 5ikst Part Lots 3 To 5 and Reference Plan 51 F 23,115 Part 1 Reference Plan 51 R29419 PT Part 1 JOrea), and, 4346-010-003-21113,Concession 6 Part Lot 5 Reference Plan 51 F 29419 Parts 3 and 4(Ctro}, Township of Oro-I&donte 21124-2'EA434 jFroA Wherea s il-= Council of the Corp ore'.ion v"the Township of Oro-Medonte is empowered to p9ss By-laves to regulate the wise of and pursuant to Section 34ofthe Planning Act R.S.G. -'09r0. aFl.13. as emended. Arkd Wf'ereas Council deems it appnapriste to Fazom the su*ct lands. Now Therefore the Council of the Tourn=hip of Oro-Medornte hereby enacts as follows: 1. Schedule'Al ff to Zoning By-law. £r7-95, as amended is hereby further an-vended by changing the zom synnbd applying to the lends located in Concession 9 Part Lot 5 Refererwe Plea 51 R29419 Part 2 Reference Plan 51 R44322 Part 1, and. Concession B Part Lot 5 Reference Plan 61 R29419 Parts 3 end 4, Geographic Township of Qro, Townnship of OrcAledonte, County of Simcoe, frcrn the AgriafhureFRursl Emotion 197 VVRU'107)Zrm to'he AgrioulturaMure '..A RU) Zone, as shown on Schedule"A' attached and formir_ part V this Sydav 2. Sctvadule:'A18'to Zoning By-lawn 97-95, as arnenced, is hereby t _• --anded by changing the zone syn-bol applying to a portion of#* lends koc9-_= �.Drcession 5 VW_—A Part Lots 3 To ti and Reference Plan 51 R23115 Part 1 ?_=_ _ :--- Plan 51R20410 PT Part 1,Geographio Totitinship of Oro. Township of Orc l,•ledonte. County of Simone;from the Agriculturel�Rural Exception 197 (A.'RU"197)to the Open Space(OS)Zone, as shown on 8ehedule'A".9ttarhed and fom-ing part of this BY-19w. 3. Sc hec-ile 'A' 9ttached to By-law Nia.2024-131 is declared to form a part of this By- IE•V. 4. This Ry-19ui shal cz:.—s intc effect upon the•da-e of pessage hereof, subject to the 1p•o:+isicns of the Plsr nirg Act. as emended. By-Law Read a First. Second and Third Time,and Pa sse-d this 4"' Day of December, 2024- The Corporation of the Township Of Ora-Medonte Mlayror, Randy Green la.vr Deputy Cl erk,,l'anetu-Teeter Development Services December 4, 2024 Report No. DS2024-152 Page 10 of 14 Page 261 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re- Zoning By-law A... Schedule 'A' To By-Law No. 2024-131 for The Corporation of the Township of Oro-Medonte ti I - l/1 I ; s c J ® Lands Rezoned From AgriculturallRural Exception 197 (AIRU'197) Zone to AgriculturallRural (AIRU)Zone Lands Rezoned From AgriculturallRural Exception 197 IA,RU'197► Zone to Open Space (OS) Zone .his is I.vhecule'A to By-Lew 2024-13' passed the 4 day cf December. 2024. The Corporation of the Township of Oro-Medonte Mayor, Randy Greenlaw Deputy Clerk, Janette Teeter (Application 2024-ZBA-04) Development Services December 4, 2024 Report No. DS2024-152 Page 11 of 14 Page 262 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Schedule 6: Severn Sound Environmental Association Comments dated June 21, 2024 y�In So DRINKING WATER SOURCE PRUTECTIUN O ACT FR CLEAN WATER fir.wa>pry wsae.►� - J...:Ii....� �. . ...... June 21. 2024 The Corporation of the Township of Oro-Medonte 148 Line 7 South Oro-Medonte. ON LOL 2EO Dear Oro-Medonte planning staff RE: Zoning By-law Amendment Application 2024-ZBA-04 478 Bass Lake Sideroad West, ARN: 434601000321110 2573 Line 5 North, ARN: 434601000303600 Township of Oro-Medonte, County of Simcoe Risk management staff of the Severn Sound Environmental Association (SSEA) has reviewed the following file pertaining to the Zoning By-law Amendment application 478 Bass Lake Sideroad West & 2573 Line 5 North ("the property"): • Notice of Receipt of a Complete Application, Notice of Particulars and Public Access, Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte Dated at the Township of Oro-Medonte June 12, 2024 The following comments relevant to drinking water source protection are offered and are applicable to the application as it is presented in the above-mentioned files. The below comments may become null and void if changes to the application are made. The subject lands are described as Concession 6 Part Lot 5 Reference Plan 51 R29419 Part 2 Reference Plan 51 R44322 Part 1 (Oro), municipally known as 478 Bass Lake Sideroad West, Concession 6 West Part Lots 3 To 5 and Reference Plan 51 R23115 Part 1 Reference Plan 51 R29419 PT Part 1 (Oro), municipally known as 2573 Line 5 North. and Concession 6 Part Lot 5 Reference Plan 51 R29419 Parts 3 AND 4 (Oro). It is the SSEAs understanding that the Zoning By-law Amendment application is to remove Exception 197 Hold ('197(H))which permitted a Bed & Breakfast Establishment and rezone the subject lands to the Agricultural/Rural (A/RU) Zone. Rural Residential Two(RUR2)Zone and Open Space (OP)Zone. The property is partially located within the Wellhead Protection Area C and D of the Sugar Bush municipal drinking water system with a vulnerability score of 4 and 2 respectively. Based on the proposed use of the property and the vulnerability score, policies in the Approved South 489 Finlayson St• PO Box 460 ♦ Port McNicoll ON LOK 1RO• Tel: 705-534-7283 www.severnsound.ca Development Services December 4, 2024 Report No. DS2024-152 Page 12 of 14 Page 263 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... DRINKING WATER SOURCE PROTECTION ACT FOR CLEAN WATER Georgian Bay Lake Simcoe Source Protection Plan (approved: January 26. 2015.. amended: May 1, 2024: effective: July 1. 2015)would not apply. Furthermore, neither Section 57 (Prohibition) nor Section 58 (Risk Management Plan)of the Clean Water Act, 2006 apply to this application, and as such, no additional notices, letters, or requirements from the Township of Oro-Medonte Risk Management Official are required as the application is currently presented. If you have any questions. please contact the undersigned. Yours truly, Melissa Carruthers, Risk Management Official / Inspector for the Township of Oro-Medonte Manager Source Water Protection Severn Sound Environmental Association mcarruthers(a.severnsound.ca CC: Julie Cayley. Executive Director. Severn Sound Environmental Association Kirsten Macleod,Source Water Protection Intern, Severn Sound Environmental Association Development Services December 4, 2024 Report No. DS2024-152 Page 13 of 14 Page 264 of 333 Ta) DS2024-152, Catherine McCarroll, Senior Planner re: Zoning By-law A... Schedule 7: County of Simcoe Comments dated August 1, 2024 From: Thompson, Tiffany Sent: Thursday, August 1, 2024 4:36 PM To: McCarroll, Catherine Cc: Westendorp, Nathan; Amadio, Dan; Davis, Graeme; Cox, William Subject: RE: 2024-ZBA-04 (Frost) Hi Catherine, Thank you for the additional clarification on the Township's application process. In speaking with County Forestry staff, the County would support the proposed amendment for the portion of the lands owned by the County from A/RU *197(H) to OS as forestry is a permitted use in the Open Space (OS) zone. For the newly created vacant lands (4346-010-003-21113), it is the County's understanding that the existing zoning (A/RU*197(H)) permits a residential use as the current lot area and frontage meet the zone provisions and the intent of the zoning amendment was to remove the permission for a bed and breakfast use under Exception 197. The County's preference would be for the amendment to be to the A/RU zone with only the hold and exception removed instead of the rezoning to the RUR2 zone. While the property is designated Greenlands in the County Official Plan, the lot was created by way of municipal authority and a residential use was permitted under the existing zoning on the subject lands. The removal of the exception and hold would not alter the existing land use permissions and therefore not offend or result in a compliance issue with the Greenlands policies. If you wish to discuss further or require clarification on the above, do not hesitate to contact me. Regards, Tiffany Tiffany Thompson, RPP Manager of Planning Pronouns: she/her County of Simcoe, Planning Department 1110 Highway 26, Midhurst, ON L9X 1 N6 Office: 705-726-9300 x1362 www.simcoe.ca Development Services December 4, 2024 Report No. DS2024-152 Page 14 of 14 Page 265 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... Township o� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: December 4, 2024 Report No.: DS2024-153 Subject: Planning Division Activity Summary (Development Applications, Planning, GIS, and Heritage Committee Projects) January 2024 - December 2024 Type: For Information Only Motion No.: Recommendation That Report No. DS2024-153 be received for information purposes and posted on the Township's website. Background The purpose of this report is to provide Council with an update on Planning, GIS, and Heritage Committee projects that are underway within the Planning Division, as well as the current status of development applications that are active within the Division. The attached summary (Attachment#1) reviews the status of Applications for: Official Plan Amendment, Zoning By-law Amendment, Plan of Subdivision, and Site Plan. In addition, the report provides the following summary: 1. The number of applications received and processed for: pre-consultation, minor variance, and consent in 2020, 2021, 2022, 2023 and 2024 to-date; and, 2. The number of zoning certificates and zoning certificate revisions received and processed in 2020, 2021, 2022, 2023 and 2024 to-date. Development Services December 4, 2024 Report No. DS2024-153 Page 1 of 3 Page 266 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... The attachment also includes a list and description of some of the other Planning, GIS, and Heritage Committee projects underway in the Township. Analysis Development Applications Planning staff continue to receive new development applications for review and processing. Based on cursory calculations, it appears that application volumes have exceeded 2023 totals for all Planning related applications (Official Plan of Subdivision, Draft Plan of Subdivision, Site Plan Control, Consents and Minor Variances). Additionally, as required by Section 5.3 of the Township Official Plan (Complete Application), Planning staff receive and review applications for pre-consultations and coordinate meetings with proponents, Township Staff and other agencies in advance of formal planning application submissions. Based on pre-consultation meetings completed to date, staff anticipate that 2024 application volumes will either be equaled or surpassed in 2025. Noteworthy accomplishments in addition to processing Planning Act applications include the following: • Initiation of Zoning By-law Review/Update-Ongoing • Craighurst Crossing-Registration of Phase 1 a Complete • Craighurst Crossing-Enhanced Communication Landing Page • Eagles Rest-Registration Complete and Building Permits being Issued • Preparation of Tree Canopy By-law-Underway • Enhanced Public Meeting Research-Underway • Approval of Cannabis Production Facility By-law and resolution to OLT process • Heritage Designation of the Carley Community Hall per the Ontario Heritage Act • GIS-Planning Application Dashboard-Planning Applications Dashboard • GIS-Barn Quilts Dashboard-Joint Project with Economic Development-Award Winning-Township of Oro-Medonte Barn Quilts Financial/Legal Implications/ Risk Management N/A Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Ontario Heritage Act, R.S.O. 1990, c. 0.18 Development Services December 4, 2024 Report No. DS2024-153 Page 2 of 3 Page 267 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... Corporate Strategic Priorities In December 2023, Council adopted the Township's Corporate Strategic Plan 2024- 2027. The application is consistent with the following Plan priorities: • Employment Lands • Well Planned Development Consultations • Planning Division staff Attachments Attachment 1: Planning Division Activity Summary (Development Application Status, Planning, GIS and Heritage Committee Projects) December 2024. Conclusion This report is intended to provide an information update for Committee and staff regarding the current status/summary of all applications received by the Planning Division and the various Planning, GIS and Heritage Committee projects underway in the Division. This report including the attachment, once received by Committee, will be posted on the Township's website to provide the public with the up-to-date activity summary. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, November 27, 2024 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services November 27, 2024 Development Services December 4, 2024 Report No. DS2024-153 Page 3 of 3 Page 268 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... i L a as OldEn c et` io 7 c Eli a cn L co I 0- 0 k c3 cV ) Q C CV a L � O O •Q. N C Q [ NCQE - C 0 a m -a L V O � Cu C "J Cu Q m Cu0 O N N u D� � > = C O J J 0 CU O G� N +_�+ •> cO O �cq � d O Cu - O O 'O L Ul > Cu O U a N 0 _ > o E � Ht�= oa) E )�� c 3 Q � � .2 En EJ .Q O i L O 0 •� �� � , Cu — Q 0 o a)Cu N N U O C: L L � fn O y y O . a� •N I ') L c H B Cu d a Q N Cu O U E •�C • Q D XOa ) _ v >C �O 'o O a O LOEL V � O. 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CV) C U! y Co �N O: C a) Oi C E OCI a N N E O 0 i O N N CD E CD V N N N Q N L r O ^' L L O E ^' � Q ° � a o � Q ° o O � � a o EN L � z E � m � a� m 2t a� z Z C N O N (6 Z C 7a O> .O O (6 LLNOo- cn0' 0w00 LLN0 Cn0� w00 Page 280 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... � I 'NSaull Sfia ice. e L�♦ Cu 2 W � U) O C O a) — CO U O CuQ a) O U) � O N U O U O 0 CuU) a) Q CuU O L -0 a) 5 E Q Q O Q O 0 O p Cu O (� Q CmN V C a) a) Cuc a) j 0 CO E E ++ O R O C fn C 00 U i a) v Cm 0 CD- v O 0 0 Ofp p a) a) E LU Cm co U! 2 +0+ O En a) Cu d O y L y (6 p) VJ O L E L O N Cu C C L Cu O) O)� > O 0-m Q in c0 , � Cu Q V- U W � �� ~ �� N � � c � 0a) � �En CD- U a>) c � � E � O i� — � � Cua) U � O � U � � � c -02 = � � U O i 0 .VCM O O O L 0 0 Cu - CuO a O Cu N O ��♦ O � Cu 0 UJ L L OO_L N a)X a) Q- O E O CU 0 O m � OL O E Cm O E OQ OUp p� c 0 � "o — U �� a) � E 0) � E End EQa) CmO O O n O c Q E L C N O 0O , O a) a) O0 -0 C O � Cu O LO p OO � � a) LLN0m0 � OWdn LLN O U 4"- t N U 0W0 E Page 281 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... I eec. a s i O_ Q U) � 0 0 Q = •— N O O N Cu X N O V N U O O Q U O_ Cu -0 � O E Cu N �+ C)� C C CuCu O_— N Cu O N Q CuU) O � N i U) E O N N O C U -0 L N > +p+ O -0C (jj QC O o L OC N 0 O Z L -0 0 N 0 C Cu OXOO N L U) : O U U! N +�+ >+L N p� C i CD- N Cu U1 m i J U�! m Q � L O � OL = O O L L Q OD C) ) Q LLr) C) O ~ .V U) N (U C ) ?: O � N C p 0 V E O O _ O OU N C Cu •> O ~ 0 �O O �' "= U) O_ U O O C C �' O O O NU) N O � Q N Q J U N �- � .O NO N CD- CuN O Cm N o may- U) o o •Cu N N O O- C N °� Cu O Q� O N O N U) N C E L O N N N ('� (6 N O- O O O c� a� c `� a L O N O N v 0 O N U) °� O O -r O --_� U O L � QLLLP -0 � a MQLL ,° m CMt) CU � � m � a o E - off{ C: v E 0 E- � 5: off{ D) a) N a) a) `� rn w OCuu c Z •U •�Z 6 O O 4 O(6a N O O O N j 0 O OCu �N LLN �.0H � � Nwn LLN � 02W �v � O - -00- cN'Cu U) E Page 282 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... Q I � L Id O a I I rl � Ii I Nto , �j 0 Ln o -9 O Cu C Cu o U) a) � CU � c J C m 0 m U � >, � mom1;7- C O L O Q j 0 � O Lf) O C O '� � N � O O U V C C L U U U N N C O L CuO NCm O O N C O C C C C �O v O Y C O 0 0 C c3 N C N R Cu�- Q N E J 't -00 C L .0 , a) -a O J .0 C N N iO O UUJ Cu X CY >, O 'D CuL- m O O N Nti CU C Q a_ W U U m 70 m o a L 0 " E 0 0 Q � �O .0 N N .E C C .E N "� O O O_ C C Lp 0 0 > C > N � Lf� � O N N � L � L � � � Cui O C O CuC C N N X O C C O O L N � � G 4 E G E_ E N (6 .— Cu N N O N i p Cu N u C o U N i N w 2 fU GAO pJ � N (6 U ONQ 00 p O QN Ea r � 0 � Cm— Ea W. � � 0 � i Lm N L3 Cu En Cu OZCu Nao � sa = s ° o O )L) LL N in E CD- O -0 � O LL N O WiLasi >. en 0� W m Page 283 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... uund MQgunte S-. e - 0 a) Cu LO N � C O OLO O � � U NO N � a) L Cn � a) U p O J OCO E U 2 Cu Cu p E � p L 0 � O Q p V O p7 U)W _rZ CU CD 4J O _ U O �+ a) •X O N v CCJ O [n a) 0 = > L J C 70 a) L - O J ++ Cu-CZ Cu O U N U) +�+ CU a) ( L J C) 0 Cu -a N a) U) L i � U) C OLf) C") OU CN a) 0-) U) U C L m N O C C �O C N Q � JNU = C1U pU) Crj O _ a)O U 00 Q V `~ L) a) O L p Cu O O CA N Q- C C1 O p � CN O CA a) O � � O N OL L N U C a) Cu L W Cu O CCAV O � � NU —Ca) �O- O a) W wO �) LL �+ S U C U) a � E Cm NEa) O g � ) o4 C E •; Oo o0 EOO NA Ep O O N � O QO O ° c) wa)Em ,c — mp LOLL� �L O N i 0 L a) N '� i tV LUN CLL � a) � a) i LUN C m O � N a � U O � = +m E O N tV >+ — O � Cu +�+ a) Cn z O tV a) a) LLNOCO (n U � � [Y] LLN O0- cn � LIJ �nUCO Page 284 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... LI m I II 4 II I I I 'N t aa�� III J _0 (3) N U) . N O O O C a) N >+ O i U O L � UJ Cu •L m O N C7 C > C:) � �♦ O N U) uJ O O �X^♦' TWS W U) O yJ �—•� W v V •� 1_ U p U O 0 0 O O O C U U) U) �- � - O �, U C:) O E -a E C N N �- O C O O O U N G O C y- CD C vV N Q f-) Cu N N O � � J -J C- 0-C:) -0� C C:) O N Cu 15- N VN Lm C14NM O > U) U) � U) O ti a) > c N a) o > c� Cu / O r QW O r Cu 0 -a O � — E Q L O a) c a) c O N C L O 0)� O U '— L) O -a E O a) Cu a) (06 OL Cu0 � N O O Cu � OL Q- y C O O �' CD- CD- O O O C U) O Cu W L O 0 0 0 0 C O ~ O a) O ~ a) Cm O O O) O N Cm 0) O C O Cua) C N O O O N U) � � � ON N U) Ec �— m � � �' pN E c � � CD �c� LU 0 _ o f C=) a) O p N O N � Q N a) O p j p N CU O S Q N a c � � Cu � za � � � a,o � L L � � z �- m — �- Z N L. N a�i '` Z N a) N ui _ c Q) N 3 asi >. a) o 3 � � c�i = a � Noc� �na � � m LLN owcna �' o �, Cu � Page 285 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... e a" s. o � . 3 a o � CU i L N U U p Q O O C Cu U O O m C) Cu Cu U O N O C L Cu C U Cm � m ° o �' Q aXi > aCi u z c m mQ O }' c � m ° �' cn J � � J ca m = � N N a �Q C CuC >+ OCu O 00O � >L -aQ O m C O _ O N.O QL NO E CD- c Cu E L) O CCu . UN C:) � � O (C6 0 o o 0- o � � L CU p = � O U c4 o � Q.L) C O C N G� N C `� N off Cu O C O c O ^ N C O N N N — O (6 �- CU GG)� ON NO N O O U) 06 ON Qo- aV ca ogC M .L C 06 Q —C� •O Em � U EmU) io OL o u1 Z4 D >ZN � CUN L L� Cu N LLC'j 0 0� Nw (n LLN � 0' 2W8n0� N Nacn E Page 286 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... r-- I I _ - i I I-_ � ro m C L _ • O N L A♦ X VJ p O p C O � L O O MO W M m � m W C) m O U) N N O O 'U N O p U V ca p E 0 N J N G m cD N m O J C O N C N N M O N N 0) O U w p M E Q a O-0 � >� UMpO p -a M ° ao co L) ( Z Zo � C O C O U) O L � N U) p > C Q > O — Q LO O L) O U) � C M N N M M U) -a O CO U) >+ C L) N C �o C N C E 0 0 O 4 p E 0 p 4 O E �- L N L) L p N U1 O L N , O E Q-J , O M O O7 �00 ON " � O O � NN V N o U (6 N C L) L Q o C� EQ c M � cti � Z EQ c � � "- 0 M0 Z CO N L ��( N E .0 y--� L N L Tp N C Q 0 L G� N C -a �' O_ > C a O N C ++ N C a U) O3: O +�+ O 0 =3 a) >+ O — p H +�+ O X O C O >+ O LLNO � cnH �Qwm U LLNOQcn � W ME Owm U Page 287 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... 1 T lI I J_ � o -I s 4FQulj BUJI LivI J b 1 - V V Q U O C 0 N i� O N N Cu U O N N X � Q W o U a� U) - _ E Cu Cu `� m c w Cu 0 -0 N C Cu N N .> O O V N V C L O O �+ O cD v L N J U C N N 0 -0 C Q� N fA -a + U Cu m TO O � L♦ L N � L N � 0) N QO QL fc�D NC -0 Q > > a O UU U � U L) Z 0 � N O O � N C: O U) A O COS O C O_ O O_ O Q "J Q U N C6 � Cu Cu C N o `� N O C O O ^ E a) � � G � j � � Off' N > L O O N i N X U O � C O i c� E Cu N p j 0 006 O WN > aN O � O (� O CU QNaN a C O U U Lrn Z -0 O a C U Cu N O gym _ c� otf CV- UZ Epp — °606 = o L LZ Z C U O .= O U Z O O U O G� N C �1 U N 0 O � Cu CO U > O O C O O Q OLLC140 (n U LLNcnH6� Ows mi>+ Page 288 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... 'a�Fj WS =N-Skull — J5.-EL aull I � 1 m a I , F , E I J Cu L Cu (� U O N O N p f'1 L L ��♦' CU � Cu Q♦ �_/ W y CuU O O p L U N N C w O }� L L � � O � Q� O Nv Z Q o -aJ N NU J N L -0 cL� N U1 C C Q�O N �_ �= p (6 CD i J M Cu U) C Cu aiN 0 N N0 > � L� Q CZ a U) Cu Z m E > o o > E m � � 0 N O N U C > L N >+ � p O U C i Q Cu N N y (6 O N CD- Cu w C O +U+ O OCm O (6 O O O = O O O O Q C `� N O � ^ E N O � E L O N O CD- O O U C Q U O O p U O C O U a N O L 4- E m Z off{ c N � � U a L. , E m � � off{ c N � � � Z Z N O N N N N •L O C = N L N N to .L C 'L N C ,� 4 m L N O Cu N _ mCu O _ _ U- NOCD JcnHQ a) CD U- 0U) cnHQ �W Wm Fj Page 289 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... a,WO,auij --------- n ----------- 4? -------- - A _ iM =�� P2�auays,n6Ueaayad_ - O U N Cu U — Cu Cu Cu N O L L O O N U O CmCu 0 C � .� O G CuEn L C � U) C C N �_ R O Cui = Cuv) U U p z +, E U UC a) (U OL J � C N J C O N O +�+ Q O N N Cm Ul C Cu Cm QC Q COCn o o-C m � C Cu Cu p mu Z , O � O m CU C ci OC Cu OCu U C C O O C C L C > O W L •� O W Q •U � •U C N f) .E ms♦ U) O —R �^♦' a O U -0 O C U Q U r. X •- CO a U) EC p u L CD O N U L (J L ti U) C U) O U) U � Cu > � � � 0 L) �j � a .� Cu a C Q L C Ea C J � p L N N L C— O a) O U1 C N L �o N O N OC a C ' G) C:) O 0 C:) � OCu ~ pp p LL C'4 0 (n CD- � Cn LL NOm (n cu m W w U Page 290 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... 'N Zb auil ZL aui� 'r N U O U C O C o Cuo CuCu N CU U) CUU) aL C c - C C Cu Cm — Cu O p U N �' O U N E N U L Jca N � L v z O CN� o Cu QU Q oZ �o CU CU LU O O U N N U � CD- J O U � CU Q C CD- NLr) LO 0- � O ' J C a N OU O Q � U 2t a N L- N � N aC0 � E E ' C , � U) Q U U) Q- N O U Cu E CUO U) N E O O N O O O N N "� N N70 O Cu N -0 O C6 C Cu C: O Cu L O ` ' O O D N O 0 0 U) U) U1 N � � � U) N � OH � -0 � O U +� C L �--• N CU O C U C Cu O C U rnEa � oU) U' 0EO � ON oU) U' Em Cott C: 0 Cu c Em � Cn06 cIVm � N L L O L O N N L O N O CU C L O N N U1 N N Z i G� c 7 N C L O N _ Z � C +=+ C a N N m L O a`~ LLN0z (n � W6 U LLNONenHQ N O NFU) OU Page 291 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... Vide� ✓J :15— �9 K ,��Qom $K Ot• '� ��, G L N Cu O7 C C O L a) O � U U) a) CO U) O a) L O C a) a) U) > OU U N C U a) CuO U) O O O O OU O Cu Cu c �ri L c' D � ccYi Cu C � 06 N V N O �- L O C CO R J C > N R J Q a) c c� 00 tea' a) cis 006 c CQ �' c ! a J C LU , J N O Cu U) N O C a) to •� Cu i J N (� : O L •� a) c a) p m O H (6 O Cu C �.V Cu L O = a) D C Cu 4 LU L) E � 4 0— L) ( o � OL O C o Cu 7 L a) — U C � U) 0 L O C (C6 U � N C V O O yJ a) U)L � oN � N Cu ' U) CuL O C N a) C U . C ~o o � c' OL � a) .D � 0 CU o � � o D C � O N > o a) E C .o Cu � -0 U) a m cu Cn 2, 0- O U- � L O O C O N CuU C N N a) O Cm U) � c U � L OL Cu E a) O O a) > E Q O a) a) N N " : E (m Cm ++ Cm N � a) E � C C i +, Cn Q � (n CI) L �O C O 1;7a z V Cu U L CO 0 O C � O v L C — C '� mo m V � cn � acn � � mV � -0 ouQ O > ) a) 0a � a � — L c to to a) L a) L N i U > U) a L Cu � s � ao � � � sa' � C c� � o U +, � � a� � C; 3 L +� c� o a) U) � � o a ILA 0NQfntia � wa- E ILNT OmfnN Cu a) UwQcn C)LH Page 292 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... �Na Vn 0 0�` s C ti o ' Cu g m _ CD- 2- N U) 0) O O o a IF)� a o � � o C U) Cu Cvi N C O 6 Cu off O LO N U U � Cm N LO N a) N >+ O N C O N � N N 06 (6 O 06O O i C1 Cu V > O .O C O ++ O N ++ O JtNll J �= CiN Q N O J O O a OU)�=� Cu �(� a) 0 > L d O N L i C O Q i L C U O (6 Cu a � 0 � Cu � ate = —0 � � � � o N Cu O U) O N CD- O > N00 Cu i (� L N N > N N N (D U) c p O E O O cD O U)CO =3C N N W Q O jL U O U Q o O U) O a, C; J vi O Cu � O C >+ C Q � U N E- ui �O— O 06 N d — O c ULa�J O 0 .�UO O � L QON N; E N E �E ( O O O Cu O O O O c� cY) OU � g CL'Cu N 0 mz m 0a s 0� L vN 0U o = � LL � 0 0 00 LNO wm Page 293 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... LLi Jig 6 3 -V $moo mCF)� LO o N Lf) Cu Cu C Q- O N -a J Q � a) O N a) 2 O o O U N N o (� c Cu 0) Cu a M � a c c o O - m ca m ca C) Cu Cu = Q -a Cu i Ln U�! z i J U�! N N '0 ' O C Cu O N O Lr� O .006 O U� C4CY) L) � U) C a) Cu a) L C O i Q a) O C6 U � O Cn LL Cu O � Q O O O _ : C LL C6 +N+ Q Cu C U Cu O N O Cu c v) E � O E cm u) C6 G H O E C6 O u) O N L Loo (� E < cu E Lo m Cu E � mQ ° v .0 L oa � m � ° 0 t� mNt oa o � � U) N L � N > `� � L = U) L � N � � � L > c ZC; C6 � � � o a) � � Z4 ago a� � m � -0 Q Cr 0 0 Cy C CU _ p a) CO LO + CO O CU LL. NNOU fnCn , Dwm LL. N0� ON fn wU) Page 294 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... r� 7� G , 4� u o ti c � c � O O O o U) U) `. N � Q Lf) — O O E O E (1) O Q Q > Q O O Cu U U) p cv O U C-6 OC C O C W G p Cu C a J Cum a U `.m U O U LO O N O ++ O O ++ Cu J L J O c � O O UJ C6 _ aNi aNi o Cu c F aa) L' L vJ C L N O y--� L CCu O O O O Cu O O U OU a) L 0 -0U) N a � � � _ 70C �OU U N U Cm L.L -a L �_ L E 0 C c ci AIL Q O B E U O =3 � U) o p a) o O >� > Cm Cu > Cm U) H -0 � � -0 > A W � . -00 Ncn -0 oCu Cu cn -0 � � C fn U C fn O O O p C U) fnCD- Cu CU O O O Cu i O C (� V i O a) V O E ��/� C � w � � o O_ E � � � w � c � .� 'in vJ L N Y N L- L C vJ L C UJ V) L - L > — O 00 La 0 L 4a O O d fn — O O Q Z., W CD- O O D LAN 0 C..) fn p 0) wQ � N OU) CnNp Cm U) Page 295 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... W k. d ®� �� 3a -S.1 aui� rm _ —7— Q C C O O O C Cu _ U) U) U) N C) "- D m O O O N O U m L 00 U � Cu (6 O O N N J O C O (6 p p O p 9 Q Cu O ++ � O O � ++ � Cu Cu Jz -a co > J N > O O U! O N ++ 2. U! Cu Cu Q N O O 0- 0 i N > E i J N > Q c Cu C L ar Cu 0- L6 U) 0 a LLO v o Cu .0 EL O L) � c L No O Cu D L •: 0 Lf) -0 -a Q U) � � L Cu m -CZ U) U) U) LL U n Q v y-- U) O W J Cu 1 _ L O OCUN O O Cu y-- -2 Ln U) OLJ +N' O OL J +�-' N U Lfj L >+ C O C O U Cu N E D E L .� V O iCU 0 E oo N v 0 'I) m J o U O � � 4 0 d l 0 0 .L O I L Q L N 00 .� V V E L .� En ate) � E D �I �tS a�i Cu a�i c�) P1 L U Cm V) L P1 L Cm� E UJ U) L O L ZN N 0 N O 'er E Z N O O N O d � L LO � UO s d a C) OL p s Q ++ L C d N LLN 02 (nU) D � wQ LLN O � �.rn0- m Page 296 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... VA 2 l ' Pon. 0 GM1 � neap U) V O O 1;' O O L U)i 0 Q O C C Cu U) N O O off C p ui � �� O Q Cj J O C O � O O O U O O N p N V L W U U � N L = L Q CuN N c c Cuo m � o O C Lfj Lfi CuO O U N _ c � ++ O O O p R O N O A co J J O v O O 0- Cu L Cu p O U ++ N > J .0 C N O �_ C C N Ntio O OU 4a N Cu 0 O O= � = E > N > N U) U) C� C O O �N O C O N C Q W J L) N Q U U rn � 0 � Cu Cu U N cu O CD- L CD CU > C O L O O_.U) L�♦ W Q _ N U) L ) O U) O U) N O Cu O N O O O N C6 .O N C >+ CU � i N J LC� LHCO Cu -0 O L O O N Cu O C > O O J N O O O O CuCuU! > N (6 CuN >+ C N U .O O > > O � N B O O N O_ C O u EOQ O Y � > Lf� p V LO O N o Q O_ Eo Cn L U) N > i Z Cn p U! Q •O CuN Cu .L O L ca o ILNN O W NCn5 wm L� NN02 N � O O � O � Page 297 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... 'N 6L 801-1 CO LO T � Cu C LO U) a) p Cu m o EL a) c C a) c a) U) c c > Cu Cu o E U) Cu o E N OL N U OL N Cu 06 U E � C C U E � O O' D O U) O O U c Cu U O R O Cu O R CuCu O v C N C C .D v J .� C `� O N C > J C N C > Cu � O O O U! C S U N � C S U U) i U p U! 0) -0 -0 � C fn L_ 0 N C fn '0 O J O U •O U � i C 2 U) CU -0 O O L CuC_ — '0 Cu O Cu C_ — Q U o t� cn m a) Q 0- L) m ?: O V O p U O p U C C C Q O i CD- Cu CU•> C -0 U5 C70 -a N O O p O O U U) U — Lf) U U) U — � N � (06 � C a) � CuO -0 O ;. C6 O Cu Cu CC: U 0 U) U 0) U) N C C U) O C C C N N O N N N p O N N C N N O J C a1) N O N O CuC OL a) U) O L C CD- a) U) U E p N O CU 0 Q Cu L O � m Q O O V LO L o � Q Cu 0p � Qo V O a)CD- > � = v) L y-- L_ N > Z (� y Q� •� z O '� Cu .� E Cr LLN Ou) (n0- � WW w00 LLN O , (n � 0� cW W rn00 Page 298 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: PlanniIWD ... v "y N--Oui� ro' S L�aui.j ivRd.' N 9 @UI-1 •S 9 OU17 O C a) a) �' O C N Q a) j Q N A L A♦ L � 0 L O > Q CU � o ) L C CO Cu O O U Cu (u C L � C CO �� C L O Q C V C V O O O cn E Z a) C J O C O J ti C 0 C O Cu NJ N + U � � � L cU � a c " a) ncn "- o '0 Cu O m Cu '0 (0 O .E -r cU c� U) aa- t� � aLF) L) U) (n o a) � m 1 O O L , U) a) v- O O E p � 0 N Cu NO a) Q� N X N C OO N .v N CU U) U) C LL N a O a v) ) L 2 C U) L U CD- A O CO Cu Q a)U Q O �- o O1 N U � o _ a E 0-� N O a) 2 > a) _� -C rn m U! 'En' V L U! N 0 0 +O-, C N L O C E C1 O i O N � O L 0 � N L a) O a) a) O Cn C F U a) Zp) � a C � +�+ = Q� Z � C a) = co � � N a � O a) N Lf) S O a) N Y m � 0- N O m CO ++ p d Q O � C6 ++ C CL >,O a) O U LLN N ON fna- U wQ L LLN0 -10 - mmoN w z 0 Page 299 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... - sC - €C omw4„a i o I O 3 , 111 ,a,e ua� is WwnB m Li�jffFffff�IEP § -4 im K� C � L p L p -0 m -p CQ O L O L- U U D 0 0 L L a O _0 M > O z 0 > O O _0 0 0 r O Q CU ++ Q Cu O CQ CQ > O � O 4a > >' ca zCu O O O Cu O N O L N L O L N L 2 Qrn UQ � QZ Cr) U 2) Cu - o -0 o D Z; (1) LO (n C U) C: u- O cB O N � N a U c� U C\IC ti C ti N r N O N O O cn O_ U N p C O N i 0 O O +' O N L CO N w 0 CO V O d' 1 `O O 0 r L 1 Cu�O 0 QO E D P - o�S m � Q-0 E -0 C otS m m Q� L N w i O 7 Cn L N L O O (V _ _ _ Z � CII > ram+ Q (5 O Z N T r ram+ 0- O o N O ?: > c3 O N Cr > G� N O m O N > LL RCN -0 � Cn 0- ACV W 0 -0 E CCV _ 0 (n N a" CCV O Page 300 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... i U N V y V rO y 1 I J � C L N CU C C C _ Cmi i o Cu 0 C V O m CO o p C N o [n CU Cu C C � 0 O V — QN V O o U) o __ N �-.g >, N L p C o Cu �� L�1o/. Q fn L C) Z O C o V C') Q C O O O �, �, U L O N O C cn a) vi J c N O o top ++ � 0 0 C N c a) � o_ J BCD cOa a) oH � � C � o Crn L o +� .>_ a) J O _Cu ti Q Ul o U a) N O Cu L LO (n ;- N C a) � p CO CD- E C .> O CD N U C a) C o Cu CO co It C o o O m N o . Q N U H � N O C O Q 0 C � N > C CU U) C� Qz � U _ � m N Cu a) CU C:L L 'O o o Q .CU O U U) U) o C CmCU > C) . Q 00 Cu CN N O 0 -0 C � C? �_ O O 0) Vi O O � Q J N Q C o -C � O 2- CO U) a) C C L a) N L o N O U Cu Q LU) 1 Cu o N C -a 'U S C7 0 C O OLU) U) a) U � N O � � � No O a) O� � N Cm O O O Cu L L) N OL a� L Cu O N O CuU 1 O V 1 1 > O Q �+ L L mm � ° CU -0 CQ m .o � m � Q ° oU � m Q � o a) U) L N f1 L O Cu vJ N L o N Q -0 � � L .�-0 Z N a) ) Z C N CU N c U +�+ '� O N o N N � N N Cu ZS > � N NN C � ZS o � 3 � m o L a) m oho O +J+ CD a) Qa) m E LLN �.0ujCn � 0w0 L U_ N N00N , OQL Cu = C6 EQ Page 301 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... Qt `Q IN (D 3N. o o wLO mod' `boy - �; <a�9 c fc1�• e "C14 Qe� rn C 0-) N o ti � CD0') Ln CD N () Lri c`i xS CIO c` Q ai L N �n o-) CD cCn CD C > Cu N It � CD C N O O NCy.) C+) - 3 N O 0 N z U Cu - - - N L CD C O N +' Q O C U) 0 L N O 0 0 0 >+ C CO N C N L 0 C C C N C1 Z N C �p O O CU a) O Cr) Cr) 4' N > C () L Cu Q- J I C C y � (� -0 O Cu U) cn cn > +, _ N Co O Q J O C D D O C -C L tN/l C O �= U U O (� C C O000 w m O J Z N 0 > U) O N O C C C L +' > Cu = U) N O a- m m m w = N O C O O m C2. U "L' c c c L C 0 a � `. � � `. L6 — fn fn � QN O0 accoa-a—a— .> 0 N c � T W Cu' a) U) L O � Cu E C � � C OL > Cu C C C O C co 00 U) U) Z N (6 CuO U o ) a) 06 c C O L -0 C O tV O)� Q tV O Q C Cu r- O N 0 0 "= � .L o ° LQ rn � E E Iwo L o 0 0 � C v 0 C L C J o Q V � m � � � O � � ; � . a- ) L UJ N .N .� Cu L v1J L N '> Q i tV O (6 Z N a� cuN C L C � N s �� cuN CU � p _ C O L c� CD LL N O U fn LL U OU N O O U- N O U rn U) CO Page 302 of 333 7.1b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... f �C W ^' W L♦ O Cu W > UJ L C OL p LO EL- Q•�- LL Q. W Cu >♦ C L ^♦ W U O > U OZ4.+ - N J ti C L Cu 1 N +m+ U) U) O U) C .� N i J U) O E Q 'D Lr) O C.4O Cu Cu o< '4 EL Cu U � < N � � N U � C Q C O (6 C C N O U L N .O U) C U) U) F- UO Cu O a C O U1 > E C 0 O U) i Q U) = O O L (� 0 v a)o' N° V O Q > Ui E C - Ln Cu (n L N C E .L O N Z U) C� OCYC C LLNOO � U) O WU) Ov Page 303 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... Q y ,% c � o O Cu U_ L Q O Q � J U) CuCm C C CD- Y U) Cu N L O U) � ~ cD O ui O L - 0 CO Z In C � Z (� Y Cu 0 L >+ O —0C G O O O R O W O N R L O Cu 00 0 C .0 V Cu "' a) 0 O U) O ++ O "_ O � ++ O U L Cu Na) Q U N O Cu O U Ul � N a) X N = �� �� O Q (6 OCD- C LO C0 Cu Cu CuQZ � UU L Cu QN U � L •U > � a) aCD- >+ O c L L O j O Cu OL CD- Cm O O O Q a) O O a) C O N _ N L.L O L a) Q O Cu a) O O a) O C CuO _ -CZ U O (6 C O �_ a) a) oo Q 0 � a) 65m o m Cu 0 E � a) mE � rnc � > E _ O E O C O U J E 0 0 O O L r Cu Q 0 O v X L O CuU v O c r � Q O > a � Q 0 o f ca - � /� E �/� E //� �. otS c P► v) L Q] L L V) L O fq O m L V N Z � � � O ZN � m L E O U .0 � •_ O � a) -0 s O H c3 EO L Q a s LL. N 0 ) f� Cn0w0 LL. N O � .� f� C) U CuwQ Page 304 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... T � 1ew Rd. T T L O �' "-' C O z ca � � Cu U U U -r — -CD- 0 CD- CD- U O CDL O CuN O Cu O O U O C) �- L c � U � U) m � m ti 5 � WCD- o c� C O O a) O O L N N O N a) L � .> O C � �>- -0 > � R � U R C C O O C C U C L � C1 C a) 0 0 a LU L- O J U) C H .� C � L O O N O Cu UL 2 O O O N O O Cu 0 i N N C L�L VE V" O V'0 OD C Cu Lf a�a � 0 � `� a0 �o a 0� aa) � J U) Cu O O O L U) U E Q O V O a) a) �O O U) > L Cn Cu C U) U O O O O U) OLa) � C _OL U O O E N > Cu C Cu Q O Q fn a) � L1J — O a) Q OL � Q � �LL LDa) E o O � � �_ E � 0 -0 c L L r (6 p E 0 v J O N L E O 0 Cu <") O d C "J O L .O d i O O O v 0 (6 (n y y- � Q p U .� 2 = U Cm Cu o cU) L uL u�i = cU) L � c N �_ c a� E - gym °� Cu � . z4 � oo Cn U L z 4 a) ago � � � � > o U L ago 3Q Cu m L � O Lice 0m0� Cn0 U W � LL. N 000 (Dfn � wQz � Page 305 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... 4; /^� T N1 >Qs � O a) O N L L � Z � Cu Cu O V O Q- O Q L OL C7 Cu Q a) Cu N CuG U) �+ � �+ � a) to � � u Cu O L O U (� — a) O �+ L L O �+ J C O_ O Cu J C U a co � "� a) co Cu 0 2 O N 2 a) c L U) > "'' L U) O O c� C ) 7 O C � O_ O O Cu N CuM LD O O U) a66 � - a � L) (D �- U) Q � � - a) Q Cu O m C: E L Q Cu a) O U O a) O Cu N 0) U) Q O Cu CuO O_ L O U) N N O O U L U N4:: N U 0 O = CU -0 a a) C U) v) H � E � O N a) C �- O Cu C a) Qa C C C U a) N C U) -r- oUU — EO o � c� L—' v .� L o a) E Q v a) Oo O as a) � O Q � L ,° L) � Q � � � ,0 L) U) L U) L "-' U) U) L C U1 L U) .L Z i Qa — '� 0 0 0 Z i C:) Qa O L a) C �+ (6 O CCu U) Qa � Q O � a) LLN OYcn U) m LLNN 0 (D en U) UU) Page 306 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... �T¢ I1\ Ik d. �I cD m � L � O N O L U N LO U) L L L � L O Q O 0-)C) C.) cY) 07 00 N p L- oU -a 0 Z 0 N c u Z Cu m u `. 0 0 ti �' C CD-er- -' C J O r v o J a •L U) 0 = U U) 2� w O 0 0 J N U) _ � O O � � U) � cQ LL, N 0 a�i m O L W M N 0Cu U O Q L) H Q Lrn tU U Q �♦ L L � U) 0- �♦ � Cu L 0 O_ U C 0-) a) �Q L N V U N >+ C N aL) Cu i = a) Q L 0_ m Cu � c � � � E 0 ^Cu0 m U) L 0 LL () L C L C 0 w o s E (6 C O O > E M Cn 0 O N Q) U L� E �- °' u L. U E � a, (, O O 0 �j cQ asc;� 0 "-' C� Q- c' Q U L N 0 > L (U U) L -0 U1 � Cm CUCu Z C = O '= a) Z Cu = -0 a� '5 a) � � � � OWac a� � � � � (1) E — o 0 0 a) 0 — o -0 +� L c a� o LLN 0 CnH wZ LLNOWfn (n CUWZ Page 307 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... van vi�g}ro"5' -C :N N � U O m N O C U) E O Cu OU D T) U C O It C O Cu O Cu E O O .o U u O N u Cn O O Cn �, L c 0 �+ c J O07 � � U1 N �_ �• U N 0 0 U U 0 0 N - C L J U1 O ' N 00 •� CuQ- 'DLO 00 N7 Q � C) m a) CuaNV � U) L) > Q � CU Q m U a) U' c0 c Q ai 0 Cu Cu N Cu •0 Cn L O U � O O L O C Q O 0 O y) C2. O Cu O C m Cu Cu 70 O C O O O X O U N _ _ C U1 N N N E = N i 0 C1 U C V 2 -N Cm C� N L-0 �0 Cu� a o06 m �E � omL L. LLNO cnCn 0LL 6 LLN0LLf� � Page 308 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... gN� y `7 f L♦ TS •W y♦ L p O Cu U) Cu N <) i C O O p fn i N p � U Q CD- O) — C U -0 C6 U) O Z O_ O CU N O N m m0 > � c amm CU � > C OQ � Ci n � � (1) L Cn c N +� LO c > U) U) U) fu.1 O O J O u U L- O L N p O �+ C >, -a 0 QO �+ VOj Q CU�- CU L- J C .- C: -0 O J C C Cu 0 p o� 2 � Lu > O a) 0) O � N C > p C N O C O U Cu Cu M M O O U Q N - O O cU LU > Q Q N C) N C Q C) N CO O N N CU C C �� N O p y L L U EL .- ^^♦♦ Cu W U) W � •U) Cu •U N LO O U) O "- E C N O N N jL o N N > a) Cu L O U N N >N z N C O C O Cu O_ N C O C O O Q� .� L C U +U) s > fn _ +U+ O U) N Cu O C C C O -- N C L O U) -0 U) U N — 0 0 CuOD U U L J O O Q•> •> > N _0 p E Cn pCU 0 O E N 70 O O O C O C O N V � Cn C 0 0 a, M Cu C C v D �- �- �- (n L C'7 N CU � L_ CU CU U) L U) Ch .Lm Cu Cu O > �_ CU Z i G) C.Q •V C Cu �� L .0 Z G) f� p U � U O ~ a a� Q �_ o QCD- Q >CD- 0 L a c LLNON (nQH � � LL Cu LLN 0 °' cn � .� Q � Q -a .- wZ Page 309 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... Vop $cV Cu � O L p O _ C:) L 0 ti N D N O C Cu LO N C U) C N O O C C L 0C-6 C •Q_- m Q Cu N C u N C u N >, O C O �+ .0 N N O J z C cm U) J O C — C p N O ._ O — N O C N L Q U1 C: CD- Q L U) U) Cu Cu ui oCu O CD- CD- O � C: Cm Cu > C C O C 0)� = - o � m Cu Cu O O N U U) N U O O L) C C Q U) > O O N N Cu � .Cu O C � Q L J 0 0 CU — C N -a O CU V N C � E � Ed .2 �M CuEC .o � �U O C V � � � tU � � QCa •� � C? 0 L U) U) E < C � � � � o � � Q Cti -a E om o O U1 � .U)n L Li- U) U) CU Q Cu CO U) Z G) Z Ni C N . w Q .L O CD- CU Q L�C:) LCD- pLM O O C:) LLN0 (n0- < W z LLN0 (Aa- N 6 Page 310 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... au��=suunQ N �$dant�e Srd�2 _ - 'S y awl- 'N-Z- =aUp � C � � O >. 0_ N C L Cu U) C Cu U)U EL U a)> N E Cn C'7 O It C Cu •� Cm a) 0 N U " U) C `� C � O � Q N j 0 Cu C .� o w p N CuCuO Cu V Q U V O L U per +, O ff "- N O C N J O) C Cu C C .� J Cu C V .0 OL Q- C N aO � � � � � � Q � � Q U M N 0 c N � Q Cu N "= (6 QNUY �U) E a) �♦ ^�♦♦ L t� W W U N = Cu N .LL CmU � a) a � L4- Cu > o a) U) C L) 0 Cu 0 C m V L Cu 0 m Cu c 0 0 U) o u N 0 C U U) -0 C "' � C C a 0 C � C •- 0 pCu a�iai a) oa�i00 � � 00_ u) E > o .� r- EQ) 0 " - QoE � E E � 2 m 0 = �' � E Cu > � N L 0 L U C C) fn C 0 0 C) Q�- � Q — LL U Q � mQ ° � � � 0_� EQ E C E c od C � 0 E C N p 0 C E p 0 = Cn L N CUcna 0 L Cu emu) 7ZN N 0 0 m 0 i U E Z O d Y y N Z (n 0 U) C N d N C N OL C O S C d N C 00 M p CU O_ O L p L ++ Q (6 (6 0 0 — O W ++ L Q C d Q u_ NOILCnQ 0_.E -r- wZ u_ NO � (n0- a: Q CuwDQ Page 311 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... N � N g auil >c� 'N 9 aur1 4-J � Tr►11►uR'Tr.- 0 r J N o § � � 0 ova) oo � U U U U O U) C N L U) Cu Cu C a) O — U Cu O N �_ U U)>+ = L CuO a) N j C a) L- O a) U _ O) O ?� CY) Cu U .� O U) O Cu O O 0 0 Cu O •O O O +, a) L a) O +, Cu Cu m Cu V Q "- v O p L Q U O J >O � y aj � � U) atiL) �n � U) a � L) �' � ° � o � Cu U� c � a) O C O a) o a) O O L U >, U M CL � o I 0^♦ -0 o♦♦ L L « ��♦ CU Cu �♦ �^♦' fR tR VJ (� U) •C..) W W `V ^aV Y •C vJ P1 U Cm U) c a i .U) V � c L Cu O C E L Cn L O O a) Cm O a) E a) , C N U •�. ) O CuCU C m 0) a) C � O QQO n Q E O C O� OEo a) O (6 OO Vi EU wEO > U OL E � � LD � � C � mc � � E � � � � a) QcEu,): 0 � U) QC C � U) c cCu O O U 01 Qn OL U UZN 2 zN = �'Cu OCND O 2 O Oa) 0 N > � �O > CuO_ 0)mm LLNOH (nHUm r5W Z u_ N0m0Ma: Q m m < Page 312 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... N 6 Ouil 'S 4 Ouil I J •a C �R C d O C. —to Z , 7� CU N U) C Cu ":: f N N O X Cn N E Cn N N 0 N O C U N C 0 U) O � CuC = O C 0 ++ 00Cm m V O ++ N Q Q p Q En (n U) +_�+ Cu CuU C C U) U) C L 0 C o Q U) Cu U 70 Qocu OL 0 0 C SC 0) i � U J 0 C m O N U) 0 C O L N 0 L •L L OU a� d Cu 0 E j L M C N z C 0 LLO O Cn rn C Cn Q N U Cn U O 0 Cu L CuC Cu U 0 O N E V� C 0 2� U Cu L N 07 Cu C y C +N+ L 00 C � 0 O 0 Cu O C 0 p > N C C COL 0 E N G � N� � E ti p .0 N � � O � 0O L Cu +' L N O U 0 C -j 0 � cV O Cu C0 0 Q 0 Q U) V -0 70 rn Q F C � � E � -00oo0 � � � � 0E E Cu� U) En Z � � � NOQ - L) m Z N N 0 ' "' N C +�+ 0_ L � C N s4 dN Z 0 0 U OL' SO iiNOUSCnEmCn u- NOHrna- -a Ch < Cu Cu < Page 313 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni...4as N r '�S uaant} 1 �. L li •N V curl •S b auil S y aui-T Cu c O c � Cu O (6 U C) � � c // Cu Cu ram} V) L yJ V L Q ~ O O � pL♦ W � •� p L O O Cu N UCm O� Q O L ++ C uj Q Cn J N U) J Cu C W O U Ul (n C U O N L >p N U) N > C O CuO_ Cu O N O U Cu C1 O L p L U N O L ++ () C c� �. c J (6 C =3 O O N U! U) +�+ C �O L C � C .� L ' `� U Cu N E •� L > N C N fn CU N O N L (n � L '0 O G p (n a N N QNU �1 uj C 0) 0- L U U U) Cu �(n U Q O O L LL C CuCD- 0 EM E C � C O O d (6 C O , O i M E � a • P O E Cu LN VQ• Cup U.O� YLfcnNO E OU o OU a W. 70 L � c2 E0- c0 � a) — co U) p U) E a) QC = vJ U) O ZNU � Z N Qa) Lf) � ILN0 Cna- QWDQ LLN 0 Cni Cn a) Page 314 of 333 7.b) DS2024-153, Andy KBraiSkak S, Manager Planning Services re- Planni -N 17 au,l ¥e . \ �)%f¥r �. w � ewd%9km •SOJO1ews Uj m ye �lCt �p _ ' U Bull . / » \ O �¥ § 0 CU D % E 7 U � � E J 2 E § o E U) @ E CU 2!, 0 E1;7, § C < E / J_ m @ 0 % � U D � 20 2 k 7p E U) > g \ � � k k k � � u@ _ = 70 % u m m CU U a @ § U) � / 2 � 2 2 2 �_ / § I k k § U) o m @ m � p E U k D � � § 7 § q a �_ @ 2 � E k@ \ ./ m 9 % U) .§ D E U) E �.g g CU U) E % m L- 2 d 0 § = \ o : m E E U2D) �� 03 4a > � § � q E � § @ o �q � � v2@ � k0 � �� AAA 0 : § @ � / � 6 § � — § k k 2 �Q 2 _ E � k k 2 Q om § § % E 4 q / E@ 2 m m @ g 2 C ) q § 2 § ' E $ 2 � a) § E }_ � @ q ■ R 2@ % 7 D q ■ 2@ \ » o § � N O w m M R � .g D < LL N 0 2 m o@ � 2 Page 315 0 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... N 0.1 au.1,1 ui -a X. J w y m �+ C Eli '- N Cu O) U Q Cu L Q Q (n X Emc N O E Cu U) Q O O 0 00 0 Cu z L E C C N O Q Q �O O O (6 U H U) U C N -0 Cu C U) N OU C CCu a) Cu +O-+ � R J O E L R Cu Cu a O N NN +_�+ N N 0 U! +Cm �+ Cu i �y U�! 0 N ~ i �y U�! U Q E N Q � L � � O � L � C M Lf) 0 OU Cu O N M � 0 U5 U) Cu aN � � 4Ln � � � .LEL L "J X U 00 0 �, � O 00 w N U 0 4- a) X N O U 0 0 Q L LD N O_ L (6 N O E 0 U) U � _ L 0- � N O N N � 0 O Q Q m O U c x Q O o Q OL +N+ N Cu S U +N+ .0 L C C� N 0 L U) N N E m o N � E Q � o o voi (6 G E E V i CD0 Q V E Cu o c o c c O U L Cn L p N L U) L Cu Cu o Z CV 0 U N Z C; C CO O N N LO N N ca N N �- N s 0 N � +' N O U sCu U LLNOCDfnU) v�i OU) wZ iiNOti0- fni ) � O Cu wU) Uoi Page 316 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... - 'N 44 Bull L 'jl jaauads a, a CO m s - L O O U U) L Ui ^♦� ^♦��♦CU CU W W U) It N 0 N O O Cn 00 C O L O (6 a) U , a) CU v O a) U O U) O a) _ O Cm — c O CU J _ a) N �_ C N O �_ N � C U1Cm 1 O C i U! U O ti C � m O CU CU L ?: O o � � .U) L arc � Uc .CU o o CU CU CU CU L � L W L L W U Q'V CU CD- a) O O O X C C'5 U) C C E U G N U N O i 0 Q co U V fn wO O CDO O fn 0 0Q = ate � Q �° � L) Q < E Ca Cn L m N (6 U L CU .� N (6 CU CU c 0 3 U a) o °� 0 3 asi o LL N o w 0 cn a w z U- N o a en cn cn a z Page 317 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... L Aga, -d rL "N 9 auiq CuSig aui� Z Cu C m Cu fn 07 — N U) cDC1O N Cu U N O O O � N O ODQ Lf) N .2 06 U C pp C Cu O L 0 0 N R CU E U) N E Cm C1 O a) a) V C mCu J C Cu J N C m p N N s p U! O � N Z = C m � : 4NuCn E rIO0) CU C Cu N C � N C 0 O C C O O N Cu U C C6 O U Cu O Cu _ O C N C O E N C O fn > Qa C N O Cm m N O p N C C L U p .L C .0 C ^♦ W L Cu p C i (D O d V C O i o U ui N Cu CO E Q� `. o Cu LO c � V .� � Q Q � a � Q � � Qa /'1 L /�� L v J �/� L O U N O N s� _ O CuLLN0Z0w -- LAN LLNOC..) 0Cn () 6 Page 318 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... goo w u; a L d) o Is us N _C O E 'N 9=8ui-1 'N g auil 0000 0000or N Cu i N O C O N U •0 U) Q L Cu Cu O O LO N p LJJ O "' O N Cm O Lf) Cu y L p C •fn i 06 Cm C � j Cm O C Cu O N X L O C 'Cu — � O C CCu O ++ C6 "= O C +' O Cu U) J C C Cu J .0 C — Ul O +�+ �O N �' y 0 C Cu N C Y C U U U p — 0 -0 L N Q N U a V VCu Cu m V � 70 � a) Cu92 CUX X � N O N O N O E U O C O C Cu Q N O a) Cu a) U C C F U C N cD E Cu Q O N ti i E Q C5 y i0 O Q a V i0 N O CD- � a ° � Q oar � a — Qu < � 4 = U) Cu a) Ei Cu = U) � � i lu LL. NO — (n (n 0 z LL. N0X00 UW Z Page 319 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... a uj N o ?rQ 'N,L aui-11 vCO �* O rr 3 O N J I 0 C Cu U U) Q O W Cu Q U c U) N N Y Cu U Cn N L LO D U) Q ) ^' 0 Cu r yJ �L O U) O L O U N O R Cn a Z L o U) v U) CU J C J O C U) -E Ul O Cu C6 U! C +_�+ CO - Cm U! N U! J Cm C=) C m � C H O L EM a � 0 a � � m o CD- Cu m ' CU Cu .� a Cu LI) O U) 0 0 O i c� U 0 `. U _ N X O Cm a) U o 0 0 S C O .E N00 O Q Nr NCn Cn 00 O + y tea ° U � Q � a U) L N 2 L Q = U) L N � Cm a) Cu Z Z a� c O C 7 N N C'O O +�+ Q- C C Np � L � � a) N d NO O d O LLNOCnfnCn � � LL LLNO � fn � � 1 Page 320 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... Z' m c o � � � L p = c� CU 0 Ln �' C.) Cu U) ai Cu m U C (1) p p U p O O L L Cu C6 N C'7 O 2 C'7 a) Ln O � � CuO O � L .� Cm Cu C.) O � •� � O a) c /C6 �� C6 C � Y, C6 O ^ Lf) p O Cu C:.) � p R Lf� N U O R O E � J .� ' C � Cu N J C O � a) Cu N fn C a) Cu y L N C) fn U) p Cu a) Ln (� -0 OCU CU � d Cu = O > 0) O O O U) Cu m - >1 O U) Cu Cu O O .L U) CU O Lf) O L a) p QC) 0- UOO Y two QNU � � � � (1) U) E 1;' O O .V C6 y"' L C U U 07 O O Cn .o -0 a) rl- L C — O O O Cu a) U OU — Cu U a) O p Q p a) U) C O � > C N Cm +N+ .L a) (6s�♦♦ O +N+ O Q ^' L CU La4OJ OV) CUO Cm C CE O O E OU N E 1 EnO - i a) O Q- O V � O rNn u O uQ � Cn E r— cu cs > � � cn L � � a) > L � � cn Lm �, : m Cu ai a) N c Cu s U) c CU +� Cc: LLN 00NCn .9 0 Owl LLN0 CnCn -0 -0wZ Page 321 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... d =m awo O O O O O O - � - LO U O Cm Cm C Cu N C O O �, O L R O U O R CuU U O) Cu Cu .— CuO .- 0 N O_ —6 := v a) Z := J C = -0 Cu J m C -0 O tN/l Cu +—�+ O a) C N -04a N U N L a) m vJ C-6 C (� i O N O .� m Y U) - Q � c°� � Cu 4CY) L) z Cu CU Cu U U U U X X � a) � a) O O O O U O U N O N C O N +N+ .D N O a a U O N d U O C N C —Q OV cow E Qc Oa=, a�OrLO E Q OOQ Q° L - a) � -= �c < U) O iCU ti OU) iV CUn o z4 z4 � - U), '5 a) d N � — � � � p _ LLNO .m— N (n gwZ ELNO , (ncn Page 322 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... �.. de C C Cu N : Cu O O O U) C 6) C O Q ui O Cu In CU U C O O U C O a O O ++ C6 U U) O J C U X Cj v > O R Q 0 0 O L ++ N 0 E V V) N C � � Cu U) V N C6 = y--' O) N N U) C Q N U-) :;7, N U) O)N U 2 C m 0 0 a � Cu CU aXi E C � m O a o C.- Cu o � O O O Cu � 4J �_ Ul O i (n N O J CU � L N O O N mcm E 'U N 2 O U E 'U p O .� N cD C Q- U O = N N ti — O O i o a � U 0 x L o o a � Q 0 U) O a oa O a = ate Z � d N U O L N Z L) to L i Cu 0 3 W + a) o asi °� 0 3 � asi o LL. NONNCn � wO LLNOZCnCn 0 " w Z Page 323 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... m - 5 E/ IW O O L Cu O j N � � N Q C cD _ O LO U) C N C C6 y C a♦ L O N X U) O U N � U "= RCn () U) L C N O O N O C E p C') +, N C) Cu QC U) O C N J Q L L E N O N Cu i N E N - � Cu C Q O Q � U � Cu O > Q N U Z C U) L > >' L Cu ui E OW♦ L � W L U Q � � � C U) o � o Cu o �- ono oCu J N C �N O O � a) Cu a) O +C, NCAE •U O a) • cu O 00 L > EiOaL W. Q � a a Cc: � C 0 Ca O /) NL Z 4 P1 LL W W Z N 4 L E C r N a C d C O +r O N N ii O _ LLNOOfn (7) -0 < LLNOJfnCn �L- wCn Page 324 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re- Planni... ------ -- ---------- Cu o� - R,y I i }W}� VJ L �♦ p ��^♦' W CD- W E U c o Cu p o Cu ~ a) U L Lr) O E O � � •U O a) c O U) Cu p G Cu ++ (n U R Cu R O C C C L V O CuV O Cu -W O U 0 0 ++ a) J C a) CU j p > p Cu U Ul U) CD- a) Cua) p L N U) U) CD- C) C L Ur Ul � N 0 — C: a) � � GQ a � L) w CuE � o � aN � z L U)CD- Cu 2:1 U) -- U 'V C a) = p Cu O U U E U) p OCu p N Q p g o c U p N > C O NN Cu O N Qp a) C CY)ca) NU> X Cun CD ON V •p Cu ! N Cu � a) •�vJ Q =z4 = a) = E z4 0- L) E CCU N a) N N ++ N CU s� ILN O2 (n H Q � � 6 OU ILNO fnCn -00wCn Page 325 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... x I 1� ti .i y-+ O y-+ � U N N 00 O m J O C C O Cu O Cu C 0 O C 0 W L L Cu Y L r ' ti O Cu Cu U i O U U C fn OU N Cu �0 C -a L C O N Cu C 06 Cm O O U N C Q= V N i J O CD- a) Q C O V Q o E c cu 06 c '� z4 � � � '� a� N C c .� a E ULN0 enCn NFU) Page 326 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... �a O CO CO r_ r__ N O N M c7 `O N LLr) N N N N 0-) It I M cY) `C CIO CD CY) It Lf) N Lf) N W O Lf) 00 Lf) Lf) m N U) a) tQ CD V L V N 00 00 Lf) W C N ti N I N O ca t) CL CL a C •E L U Cu C Cu U Cu L L a C C � � � 0 > 0) 0).s O U L U c C: U) a �_ C: c c > O t�' U N N � Page 327 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... o m Dm a�i o N N U 0 > > Y Cu O 0 p 0 C a N o O p L (6 N m L N 0 p O Q � N 0 C� -a o p m m m O N � Cu H v♦i Cu Cu U' ^>' � U' �R O 0 L t�R 0 E 1� W f�R ^' T�S ^' �' L E L E ' 0 ay O -0 0p O 0 p 0 W a)C14O O O E O p 0 >♦ 0 En En O O �♦ CU O Z o -a O)0) 0 0 0 0 W > 00 E C C 0 0 . _ fn N 0 �♦ 0 0 0 L « N 0 '— 0 O Q _ 0 Q � <) Cn W (6 o � N C �� � U � � O U j 0 CU U C U) C fn 4Cu Cu -0 C fn U) OU -0 �� O O /0: _) L) 0 U C)� N U O A 0 'V J •O � N U) 5 N 0 00 N 0 CU L- OL Cu (6 -0-a 0 0-) O O N 07 C � 0) �_ 0 O 0 a�i o o N 0 ai U 0 M E a�i E 4 � 0 U O 0 m U >. Cu m o UCU > � � -a 0 o LCu m �_ CU � a�i E a) "-' �_ � .� c m o ai > � C L 0) .0 O' U) 0 Q (6 C2. 0 L Cu(6 L c c 0) U) U) Ug Q OL CuL o o a�i c Cu Cu o o o o Q o v� 0 Cu U) 0cn CuNUHcnO � � H E U < 421U) Cu U) � •c c � U U � � m •c Y � 0 U O Cu Cu O � m U c u) 0 O O O O 0 U) CUCu o LW W L W Cu Q m OL 0 N N 0 70 0 N O (6Cn N Cu c � � N c� _ o U) > U) >• LT m A a�i 06 � E 0 � o � d Za � L ern N 0) 0.- Cu N a>i � .� Cu U OL � � .2 oCuCu L 0 O a 0 U U U a_ Q H CO w Page 328 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... L O O Cu 1;7- U C 0 L �^♦♦� CU E F O O C U O O O N L O O CC Cu L ^' W > p L m O U) U) 0) a) 5: 1;7- U W Q E U � U .E •> .- E .9 CD- Cu U O Z Page 329 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... >1 U i U) m ^0 Cu U C 0 0 Cn Q .0 L Q O L C LL C:_ o0 oU) -2 = 2 � I � � o w .9 > U) CU .9 0 U � > OU — U c� .V > o N Q 0Cu 7;D .Qo a ai16 o +N+ O O V) `~ a) L - O N p U N C O_ O � L O a) C O - C - -0 C U C6 0 70 C a) a) E � 90i � ai � �� >.— � O0Ncu0i I � � � UL � E � o � .� ZU .9 'D 0) En O � O cuN � U) 0 � 0 07 O > C O L . C C D �_ p a) 0 N 0 (� a) N O � L O N Cu O (, O CC CuU �- > >, U Q- O aj _ N a) N N a) p a) a) �' L �' �' U a) a) O �' a) 70 a) 0 QU) —CD-—CD- a) N � N QQU .O 0 a) — � s� EWEE � � o � 00 0) Cu E Ec� 2 N � 0 0 o p o o c�i > � Z � � o 00 -0 o0- Z0- 2UZQ0- L O Cu Q Q C L a) Cu _0 O O Cuui Cu 2� N �R > En C:Cu fn 0 N L� W W U � 0) > VJ �Cu VJ O 0 C L U) (0 U Q , a) L a) C ; Cu CD- U "= 0 -0 � •0 C Cu U "- U Cu (� L 0 O c6 a) C — C C C "' a) a) U p Cu � > Cu Cu (6 "- O -0 O (0 -0 0 C a) � a) 070 � a) a) � cor 0 � � rn rn _ — — � O Cu CU � C C Cu E a) Cu /0 � 0 � 0 U O En p 0 a) p O OCD- Eli a) C D) o— L ��♦ Q �♦ Q cu O L � U L� Q En d C U S a) � O O > CO Q0 oa � oEn -0cD � o U .= U aEn a C � � L a) >+ 0- 0 L C a) U U) C N L 0 O C a) 0- Cn 70 N > 2t Cu a) 0 0 j O N � Cup) CuO 0 U) O O a) E Q O C '0 U C — En Z v a) a) d � a) U O 0 _0' Cu Cn L 75 aU � Z Cu 2 Q Page 330 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... L Q O C O N L Cu Cua) U Cu " Cu `� C >� C O_ a) CuCD O a) U L C L O (6 Y L O M C - 0 OL w O U O O . rn cu Q N O_ Q > N H � � U) x 0 F � 76) o a� C v 0 O (6 L O W � 'V O N Q � � � o � Cu EC2—Cu �, cn � 0 � � a) u L � � U U a) � > Cu O_ O L �O a) > J a) C L L_ 2 a) Q C a N N a) O O CO 0 Cu N Q "� O -C ? C .0 Cu N N Cu U U O C L C � Cu O O �C=) F O N rn L a) �� -a OJN o C � � Cn o O CO7 'NU V N vi c > cuC'4MM uoi0X0ru � O . o � CD- -0 — � oUNiiii0inao 0 �� mamma mN � 0o0 c) zmc) Cu � .� 0 -0 U) U U) a) Cu O � O O- m Q- 0) U O U) 0 Q c � � O � 0) Q � Cu U) o a� C L O_ o O0 1- CU c' Q- a�i Q- o m �25 o Cu Cu rn o U >' y C vi .- uoi o — _ C o � Cu 0 CO a) a) a) c Q U � N U L O CU U cY)C L 0 L U U C •� CD— U Q W L L CQ LI W CD- CD— Q— fR >♦ = W — W CuU\ 'L^♦' VJ aV ^�' m Cu `V `V W `V C L L C ay ^ W � Cu � W L � U) 0) O O L CuO L C O C C O O_ O 1;7, O L L fn fn M fn U L (6 O OU) CU Cu .L C �- Q Q (� o �- O H O m U O_ a) .� a) Cu .0 U � O a' L 0 a)1;7, C O 0 a'� O- a)i O �' — O C Cu c c Q .� 0 c U) .0 U .� .� O .� O c Cu � H H O_ Cu CU a- O_ a- U) —CU Cu E H CD- Cu U_ O O_ a) U U U) Cu Cu Cu CuO O m m -0 Cu L i O_ U U CU Cu E C o O_ p > Cu >' C Q _ O L C C O O Cu O) O U J Cn 0- O -0 0 � U) fn U C L Q- Y Y Q- O C U) i a � zQ a_ o Cu w Page 331 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... Du) CD- m Cu - m L � E o m U) � D) Cu U > I g _ E E N N O O -0C CV CO N O O N •L Np > O C6 C6 U o to L) 2 N W O U) .0 j U U U O U O N \ O N �_ N O N C CD- (6 U N •V N � O Q C O p OL O Cu O O -0 Cu =30 a C0- N CDL 0Zcn U U N N U O � C U) N ��♦♦ N CEli ♦ O Cu U) C O y--' fn C Cu U)CD- W W L �♦ LCU L L � �♦♦ O C N L Cu U - N Q- CU C U) CD- C �_ fn O O C O Q fn L "- Q Q (U L L Q V C Cu Cu (� QCU E 0) O C O m 0 Q U Cu N Cu Cu — a� O C a5 � > o � a� C Q — > � •CD- � U) U) L OL Q U O LU C L U L CQ N C C6 C6 �_ U) C 0- O C N Cu N i — (6 L N G C n♦ L L L O ��/ L 0- _0 Q T�S Q Q� Q� -0 -0 � t�R V�J � ^' 'TS Q Cu � �♦ LEI—♦ 'TS O ^x _ L V cn � � r- •Q aV � V V .� W W v♦ W O N Q L Cu y Cu (6 Q Cu fn N C N fn �> � T�S O Vi m♦ � �♦ � (6 O T�S �♦ TES �I Cu♦ , TCS TES C W O vCu W 4-- W .� 2 Cu` U♦ v >W v L W U V v CD- c O C QCU 0 Q :E 0- U VJ Q- N � Cc: N 0 N CuCU m m m m m Q Z m o o o E Z H -0 0 H - m � W m 0 o CD- Q � CU Q Q CU U CD- Cu — U Q o Q CD- Cu m > CU Q 70 � Cu L- CU CU U) -0 p m m OL C OL Cu 0 °!] a' � Cu (6 L �- C O U) E C L u U OL CU N Y L Cu N O O Cu N Cu Cu 0 c� z < Page 332 of 333 7.b) DS2024-153, Andy Karaiskakis, Manager, Planning Services re: Planni... ai O O O U)Cu Eli NU ' O Cu CO N 10 CD- o � � N O L 0Y c O CU LW♦ - N N N Cu O U) CU >1 > O i p O L Q W L Q U Cu L- Cu O U C O >, Cu L N C U N N C L �O U Cu 0) N E o .D' g m Q- o z coi o a�i m E .op � F) � � c � E L � � m m � E Cu o m U o cn U � �n o c� V m uoi I- a�i U OL > C: O OL U m c - U Q rn E O CU a� rn c - o a� .o c - a� '> O " L Sri ai a� Cn ai U � .� U = uCU oi � o No N _ = cU U > U) N L E •0).� >+ � O CU N (6 D- O N Cu L C 2 U Cu Cn rn � O N N L O � c Cu OL p J CU N♦ "- N♦ ~ O (6 N O S Cu a) a) Y - C1 0 0 CU ( 0 ( C Q C O m a) -0 L — �") � Cu L L L U Cu GL i U "- O "- "- O W C <) O <) v c � �S� 1� L^♦' E a� E U) U) U) cU � Cu R cU .� coi Cu♦ �_ �♦ o ~ VJ LL W �>♦1 C �>♦1 L O ^' L /CU C E V♦� SCR W � W H O fn fn E O O O W W O 'E Cn .9 O N (6 �' Hm U •a' U o m Um U omOmCUCm O V O > O O ~ L N O p N 0 0 a) OU N N a) N — 00 ++ m U 0 O L O L a) W O W O Q L L \ L U — L L O L NH � .� > ZH U H U UUmN H MCA O � Cu O Cu Q N E �_ N Lf� C N Cm O ~ � L L C �-0 O E O U Q N N � Y NN N 0 " O .� Cu — o o m o L � U Cu � 0 � O � -J m � m � .2H � rn CU >. - o0 Cm 0) Cu_ o � mac - o Cu Cu Cm o m m �' > m ai = � . . � 0- W .E O20 o o L U) t� � O N 0 Cm Cm Cu O N a� Cu as n C Cu E Cu J E C CU N O Cn Cm Cu V H N -a Cn 2 O _ L N 0 Q (6 N U) O 2 a Cn -0U � U Page 333 of 333