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03 05 2025 Development Services Committee Agenda The Township of Oro-Medonte Development Services Committee Meeting Agenda Electronic Hybrid Meeting Township of Proud Heritage,Exciting Future Wednesday, March 5, 2025 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 260 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: 4 - 13 a) Minutes of Development Services Committee meeting held on Wednesday, February 5, 2025. 02 05 2025 Development Services Committee Minutes 5. Public Meetings: None. 6. Public Hearings: 14 - 40 a) 5:30 p.m. DS2025-021, George Vadeboncoeur, Manager, Planning, Special Projects re: Minor Variance Application 2025-A-03 (Watford and Shackleton), 2208 Highway 11 South. DS2025-021 6a Presentation 41 - 57 b) 5:40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2025-A-04 (Sharpe), 76 Ward Avenue. DS2025-026 6b Presentation 58 - 78 c) 5:50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2025-A-06 (Evans), 69 Lakeshore Road West. DS2025-027 6c Presentation 79 - 110 d) 6:00 p.m. DS2025-030, Yubing Fan, Planner re: Minor Variance Application 2025-A-07 (Wicks & Brouillette), 1899 Ridge Road West. Page 2 of 260 DS2025-030 6d Presentation 111 - 146 e) 6:10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Consent Applications 2025-B-01, 2025-B-02 and 2025-B-03 and Minor Variance Application 2025-A-08 (Beatty & Beech), 3324 Line 4 North, 4346-010-002- 30033 & 4346-010-002-30032. DS2025-024 6e Presentation 147 - 182 f) 6:20 p.m. DS2025-032, Brent Spagnol, Director, Development Services re: Minor Variance Application 2025-A-11, Heritage Estates Events Inc., 421 Penetanguishene Road. DS2025-032 6f Presentation 183 - 225 g) 6:30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Consent Application 2024-B-16 (Walker, Walker, Walker & Butler), 343 Horseshoe Valley Road West. DS2025-025 6q Presentation 6g Applicants Presentation 7. Reports of Municipal Officers: 226 - 240 a) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Application 2023-B-20 (Devitt-Johannessen) 4662 Line 6 North. DS2025-012 241 - 253 b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re: Line 6 North Deviation — Road Renaming & Readdressing. DS2025-028 254 - 260 c) DS2025-033, Brent Spagnol, Director, Development Services re: Removal of Holding Provision, Application No. 2025-ZBA-18 (Freskiw), 10793 Highway 12 [Refer to Item 5a) 03 05 2025 Council Agenda]. DS2025-033 d) Brent Spagnol, Director, Development Services re: Fees and Charges Update — Building and Planning Divisions. 8. Next Meeting Date: April 2, 2025. 9. Adjournment: a) Motion to Adjourn. Page 3 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... .�� The Township of Oro-Medonte Townshipgf Development Services Committee Minutes Electronic Hybrid Meeting Proud Heritage,Exciting Future Wednesday, February 5, 2025 5:30 p.m. Present: Mayor Randy Greenlaw Deputy Mayor Peter Lavoie Councillor Lori Hutcheson Councillor John Bard Councillor David Clark Councillor Richard Schell Councillor Robert Young Staff Brent Spagnol, Director, Development Services; Andy Karaiskakis, Present: 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: Deputy Mayor Lavoie 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 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. Page 1 of 10 Page 4 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. 2. Agenda Approval: a) Motion to Approve the Agenda. Motion No. DSC250205-1 Moved by Schell, Seconded by Bard It is recommended that the agenda for the Development Services Committee meeting of Wednesday, February 5, 2025 be received and approved, as amended, to add as Item 8 c) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Special Projects, Planning re: Litigation affecting the municipality; Solicitor-client privilege (Short Term Rentals (STR's)). Carried. 3. Disclosure of Pecuniary Interest: Councillor Schell declared a conflict of interest on Item 5c) 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 8 Part East Part Lot 17 Reference Plan 51 R15953 Part 1 , Township of Oro-Medonte (formerly Oro), municipally known as 560 Line 8 North, 2024-ZBA-17, (Lucas). Councillor Schell submitted the following: This property owner and I do work together. Councillor Schell declared a conflict of interest on Item 8c) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Special Projects, Planning re: Litigation affecting the municipality; Solicitor-client privilege (Short Term Rentals (STR's)). Councillor Schell submitted the following: I own and operate a legal STR in the Township. 4. Approval of Minutes: a a) Minutes of Development Services Committee meeting held on Wednesday, January 15, 2025. Motion No. DSC250205-2 Moved by Greenlaw, Seconded by Schell It is recommended that the draft minutes of the Development Services Committee meeting held on Wednesday, January 15, 2025 be received and approved as printed and circulated. Carried. Page 2 of 10 Page 5 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. 5. Public Meetings: a) 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, North Part Lot 19 (Oro), municipally known as 10 Line 12 North, 2024-ZBA-18 (Northern Diversified Ltd.) [Refer to Item 5d) 02 05 2025 Council Agenda]. Deputy Mayor Lavoie 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 Northern Diversified Ltd. The following correspondence was received: Lake Simcoe Region Conservation Authority dated January 14, 2025; Enbridge Gas dated January 14, 2025; Township of Oro-Medonte, Operations Division dated January 16, 2025; Township of Oro-Medonte, Building Division dated January 22, 2025; Ministry of Transportation dated January 23, 2025; County of Simcoe, Planning Department dated January 30, 2025. Jonathan Pauk, Morgan Planning & Development, agent on behalf of the applicant, was present. A PowerPoint presentation was presented. 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. l Page 3 of 10 Page 6 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. 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, North Part Lot 20 (Oro), municipally known as 159 Line 11 North, 2024-ZBA-19 (2520309 Ontario Inc.) [Refer to Item 5e) 02 05 2025 Council Agenda]. Deputy Mayor Lavoie 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 2520309 Ontario Inc. The following correspondence was received: Lake Simcoe Region Conservation Authority dated January 14, 2025; Enbridge Gas dated January 14, 2025; Ministry of Transportation dated January 15, 2025; Township of Oro-Medonte, Operations Division dated January 16, 2025; Township of Oro-Medonte, Building Division dated January 22, 2025; County of Simcoe, Planning Department dated January 28, 2025. Jonathan Pauk, Morgan Planning & Development, agent on behalf of the applicant, was present. A PowerPoint presentation was presented. 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 4 of 10 Page 7 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. 7. Reports of Municipal Officers: a) DS2025-010, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2024-ZBA-18 (Northern Diversified Ltd.), 10 Line 12 North [Refer to Item 5a) 02 05 2025 Council Agenda]. Motion No. DSC250205-3 Moved by Young, Seconded by Hutcheson It is recommended 1. That DS2025-010, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2024-ZBA-18 (Northern Diversified Ltd.), 10 Line 12 North be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-18 (Northern Diversified Ltd.), specifically to rezone the severed lands from the "Agricultural/Rural (A/RU)" Zone to the "Rural Residential Two (RUR2)" Zone to recognize the rural residential use of the severed parcel, and to rezone the retained lands from the "Agricultural/Rural (A/RU)" Zone to the "Agricultural/Rural Exception 367 (A/RU*367) to prohibit residential uses, on the lands municipally known as 10 Line 12 North, Township of Oro-Medonte, be approved. 3. That the appropriate draft by-law be brought forward for Council's consideration. 4. That the applicant be advised of Development Services Committee's decision under the Director, Development Services' signature. Carried. b) DS2025-011, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2024-ZBA-19 (2520309 Ontario Inc.), 159 Line 11 North [Refer to Item 5b) 02 05 2025 Council Agenda]. Motion No. DSC250205-4 Moved by Bard, Seconded by Young It is recommended 1. That DS2025-011, Andy Karaiskakis, Manager, Planning Services re: Zoning By-law Amendment Application 2024-ZBA-19 (2520309 Ontario Inc.), 159 Line 11 North be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-19 (2520309 Ontario Inc.), specifically to rezone the severed lands from the Agricultural/Rural (A/RU) Zone to the Rural Residential Two (RUR2) Zone to recognize the rural residential use of the severed parcel, and to rezone the retained lands from the Agricultural/Rural (A/RU) Zone to the Agricultural/Rural Exception 368 (A/RU*368) to prohibit residential uses, on the lands municipally known as 159 Line 11 North, Township of Oro-Medonte, be approved. 3. That the appropriate draft by-law be brought forward for Council's consideration. 4. That the applicant be advised of Development Services Committee's decision under the Director, Development Services' signature. Carried. Page 5 of 10 Page 8 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. 5. Public Meetings: 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 8 Part East Part Lot 17 Reference Plan 51 R15953 Part 1 , Township of Oro-Medonte (formerly Oro), municipally known as 560 Line 8 North, 2024- ZBA-17, (Lucas). Councillor Schell declared a conflict of interest on Item 5c) 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 8 Part East Part Lot 17 Reference Plan 51 R15953 Part 1 , Township of Oro-Medonte (formerly Oro), municipally known as 560 Line 8 North, 2024-ZBA-17, (Lucas). Councillor Schell submitted the following: This property owner and I do work together. Councillor Schell was not present during the discussion or vote on the item. Deputy Mayor Lavoie 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 Brenda and Anthony Lucas. The following correspondence was received: Township of Oro-Medonte, Fire and Emergency Services dated January 17, 2025; Enbridge Gas dated January 21 , 2025; Township of Oro-Medonte, Operations Division dated January 21 , 2025; Township of Oro- Medonte, Building Division dated January 22, 2025. Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Brenda Lucas, 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 meeting. There being no further comments or questions, the meeting adjourned. Page 6 of 10 Page 9 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. 6. Public Hearings: a) DS2025-015, Yubing Fan, Planner re: Minor Variance Application 2025-A-02 (Silma), 149 Eight Mile Point Road. Deputy Mayor Lavoie 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 Linda Silma. The following correspondence was received: Township of Oro-Medonte, Operations Division dated January 20, 2025; Lake Simcoe Region Conservation Authority dated January 28, 2025; Township of Oro-Medonte, Building Division dated January 29, 2025; Harriet and Chris Jamieson dated January 31 , 2025. Yubing Fan, Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Greg Kirkpatrick, 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. DSC250205-5 Moved by Hutcheson, Seconded by Greenlaw It is recommended 1 . That DS2025-015, Yubing Fan, Planner re: Minor Variance Application 2025-A-02 (Silma), 149 Eight Mile Point Road be received and adopted. 2. That Minor Variance Application 2025-A-02, specifically for permission to construct a detached accessory building (garage) with a reduced setback of 2.5 metres (8.2 feet) from the front lot line and a reduced setback of 1 .0 metres (3.3 feet) from the interior side lot line on lands municipally known as 149 Eight Mile Point Road, Township of Oro- Medonte, be approved subject to the conditions as outlined in DS2025-015. 3. That the applicant be advised of Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 7 of 10 Page 10 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. 7. Reports of Municipal Officers: c) DS2025-013, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024- A-56 (Creighton & Moulton), 360 Ingram Road. Motion No. DSC250205-6 Moved by Clark, Seconded by Young It is recommended 1 . That DS2025-013, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024-A-56 (Creighton & Moulton), 360 Ingram Road be received and adopted. 2. That Minor Variance Application 2024-A-56 (Creighton & 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 denied on the basis that the revised apartment dwelling unit location is not within close proximity to the existing single detached dwelling in accordance with the policies contained in the Township's Official Plan. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. d) DS2025-016, Andy Karaiskakis, Manager, Planning Services re: Removal of Holding Provision on Forest Heights Estates Plan of Subdivision (Plan 51 M-1246), Application Nos. 2025-ZBA-01 to 2025-ZBA-08 [Refer to Item 5c) 02 05 2025 Council Agenda]. Motion No. DSC250205-7 Moved by Hutcheson, Seconded by Clark It is recommended 1 . That DS2025-016, Andy Karaiskakis, Manager, Planning Services re: Removal of Holding Provision on Forest Heights Estates Plan of Subdivision (Plan 51 M-1246), Application Nos. 2025-ZBA-01 to 2025-ZBA-08 be received and adopted. 2. That draft By-law No. 2025-017 to remove the "Holding" Provision applying to a portion of the lands in the Forest Heights Estates subdivision (Registered Plan 51 M-1246) be considered by Council. 3. That draft By-law No. 2025-017 to add the "Holding" Provision applying to a portion of the lands in the Forest Heights Estates subdivision (Registered Plan 51 M-1246) be considered by Council. 4. That the applicant be advised of the decision under the Director, Development Services' signature. Carried. Page 8 of 10 Page 11 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. e) DS2025-018, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024- A-64, 3626 Line 5 North (Gingras). Motion No. DSC250205-8 Moved by Bard, Seconded by Schell It is recommended 1 . That DS2025-018, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024-A-64, 3626 Line 5 North (Gingras) be received and adopted. 2. That Minor Variance Application 2024-A-64, specifically to permit the use of a second accessory building for a home occupation, on lands municipally known as 3626 Line 5 North, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2025-018. 3. That the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. The Committee consented to allow the applicant to provide verbal comments. 8. Closed Session Items: a) Motion to go In Closed Session. Motion No. DSC250205-9 Moved by Bard, Seconded by Greenlaw It is recommended that we do now go in Closed Session at 6:28 p.m. to discuss • Litigation affecting the municipality; Solicitor-client privilege (Short Term Rentals (STR's). Carried. b) Motion to Rise and Report. I Motion No. DSC250205-10 Moved by Hutcheson, Seconded by Clark It is recommended that we do now Rise at 7:02 p.m. at which time we shall Report on the Closed Session Item 8 c) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Special Projects, Planning re: Litigation affecting the municipality; Solicitor-client privilege (Short Term Rentals (STR's)). Carried. Page 9 of 10 Page 12 of 260 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, February 5, 2025. c) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Special Projects, Planning re: Litigation affecting the municipality; Solicitor-client privilege (Short Term Rentals (STR's)). Councillor Schell declared a conflict of interest on Item 8c) Brent Spagnol, Director, Development Services; George Vadeboncoeur, Manager, Special Projects, Planning re: Litigation affecting the municipality; Solicitor-client privilege (Short Term Rentals (STR's)). Councillor Schell submitted the following: I own and operate a legal STR in the Township. Councillor Schell was not present during the discussion or vote on the item. The following staff were present: Brent Spagnol, Director, Development Services; Andy Karaiskakis, Manager, Planning Services; George Vadeboncoeur, Manager, Planning, Special Projects; Janette Teeter, Supervisor, Clerk's Services/Deputy Clerk. Motion No. DSC250205-12 Moved by Young, Seconded by Clark It is recommended that staff and legal counsel proceed as directed by Council with respect to Item 8c) Brent Spagnol, Director, Development Services and George Vadeboncoeur, Manager, Special Projects, re: Litigation affecting the municipality; Solicitor-client privilege (Short Term Rentals (STR's)). Carried. 9. Next Meeting Date: March 5, 2025. 10.Adjournment: a) Motion to Adjourn. Motion No. DSC250205-13 Moved by Clark, Seconded by Bard It is recommended that we do now adjourn at 7:03 p.m. Carried. Chair, Deputy Mayor, Peter Lavoie Secretary-Treasurer, Andy Karaiskakis Page 10 of 10 Page 13 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Tz h, 7f pw> Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: George Vadeboncoeur, Manager, Planning Special Projects Meeting Date: March 5, 2025 Report No.: DS2025-021 Subject: Minor Variance Application 2025-A-03 (Watford and Shackleton) 2208 Highway 11 South Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-021 be received and adopted. 2. That Minor Variance Application 2025-A-03 (Watford and Shackleton) specifically to permit: • an accessory building to be set back 1.3 metres (4.2 feet) from the interior property line • an accessory building with a maximum height of approximately 5.3 metres (17.5 feet), • a maximum lot coverage for all detached accessory buildings of 5.45% • an accessory building with a floor area of approximately 111.4.sq.m. (1,200 sq.ft.), on lands known municipally as 2208 Highway 11 South, Township of Oro- Medonte, be approved subject to the conditions as outlined in Report DS2025- 021. Development Services March 5, 2025 Report No. DS2025-021 Page 1 of 13 Page 14 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... 3. The conditions are as follows: a) That notwithstanding Sections 5.1.3 d), 5.1.4, 5.1.5, and 5.1.6, the proposed accessory building shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the height and area of the accessory building shall be substantially and proportionally in conformity with the dimensions as set out on the application 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 foundation wall and verifying in writing by way of survey/real property report, prior to the pouring of the footing and if no footing, the foundation, that the detached accessory building is located no closer than what is shown on the sketch submitted and approved by the Committee; d) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if required), Demolition Permit 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 applicants are proposing to replace an existing 62.8 square metre (677 square feet) accessory building (detached garage) with a 111.4 square metres (1,200.0 �1 s square feet) detached garage with a e 7 height of approximately 5.3 metres a l J �� (17.5 feet) on a property known °' municipally as 2208 Highway 11 �I I - - South. 2186 2192 2189 2z04 'zia_ 2 I I 1 The subject lands are located on the north side of Highway 11 South in Highway 11 S the Edgar Rural Settlement area and are serviced by a private well and sewage system. There is an existing house on the 0.207 hectare (0.51 acre) property along with the existing detached garage and one small accessory structure. The rear of the property is well screened with a privacy fence around the perimeter of the back yard. There are a number of mature pine trees in the rear yard that will have to be removed prior to the construction of the new garage. The property has one driveway that provides access to the existing single detached dwelling and detached garage directly from Highway 11 South. An aerial photo is attached as Schedule 2 to this report. Development Services March 5, 2025 Report No. DS2025-021 Page 2 of 13 Page 15 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Minor Variance Proposal The applicant is seeking relief from the minimum interior side yard setback, maximum floor area and maximum height for a detached accessory building, and the maximum lot coverage for all accessory buildings on the property under the provisions of Zoning By- law 97-95, as amended. The applicant's sketch is attached as Schedule 3 to this report and elevation drawings and floor plans are attached as Schedules 4 and 5. Sections 5.1.3 d), 5.1.4, 5.1.5, and 5.1.6 of the Zoning By-law are provisions dealing with accessory buildings that are impacted by this application. 5.1.3 d) Minimum Required Interior Side Yard Setback for an Accessory Building Required: Proposed: Minimum Interior Side Yard - 2.0 metres 1.3 metres (4.2 feet) Interior Side Yard 6.5 feet 5.1.4 Maximum Height for an Accessory Building Required: Proposed: Maximum Height— 4.5 metres 14.7 feet 5.3 metres 17.5 feet 5.1.5 Maximum Lot Coverage Required: Proposed: Maximum Lot Coverage for all detached 5.45% coverage accessory buildings — 5 percent 5.1.6 Maximum Floor Area for an Accessory Building Required Proposed: Maximum floor area — 70 square metres 111.4 square metres (1,200 square feet) 753.5 square feet Analysis Planning Act, R.S.O. 1990, c. P.13 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: Development Services March 5, 2025 Report No. DS2025-021 Page 3 of 13 Page 16 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Do the variances conform to the general intent and purpose of the Official Plan? The subject lands are designated "Settlement Area" under the County Official Plan and "Rural Settlement Area" under the Township Official Plan. The applicant is proposing to replace the existing detached garage with a new detached garage. The proposal will have no impact on the residential character of the property or adjacent lands. Staff is of the opinion 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 property is zoned Residential One (R1) under Zoning By-law 97-95, as amended. Accessory buildings are permitted subject to certain provisions pertaining to set-backs from property lines, floor area, height and lot coverage as outlined earlier. Staff reviewed the proposal to replace an existing detached garage with a new detached garage to be located just behind the existing garage. Detached accessory buildings are subject to maximum size restrictions (maximum height and maximum floor area) 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 on the property that would detract from the character of the area. MPAC data indicates that the home on the property is 128.2 square metres (1,381 square feet) in size. The proposed accessory building at 111.4 square metres (1,200.0 square feet) is smaller than the dwelling. In addition, the proposed accessory building is rectangular in shape with the shorter end facing the road, similar to the configuration of the current building. It is set back further from the road than the existing detached garage and is secondary and subordinate to the dwelling unit on the property. There is one other small accessory building on the property that pushes lot coverage over the 5% maximum to 5.45%. Planning staff do not view the proposed lot coverage as being excessive. Staff reviewed the proposed variances to the Zoning By-law and are of the view that the proposed variances conform to the general purpose and intent of the Zoning By-law as the detached garage is a size that can be easily accommodated on the property. Are the variances desirable for the appropriate development of the lot? Staff considered the proposed variances in the context of the size and characteristics of the property, the size of the building in relation to the existing home, where the building is proposed to be situated, and its proximity to the property lines and is satisfied that the new accessory building would not be out of character on the property. The proposed detached garage will replace an existing garage in a location that is well suited for use as a garage, with good access, adequate parking, and set back from the interior property line the same distance as the current accessory building. The Development Services March 5, 2025 Report No. DS2025-021 Page 4 of 13 Page 17 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Sped... proposed building will be located just to the side and opposite one of the southerly neighbours' accessory buildings. Some existing trees will be lost because of the construction of the new building, but the rear of the lot is well screened with a privacy fence on all sides. The property has one driveway that provides access to the existing single detached dwelling and proposed new accessory building. No physical changes to the property would be required. Lot coverage exceeds the maximum by less than one-half of a percent due to the size of the proposed new accessory building and a small accessory building on the north side of the rear yard. The lot is a half-acre in size and is more than adequate to accommodate the larger accessory building without it looking out of character. Based on the above, Planning Staff is satisfied that the proposed development would be considered desirable for the appropriate development of the lot. Are the variances minor? The question of the minor nature of the variances relates to their scale and impact. In Planning Staff's opinion, the requested minor variances to the interior lot line setback, height, floor area and lot coverage are minor in nature and are not anticipated to have any adverse impacts on the neighbouring properties. The dwelling is well set back from the road and the proposed accessory building will be set back further than the existing building, maintaining the character of the property. The neighbour to the south has an accessory building with a similar set back to the property line and is set further back on the lot than the accessory building being proposed under this application. As the proposed variances are considered to conform to the general intent of the Official Plan, meet the general intent of the Zoning By-law, be appropriate for the desirable development of the lot 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 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Development Services March 5, 2025 Report No. DS2025-021 Page 5 of 13 Page 18 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... 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 this application was circulated to the public and to various review agencies and Township departments. 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 Department— No comments • Township Building Department— Provided the following comments: o Owner/Applicant to be aware of glazing requirements in section 9.10.15.4. of the Ontario Building Code due to proximity to property line. o Owner/Applicant to be aware that a building permit is required prior to construction of the proposed garage and a demolition permit is required prior to the demolition of the existing garage. • Township Fire and Emergency Services Department— Provided comments listed on Schedule 6 to this report for the applicant's consideration and awareness during the demolition of the existing structure. • Ministry of Transportation - No comments or concerns Attachments Schedule 1: Location Map Schedule 2: Aerial Photo Schedule 3: Applicant's Sketch Schedule 4: Elevation Drawings Schedule 5: Floor Plan Schedule 6: Fire and Emergency Services Department Comments Conclusion Planning Staff recommend that Minor Variance Application 2025-A-03 be approved, specifically to permit an accessory building to be set back 1.3 metres (4.2 feet) from the interior property line, with a maximum height of approximately 5.3 metres (17.5 feet), a floor area of approximately 111.4.sq.m. (1,200.0 sq.ft.), and a maximum lot coverage for all detached accessory buildings of 5.45% of the lot area for the property municipally known as 2208 Highway 11 South, Oro-Medonte. The application is recommended for approval on the basis that it meets the four tests of the Planning Act and conforms to or is consistent with applicable County and Township planning policies and represents good planning. Development Services March 5, 2025 Report No. DS2025-021 Page 6 of 13 Page 19 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Respectfully submitted: George Vadeboncoeur, RPP, Manager, Planning Special Projects, Feb. 26, 2025 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services, Feb. 27, 2025 Brent Spagnol, RPP, Director, Development Services Feb. 27, 2025 Development Services March 5, 2025 Report No. DS2025-021 Page 7 of 13 Page 20 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Schedule 1: Location Map 10 9 8 7 ICI 6 y 5 2240 I 2252 3 C7 4 3 2186 2192 2198 2204 -2208 _ 1 Highway 11 South Location Q Subject Lands 0 F)WIlshipof A �. Mom/heritage,E.rtitirrg Funnr 0 loom File Number:2025-A-03 ti I i i Development Services March 5, 2025 Report No. DS2025-021 Page 8 of 13 Page 21 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Schedule 2: Aerial Photograph IW4 VIVA a Rtl.W� Ic Oltl RarnR ft6 E, N m m C! • ti Aerial Toiwuhip,J Q Subject Lands Proud Heritage,Exciting F,durr 0 100 M File Number 2025-A-03 I Development Services March 5, 2025 Report No. DS2025-021 Page 9 of 13 Page 22 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Sped... Schedule 3: Site Plan Sketch �Aa Garage to be \ \ Demolished !FO/O OUtTOI.YMIANCE IIN'O NA \ Q QA, MOHI: 17-1• Al1iA t.7J7fpfl �0 \ J A 9 s � 's t, � c 1 RTe aM IAYWTR MIM NJ"=PWW&W4M PN11/OWL OWTAND&LUSIMTOTMAPPWOM T1E LOCATION OFE®7M0 on TEAn—At NI""MOPHTIY UI®.E"—'TIE M YY OPOMMWMINOTAOKEAIfE.YALTWE7 TMWT 1 9MLAYOUr �.s OFACMOCCWTIE MY wuavWCOT EG oroso8ULCMu 't TWO SM WT WAIL NOTN PW=UKNAA A IJOAI KUWTY,A t•PWA' N1A6@^VWyKVA*UMWEYTtEWCILAUr O*W AOQ N{L S N MO✓M M OTWWIS FOODED TOOCKWONAM. NVOWNT*N MVM NI D61NW PFtWJtLYFRMTM C01.MY OP S&IONOMAOTNEl1A►,PONDAT NTTF/7NAI/I%CKCAVYM.C. NWY 11 L TOWNM OP 04*4AD M Development Services March 5, 2025 Report No. DS2025-021 Page 10 of 13 Page 23 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Schedule 4: Building Elevations Front and Rear View 9F EM - a Il�iuu��uu��tr 7 1 SIDE ELEVATION 1 2 SIDE ELEVATION 2 5-12 S12 -E Side View e -.cnp TA WALL KATE , S$-1 S$- 48-{487 48-1 48- 1'ANMV WI NDCMI WNDCAY SHADE 1 FRONT ELEVATIOII S-11 1a-=,•a- TKO WA:1 VUTE c GRADE 2 REAR ELEVATIOII S-11J Development Services March 5, 2025 Report No. DS2025-021 Page 11 of 13 Page 24 of 260 6.a) 5-30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Sped Schedule 5: Floor Plan Garage EVVI - - - - - - - - - - - Front of - - - - - - - - - - - bg -——— —— — —— - -- - - - - - -- -- GB':dB' 48"x 4r W Ur EWn VANDM VANDM VANDOW ---------------- X-4 PROPOSED MAIN FLOOR Development Services March 5, 2025 Report No. DS2025-021 Page 12 of 13 Page 25 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... Schedule 6: Fire and Emergency Services Department Comments OMFES want to ensure there is a focus on fire and life safety during demolition to protect both workers, surrounding properties and environment and asks that the applicants undertake the following: o Develop a Fire Plan: Before starting demolition, create a comprehensive fire safety plan. This should include emergency procedures, contact information for fire services, and designated escape routes and access routes. o Portable Fire Extinguishers: Ensure that portable fire extinguishers are readily available and easily accessible at various locations on the demolition site o Fire Watch: Assign trained personnel to monitor for potential fire hazards during demolition activities. They should be equipped with fire extinguishers and know how to use them. o Control Ignition Sources: Ensure that all temporary heating devices are properly installed and maintained. Keep them away from combustible materials and supervise their use. o Prohibit Smoking: Designate specific smoking areas away from hazardous operations and materials. Clearly mark these areas with signs. o Proper Storage of Hazardous Materials: Store flammable and combustible materials safely and away from ignition sources. Follow regulations for the storage and handling of these materials. Implementing these measures can significantly reduce the risk of fire during demolition activities. Development Services March 5, 2025 Report No. DS2025-021 Page 13 of 13 Page 26 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... `s 04 E: T A � I T L _ _O1 i � I �tg uaanp v I _O � I U Cu G I � 06 L� cu ^M L a M O i w NM (D M 00 N = o . . . . N cn N C a o • • C }' C •— G� v C i N O C) Page 27 of 260 6.a) 5.30 p.m. 5-021 orge Vadeboncoeur, Manager, Planning, Speci... 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V) O 4-4 t a W a Page 29 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... `s a o 3 'y E: Asa. p tr � e , b Fillip,,; 4, � a U oL C— � o U) 06 L / / 4-+ cu d 1` ♦v M O r/ N ■ • O M N a ASIA J C ca C� CL CL a Page 30 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... ■ �: 11 w o x' o 3 'y E: V/ /* � ry Co w O C>u , a� L •'M co C Lid m 0 0 / `` -- N � � •as 7771 � 6 C � o aLL Page 31 of 260 6.a) 5.30 p.m. DS2025-021 , George Vadeboncoeur, Manager, Planning, Speci... `s w ul �Ib n Wlou � W x as 0 L CU -a Cu C C// x0 06 C O Co c� L - C) Q Lid m N �+ O p N � a W a � 4 L C N! M . .L) \D Q. 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I.-. cn cn O .0 ^ '0 +� 70N E — cn EL L U O U cn N 4- 1 � � � cn c 0 L �' cn >' � O � E � m O ' M U � N }' E N L > �--� C N O }, ca cn W a) U U G4 O E M L O C L U rN cn C _O r Ln C cn O � O ,,�x — (' t6 O U _r_ Q W O -0 U) J O (n O O (6 C � }, � Q r LO = N O 0 (n -I.- (�vv r Q O 4— O O O co •co -0V O 0 U) C O cn M E = 0 CD0- U (n O Q OO `� Ll 6 U) L- a � o p C OCD— O O cn L N C O Q U -Fu (6 L U O -0 -0 N o Uj E > O O N c� > O cn O / � ' - M �--, O OQ } U- C� O O O cm O L L E O � O 4— 4- 0 � 4— Q a) U i E OU }� O O a) O L) O C: a-- (� (6 U Q d) M � Page 40 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... WON(W Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: March 5, 2025 Report No: DS2025-026 Subject: Minor Variance Application 2025-A-04 (Sharpe), 76 Ward Avenue Type: Requires Action Motion No. Recommendation It is recommended: 1. That Report No. DS2025-026 be received and adopted. 2. That Minor Variance Application 2025-A-04 (Sharpe) specifically to construct a new single detached dwelling with a reduced setback from the average high water mark of Bass Lake of 13.85 metres (45.4 feet) and 14.25 metres (46.7 feet) to the dwelling and 12.7 metres (41.6 feet) to the wood deck stairs, on lands municipally known as 76 Ward Avenue, Township of Oro-Medonte, be deferred to provide the applicant the opportunity to address Building Staff comments contained in Report DS2025-026. 3. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Background The purpose of the report is to provide information and a staff recommendation for Minor Variance application 2025-A-04 with respect to a proposal to construct a single detached dwelling on the subject property that would reduce the minimum required building setback from Bass Lake prescribed for in the Zoning By-law. Development Services March 5, 2025 Report No. DS2025-026 Page 1 of 9 Page 41 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... The subject property has a lot area of 0.1 hectares (0.25 acres) and currently consists of a single detached dwelling. Surrounding land uses consist a of shoreline residential dwellings to the east and west, Ward Avenue to the north and Bass Lake to the south (refer to Schedule 1 Location Map). Minor Variance Proposal The applicants are proposing to demolish the existing cottage and construct a new dwelling with an attached garage and are seeking relief to the following sections of Zoning By-law 97-95, as amended: Table B1, Section 5.7 (a), Section 5.30 — Minimum Setback from the Average High Water Mark of Bass Lake Required: Proposed: 15.0 metres (49.2 feet) 12.7 metres (41.6 feet) — to wood deck stairs 13.85 metres (45.4 feet) and 14.25 metres 46.7 feet to the dwelling The applicant's site plan is attached as Schedule 2 to his report. 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 four tests in order for reviewers and approving committees to consider. The tests are tied to the following questions. Development Services March 5, 2025 Report No. DS2025-026 Page 2 of 9 Page 42 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... 1. Does the proposed application conform to the Official Plan? 2. Does the proposal maintain the general intent of the Zoning By-law? 3. Does the variance represent desirable and appropriate development or use of the land, building or structure 4. Is the variance minor based on all relevant planning considerations? In order for a minor variance to be approved, all four tests must be considered and satisfied. 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 lands are designated "Shoreline" in accordance with the Township's Official Plan (OP). Permitted uses within the "Shoreline" designation includes single detached dwellings and by extension, accessory buildings/structures including decks. Therefore, based on the above, the requested variances conform to the general intent and purpose of the Official Plan as the proposed dwelling is a permitted use in the Shoreline designation. Do the variances conform to the general intent and purpose of the Zoning By-law? The minimum required setback from Bass Lake is intended to provide a buffer between structures and the shoreline that helps to protect structures from flooding, erosion and ice pile-up, as well provides space for a landscaped and/or naturally vegetated buffer which helps to mitigate impacts on Bass Lake. While the Zoning By-law requires a minimum setback of 15 metres from the average high-water mark, the proposed dwelling is to be setback 13.85 metres (45.4 feet) and 14.25 metres (46.7 feet), with the stairs accessing the rear deck to be setback 12.7 metres (41.6 feet). In Planning Staff's opinion, the proposed setback represents a minimal deviation from the required setback. Comments have been received from the Nottawasaga Valley Conservation Authority (NVCA) whom advise that they have no concerns with the location of the new dwelling or the reduced setback to accommodate the development envelope, and that a permit will be required from NVCA for the works. As such, Planning Staff is 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 neighbourhood. Planning Staff are of the opinion that there would be no new or aggravating impact on Bass Lake. Development Services March 5, 2025 Report No. DS2025-026 Page 3 of 9 Page 43 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... Building Staff reviewed the applicant's proposed site plan drawing and provided comments related to neighbouring properties wells and clearances to the proposed septic system from the wells. The applicant indicated that the neighbouring wells are to be decommissioned as they draw potable water from the lake; however Staff require confirmation/communication from the adjacent property owners that they agree to the decommissioning of their wells. Without this piece of information, the applicant's proposed septic system must be setback a minimum of 15 metres from a drilled well (74 Ward Avenue) and 30 metres from a dug well (78 Ward Avenue). For these reasons, Planning Staff are requesting deferral of this application to provide the applicant with an opportunity to address the on-site servicing aspects of the development. Are the variances minor? For the reasons outlined above in this report, Planning Staff are recommending deferral of this application and cannot comment on conformity with this variance test. 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 the public and to various review agencies and Township departments. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: Development Services March 5, 2025 Report No. DS2025-026 Page 4 of 9 Page 44 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... COMMENTER DATE COMMENT No concerns with the location of the new dwelling or the reduced setback to accommodate the development envelope. A permit will be required from NVCA for the works. For the applicant's information, the NVCA notes that the property appears to be in an area of "potential karst" as per provincial mapping accessible using the following link Karst of Southern Ontario Karst topography, also referred to NVCA February 21, as unstable bedrock, can be 2025 described as landscapes that display distinctive features from the physical erosion, and dissolution of bedrock by surface or ground water. Hazards are associated with this type of bedrock because the dissolving and erosion can weaken the rock creating unstable conditions. This information is being provided for consideration in the preparation of any geotechnical assessment that may be required by the municipality in support of any related planning application or building permits for the site. Applicant to indicate location of adjacent wells complete with clearances to septic system (decommissioned and proposed). Owner/applicant to be aware of Maximum Area of Glazed February 24, Openings in Exterior Walls of Township Building Division 2025 Houses. Applicant to be aware of septic system component setbacks. The proposed dwelling size and location may require alteration to accommodate septic system design and setback requirements. Development Services March 5, 2025 Report No. DS2025-026 Page 5 of 9 Page 45 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... Township Operations February 19, Applicant to obtain an entrance 2025 permit. Provided comments listed on Township Fire & February 18, Schedule 3 to this report for the Emergency Services 2025 applicants consideration and awareness during the demolition of the existing structure. Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan Schedule 3: Comments from Fire & Emergency Services dated February 18, 2025 Conclusion Planning Staff recommends that Minor Variance Application 2025-A-04 be deferred to provide the applicant the opportunity to address Building Staff comments contained in Report DS2025-026. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, February 28, 2025 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services February 28, 2025 Development Services March 5, 2025 Report No. DS2025-026 Page 6 of 9 Page 46 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... Schedule 1: Location Map 55 8 28 26 24 1 18 57 6 Glengrove Ave. 61 5 29 27 25 23 63 a 2 67 36 I 32 30 28 26 1 24 Broadview Ave. 66 - - - 69 V 68 d71 70 �. 7 73 72 1 \� 74 77 19 � 79 76 83 78 80 85 82 87 84 \/ 90 89 \� 204 \ 27 23 Q'S0* sr 21 17 15 Location Subject Lands I Proud Herit,Ne,G.criring Future 0 loom File Number:2025-A-04 ti I i i i Development Services March 5, 2025 Report No. DS2025-026 Page 7 of 9 Page 47 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... Schedule 2: Applicant's Site Plan r ~ .10 255.90 255.88 9t.39 a-uc cn LKW1 90rod .�:v �ro 2X g 2556751 ar• ,pro I � 255.85 i $ 255.90 B+ r---i7 I I % 258.00 55-% uRECRADE 8.9% ORNEWAY TO ma's PROPOSED I vaoM n strut M. w 006 I I PJA 58531-mein* 2SS.40 I 2.0% o� I 2X LOT 8 C�+ D P esnr)cRoss FAu 0 17 I I s O I 4.,z d I I 258.00 I I d 2 35 - I n 255.74 255.74 25.23 5.74 255.07 2 I �a- 11 RWL I ,p - .wiatom `16 3.62 254.60 PROPOSED 1 R'-n'w• r % 255.40 v GF: 25 EYw•(w)� I CF: 255.74/t PROPOSED 2 STOREY t b •b-- `c` uJ I i DWELUNG. CRAWLSPACE. FFA 180.7. I L l� FFE 256.28 I I TFW 255.99 ` v E eMnm�K 1R I CSF 254.47 I 1 8 a -( USF 254.21 (FRONT) 6X 3R�� -STEP AND LOWER AS SHOWN.-J 1R 1R 255.50 #1 4/ f COVERED DECK a"}0 1 254.10 RWL x x p„236.13 SRC x ca.e X RWL I 253.85 3 1 E a 255.00 255.45 RWL 255.45 254.65 2% 2� 255.45 0 a rmi• 254.04 East o 253.79 ! q'' COICSIRLKIM SU FME-SEE DETAIL Op 4 r � N e =u� bS t�DgpY+a (D.t(O R W 10"M • ?1`� ohA,wi-tAiM 294 a wmx that FLnm apnu• mz at.c �yy !�.>•naGa aoxtwi x 1Oil�llS�I1�/(1/ Site Plan 0i `���� Proud Heritage, Exciting Future File Number: 2025-A-04 Development Services March 5, 2025 Report No. DS2025-026 Page 8 of 9 Page 48 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... Schedule 3: Comments from Fire & Emergency Services dated February 18, 2025 OMFES want to ensure there is a focus on fire and life safety during demolition to protect both workers, surrounding properties and environment and asks that the applicants undertake the following: o Develop a Fire Plan: Before starting demolition, create a comprehensive fire safety plan. This should include emergency procedures, contact information for fire services, and designated escape routes and access routes. o Portable Fire Extinguishers: Ensure that portable fire extinguishers are readily available and easily accessible at various locations on the demolition site o Fire Watch: Assign trained personnel to monitor for potential fire hazards during demolition activities. They should be equipped with fire extinguishers and know how to use them. o Control Ignition Sources: Ensure that all temporary heating devices are properly installed and maintained. Keep them away from combustible materials and supervise their use. o Prohibit Smoking: Designate specific smoking areas away from hazardous operations and materials. Clearly mark these areas with signs. o Proper Storage of Hazardous Materials: Store flammable and combustible materials safely and away from ignition sources. Follow regulations for the storage and handling of these materials. Implementing these measures can significantly reduce the risk of fire during demolition activities. Development Services March 5, 2025 Report No. DS2025-026 Page 9 of 9 Page 49 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... fo x a II AJg. W r� rin O V / U) N .� O N (3) :3 (3) C: _ M L (1) O •cn . . U) a o • • .- a) C W M •- '� u C N O C� Page 50 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... cn = m J w v'^I vJ 12 11 12 �✓ CO I 4 O L U M L W Cn M oo� Cn (� W W n L CD CO �+ Cu U Q CO 4� O . . O >+ O O Go �� o CL O U O N N '� n L� m N a) N o o p L o OCm c� L x U a) .a) Cn O O ': O Cn — L '�5 E N U N . . ._ C3 Cn (v M • • L L Ir- L6 a) CD O m � .L E �_ � 0 a� 0 U N Page 51 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... `s f W o x' o 3 'y E: «r �r O Iy•S � N v O 4-4 t a W a Page 52 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... `s f W o x' o 3 'y E: CO If 04 IL lit CDIL it / --J.� fc i N ® ® 1 C C M M •-V a ME aD CL = a � Page 53 of 260 6.bV.. ndY aiskakis, Man�ger, Planning Services ... w Y S FR'Y MF J 32 Y d � O 5 � b ■� N A w C Fy � i � Z � - O I � ' �''z 'Page 54 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... `s w a; 04 r' z E: \a U) r � AW 4 i � 0 0 0 0 LM NEW- I�JJ �M iW+r P i b ,M L / U i 0 0 Iti z, 0 0 — LM Page 55 of 260 6.b) 5.4 026, A,rWy Karaiskakis, Manager, Planning Services ... `s �k w 3 � 6( ' C O CL O L i O l� 0 w l+i' !dA T 11 •— O `gl 1 O L. rlr'b 1 ' ".. ■� x Page 56 of 260 6.b) 5.40 p.m. DS2025-026, Andy Karaiskakis, Manager, Planning Services ... `s C 04 (6 x 3 k CO � N - O �> O N 0- O O N 4- (n a L L O n�� � L.L W .� W CIO �/� N � v� N O O 0O N U_ E 1 a O LO 0- 0 Q � N aL _M Q U U) LM N � � O W O M O O •— E O E O O a� (� L O D a) Page 57 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... �_ (W Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: March 5, 2025 Report No: DS2025-027 Subject: Minor Variance Application 2025-A-06 (Evans), 69 Lakeshore Road West Type: Requires Action Motion No. Recommendation It is recommended: 1. That Report No. DS2025-027 be received and adopted. 2. That Minor Variance Application 2025-A-06 (Evans) specifically to permit an increased total footprint of the boathouse and rooftop deck combined totaling 80.2 sq.m (864.0 sq.ft.), on lands municipally known as 69 Lakeshore Road West, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2025-027. 3. The conditions are as follows: a) That notwithstanding Section 5.7(b), the proposed boathouse rooftop deck shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the proposed development be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; and, c) That the appropriate Zoning Certificate and Building Permit be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services March 5, 2025 Report No. DS2025-027 Page 1 of 10 Page 58 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Background The purpose of the report is to provide information and a staff t, recommendation for minor variance application 2025-A-06 " - with respect to a proposal to use the existing boathouse rooftop as a deck/patio on the ! subject property that exceeds - 1 p p Y -.8 the maximum total combined footprint of a deck and boathouse requirement of the Zoning By-law. The subject property has a lot area of 0.26 hectares (0.64 acres) and currently consists of a single detached dwelling, a r detached accessory building and a boathouse currently under construction. Surrounding land uses consist of shoreline residential dwellings to the north, east and west, and Lake Simcoe to the south (refer to Schedule 1 Location Map). Minor Variance Proposal The applicants are proposing to use the boathouse rooftop as a deck/patio and are seeking relief to the following section of Zoning By-law 97-95, as amended: Section 5.7(b) Decks — Total Footprint of Deck and Boathouse Combined Maximum: Proposed: 70.0 sq.m. (753.0 sq.ft.) Boathouse Footprint: 80.2 sq.m (864.0 sq.ft.) Rooftop deck/patio Footprint: 37.9 sq.m. 408.0 sq.ft. The applicant's site plan, elevations and 3D renderings are attached as Schedule 2-4 to his report. Analysis Lake Simcoe Protection Plan (LSPP) The subject lands are located within the Lake Simcoe Region Conservation Authority's (LSRCA) regulated area and is subject to the policies found within the Lake Simcoe Protection Plan (LSPP), which is a Provincial plan approved under the Lake Simcoe Development Services March 5, 2025 Report No. DS2025-027 Page 2 of 10 Page 59 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Protection Act, 2008. Planning Staff have circulated notice of the application tot he LSRCA; as of the preparation of this report, Staff have yet to receive comments from the LSRCA. However, the applicants obtained an approved LSRCA Permit (Permit No. OP.2023.010) for the proposed boathouse. Therefore, Planning is not anticipating that the LSRCA will have any concerns regarding the application. Committee should have regard to any comments that may be received. 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 four tests in order for reviewers and approving committees to consider. The tests are tied to the following questions. 1. Does the proposed application conform to the Official Plan? 2. Does the proposal maintain the general intent of the Zoning By-law? 3. Does the variance represent desirable and appropriate development or use of the land, building or structure 4. Is the variance minor based on all relevant planning considerations? In order for a minor variance to be approved, all four tests must be considered and satisfied. Planning Staff have 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 "Shoreline" in accordance with the Township's Official Plan (OP). Permitted uses within the "Shoreline" designation includes single detached dwellings and by extension, accessory buildings/structures including boathouses and decks. Therefore, based on the above, the requested variance conforms to the general intent and purpose of the Official Plan as the boathouse and rooftop deck are accessory to the main shoreline residential use. Does the variance conform to the general intent and purpose of the Zoning By-law? The subject property is zoned Shoreline Residential (SR) in the Township's Zoning By- law 97-95. According to the Township's Zoning By-law, a boathouse is permitted pursuant to Section 5.6. The boathouse under construction meets the locational (setback) provisions of the by-law and the percentage of water frontage occupied by the structure. The proposed development of the lands requires relief from the Zoning By- law to permit the increased footprint of the boathouse and rooftop deck combined. Development Services March 5, 2025 Report No. DS2025-027 Page 3 of 10 Page 60 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Boathouses are subject to a maximum combined footprint of the boathouse and rooftop deck to prevent the over-development of the shoreline frontage which may lead to the frontage being dominated by boathouse structures and ultimately impacting the character of the shoreline. This is particularly important in areas of the Township characterized by small lots and narrow shoreline frontages. This zoning provision also seeks to ensure that boathouses remain secondary and subordinate, in both their appearance and function, to the main residential use of a property. The applicants are proposing to use 37.9 sq.m. (408.0 sq.ft.) of the rooftop deck of the boathouse. As a result, the applicants are requesting relief from Section 5.7 (b) to increase of total footprint of the boathouse which includes the rooftop deck combined from 70.0 sq.m. (753.5 sq.ft.) to 80.2 sq.m (864.0 sq.ft.). The proposed rooftop deck will have a minimal shoreline impact and will not result in overdevelopment of the shoreline. As such, Planning Staff is of the opinion that the proposed variance meets the general intent and purpose of the Zoning By-law. Is the variance desirable for the appropriate development of the lot? Upon site visit, Planning Staff noted that the boathouse under construction and proposed rooftop deck will have a minimal impact on the adjacent properties, as there is a mature vegetative buffer along both interior side lot lines hiding it from sight from the neighbouring properties. As a result, the proposed boathouse is not anticipated to impact the potential views of Lake Simcoe from the adjacent lots. Additionally, the subject property has a unique topography that slopes down significantly behind the dwelling towards Lake Simcoe. Given the topography, the proposed boathouse will be built into the bank; therefore, the proposed increase in total footprint of boathouse and deck would not be significant when viewed from the dwelling. Due to the unique characteristics of the lot, such as the steep slope down to the lake, and the proposed location of the boathouse built into the bank, the proposed boathouse will not result in the overdevelopment of the subject lot or the shoreline and will be consistent with the nature of shoreline development in this area. The proposed boathouse will not dominate the shoreline and will remain visually secondary to the dwelling. For these reasons, Planning Staff is satisfied that the proposed development would be considered appropriate for the desirable development of the lot. Is the variance minor? The question of the minor nature of the variances relates to their scale and impact. In Planning Staff's opinion, the requested Minor Variance for an increased total footprint of the rooftop deck and boathouse combined is minor in nature as: 1) the boathouse will remain secondary and subordinate to the main residential use of the property; 2) it will not result in the overdevelopment of the lot or the shoreline; 3) it is not anticipated to Development Services March 5, 2025 Report No. DS2025-027 Page 4 of 10 Page 61 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... have an adverse impact on the use and enjoyment of the neighbouring properties; and 4) it is consistent with other development along this section of Lake Simcoe. 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 are not anticipated to have an adverse effect on 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 • 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 the public and to various review agencies and Township departments. 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 revised set of drawings will be required to be submitted to the building department for review and approval. • Township Fire & Emergency Services — no concerns. Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan Schedule 3: Applicant's Elevation Drawings Schedule 4: Applicant's 3D Renderings Development Services March 5, 2025 Report No. DS2025-027 Page 5 of 10 Page 62 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Conclusion Planning Staff recommends that Minor Variance Application 2025-A-06 be approved, specifically, to permit an increased total footprint of the rooftop deck and boathouse combined of 80.2 sq.m (864.0 sq.ft.) 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. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, February 27, 2025 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services February 27, 2025 Development Services March 5, 2025 Report No. DS2025-027 Page 6 of 10 Page 63 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Schedule 1: Location Map 26 22 20 971 977 --- - _---- 2 ------- 985 43 vi 45 41 n 993 d 47 3i 49 —_- 51 I 1007 2 ss 1008 1026 53 1024 ��Qs/fOreR a.F shels`11 R 72 -t 57 3 5 - 61 63 1030 7 1039 g 1038 1 11 74 65 1058 76 78 80 _--- 82 84 =-69= 67 86 (/ 73 71 77 75 81 79 8 85 3 9,89 87 Lake Simcoe Location Q Subject Lands Ti�wnshlpo Prated Heritage,Exciting Future 0 loom File Number:2025-A-06 ti I I i I I Development Services March 5, 2025 Report No. DS2025-027 Page 7 of 10 Page 64 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Schedule 2: Applicant's Site Plan + +.. I + + 9- 11-4 I+ I + Proposed rooftop deck + on top of boathouse + 4+41 +{I i6-a-- Townskip�f Site Plan Oj C -4/ Proud Heritage,Exciting Future File Number.2025-A-06 Development Services March 5, 2025 Report No. DS2025-027 Page 8 of 10 Page 65 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Schedule 3: Applicant's Elevation Drawings L111111111111 11111hl gill — Z Zi < �I- — - 2 Boathouse SeUion so �\ Boathouse Sectari :=T -,»<+,..�« o t:yo 00 ---------------------------------------- r Easl Boathouso Elevation T1 North Boallwuso Ektvahun Elevation Drawings 0To��� Proud Heritage,Exciting Future File Number:2025-A-06 Development Services March 5, 2025 Report No. DS2025-027 Page 9 of 10 Page 66 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... Schedule 4: Applicant's 3D Renderings A t" y -� • A' 3D Renderings Proud Heritage,Exciting Futurr File Number:2025-A-06 Development Services March 5, 2025 Report No. DS2025-027 Page 10 of 10 Page 67 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... a ti x SLBull E A (n d 4 C en 3 W C) 1 L ry N U) N � � o }' _0 M O O (n .� O � � .N M — U) J •(1) C U) a o • • .- a� R C M •- 'u W u C N O C� Page 68 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... O - +r N w flit c o O U � Z t6 00 C) � U � M O o (D a) � M O N -I.CL - C� U) > -0 © LL W ca L oo •` o U) - c� Q ti c� O Q CL 0) IL v OQ 4— U' O d _0 0 -r- N O m O a Q � Liao 0 N � o° O rL O � -70 Q o _ +r O CI) rS O U � U) N a) a c� ❑ ti .O `n Q0 ° 'x o i C) CO o aU) ti Page 69 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... `s W CO 3 'y E: r. W _ y i ►i/ O J a--+ 4-4 O LO a W a Page 70 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... `s f W o x• x • 3 'y t E: 3 t � +_+' + 4fi � I *�' f Co W Od:� L /CD o o . .. N + o o .� CL 0 4 L- C Q- o F OWNS ON. Cn M C� CL CL a Page 71 of 260 6.c) 5.50 p.m. DS2g2�-027,Andy Karaiskakis, Manager, Planning Services ... IL I •ti' �� a I III F_ o x I � I C-Ca LO W \ii I I W OI Qa It r o +� I I I l _ ° I I ..a ��, U I I ; 1111i:, I s CL II -1 I1 � N I I I F8ge 72 of 260 6.c) 5.50 p.m. DS2025-027 An K raiskakis, Manager, Planning Services ... `s �y a A 1f o x o 3 'y E: COf- W LO 1 1 , N O L I.L M s N j .. gal. dp FAk- ,.. t r CL CL Page 73 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... If 0 `s w 4 d � � E: r W LO N O L v � a a � Page 74 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... K 04 0 O J (n w OINCN N k •.�1,: O vol CL e Page 75 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... +� w N _ W a O O 4 �> t O O C6 � as w LO 1 " N O N c� as � O O 10 Page 76 of 260 6.c) 5: - nager, Planning Services ... � \ W ff e i ;l (n r m > 0 W LO II � CN O N _ Page 77 of 260 6.c) 5.50 p.m. DS2025-027, Andy Karaiskakis, Manager, Planning Services ... cn N L w �O L w 4-j >+ �_ } O 0 3 a u) (a �_ U) O — C4-0 O O4-0 C: CO� A LO E V O 00 � � S a)O N O L L- U O 'E -o O N '(D M � N � 0 C U U) > ( C - ' ( � ( w 0 (6 W m C� 00 � � � .° COS � � E .D O m o 0 a- > (A � U N M (a �QO U U NO -�C� Q a) O�N C O .'r- N U E ' O O p _ U) o U) > N v .� a) O L O L Q O U) Q O - O N M C to O u) (n -6 Q (6 E (6 cn 0 +� — O cn C O C ■ � (n � Q (B (6 L - ' (6 .U t6 C O = U) N O V U O M � Page 78 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... - �W (W Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Yubing Fan, Planner Meeting Date: March 5, 2025 Report No.: DS2025-030 Subject: Minor Variance Application 2025-A-07 (Wicks & Brouillette), 1899 Ridge Road West Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-030 be received and adopted. 2. That Minor Variance Application 2025-A-07, specifically for permission to construct a boathouse with an increased height of 8.7 metres (28.5 feet) above the elevation of the Average High Water Mark of Lake Simcoe on lands municipally known as 1899 Ridge Road West, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2025-030. 3. The conditions are as follows: a) That notwithstanding Section 5.6 g), the proposed boathouse shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the proposed boathouse 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 applicants satisfy the permits and approvals required from the Lake Simcoe Region Conservation Authority (LSRCA) in accordance with the LSRCA's letter dated February 20, 2025; d) That the Applicants pay the LSRCA Plan Review Fee in accordance with the approved LSRCA Fee Schedule. The applicable fee for Minor Variance (Minor— planner review only) is $536; Development Services March 5, 2025 Report No. DS2025-030 Page 1 of 19 Page 79 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... e) That the boathouse shall not be used for human habitation or for a home industry; and, f) That the appropriate Zoning Certificate, Engineered Lot Grading Plan, and Building Permit be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4. 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 °Zo provide information and a staff recommendation to Development Rre Rry VJ Services Committee regarding r t" Minor Variance application 2025- A-07, which is intended to provide relief from the comprehensive Zoning By-Law to facilitate the construction of a boathouse that exceeds the maximum height requirement of the Zoning By-Law. The subject property has a lot area of 2.1 hectares (5.2 acres), according to MPAC records, and �,F > contains a single detached dwelling with an 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. Minor Variance Application Proposal The applicants are proposing to construct a two-storey boathouse. The subject property is zoned Shoreline Residential Exception 83 (SR*83) in the Township's Zoning By-law 97-95, as amended. The applicants are seeking relief to the following section of Zoning By-law 97-95, as amended: Development Services March 5, 2025 Report No. DS2025-030 Page 2 of 19 Page 80 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... Section 5.6 g) — Maximum Height (above the Elevation of the Average High Water Mark) Required: Proposed: 4.5 metres 14.7 feet 8.7 metres 28.5 feet The applicants' site plan, elevation drawings, and floor plans are included as Schedules 2, 3, 4, and 5 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: 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 6 to this report, and designated "Shoreline", "Greenlands" and "Rural Settlements" in the Township's Official Plan, see Schedule 7. The proposed boathouse is to be located in the "Rural" designation of the County's Official Plan and in the "Shoreline" designation of the Township's Official Plan. Both designations permit single detached dwellings and by extension accessory uses on existing lots, such as boathouses. 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. The Lake Simcoe Region Conservation Authority (LSRCA) provided comments dated February 20, 2025, indicating that they have no objection to the Development Services March 5, 2025 Report No. DS2025-030 Page 3 of 19 Page 81 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... approval of the Minor Variance application. The LSRCA has recommended that approval be subject to the following conditions: 1) That the Applicant/Owner shall pay the LSRCA Plan Review Fee in accordance with the approved LSRCA Fee Schedule. The applicable fee for Minor Variance (Minor— planner review only) is $536. 2) That the Applicant/Owner successfully obtain a permit from the LSRCA. Therefore, based on the above, the requested variance conforms to the general intent and purpose of the Official Plan as accessory building is permitted within the applicable designations and there are not any regulatory or environmental issues associated with construction of the proposed accessory building. 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 boathouse is permitted pursuant to Section 5.6. The applicants have requested relief from the Zoning By-law to permit the construction of a boathouse with an increased height from 4.5 metres (14.7 feet) to 8.7 metres (28.5 feet) above the elevation of the Average High Water Mark of Lake Simcoe. Boathouse height is calculated not from the average finished grade (as it is with all other structures in the Township), but measured from the elevation of the Average High Water Mark of Lake Simcoe, which is an elevation of 219.15 m G.S.0 Datum, to the mean level between eaves and ridge of the boathouse with a gabled roof. The general intent of the maximum height provision is to ensure that the boathouse remains secondary to the dwelling on the site, does not dominate the shoreline elevations, and does not negatively impact views from adjacent development. This provision particularly applies to areas of the Township characterized by small lots and narrow shoreline frontages to ensure that structures are appropriate in scale based on the size of lot and the main residential building. Upon site visit, Planning Staff noted that the subject property is relatively large (2.1 hectares/5.2 acres) with a wide shoreline frontage (approximately 64.5 metres/211.6 feet) and a unique topography that slopes down significantly behind the dwelling towards Lake Simcoe. Given the topography, the proposed boathouse will be built into the bank; therefore, the proposed two-story boathouse would not appear to be as tall as proposed when viewed from the dwelling. In addition, the boathouse is completely buffered from Ridge Road due to the depth and wooded nature of the lot. When viewed from the water, this portion of the shoreline is characterized by large estate style lots with large water frontages, which provides considerable buffer areas between the homes and boathouses. The proposed increased height would not be out of character for the area as there are a number of two-storey boathouses along that section of Lake Simcoe that received Planning and Building approvals. Given the size of the lot and the length of the Development Services March 5, 2025 Report No. DS2025-030 Page 4 of 19 Page 82 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... shoreline frontage in relation to the proposed boathouse, the proposed height will not result in the over-development of the subject lot or the shoreline. Furthermore, the first storey of the proposed boathouse will be used for the storage of boats, and the proposed second storey will be used for the storage of water sports equipment and furniture. The Zoning By-law prohibits the use of boathouses for human habitation and Staff are recommending the inclusion of condition e) to the approval of this application to prohibit habitable space in the subject boathouse as a further reinforcement of this prohibition. Based on the above, Planning Staff are satisfied that the proposed variance meets the general intent and purpose of the Zoning By-law as the proposed accessory structure will be subordinate to the main residential dwelling on the property and is proposed at a scale that is complimentary to the existing residential dwelling. 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 proposed increase in height will have little to no impact on the adjacent properties, as the proposed boathouse will be a setback of 9.76 metres (32.02 feet) from the west property line, and there is a mature vegetative buffer hiding it from sight from the neighbouring dwelling. Additionally, the majority of the property is heavily treed and therefore the proposed boathouse will not be visible from Ridge Road. As a result, the proposed boathouse is not anticipated to impact the potential views of Lake Simcoe from adjacent properties. Due to the unique characteristics of the lot, such as the large lot size, the wide shoreline frontage in relation to the boathouse, the steep slope down to the lake and the proposed location of the boathouse built into the bank, the proposed boathouse will not result in the overdevelopment of the subject lot or the shoreline and will be consistent with the nature of shoreline development in this area. The proposed boathouse will not dominate the shoreline and will remain visually secondary to the dwelling. In Planning Staff's opinion, the proposed boathouse would not stand out, look out of place or detract from the character of the area; therefore, the proposed variance is considered desirable development of the lot. Is the variance minor? The question of the minor nature of variance generally relates to its scale and impact. In Planning Staff's opinion, the requested Minor Variance is minor in nature for the following reason: Development Services March 5, 2025 Report No. DS2025-030 Page 5 of 19 Page 83 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... 1) the boathouse will remain secondary and subordinate to the main residential use of the property; 2) it will not result in the overdevelopment of the lot or the shoreline; 3) it is not anticipated to have an adverse impact on the use and enjoyment of the neighbouring properties; and 4) it is consistent with other development along this section of Lake Simcoe. As the proposed variance is considered to conform to the Official Plan, to meet the general intent of the Zoning By-law, to be appropriate for the desirable development of the lot, and is not anticipated to have an adverse effect on 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 • Provincial Planning Statement, 2024 • Lake Simcoe Protection Plan • 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 the public and to various review agencies and Township departments. 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 comments • Township Operations — No comments • Township Fire Department— No concerns • Lake Simcoe Region Conservation Authority— See Schedule 8 Development Services March 5, 2025 Report No. DS2025-030 Page 6 of 19 Page 84 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan Schedule 3: Applicant's Site Plan — Enlarged Boathouse Portion Schedule 4: Elevation Drawings Schedule 5: Floor Plans Schedule 6: County of Simcoe Official Plan — Land Use Schedule 7: Township Official Plan — Land Use Schedule 8: Lake Simcoe Region Conservation Authority (LSRCA) Comments Dated February 20, 2025 Conclusion Planning Staff recommend that Minor Variance Application 2025-A-07 be approved, specifically for permission to construct a boathouse with an increased height of 8.7 metres (28.5 feet) above the elevation of the Average High Water Mark of Lake Simcoe, 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, February 25, 2025 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services February 26, 2025 Brent Spagnol, RPP, Director, Development Services February 26, 2025 Development Services March 5, 2025 Report No. DS2025-030 Page 7 of 19 Page 85 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 1: Location Map 7 6 9 \ i 15 16 15 / 1 25 24 F= 23 m 33 32 C 31 N 39 40 MF3924 16 8ham St. 35 27 2117 64 1 63 1860 Rid a 73 [1844 1832 .�..,. . 9 -R-a 160z 1957 --- -' 20 K25 1931 — 32 y 31 1871 d 39 43 - 44 a 0 49 47 45 60 59 F70 69 8 219111775 1935 1811 1791 12 19273 1901 1,899- 93 101 'Bay St. IT 27I25 17 5 1 l— J Kempenfelt Bay Location ® Subject Lands TounsLipo'J ,F'lLllwtN Proud Heritage,Exciting 1,n 0 100 m File Number:2025-A-07 N Development Services March 5, 2025 Report No. DS2025-030 Page 8 of 19 Page 86 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 2: Applicant's Site Plan PN(I I,W-JY - �.� PIN SSSA!-mso £ t Proposed Boathouse w..a �tSi] I ap 6 gp- - .. SIMCOE � nvmnrc aro.q Applicants' Site Plan Toie of � Proud Heritage.,F,xcitiug Future File Number:2025-A-07 Development Services March 5, 2025 Report No. DS2025-030 Page 9 of 19 Page 87 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 3: Applicant's Site Plan — Enlarged Boathouse Portion Proposed Boathouse <� o <y END OF FENCE U175 T82 0.1E A T7 (226.10)x can GARDE T7 no T� T71 T67 0Q T74 \ T69 (226.10)x (N '46 ORP '10 64.54 T 0 ------------- le 11 (1255) +IT 92 T90 * MTT n PROPOSED OAT HOUSE WT93 T91 l 6 w,a r F" DGE SIMCOE (UNPA TEN TED CROWN) '~Applicants' Site Plan - Enlarged Boathouse Portion 0T, f Proud Heritage,Exciting Future File Nwnber.2025-A-07 Development Services March 5, 2025 Report No. DS2025-030 Page 10 of 19 Page 88 of 260 6.d) 6-00 p.m. DS2025-030, Yubing Fan, Planner re- Minor Variance Applic Schedule 4: Elevation Drawings Front Elevation w JI-j,Tq�I ........... —------------ ..... Rear Elevation --------------- ---- ------- p. .......... ------- --—------- ---—--—-- Elevation Drawings 1 Township of Proud Heritage,Fxriting Future File Number:2025-A-07 Development Services March 5, 2025 Report No. DS2025-030 Page 11 of 19 Page 89 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... Left Elevation I i ua.-txtTu�uV.rt ewe_. ---- __._.----- --_._._._._._._.—._._._._._._._--._._._._._._._._ 3 Right Elevation -'T-- ---------- -------- -------- ei i? i fi R irJ _.—._._._._._._. ----------------------------------------------_._._._._._._._._._._._._._._._._._._._._._._.yam_._._._._. Elevation Drawings 2 ~� 1Jrrrr�lripc? (S�; "Akea/o11.t1C Proud Hrritgce,bxrirint Puturr File Number:2025-A-07 Development Services March 5, 2025 Report No. DS2025-030 Page 12 of 19 Page 90 of 260 6.d) 6-00 p.m. DS2025-030, Yubing Fan, Planner re- Minor Variance Applic Schedule 5: Floor Plans .................................................................................................................................... First Storey .. .............................. ................ ....................... L64 Second Storey L ON Floor Plans 55A 4L Proud Heritage,Fxriting Future File Number:2025-A-07 Development Services March 5, 2025 Report No. DS2025-030 Page 13 of 19 Page 91 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 6: County of Simcoe Official Plan — Land Use St. i F U CL ��aad.w Ridge Rd. VV. I`Y : Brook St. County of Simcoe — Land Use =3 Subject Lands �� Settlements Greenlands TnN f Rural / 1 ��Proud Heritage,Exciting Future 0 100 rn File Number:2025-A-07 ti I i i i Development Services March 5, 2025 Report No. DS2025-030 Page 14 of 19 Page 92 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 7: Township Official Plan — Land Use 2 416 g �-J1869 4- F 55 u - c 63 21 7 64 73 Ridge 1844 1832 Mnwwi.a� w naaw�.w.c — 9e Rd VV. 1822 1812 1802 1871 43 47 45 8 2 1935 1911 ' I 1811 1791 Brook St. 1847 12 1927 3 1901 18% 93 � 1 Kempenfel t Bay Township Official Plan — Land Use CU Subject lands Greenlands Shoreline Q Rural TUtPnS)lip Uf �( Rural Settlements Proud Heritage,Exciting 1 0 loom File Number:2025-A-07 N I I I Development Services March 5, 2025 Report No. DS2025-030 Page 15 of 19 Page 93 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... Schedule 8: Lake Simcoe Region Conservation Authority (LSRCA) Comments Dated February 20, 2025 Lake Simcoe Region \� conservation authority www.LSRCA.on.ca Sent via e-mail:olammnaitDoro-medonte.ca February 20,2025 Municipal File No.;2025-A-07 LSRCA File No.:VA-123515.021425 Andy Karaiskakis Secretary Treasurer,Committee of Adjustment 148 Line 7 South Township of Oro-Medonte,LOL 2E0 Dear Andy, Re: Application for Minor Variance 1899 Ridge Road Township of Oro-Mcdonte Owner:Janet Anne Wicks Applicant:Angela Baldwin Thank you for circulating the above-captioned application to the Lake Simcoe Region Conservation Authority(LSRCA)for review and comment.It is our understanding that the Applicant/Owner is proposing to construct a two(2)storey boat house.The Applicant/Owner is seeking relief from the following section of the Township of Oro-Medonte Comprehensive Zoning By-law 097-9S,as amended: • Relief from Section 5.6 (g) of the By-law which restricts the maximum height of an accessory structure to 4.5 metres above the average high-water mark,whereas the proposal is requesting a maximum height of 8.7 metres. Documents Received and Reviewed by Staff Staff have received and rev ewed the following documents submitted with this application: • Application for Minor Variance(dated February 7,2025) • Circulation Memo(dated February 14,2025) • Site Plan prepared by Justin Sherry Design Studio(dated January 26,2025) • Boathouse Elevation Drawings prepared by Justin Sherry Design Studio(dated January 26,2025) Staff have reviewed this application as per our delegated responsibility from the Province of Ontario to represent provincial interests regarding natural hazards identified in Section 5.2 of the Provincial Planning Statement(PPS,2024)and as a regulatory authority under Ontario Regulation 41/24 of the Conservation Authorities Act. LSRCA has also provided comments as per our Memorandum of Understanding(MOU) with the Township of Oro-Medonte.The application has also been reviewed through our role as a public body under the Planning Act as per our CA Board approved policies.Finally,LSRCA has provided advisory 120 Bayview Parkway T 905.895.1281 Newmarket, Ontario L3Y 3W3 F 905-853.5881 Member of Conservation Ontario TF 1.800.465.0437 Development Services March 5, 2025 Report No. DS2025-030 Page 16 of 19 Page 94 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... Page 2 of 4 comments related to policy applicability and to assist with implementation of the South Georgian Bay Lake Simcoe Source Protection Plan under the Clean Water Act. Recommendation Based on our review of the submitted information in support of the application,the proposal is consistent and in conformity with the natural hazard policies of the applicable Provincial, Regional and Local plans. On this basis, we have no objection to the approval of this application for Minor Variance. It is recommended that any approval of this application be subject to the following conditions: • That the Applicant/Owner shall pay the LSRCA Plan Review Fee in accordance with the approved LSRCA Fee Schedule.The applicable fee for Minor Variance(Minor—planner review only)is$536; • That the Applicant/Owner successfully obtain a permit from the LSRCA. Site Characteristics The subject land is approximately 21,006 square metres (2.1 hectares) in land area and is located south of Ridge Road and west of Line 3 South within the Township of Oro-Medonte. Existing mapping indicates the following: • The subject land is within the'Shoreline Residential'(SR)as per Schedule'A2'of the Township of Uxbridge Comprehensive Zoning By-law Number 97-95,as amended. • The subject property is partially regulated by the LSRCA under Ontario Regulation 41/24 for shoreline erosion and flood hazards. Please see a detailed regulatory map below. • The subject property contains identified woodland areas. • The subject property is located within a completed watershed or sub-watershed study area—Oro Creeks South Subwatershed Plan. Development Services March 5, 2025 Report No. DS2025-030 Page 17 of 19 Page 95 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... Page 3 of 4 19"Rldge Road,Regulation Mapping Foalum Lake Simaw Mgion - ,T.•t'•.Ko-aRh:^ly r1UI.S«Wru-frarnu ® IAaa•4n0 r. rAto'tOtAK.raOtz" 1 va••xu gawoam p . =lapnrn irt:r:. q"p"vvxW-4 w r•sn 11;•t rt i, �.Y4l 8hG'l/wl IU2aT Ay.rrwY\!Jw,aNvf Nlh%NW& laa.•RC"RA N �.� 1..1w glcnitM F. -.iul I _A<Swa.r Far.J H—,d .t.t M• IASRF EvM4 ,Ltw,4 O rt. �J M\NI Ilrw../inwl\\rA<rY. C :II 5norr liter/rae Aaa.uanr.l rtil.a^ ❑ I.a and CrAltescat — 'Nikrc0.M4 gWft ar r.... 2Q�2725 O uaa•r w r... Narprv.. aaa.w ar rw w �r�-ar-.vYso:a' ray t— i AMbrr 81 0 !1 02 Please note: LSRCA staff hove not attended any site meetings at this location related to the subject applications. Delegated Responsibility and Statutory Comments 1. LSRCA has reviewed the application through our delegated responsibility from the Province to represent provincial interests regarding natural hazards identified in Section 5.2 of the Provincial Planning Statement(PPS).There are identified natural hazards on the subject lands(floodplain,erosion hazard area). Based on the information submitted as part of this application,the proposal is generally consistent with 5.2 of the PPS. 2. LSRCA has reviewed the application as per our responsibilities as a regulatory authority under Ontario Regulation 41/24.This regulation,made under Section 28 of the Conservation Authorities Act,enables conservation authorities to regulate development in or adjacent to river or stream valleys,Great Lakes and inland lake shorelines,watercourses,hazardous lands and wetlands_Development taking place on these lands may require permission from the conservation authority to confirm that the control of flooding,erosion,dynamic beaches,pollution or the conservation of land are not affected. LSRCA also regulates the alteration to or interference in any way with a watercourse or wetland. Development Services March 5, 2025 Report No. DS2025-030 Page 18 of 19 Page 96 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... Page 4 of 4 Ontario Regulation 41/24 applies to a portion of the subject property. It appears that the proposed development will be within the regulated area, therefore a permit from the LSRCA will be required prior to any development or site alteration taking place. LSRCA staff note that the Applicant/Owner has applied for a permit from the LSRCA regarding the proposed boat house submitted as part of a permit application(LSRCA file no. RRIF130418). Advisory Comments 1. LSRCA has reviewed the application through our responsibilities as a service provider to the Township of Oro-Medonte in that we provide through a MOU as well as through our role as a public body, pursuant to the Plonning Act. 2. As a part of the required permit application, LSRCA will require a planting plan to compensate for the proposed disturbance to the shoreline. Please ensure that the planting plan consists of native, non-invasive, non-cultivar self sustaining vegetation to demonstrate conformity with Section 6.29 DP of the LSPP. 3. Please note,LSRCA will not support the site alteration proposed around the boathouse.Disturbance to shoreline areas must be limited to what is necessary to facilitate construction of the boathouse. The structure must simply be embedded into the slope with no other alteration proposed—a minor cut behind the structure along the top of the bank may be permissible only to facilitate access into the structure,if required. Summary Based on our review of the submitted information in support of this application,the proposal is consistent and in conformity with the natural hazard policies of the applicable Provincial, Regional and Local plans. On this basis,we have no objection to the approval of this application for Minor Variance. Given the above comments,it is the opinion of the LSRCA that: 1. Consistency with Section 5.2 of the PPS has been demonstrated; 2. Ontario Regulation 41/24 does apply to the subject site.A permit from the LSRCA will be required prior to any development taking place; Please inform this office of any decision made by the township of Oro-Medonte with regard to this application.We respectfully request to receive a copy of the decision and notice of any appeals filed. Should you have any questions,please contact the undersigned (s.payne(a)lsrca.on.cal. Sincerely, Steven Payne Planner I Lake Simcoe Region Conservation Authority(LSRCA) Development Services March 5, 2025 Report No. DS2025-030 Page 19 of 19 Page 97 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re- Minor VarianceApplic... `s �sl � w I ------- - — lrIW1 I R—�. - L_ �Pa►,e,uc I 10 10 �tjl F-- ,max a W — — r Is J soli U_ mn - _- 0 ti (n CO 0 0 M L o (D (D — CV c� a) 4-0 N � �� C o oU) CO CC) _� c/ C U) a O .. O C �_ •- Q i O O X N w O M U Page 98 of 260 6.d) 6.00 p.m. DS2025-030, Yubing Fan, Planner re: Minor VarianceApplic... 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L U) L w a)_ o i-) U- M c N U m W EW � �W/'� O O }' B a) �+ J uJ � a) � LEI �q � /►O � +r �: Y�J rn > E J CO O O U O M 4-1 a) (� a) a) a) E m �\ ?> Q) M O fn U L 0 J >> a) a) a) a) c VJ O U O a) .O = M OU Q) — U L Ma) O1-1 L Q - 1O E 0 aa)) � ° a0 M .LO o L Q L U M o L � � J C 0 a) U W N a) c L 4- r N � Cn M J U can t6 E O O C N O Cn U O U a) O C (nM M U L m N += M C M Q) 4- > — O U +� a) O Cn cn .� U U) � Cu U a) L !E Q L r) . }0- oO a) Cmc O O -0 a) - N J U) c 0' c acn) .� o D o � � �a � a� —N C � � C -0 C U) o c� = S CU M = N c m m N Q o a, � 0 CD- Cn U) 0-C - . . �-- o M M Q O ) Q U O O }' U ca L O Q .— O O- O O O_ U) a) � M Q � M � � 2) c a) a) > a) — a) a) -0 -0 cn O O L a) V M U _0 a) F aF- M Page 110 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... -�(W Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: March 5, 2025 Report No.: DS2025-024 Subject: Consent Applications 2025-B-01, 2025-B-02 and 2025-B-03 and Minor Variance Application 2025-A-08 (Beatty & Beech), 3324 Line 4 North, 4346-010-002-30033 & 4346-010-002-30032 Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-024 be received and adopted. 2. That Consent Application 2025-B-01 (Beatty & Beech), to permit a boundary adjustment having a lot frontage of approximately 10.84 metres (35.6 feet), an irregular lot depth and a total area of approximately 0.15 hectares (0.35 acres) to be added to the property located at Concession 5 Part Lot 1 Part Road Allowance Reference Plan 51 R44465 Part 1 (Oro), Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2025-024. 3. The conditions are as follows: a) That the applicants obtain final approval of all necessary Minor Variances to the satisfaction of the Township of Oro-Medonte. b) That the severed lands being Part 3 on the draft Reference Plan prepared by C.A. MacDonald Surveying Inc. Project No. 25-3646 with an area of approximately 0.08 hectares (0.19 acres) and approximately 10.84 metres (35.6 feet) of frontage on Line 4 North and Part 5 on the draft Reference Plan prepared by C.A. MacDonald Surveying Inc. Project No. 25-3646 with an area Development Services March 5, 2025 Report No. DS2025-024 Page 1 of 18 Page 111 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... of approximately 0.07 hectares (0.16 acres) and approximately 0.0 metres (0.0 feet) of frontage on Line 4 North be merged in title with the abutting property to the north and east, described as Concession 5 Part Lot 1 Part Road Allowance Reference Plan 51 R44465 Part 1 (Oro), and that the provisions of Sections 50(3) and 50(5) of the Planning Act apply to any subsequent conveyance of, or other transaction involving, the identical subject parcel of land. Therefore, once the subject parcel of land has been conveyed to the owner of the abutting parcel, the subject parcel and the said abutting parcel shall merge in title and become one parcel of land. A Solicitor's written undertaking shall be provided to the Secretary-Treasurer indicating that the necessary steps will be taken to: 1) implement the conveyance and merger; 2) consolidate the severed and benefitting parcels to one Property Identification Number; and 3) alter the benefitting parcel, if it was created pursuant to Sections 50 or 53 of the Planning Act, so that it is not the identical parcel of land. c) That all municipal taxes be paid to the Township of Oro-Medonte. d) 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. e) 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. f) That the Certificate of Consent be issued utilizing Form 4, Section 53(42) of the Planning Act R.S.O. 1990, to merge the parcels. g) 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 2025-B-02 (Beatty & Beech), to permit a boundary adjustment having a lot frontage of approximately 9.45 metres (31.0 feet), an irregular lot depth and a total area of approximately 0.05 hectares (0.13 acres) to be added to the property located at 3324 Line 4 North, Township of Oro- Medonte, be approved subject to the conditions as outlined in Report DS2025- 024. 5. The conditions are as follows: a) That the applicants obtain final approval of all necessary Minor Variances to the satisfaction of the Township of Oro-Medonte; b) That the severed lands being Part 1 on the draft Reference Plan prepared by C.A. MacDonald Surveying Inc. Project No. 25-3646 with an area of Development Services March 5, 2025 Report No. DS2025-024 Page 2 of 18 Page 112 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... approximately 0.05 hectares (0.13 acres) and approximately 9.45 metres (31.0 feet) of frontage on Line 4 North be merged in title with the abutting property to the west, described as Concession 4 Part Lot 1 Concession 5 Part Lot 1 Part Road Allowance Reference Plan 51 R37085 Part 4 (Oro), and that the provisions of Sections 50(3) and 50(5) of the Planning Act apply to any subsequent conveyance of, or other transaction involving, the identical subject parcel of land. Therefore, once the subject parcel of land has been conveyed to the owner of the abutting parcel, the subject parcel and the said abutting parcel shall merge in title and become one parcel of land. A Solicitor's written undertaking shall be provided to the Secretary-Treasurer indicating that the necessary steps will be taken to: 1) implement the conveyance and merger; 2) consolidate the severed and benefitting parcels to one Property Identification Number; and 3) alter the benefitting parcel, if it was created pursuant to Sections 50 or 53 of the Planning Act, so that it is not the identical parcel of land. c) That all municipal taxes be paid to the Township of Oro-Medonte. d) 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. e) 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. f) That the Certificate of Consent be issued utilizing Form 4, Section 53(42) of the Planning Act R.S.O. 1990, to merge the parcels. g) 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 2025-B-03 (Beatty & Beech), to permit a boundary adjustment having a lot frontage of approximately 0.0 metres (0.0 feet), an irregular lot depth and a total area of approximately 0.001 hectares (0.003 acres) to be added to the property located at 3324 Line 4 North, Township of Oro- Medonte, be approved subject to the conditions as outlined in Report DS2025- 024. 7. The conditions are as follows: a) That the applicants obtain final approval of all necessary Minor Variances to the satisfaction of the Township of Oro-Medonte. Development Services March 5, 2025 Report No. DS2025-024 Page 3 of 18 Page 113 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... b) That the severed lands being Part 6 on the draft Reference Plan prepared by C.A. MacDonald Surveying Inc. Project No. 25-3646 with an area of approximately 0.001 hectares (0.003 acres) and approximately 0.0 metres (0.0 feet) of frontage on Line 4 North be merged in title with the abutting property to the south, described as Concession 4 Part Lot 1 Concession 5 Part Lot 1 Part Road Allowance Reference Plan 51 R37085 Part 4 (Oro), and that the provisions of Sections 50(3) and 50(5) of the Planning Act apply to any subsequent conveyance of, or other transaction involving, the identical subject parcel of land. Therefore, once the subject parcel of land has been conveyed to the owner of the abutting parcel, the subject parcel and the said abutting parcel shall merge in title and become one parcel of land. A Solicitor's written undertaking shall be provided to the Secretary-Treasurer indicating that the necessary steps will be taken to: 1) implement the conveyance and merger; 2) consolidate the severed and benefitting parcels to one Property Identification Number; and 3) alter the benefitting parcel, if it was created pursuant to Sections 50 or 53 of the Planning Act, so that it is not the identical parcel of land. c) That all municipal taxes be paid to the Township of Oro-Medonte. d) 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. e) 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. f) That the Certificate of Consent be issued utilizing Form 4, Section 53(42) of the Planning Act R.S.O. 1990, to merge the parcels. g) 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. That Minor Variance Application 2025-A-08 (Beatty & Beech), specifically to permit a minimum lot area of 0.5 hectares (1.2 acres) and a minimum lot frontage of 53.29 metres (174.8 feet) for 4346-010-002-30032, and permit a minimum lot area of 1.3 hectares (3.3 acres) and a minimum lot frontage of 9.45 metres (31.0 feet) for 3324 Line 4 North, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2025-024. 9. The conditions are as follows: Development Services March 5, 2025 Report No. DS2025-024 Page 4 of 18 Page 114 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... a) That, notwithstanding Exception 187 of Zoning By-law 97-95, the lots shall otherwise comply with all other applicable provisions of the Zoning By-Law; and, b) That the proposed lot configurations be substantially and proportionally in conformity with the dimensions as set out on the application and approved by the Committee. 10. And that the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Background Hor5�25ho Valley RA.W. The applicants had previously r � obtained approval to create a total of three (3) residential lots; however, the have decided to reconfigure •'. ' Y g these lots in order to enlarge property M 4346-010-002-30032 to make it more 3324 Line 4North functional, and as a result property opoi r, 4346-010-002-30033 will no longer v �346 010-00230032 exist. The end result of these applications is two (2) residential lots. Property Information The subject lands are located in the settlement area of Horseshoe Valley d ` � � P I on the west side of Line 4 North, f c. 4346 002Y30033 south of Horseshoe Valley Road L- West, to the south of the Fire station and the Huronia Nurse Practitioner- Led Clinic. 3324 Line 4 North Subject property consists of a total lot area of approximately 1.42 hectares (3.52 acres) in size and contains a single detached dwelling. Property 4346-010-00230032 Subject property consists of a total lot area of approximately 0.23 hectares (0.57 acres) and is currently vacant. Development Services March 5, 2025 Report No. DS2025-024 Page 5 of 18 Page 115 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... Property 4346-010-00230033 Subject property consists of a total lot area of approximately 0.18 hectares (0.43 acres) in size and is currently vacant. Subject Committee's decision, the property would no longer exist as a result of the proposed boundary adjustments. A Location Map is included as Schedule 1 to this report and a map illustrating the existing lot configuration is included as Schedule 2 to this report. Previous Planning Applications This property has been subject to a number of Planning Applications over the years. A chronology of the Planning Applications is listed below: • Official Plan Amendment application 2008-OPA-02 was submitted in August 2008, for the purpose of re-designating the 6.16 hectares (15.2 acres) parcel from the "Horseshoe Valley- Medium Density Residential" designation to the "Horseshoe Valley— Low Density Residential" designation (OPA No. 28). The purpose of the Official Plan Amendment was to sever the lands into four residential lots. Official Plan Amendment No. 28 was adopted by Township Council on February 11, 2009, and approved by Simcoe County Council on June 4, 2009. • Zoning By-law Amendment Application 2008-ZBA-10 was submitted concurrently with the Official Plan Amendment. The purpose of the Zoning By-law Amendment was to rezone the subject lands from the Agricultural/Rural Exception 15 (A/RU*15) Zone to the Residential One Exception 187 (R1*187) Zone. The Zoning By-law Amendment was approved by Township Council on February 11, 2009. • Consent Applications 2009-B-20 to 2009-B-23 were approved on July 16t", 2009 to permit the creation of four new residential lots. • The subject lands were subject to Site Plan Control (2010-SPA-08) to ensure that the placement of the dwelling, driveway, septic system and other structures was appropriately located on the subject lands and to ensure tree preservation. • Consent Applications 2022-B-13 and 2022-B-24 were conditionally approved on May 4, 2022 and September 7, 2022, to permit the creation of two new residential lots. These lots were subject to Minor Variance applications 2022-A- 23, 2022-A-48 and 2023-A-57 to permit reduced lot areas and reduced lot frontages. Consent Application 2025-B-01 The applicants are requesting consent to sever and merge lands for the purpose of a boundary adjustment as noted below: Development Services March 5, 2025 Report No. DS2025-024 Page 6 of 18 Page 116 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... Lands to be Severed Final Lot Configuration Final Lot Configuration from 3324 Line 4 North for 3324 Line 4 N* for (Parts 3 and 5) to be 4346-010-002-30032* merged with 4346-010- 002-30032: Use: Vacant Residential Future Residential Frontage: Part 3: Approximately Approximately 9.45 m Approximately 53.29 m 10.84 m (35.6 ft.) (31.0 ft.) (174.8 ft.) Part 5: 0 m 0 ft. Depth: Irregular Irregular Irregular Area: Part 3: Approximately Approximately 1.3 ha Approximately 0.5 ha 0.08 ha (0.19 ac.) (3.3 ac.) (1.2 ac.) Part 5: Approximately 0.07 ha (0.16 ac.) Total: Approximately 0.15 ha 0.35 ac. *Final lot configurations following Consent Applications 2025-B-01, 2025-B-02 and 2025-13- 03. *Property 4346-010-002-30033 will not exist as a result of the above noted boundary adjustments. Consent Application 2025-B-02 The applicants are requesting consent to sever and merge lands for the purpose of a boundary adjustment as noted below: Lands to be Severed Final Lot Configuration Final Lot Configuration from 4346-010-002- for 3324 Line 4 N* for 4346-010-002- 30033 (Part 1) to be 30032* merged with 3324 Line 4 North: Use: Vacant Residential Future Residential Frontage: Approximately 9.45 m Approximately 9.45 m Approximately 53.29 m 31.0 ft. 31.0 ft. 174.8 ft. Depth: Irregular Irregular Irregular Area: Approximately 0.05 ha Approximately 1.3 ha Approximately 0.5 ha 0.13 ac. 3.3 ac. 1.2 ac. *Final lot configurations following Consent Applications 2025-B-01, 2025-B-02 and 2025-13- 03. *Property 4346-010-002-30033 will not exist as a result of the above noted boundary adjustments. Development Services March 5, 2025 Report No. DS2025-024 Page 7 of 18 Page 117 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... Consent Application 2025-B-03 The applicants are requesting consent to sever and merge lands for the purpose of a boundary adjustment as noted below: Lands to be Severed Final Lot Configuration Final Lot Configuration from 4346-010-002- for 3324 Line 4 N* for 4346-010-002- 30032 (Part 6) to be 30032* merged with 3324 Line 4 North: Use: Vacant Residential Future Residential Frontage: Approximately 0 m (0 ft.) Approximately 9.45 m Approximately 53.29 m 31.0 ft. 174.8 ft. Depth: Irregular Irregular Irregular Area: Approximately 0.001 ha Approximately 1.3 ha Approximately 0.5 ha 0.003 ac. 3.3 ac. 1.2 ac. *Final lot configurations following Consent Applications 2025-B-01, 2025-B-02 and 2025-B- 03. *Property 4346-010-002-30033 will not exist as a result of the above noted boundary adjustments. Minor Variance Application 2025-A-08 The applicants are proposing three boundary adjustments and seeking relief to the following sections of Zoning By-law 97-95: Final Lot Configuration for 4346-010-002-30032: Section 7.187 c — Minimum Lot Area Required: Proposed: 1.23 hectares 3.04 acres 0.5 hectares 1.2 acres Section 7.187 c — Minimum Lot Frontage Required: Proposed: 59.0 metres 193.6 feet 53.29 metres 174.8 feet Final Lot Configuration for 3324 Line 4 North: Section 7.187 c — Minimum Lot Area Required: Proposed: 1.23 hectares 3.04 acres 1.3 hectares 3.3 acres Section 7.187 c — Minimum Lot Frontage Required: Proposed: 59.0 metres 193.6 feet 9.45 metres 31.0 feet Development Services March 5, 2025 Report No. DS2025-024 Page 8 of 18 Page 118 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... Analysis Provincial Planning Statement (PPS) The Provincial Planning Statement (PPS) provides policy direction on matters of Provincial interest related to land use planning and development. The intent of the Provincial Planning Statement is to build strong and healthy communities while at the same time promoting efficient land use and development patterns. Section 2.5 — Rural Areas and Section 2.3 — Settlement Areas are applicable to these applications. The applicants had previously obtained approval to create a total of three (3) residential lots; however, they have decided to reconfigure these lots in order to enlarge property 4346-010-002-30032 to make it more functional, and as a result property 4346-010-002- 30033 will no longer exist. The type of development and the higher density had previously been established as acceptable through previous planning approvals, and it is Planning Staff's opinion that the proposed boundary adjustments, which reduces the number of lots from three (3) to two (2), are generally consistent with those past approvals. Based on the above, Planning Staff is of the opinion that these applications are consistent with the Provincial Planning Statement as the applications conform with the development guidance established through the previous Official Plan Amendment which established the overarching residential uses for the subject lands. County Official Plan The subject lands are designated "Settlements" in accordance with Schedule 5.1 (Land Use Designations) in the Simcoe County Official Plan. Section 3.3 of the County's Official Plan contains "General Development Policies". Specifically, Section 3.3.5 permits consents for the purpose of legal or technical reasons which do not result in the creation of a new lot. Planning Staff are satisfied that that these boundary adjustments, which result in the reduction of the number of lots, from three (3) lots to two (2) lots, are minor in nature as it will not impact the character of the surrounding uses and the lots will be large enough to accommodate the current and proposed residential uses. The County has been circulated the subject applications and at the time of writing of this report, comments have yet to be received by Township staff. The Committee should have regard to any County comments that may be received. Township of Oro-Medonte Official Plan The subject lands are located within the Horseshoe Valley Settlement Area and are designated Low Density Residential according to Schedule `B2' of the Township's Official Plan. The Low Density Residential designation permits detached dwellings, among other uses. Development Services March 5, 2025 Report No. DS2025-024 Page 9 of 18 Page 119 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... The Low Density Residential section is silent on boundary adjustments; therefore, Planning Staff must defer to the general "Boundary Adjustment" policies of the Township's Official Plan in evaluating the proposed applications for boundary adjustments. Specifically, Section 4.8.7 "Boundary Adjustments", states: 1. "A consent may be permitted for the purpose of modifying lot boundaries. Other than where a boundary adjustment establishes frontage on a year-round maintained road for a previously landlocked parcel, no building lot shall be created through a boundary adjustment. 2. In reviewing an application for such a boundary adjustment, the Township shall be satisfied that the boundary adjustment will not affect the viability of the use of the properties affected as intended by this Plan. In addition, the Township shall be satisfied that the boundary adjustment will not negatively affect the viability of any agricultural parcels affected" (p. 169). Planning Staff are satisfied that the proposed boundary adjustments are generally in keeping with the intent of the Low Density Residential policies stated in the Official Plan, and otherwise conform to the boundary adjustment policies contained in Section 4.8.7 as no new building lot is proposed and the proposed boundary adjustments will not affect the viability of the current and proposed residential uses. Township's Zoning By-law The subject lands are zoned Residential One Exception 187 (R1*187) in the Township's Zoning By-law 97-95, as amended. Exception 187 states the following: a) Notwithstanding Section 5.32 of this By-law, the following zone provisions apply on the lands denoted by the symbol (R1*187) Zone on the schedules to this By-law: No building or structure shall be located within 5 metres of a slope or embankment that exceeds 33% or 3 to 1; b) The minimum required setback from County Road 22 (Horseshoe Valley Road West) shall be 15 metres; c) Notwithstanding the provisions of Section 4.0 —Use standards, Table B1 "Standards for Permitted Uses on the R1, R2, RUR2, SR and RLS Zones" the following provisions will also apply: Lot 1 Lot 2 Lot 3 Lot 4 Minimum Lot Area 1.45 ha 1.23 ha 1.45 ha 2.04 ha Minimum Lot 105.1 m 59.0 m 35.3 m 47.4 m Frontage Development Services March 5, 2025 Report No. DS2025-024 Page 10 of 18 Page 120 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... As per Table Al, a single detached dwelling is permitted in the Residential One (R1) Zone. Minor Variance Application 2025-A-08 The applicants are seeking Proposed Lot relief from the Zoning By-law Configuration-4346- 010-002-30032 through Minor Variance "`""r° ANDS Application 2025-A-08 to 4 facilitate the proposed boundary adjustment to permit reduced lot area and frontage for the lots subject to the applications. Proposed Lot - Provided is a representation of Configuration-Line u- '� the proposed lot configuration, 3324 North ` which would trigger the need for ° the above noted minor variance application. Part 3 and Part 5 to be severed from 3324 Line 4 North and merged with 4346-010- 002-30032. ❑Part 1 to be severed from 4346-010-002-30033 and merged with 3324 Line 4 North. Part 6 to be severed from 4346-010-002-30032 and merged with 3324 Line 4 North. Final lot configuration for 3324 Line 4 North. Final lot configuration for 4346-010-002-30032. 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: Development Services March 5, 2025 Report No. DS2025-024 Page 11 of 18 Page 121 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... Do the variances conform to the general intent and purpose of the Official Plan? As described above, the subject lands are located within the Horseshoe Valley Settlement Area and are designated Low Density Residential according to Schedule 'B2' of the Township's Official Plan. The Low Density Residential designation permits detached dwellings, among other uses. Based on above, Planning Staff is satisfied that the proposed variances conform to the Township's Official Plan as the proposed lot sizes are consistent with properties intended to accommodate low density residential uses. Do the variances conform to the general intent and purpose of the Zoning By-law? The subject lands are zoned Residential One Exception 187 (R1*187) in the Township's Zoning By-law 97-95, as amended. The applicants are proposing a lot area of 0.5 hectares (1.2 acres) for property 4346-010-002-30032 and a lot area of 1.3 hectares (3.3 acres) for 3324 Line 4 North, and they are proposing a lot frontage of 53.29 metres (174.8 feet) for property 4346-010-002-30032 and a lot frontage of 9.45 metres (31.0 feet) for 3324 Line 4 North. PROPOSED RELIEF FROM BY-LAW 97-95 RESIDENTIAL ONE EXCEPTION 1111*187 MIN. PROPOSED SUBJECT ROPERTY MIN. REQUIRED REQUIRED LOT PROPOSED LOT LOT AREA FRONTAGE LOT AREA FRONTAGE Property 1.23 Ha (3.04 ac.) 59 m 0.5 Ha (1.2 ac.) 53.29 m 4346-010-002-30032 193.6 ft 174.8 ft 3324 Line 4 North 1.23 Ha (3.04 ac) 159 r ft 1.3 Ha (3.3 ac.) 9.45 m (31 ft) In comparison to the site specific (R1*187) Zone, the standard Residential One Zone within By-law 97-95 requires a minimum lot area of 0.2 hectares (0.49 acres) and a minimum lot frontage of 30.0 metres (98.4 feet), which are smaller lot standards. The Zoning By-law's minimum lot frontage and lot area requirements are intended to ensure that there is adequate space on the lot to fit a dwelling, private individual services (well and septic system) when other forms of servicing are unavailable, and driveway, with appropriate setbacks to the neighbouring dwellings. The subject lots will be serviced by a private septic system and Municipal drinking water (Horseshoe Highlands Drinking Water System). Planning Staff reviewed all the previous Development Applications, in addition to the Planning Justification Report (PJR) that was submitted with the Official Plan Amendment and Zoning By-law Amendment applications to get a better understanding of why Exception 187 required such large lot sizes and large lot frontages compared to the typical Residential One (R1) zone which requires a minimum lot area of 0.2 hectares (0.49 acres) and a minimum lot frontage of 30.0 metres (98.4 feet). The PJR's rational Development Services March 5, 2025 Report No. DS2025-024 Page 12 of 18 Page 122 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... for the Official Plan Amendment to reduce the density, from medium to low density, was due to the site topography and the difficulty the physical site conditions created for implementation of the higher densities. The PJR stated that the Zoning By-law Amendment would limit lot sizes to ensure no further subdivision could take place but did not state why the lots had to be so large considering the maximum density set out in the Official Plan's Horseshoe Valley— Low Density Residential designation is 7.0 units per gross hectare and the original four lots resulted in a density of approximately 0.65 units per gross hectare. As proposed, 3324 Line 4 North would have a narrow lot frontage consisting of 9.45 metres (31.0 feet), which is wide enough to accommodate a 3.0 metre (9.8 feet) driveway and meet the required 3.0 metres (9.8 feet) needed for interior side yard setback on both sides. The lot widens beyond the other lot to maintain adequate space for the existing dwelling. In Planning Staff's opinion, the proposed lot areas remain large enough to support a dwelling, driveway and septic system, as well as maintain the required setbacks. Based on the above, Planning Staff are satisfied that the proposed variances conform to the general intent and purpose of the Zoning By-law. Are the variances desirable for the appropriate development of the lot? In Planning Staff's opinion, the lots would be fully functional with respect to matters such as servicing, parking, setbacks and outdoor amenity space associated with the existing and proposed dwellings. Based on the above, Planning Staff is satisfied that the revised lot configuration would be considered desirable for the appropriate development of the lot. Are the variances minor? The question of the minor nature of the variances relates to their scale and impact. In Planning Staff's opinion, the requested variances are minor in nature as there remains adequate space on the two lots to fit a dwelling, septic system and driveway, with appropriate setbacks to the lot lines. The proposed development is not anticipated to have any adverse impact on the character of the existing residential neighbourhood or on the use and enjoyment of the surrounding 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 lot and are not anticipated to have an adverse effect on the character of the surrounding area, the variances are considered to be minor. Development Services March 5, 2025 Report No. DS2025-024 Page 13 of 18 Page 123 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... 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 Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of these applications were 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: • Township Fire and Emergency Services — No concerns. • Township Building — No comment. Attachments Schedule 1: Location Map Schedule 2: Existing Lot Configuration Schedule 3: Consent Sketch Conclusion Based on Planning Staff's analysis of these applications, it is Staff's recommendation that Consent Applications 2025-B-01, 2025-B-02 and 2025-B-03 be approved, specifically to permit three (3) boundary adjustments, and that Minor Variance Application 2025-A-08 be approved, specifically to permit a minimum lot area of 0.5 hectares (1.2 acres) and a minimum lot frontage of 53.29 metres (174.8 feet) for property 4346-010-002-30032, and permit a minimum lot area of 1.3 hectares (3.3 acres) and a minimum lot frontage of 9.45 metres (31.0 feet) for 3324 Line 4 North, as the Minor Variance application meets the four tests of the Planning Act, and the Development Services March 5, 2025 Report No. DS2025-024 Page 14 of 18 Page 124 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... applications conform and are consistent with applicable Provincial, County and Township land use policies, and represents good planning. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, February 24, 2025 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services February 25, 2025 Brent Spagnol, RPP, Director, Development Services February 26, 2025 Development Services March 5, 2025 Report No. DS2025-024 Page 15 of 18 Page 125 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... Schedule 1: Location Map 25 16 14 12 I 10 8 6 4 2 23 -- —'° 21 Cathedral Pines Rd. 19 17 15 13 11 9 7 5 3 1 Horseshoe Valley Rd.W. uan.a.w. 32 35 3330 dale Ct. 5 33 1 3 3328 31 28 1 3332 29 26 332_ 27 24 22 1101 25 L 7 Ilk 9 3318 `C6 23 �G 9 3331 a1 N 21 G Hillside Ct. 3 19 1 _,. 20 6 13 15 17 18 11 16 2 14 I 3325 10 12 8 e 10 12 0<. 6 20 18 16 14 �9r`a�a 7 22 9 1 3315 Location ® Subject Lands f Proud Heritage,Exciting Future 0 100 rn FiI6 Number.2025-9-01 7o 2025-6-03&2025-A-08 ti I i i i 1 Development Services March 5, 2025 Report No. DS2025-024 Page 16 of 18 Page 126 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re, Conse... Schedule 2: Existing Lot Configuration k •A _ .4 • 4346-010-002-30032 3324 Line 4 North 4346-010-002-30033 H,Uside C1. .• -+ %%A�, Existing Lot Configuration 'A homl 11critaxe,Lxrititt,q !Otter, File Number:2025-B-01 To 2025-B-03&2025-A-08 Development Services March 5, 2025 Report No. DS2025-024 Page 17 of 18 Page 127 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re, Conse... Schedule 3: Consent Sketch / 8 ry / RFrA1NF0 A`.r:I ' fL , ' AF f, 1M 4 A, ~D rLANDS` i pY^ / t s1 � / F WE T / Part 3 and Part 5 to be severed from 3324 Line 4 North and merged with 4346-010- 002-30032. Part 1 to be severed from 4346-010-002-30033 and merged with 3324 Line 4 North. Part 6 to be severed from 4346-010-002-30032 and merged with 3324 Line 4 North. Final lot configuration for 3324 Line 4 North. / Final lot configuration for 4346-010-002-30032. Consent Sketch ~` 0 Twt�, I- f Prond Heritage,Exciting Frdurr File Number:2025-B-01 To 2025-8-03&2025-A-08 Development Services March 5, 2025 Report No. DS2025-024 Page 18 of 18 Page 128 of 260 6.e) 6.10 enior Planner re- Conse... L `a W d 01 M W LO 1' N cu L c j x 1L 7 06 +Ili M O Ln � O m N 0,5 N 4-j coa) (D O a) 4-1 LO N a) (D >, a) N w L- > c a ., Z (1) � 0 Cl� O 06 � MN (1) • O O m J t6 J p p ,> O U . . O MOO � � q G� N Q Moo M c� C 000 ti a •— o o 00 ca ._ W (6 � v oMM 0 � (D .j Ni O ct t) Page 129 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... c� 2 E w W cm O C N In lC? �flo "�1-. �-, 01 04 M O � R} O O -E-\\ 12 U) c O pp � "d co V00 b' c4 `T N co c O OL m L Q 00 s aLL a N O 'o O * E cq cB pj �� co N arm75 O r N O M o L 06 M c� X O `= ` 'X v coca o 0 ` O O M O cZ a Q C6 U) __ "" Q Q a N M1 O W V Q N +r C NdS 0M 4 � a)L U = i.+ tDcu (B s cD E M N N � M +- X o 0 � 0 � xM a o �`� cameo � o ,m E o 0 0 — o N /7 M J !a +. M 0 Q O a� Q O CI-O L O o C? O � NM � o > Q � cci tQtd -cQ� c O _ o W �~ OLo M y0 MO Ch C SC Fu 1 b E C W O � O 00 O L — � a � � CD N r- � O _ o � � N E U � � a� o •C Fu QN r N OL d � jL cli - L O � d O « M m 1 � r O � N LLO N O � N U) C O U . . 0 = U) Q O }' O o IL c: U Page 130 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re, Conse... o E cow L_ O N LO LO o (� 0 c6 � 04 o12 N �,' W UN ca V � o � � � � ++ MeM9 E � � .K N O J O d m 10 0 U Q a) O M E Q Q p C O N O Q1 0 C O 0 0 * E �M„ Z LO cM L 04 O iJi d> } N O N C -1 � 0 c c ° a cv M cri o U)o N Em EM ^, O (� X _ X U cv M W J 0 `) OL/yOI ca 4-j c '� Q Q Q ) W V L LL a) X O 1 d C C d N 'C E C U LO O (D O ° N O _c M >,� N >, 0 O O O O N �+ M to 0 Q u o a) � o r? 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N LO lf7 7 C N � O NtM O o EOM � c0 C4 V O E ca r cc ++ It MM N •E ` 'X N O 0v X O O 0 J i 3 0 Q co a 0 LL a a ,� O 0' � al 0 c o M 1 ca 'rw * E co00 aD Ln U) � Z cq LO N M N 0 � m FUQ' r O o Q C U += N L cJ ) Q' a `� � m c?) o p M ) X — X U M J M 0 0 .2 to DL cc Q Q Q n W V L LL c 44) Q O N M V CD .0 J r W 0)O O� N o c•Y) N m o .�ey o 3 c� U) to .c O `a " o 0 ., O � � C� �' oCV >+ Mcoso o — mQ Me Z cc N M1 N � N � � E L .XO p O W -o E M 0 X O +� O 1 O 6- 7 O J '� M 0 a CL � CU N �..i E Q c v O M VJ o N o � E m o � N m M� 0 � LL oQ �'- o a w N 1 E M N m N N N 0 0 0 4 0-1 � U a) E Q O +-j �-- U) a) :3 U) IL t6 U Page 132 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... c6 }j e c: ( \ (/ 12 V) 00 O L a � LO LO 0 N O � OD `a o (� N ti M M` M O N cn a WM (D a)N w L- U C E U N N O M o ,n oCri o � o r•NM QN M � o [LLO a � o a� N >+ Q O o a� acr i O ca y cQ cv c m M T m c o o O m <C LL et Q LL N U M J J M J J M N M ( o f E o f E r .Q o Oc L) Oc L) t6 O O N 0 0 Q ,as U N c3 LA; o c c N N o0 �' CO � a � �' c O (� V co r N • • 0 0 �` � a"i ti � a� 0 �` � (D a) 4- J C L L ` E J L s C L E �--� O O � © O O NU cr i V N U N N U 0L r l�C)r � CK L ) L � (n �..� N U L C C� N 0) L nO .�_ M i L L (D o (D CC�_ IL V) G Page 133 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... `s f W M W 'y o 3 O CN f�l L / N O � . N ' W CD 1 IZ- -- m U C? Lid N (D _ O N 06 �4_ NO 1 m Ln C) O 1 m 1 Ln . . N p +� O N O J a .- a a LU Page 134 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... `s w M vV ',CD «>r I !` ems, LO CD 015 CM 1 U LO N � O m N 06 N >1 J J M M L^1 ! 0 E E O z -0 -0 C M M ■► J O O L' G ■ ■ d' C`'1 M 0 M M N N Z M O O O ca E q o 0 O C CD1 E r n O O J O 1 W ItM N M � M M M > !t LO �= W E E `o `0 N . .� � o a O N to _ C) w 21 LM 0. o ra o a a 0 0 Q c o 0 0 ca o 0 0 M m CL CL a r n. z° a z° Page 135 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re, Conse... w W U � L 1 � � O o � 06 J m I I. p {" J O N 0 Npl,, F (D 4-jUD � O O r U) O UD 00 ¢& �A O J N - •- O O J Page 136 of 260 4v h Vv .r = Yt a— , a� !� } A 1 - 2 .. F* -•- • .� 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... -yam w 00 WD N � �•— N Q � M N � M 06 •- c� M I (D d) ' N H N O m N 06 N �, r C +�-+ UD O N N - M d) O „� M f+ O - ca _ •' U) UD CL O L N z � s R Page 138 of 260 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... `s N `~ M o04 :4 O }, a - M fo x 00 N i a O N i t0 N M � � 06 - j� Jc— 0,4 O W N 06 N > _ mN Mo LO m o O N ._ O 1 o O as A Page 139 of 260 6.e) 6:10 p.m. DS2025-024 (153the5n'le 12cea-ffoM, Saiq Planner re: Consez CCU ... � U N U O O � ca O O U i O Q ^ CO O d N O O `~ D_ LO D_ `� Ln U w W O O a) a) E O O L CD Ln cn m ' ^ O �l ! C: � � � � � O � CI U) � � L N O a) u) cm i +r O c2 OU }' � •° � � U' N T � •� � >' a) C: °ice O � � 4­1X O U) Q 06 E En > o a� C) m � � � � oc: 0- FL O OL ° 0 U O a) N c O N 0 N v1 O 4_ \V (6 N > m 0)M 2 � 0 75 LO o c� � c� � �: m � mv, o � a a M 0 0 = 0 c 0 L ° O � a) C� }' L � >% p U ca O N Ln >' a) a) O a) O N Ca. O O C: En 0 v1 O = O U O CL U o ca ° N C: a) U) W — C) O M N > Q o E3: a 0 a) aui ., O 0- Q n X a) U can M a) M 0) Q � = Q = a) =• a) O CL 5 A a) ca cEn a ' Q C U) O a) ca a) td ° z a) a) U L O M U •� O o U) mQ U) � M cn O O -0a) ca O U o � � � a» z O �� � � m — ° CD � c� � � � m � � E Q c I � Lo o Lo M M _r a) C m E 4— OU H H N � N J H Q to M O O 0 0 (a , U) H 0 Page 140 of 260 6.e) 6.10 p.m. DS2025-024,�athlrineVcCarroll, Senior Planner re: Conse... 0 a) > o O o W m � 4- 0) L) L � rn > oo m o > m 3 a O � � o a)) Q •E acn 1 Cj (n o Qm n L a) .a) 1 � �. cu LO -10L- a, a � o �N � O D, - " O L L Lco 4- cn O O O E a) N � L � O O >, n a) c6 O .0 c6 c (n i� > c6 a) c6 >, U OL >' a) Q > +r >, M � cu QCD0 o M E2En .N QDLO (n �- N >+ O OU O a) a O N m -Cu a000 Ax U a� o N W 0 � � o 0 � � a) c LN cu L O cn O0 O�i a) r_ L O O 1 > Q- O O �' .� O O MM� O O � -0 O 'N a) p cn L W Q a U (n 0 � 4 U c6 N � � o c _0 ,, a) 4- N TT O � a� a). �° ° ° o- �� � M C L '> a) (n a) t6 a) cn m V m m o 0 o U o U 1 ...� x o o in LR O � o o � � o � i Z5 � o � (V .0 N Q O (n >, U O Q N 0 � Q � 0- OL � Q � O *= Q- Q- Q- O M E U E cD co D U U p C U a): E U a) .O a) a) •— O G� = c6 0 O O U cn 4- � U � � � � � � a� L CU �/ 0 Page 141 of 260 6.e) 6.10 p.m. DS2025-024c�C�t*rle—fflyFgro,-PehioEPlanner re. Conse... O — O a) M }' co M c E � O 0 CO C w C cu > CU a) a) Co -0 > cc: w cz a_ � .> > > Cn >+ .. � O � D) O C c6 o S Q) U) MO c6 a) U Q O x �--' C a) o C) o C E � M 0 � � � � � �. 1 C O X a) Of � M (u — +� Z +.; O 0 Q LO 0 0 C� C a M Q 1 ULO OC � �--+ �--' Lid caco `~ >, U) O a) O) _O ULn cu ,C 4-1 O (n U � � c� mo -o O C CL a) � N a) cn L a) ca -� 06 O V Q +r Q) (� C Q L O L M (n CO � caa) ca � }' � 0 C) C) � � Z.,Q) 1 C L C) O C Q 0 � � LO m U /1 > L _cn 0 0 0 ' ` ' L � c � L O LO N U a�i -0 0 � ° _ cn m _ - O a� o a) a� O N Ax ILA, ^ 4-1 L' O LL �_ L CoQ L^ /0 w V! 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N � a a)� Q Q � •� CD _ja) ° a) c NL C t+ L C: *- cu E En (� a) n ° M cn a) a) co O (6 L (6 I.- L O >, oO a `~ a W C) a) �- � ^, O_ Q co W cn a N OW cn +� Q ° }' -0 � a) c� L m a) `~ N N O O + QU1 a) = O • M 3: -0 O O � � a) m N O a) �^♦' W L ✓ a) W W � 1 /�� 0 a) (6 0 0- -""C6 O O O cn L ° V LL > +r W V 0_ Q� L U « Z� 1 0 ° }' ° L cn 1 O Q m Q - 5 cn a) += U .N O C L M L _ U O— N U) cn N H O O a) = V C cn L co 5 (n • L L) a) a) +r (6 _ � cn O O a) U U) O_ O a) N � � L a) E � M m Q ) � � U)i r O O a) cQ 0 0 (A O- U m 1) 0 C ° ~ N ° ° N •— cv x � ,� -rm CDC — 4 O cn N ° no � 0M � � o > U � L.E O O O — ° a) � � � U 0Q � a) Q — O }' � .O- (/j m m +� c6 ° +r +r � O 4- _ � CA U N +r +r 0 CQ (6 c6 cu i c6 U E (� cn O : m a) O O Page 143 of 260 U 0 -0 m 6.e) 6.10 p.m. DS2025-024, CatheriRe,,,McCarroll, Senior Planner re: Conse... O a) O OL^,, ^, CIlk 4- � 0 C) a) `s (n O E -0 t c6 t6 ^ C C C:) N }' >, -- (n M O w O O >CO — N U e 00 +� U) C) Q O > Q) 3 a co L) }, O E +r aO O L- O r a) o Q) Z cn 4- Q Cn LO cn � ' ^ M U a) a) 4- 0 V N OCL cn - Q) O n Q �, v v � a) �L-- 'C U O r }' a) cn L C -a C � O P a) ca �( C C FL (n M a) �O CM m a� C) 0) a) � mo C) c QCD c- -- 0 � � ca -0 - 00 I �_ C) = C Q C C L CO L 0- cn � CU � ~ v � � � � > _ _ C L i C � � O .� � � a� � co ' 0 L �l , � � O C C U }' O O O N 0 FL U Q ME -0 O Ltd cn L) 0 cn NN.. � O Q) = a)W - o cn� Ua + L NO Co U Q) ca nU) 4— C:) + Q - -a M a) X a) t C/) C L W O O E m m 5- a) 0L CC - � � O O pCD a)Ltd O _ O -O4-1 O C pz U o S ai)- L-ac6)O > cn C) C O O C O CMC C a) M M `� C C C 0C/5 C O O U U > a) a) L) L N 2 O C: a) J O '� O C O L (6 CQ N '2 N M 4 C 0) L N O a) — L O C N C M > + 5, -0 C O OMO Ua) C (n (n O.0 � a a- (� N C1 L-� > 4 : ) _ O O O 1-- ca U ~ ^ + Q C M O M 'O C) C -0 O C/) L) ^, C�♦♦ U) -CL L O O 01 C L a) A W W Page 144 of 260 6.e) 6.10 p.m. DS2025-024, Cat&rineWcC o roll, Senior Planner re: Conse... m m 0 o 0) Cy) L a) c w L E .0 L •� 'a) Q) > W > U U) O �_ 0 a (n U� U) U O �s L W -0 O (6 �--� j >' M 3 a U O J U -a CDQ 4� (1) O _ .N LO c LBTO o .� (� Q '> 4- c a) c U) C L L W N - > En � >% O _ O O O � L a) (6 � (u O � O U U N M t� � � `� O Q) U oa) M � o Qmc Q M C O U V L O 1 W 4 cn Q L Lid c E a) N � � om � � mom Q m o LcU) O � O a) O_ O L a) O a) ' Q u) O O U LL 0 E = 1 `V > � O L- > N U U M L 1 M M U :3 (1) :3 0 fn O N U c o : 0- a) c cn -0 MO O N i 0 CDa) (n a) M N oU) c� � m OM O CDM 0- a� m L C cn 1 0 o o a) O U O M c � 1 ' (n '� L Q c� LO r- N X � U) 0- O 0 >I CDAW � � c� � � C M — C: .En � N ° � oa� � 0 Ua) OaL MQo 0 O Qo M -0 U -I.- Q c Q }I Q O O � M U m U 0 E E0 a) 0 0a) � a� a) 0a) Q M O O O (n 0 Page 145 of 260 c) a CM 6.e) 6.10 p.m. DS2025-024, Catherine McCarroll, Senior Planner re: Conse... N 0 Q) c O o L w _ ^c^' �♦ Q cz W L W U !E — a) O � o S a 4-1 0 •E O O aa) E Z L c6 Co c N 2Ec p E a) -c U N ESN 0 o _0 ��( •E CO — c fn M cuM o � c E o m o O M 4 4-1 E L- c- ° m V ( 1 °0aj U `. ° 1 o No Lrj L cn ^, cn _ a) W L) � cn O M -5co E0_ (a N LJJ L O N ,�x � W u) o N:t 0- LO m c c6 -E °� � c O a) > N J o > a) W 0 0 0 CL �. - CO c }' � r o o o c? E }p c 'c ca c N 0 c aN � � ° N Ln cry � o 0- 0) c (n L Q N M 0 a) a) O > O Q o � c6 U � c LC� N O a a) X }' p to N c W `~ U U 1 Q N o0 0) M O N 0) O 'OCD - 0 °- 1 r c O c 0 U O -a ' ^ ° O U a? O 'Fn a) O C a) N •— _U QOc� U) M cnOoQ c� N > a) U c- c L)) acu te.., c � _ a) • c C U) �_ O L t� ^ O c L � ^ c V O _r cn O Q c m m w/ "M M 2t age 146 of 260 6.f) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... s~� A Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Brent Spagnol, Director, Development Services Meeting Date: March 5, 2025 Report No.: DS2025-032 Subject: Minor Variance Application 2025-A-11, Heritage Estates Events Inc., 421 Penetanguishene Road Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-032 be received and adopted. 2. That Minor Variance Application 2025-A-11 by Heritage Estates Events Inc. specifically to permit event functions within existing structures and on an existing concrete pad on a temporary basis on lands municipally known as 421 Penetanguishene Road, Township of Oro-Medonte, be approved subject to conditions as outlined in Report DS2025-032. 3. The conditions are as follows: a) That the Owner enter into a Development Agreement with the Township to implement conditions to address the following considerations: i. That minor variance relief be provided from April 1, 2025 to November 30, 2025; ii. That the owner obtain a building permit for the temporary event structure to facilitate the necessary noise/vibration testing prior to the start of the event season; iii. That the owner be required to apply a hard surface material to mitigate dust at the entrance of the property to the Township's satisfaction; iv. That the extent of the approval applies to existing buildings and existing concrete pad utilized for past events generally within the Development Services March 5, 2025 Report No. DS2025-032 Page 1 of 16 Page 147 of 260 6.f) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... A/RU*264 Zone, subject to compliance with the Ontario Building Code; v. That all events be limited to 250 guests; vi. That events and uses conducted on the subject property comply with Township Noise By-law 2012-167; vii. That a noise mitigation plan be prepared by a Sound Engineer to assist with site layout and mitigation measures related to potential noise impacts; viii. That the Township commission the services of an Acoustical Engineer to conduct additional monitoring/testing noise at the owners expense and that recommendations for mitigative measures based on the findings be implemented through a development agreement. b) That the proposed event functions comply with all other applicable provisions of the Zoning By-law. c) That the proposed event functions be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee. 4. And that the applicant 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 to Development -�- Services Committee regarding KY" Minor Variance application 2025- -�- A-11 (Heritage Estates Events Inc.), which is an application for an extension of Temporary permissions originally considered and approved by Development Services Committee (DSC) under e ` Minor Variance file 2024-A-09 in o . 2024. The subject property is located at 421 Penetanguishene Road consisting of a total lot area of approximately 16 hectares (40 acres) and contains a variety of buildings associated with agricultural uses and agri-tourism/value-add operation being the Winery/Cidery and Events operations. There is currently a total of five (5) buildings (single detached dwelling, storage building, two pavilions, temporary tent) located on the property that are being utilized for a range of uses associated with wedding venues and other social gatherings. Development Services March 5, 2025 Report No. DS2025-032 Page 2 of 16 Page 148 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... There is currently a split zone on the property, which permits events among other uses within the (A/RU*264) Zone and normal agricultural uses within the (A/RU) Zone. Vt /RU')b1 a Certain buildings/structures associated (Temporary Tent Structure/Concrete Pad, Pergola) with the events are partially located within the permitted (A/RU*264) and encroach into the (A/RU) Zone. Planning approvals are required to legalize portions of the structures that are situated within the (A/RU) Zone. The temporary relief being sought through this minor variance application by the applicant does not include the introduction of additional buildings and is intended as an interim approval measure to allow for wedding events within existing structures and their locations similar to the temporary approval obtained in 2024. The applicant has submitted the proposed minor variance application concurrently with Zoning By-law Amendment application 2024-ZBA-16 and Site Plan Approval application 2024-SPA-10 with the objective to obtain temporary approvals until such time as the permanent rezoning application is processed so as to avoid any disruption in the operation due to potential delays that may occur with obtaining permanent zoning and site plan approval to expand and intensify the event uses on the property. Existing (A/RU*264) Zone The subject property was originally approved for a zoning by-law amendment in 2015, which established a site-specific zone to permit a variety of uses including: A/RU * 264 PERMITTED USES Agricultural Uses Winery and Cider Agricultural Process Winery Accessory Uses Hospitality Space (exclusive of Hospitality Maximum combined gross Development Services March 5, 2025 Report No. DS2025-032 Page 3 of 16 Page 149 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... restaurants) floor area of 200 square metres 2,152 square feet Single detached dwelling (inclusive Temporary Parking in (A/RU) Zone of winery, cider , hospitality space) Temporary Minor Variance Approval 2024 Minor Variance Application 2024-A-09 was approved by Development Services Committee on March 6, 2024 permitting the temporary approval of events for structures encroaching into the (A/RU) Zone. It should be noted that such events are permitted within the existing (A/RU*264) Zone. The Temporary approval was conditional upon the preparation/execution of a development agreement intended to mitigate offsite impacts associated with the events as they relate to dust, noise, security. The temporary agreement established the following parameters: - Maximum Occupancy of 250 people per event permitted between April 1, 2024 and November 30, 2024 - Site Plan prepared by EPC Solutions dated April 12, 2024 o Establishing the layout of buildings, parking, areas for patron congregation - Noise Study prepared by HGC Solutions Inc. dated April 16, 2024 o Installation of a sound governor for amplified systems set at a maximum of 85 dba at source o Acoustic Wall Barrier o Vestibule door installed on Temporary Wedding Tent Structure o Ongoing Monitoring of Sound - Dust Abatement measures include application of dust suppressant - On-site Safety and Security Plan - Cost Acknowledgement from the Heritage Estates Winery to absorb costs associated with additional reports required in an adaptive management capacity and for any non-compliance issues - Submission of securities ($5,000) Proposal-2025 The applicant is proposing an ! extension to the original temporary minor variance which Storage : -�� would include the �- -- implementation of the boundary zone boundary parameters established in the ',, Existing Winery Building -.- development agreement from - 2024, but with additional �emporary Special Event Tent enhancements to improve the previous agreement and to Agricultural Pavilions x2 provide temporary relief to permit events within select as Existing Farm House — existing structures and the -- - concrete pad located partially Development Services March 5, 2025 Report No. DS2025-032 Page 4 of 16 Page 150 of 260 6.f) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... outside of the Agricultural/Rural Exception (A/RU*264) Zone, which is the reason planning approvals are required. The applicant is proposing to enter into an updated Development Agreement with the Township as a condition to the minor variance to provide details regarding operational matters associated with the following: - Duration of the Temporary Use - Hours of Operation - Noise Mitigation The variance accompanied with the proposed agreement would continue to clarify event details on-site with respect to following: - Temporary Minor Variance Relief- 7 months - Temporary Events Tent and kitchen area — located on an existing 464.51 square metre (5,000 square foot) concrete pad - Events within existing pavilions - Passive event uses throughout the balance of the property The applicant's planning consultant Skelton Brumwell L and Associates has provided a letter dated Approximate Extent February 27, 2025 attached of Hard Surface-120 metres- as Schedule 1, which outline .., s~ enhancements to the site to be facilitated through an - updated agreement. The enhancements include the following: - Application of hard surface to driveway for a distance of approximately 120 metres to mitigate dust. - Updated Noise Study Commissioned by the Township at the applicants expense to complete additional testing for potential ground vibration impacts from the wedding venue and outdoor activities to determine mitigative measures, which if required are to be implemented through the updated development agreement. Analysis Ontario Planning Act Section 45 of the Ontario Planning Act provides Council or Committees of Council with statutory provisions that allow for relief from Township Zoning By-laws through minor Development Services March 5, 2025 Report No. DS2025-032 Page 5 of 16 Page 151 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... variance applications. Determination as to whether the proposed relief from the By-law is `minor' depends on the four tests/questions: A. Is the proposed minor variance in general conformity with the Official Plan? B. Does the proposed minor variance maintain the general intent of the Zoning By-law? C. Does the proposed minor variance represent desirable development for the area? D. Is the application minor in nature based on all relevant planning considerations? Township of Oro-Medonte Official Plan The Township of Oro-Medonte Official Plan designates the subject property `Agricultural' and `Greenlands'. The `Agricultural' designation in the Township Official Plan generally permits agricultural uses, on-farm diversified uses (Value added products-winery/cidery) and agri-tourism events that are limited in size/area to conserve/protect valuable farmland. The `Greenlands' designation allows for the continuance of existing uses within agricultural areas provided they do not have a negative impact on the function of the 'Green lands' system. ' The proposed minor variance ' is considered to generally conform to the applicable designations as it would allow for a temporary minor expansion of the existing agri- tourism uses that are Agdtultural currently permitted under the Employment Area A/RU*264 Zone without Greenlands Hlghwav Commercial encroachment into the Mineral Aggregate Resource_ Recreational `Greenlands' designation or Rural removing agricultural land Rural Residential Rural Settlements from production. Settlement Area Shoreline Eighth Line Special :: ":•-=sa r. Oro-Medonte Zoning By- law 97-95 The (A/RU*264) Zone on the property establishes site-specific zone limits which permit additional uses like agritourism/events or opportunities for on-farm diversified uses on the property while balancing the need to conserve and protect valuable farmland associated with crop production. Development Services March 5, 2025 Report No. DS2025-032 Page 6 of 16 Page 152 of 260 6.f) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... The proposed minor variance maintains the general intent of the (A/RU*264) Zone as it would allow for a minor encroachment into the Agricultural/Rural (A/RU) Zone without being a detriment to the conservation of farmland and crop production on the property. Appropriateness Appropriateness is determined through the consideration of potential impacts to neighbours, mitigation measures to avoid off-site impacts, capacity of the property to accommodate (size, access, available services) of the proposed development. The existing (A/RU*264) Zone applied to the property permits uses that are oriented to tourism and event functions along with on-farm diversified uses. The temporary relief proposed is considered appropriate at this time as the encroachment into the (A/RU) Zone would not significantly expand outside of the permitted zone limits. The applicant has applied in this manner to provide additional time for the processing of Zoning By-law Amendment application 2024-ZBA-16 to allow events to proceed under specific parameters until such time as a decision is rendered with respect to the ongoing rezoning application. On an interim basis, an updated Development Agreement would maintain the same provisions within the 2024 agreement, but also include enhancements along with the additional study/monitoring of potential noise impacts. It is on the basis of enhanced mitigative measures that staff are of the opinion that the re-application and proposed conditions will facilitate the appropriate development of the site. 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 Development Services March 5, 2025 Report No. DS2025-032 Page 7 of 16 Page 153 of 260 6.f) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: COMMENTER DATE COMMENT No objection as the proposed NVCA February 25, 2025 application is outside of the regulated area Owner/Applicant to be aware that building permits will be required for Township Building Division February 24, 2025 tents and other structures meeting the definition of a structure/temporary structure/designated structure. Township Operations February 21, 2025 No comments related to application Attachments Schedule 1: Letter from Skelton Brumwell & Associates dated February 27, 2025 Schedule 2: Applicant's Site Plan/Detailed Site Plan Conclusion The 2024 Temporary Minor Variance established a development agreement to set parameters to allow for the wedding venue and business to operate while applying measures to mitigate noise, dust and security. Many of these parameters could be characterized as improvements as this type of agreement was not in place prior to 2024. That said, concerns related to dust, noise and vibration had been brought to the Township's attention over the course of 2024. Based on those concerns, staff have been in contact with the applicant whom have agreed to facilitate enhancements to the site in an attempt to address those concerns through this Temporary Minor Variance application. It is on this basis and for the following reasons that Planning staff considers the proposed application `minor': - The proposed minor variance generally conforms to the applicable designations as it would allow for a temporary minor expansion of the existing permitted uses without encroachment into the `Greenlands' designation or removing agricultural land from production. - The proposed minor variance maintains the general intent of the zoning by- law allowing for a minor encroachment into the Agricultural/Rural (A/RU) Zone Development Services March 5, 2025 Report No. DS2025-032 Page 8 of 16 Page 154 of 260 6.f) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... without being a detriment to the conservation of farmland and crop production on the property. - The development is considered appropriate as it provides for a temporary minor expansion and will establish additional enhancements to existing mitigation measures to improve the site and facilitate further noise review/testing and monitoring. Staff considers the application to be `Minor' in nature and recommends that Temporary Minor Variance Application 2025-A-11 be approved subject to the following conditions. That Owner enter into a Development Agreement to implement conditions to address the following considerations: 1) That minor variance relief be provided from April 1, 2025 to November 30, 2025; 2) That the owner obtain a building permit for the temporary event structure to facilitate the necessary noise/vibration testing prior to the start of the event season; 3) That the owner be required to apply a hard surface material to mitigate dust at the entrance of the property to the Township's satisfaction; 4) That the extent of the approval applies to existing buildings and existing concrete pad utilized for past events generally within the A/RU*264 Zone, subject to compliance with the Ontario Building Code; 5) That all events be limited to 250 guests; 6) That events and uses conducted on the subject property comply with Township Noise By-law 2012-167; 7) That a noise mitigation plan be prepared by a Sound Engineer to assist with site layout and mitigation measures related to potential noise impacts; 8) That the Township commission the services of an Acoustical Engineer to conduct additional monitoring/testing noise at the owners expense and that recommendations for mitigative measures based on the findings be implemented through a development agreement. The ongoing application 2024-ZBA-16 for zoning by-law amendment and site plan approval 2024-SPA-10 will be reviewed based on the merits of those applications and staff's support for temporary minor variance 2025-A-11 does not predispose the position or future requirements of the Township or staff or conditions associated with Planning Act applications that are in process related to the subject property. Respectfully submitted, Brent Spagnol, RPP, Director, Development Services February 28, 2025 Development Services March 5, 2025 Report No. DS2025-032 Page 9 of 16 Page 155 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... Background and Relevant Reports - Planning Justification Report, Skelton Brumwell and Associates dated February 18, 2025 - Staff Report dated March 6, 2024 - Staff Report dated December 2, 2015 Development Services March 5, 2025 Report No. DS2025-032 Page 10 of 16 Page 156 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... Schedule 1 — Skelton Brumwell Letter dated February 27, 2025 125 Bell Farm Road Suite 203 Skelton Brumwell arrie Ontario SB/ A & Associates Inc. 4M61-2 ENGINEERING PLANNING ENVIRONMENTAL CONSULTANTS Telephone: (705)726-1141 mail@skeltonbru rnwell.ca mwell.ca nwell.ca www.skeltonbru mwell.ca February 27, 2025 Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON LOL 2EO Attention: Brent Spagnol Director, Development Services and Andy Karaiskakis Manager Planning Services Re: Additional Mitigation Commitments Our File: P/N 25-3456 As discussed over the phone with Brent on February 25 and 26, 2025, and through email correspondence, ZB Hospitality Group ("ZBH")write this letter to formalize additional mitigation commitments relating to the upcoming event season to be authorized through the renewed Minor Variance, and which will remain in operations moving forward. 1.0 Dust Mitigation — Driveway Surfacing The Township has requested information be provided on the proposed measures to mitigate dust for the upcoming event season. Development Services March 5, 2025 Report No. DS2025-032 Page 11 of 16 Page 157 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... ZBH has committed to implementing a 40 mm fully compacted HL8 paving treatment on approximately 120 metres of the driveway, extending from the entrance to about 20 metres past the east property line of the adjacent lot. This is an effective dust-eliminating solution. ZBH will also continue to apply Calcium Chloride, oil, and water suppressants to the remainder of driveway, when required,to control dust emissions effectively. 2.0 Event Noise 2.1 Outdoor events The Township requested further information on the nature of outdoor events, and how noise is to be managed from these events.This information is provided below: • Activities: Outdoor events include wine and farm tours, birthdays, engagements, anniversaries, family outings, bachelorette parties,wedding ceremonies, educational tours, small music events, BBQs, yoga in the winery, and similar activities.These align with existing zoning permissions and have been part of the operations at Heritage Estates since 2016 under the pergola and outdoor seating areas. • Timing: Events generally occur between 11:00 AM and 9:00 PM.Wedding ceremonies, for example,typically take place between 3:30 PM and 5:30 PM and last about 30 minutes, with minimal audio components. Guests then tend to move north into the property,towards the special event tent. • Guest Numbers: Per the previously authorized Minor Variance, guests at the Site are capped at 250. For instance, if a wedding has 120 attendees, ZBH limit additional visitors to 130, ensuring compliance with this limit. • Instruments/Sound Equipment: Most events do not feature live music. For wedding ceremonies, ZBH use speakers and microphones, with the speakers pointed eastward away from neighbouring properties. For occasional performers in the pergola, any amplification is similarly directed east. ZBH are also aware of wind patterns on the day and set up sound equipment and activities so that sound travels away from residential areas when possible.Two noise studies conducted on busy days show levels at neighbouring property boundaries remain within ambient sound thresholds (see readings submitted February 24, 2025). • Locations: Events occur in the A/RU*264 Zone boundaries including the east pavilion, west pavilion, grassed areas, or the pergola area.Vegetation and the farmhouse are situated between this area and residences to the south. Fencing has also been constructed to limit noise to the west (refer Figure 3 of Renewed MV Planning Justification Brief). Development Services March 5, 2025 Report No. DS2025-032 Page 12 of 16 Page 158 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... • Noise Levels: Sound is generally minimal, rarely exceeding ambient levels at property boundaries. Brief cheers may occur at the end of wedding ceremonies, but these are momentary. See readings sent on February 24, 2025 for reference. • Mitigation Measures:ZBH have implemented several proactive steps: o Noise is monitored throughout the day at various points on the property by on-site supervisors. o Managerial staff address any excessive noise immediately,though this is rare. ■ Staff actively monitor and manage amplified music, speeches, and outdoor guest activities to prevent excessive noise. ■ Guests are informed about the venue's noise policies and are encouraged to respect the surrounding area. o Two prior noise studies confirm compliance with ambient levels. o Moving forward,ZBH propose: ■ Drafting an operational guideline for staff, including regular monitoring and documentation of any noise anomalies. ■ Ensuring all amplification (when used) is directed eastward. ■ Training staff to identify and address unwanted consistent noise promptly. ZBH also note that the property operates within a broader context of ambient noise— e.g., a working farm to the south (tractors, animals, rock cutting), a golf course to the west (cheering golfers), and our own agricultural operations (tractors, sprayers, etc.). Families visiting with children playing add to this typical rural soundscape. ZBH are committed to practical, proven solutions moving forward and welcome further dialogue. 3.0 Monitoring ZBH acknowledges the Township's intent to commission additional noise and vibration monitoring at the Site. ZBH agree to support and fund these monitoring efforts at the Township's discretion. While ZBH already conducts noise monitoring throughout the day and night at various locations on the property, based on discussions with the Township on February 25 and 26, 2025, we understand and agree to the following monitoring to be commissioned by the Township. It is understood that the results of this monitoring will be used to inform the development agreement related to the renewed Minor Variance for the upcoming event season, and will inform ongoing mitigation efforts relating to operations at the Site moving forward. Development Services March 5, 2025 Report No. DS2025-032 Page 13 of 16 Page 159 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... 3.1 Noise To establish a noise framework that accurately reflects a typical event at the Site, ZBH agrees to allow the Township to commission noise monitoring that replicates such events.This will involve the erection of the event tent and partial installation of pavilions, during which sound equipment typical of an event will be utilized. Noise will be emitted and recorded by acoustic specialists commissioned by the Township. Additionally, ZBH agrees that acoustic specialists commissioned by the Township can measure noise from two actual events at the Site. ZBH will provide the Township with an event schedule to facilitate this arrangement. Furthermore, ZBH is committed to conducting enhanced sound monitoring at various locations throughout the Site during the day and evening to ensure that noise levels remain appropriate. 3.2 Vibration ZBH agrees that vibration monitoring should be conducted at the Site to determine whether vibration complaints are substantiated.This monitoring can be carried out concurrently with the noise monitoring outlined in section 3.1 above. 4.0 Overall ZBH are committed to an ongoing relationship with the Township to ensure that offsite effects from the Site operations are managed appropriately, such that ZBH remains good neighbours to the surrounding community. Yours truly, Skelton, Brumwell &Associates Inc. Per: Craig Mathieson, BUrbPlan(Hons) Senior Planner Development Services March 5, 2025 Report No. DS2025-032 Page 14 of 16 Page 160 of 260 6.f) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... CIM/SIg C-25-032 Z 1970-2025 Development Services March 5, 2025 Report No. DS2025-032 Page 15 of 16 Page 161 of 260 6.f) 6-20 p.m. DS2025-032, Brent Spagnol, Director, Development Services Schedule 2 — Applicants' Draft Site Plan li 4_r__ �_ - t. ............ is ............. f Site Plan 0;4; Q/��� Proud Hrritqqr,h'xrhiykq bidme File Number:2024-A-09 Development Services March 5, 2025 Report No. DS2025-032 Page 16 of 16 Page 162 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development Services... `s f W o x' o 3 'y v, U � �0 O U) � � Q 06 � � N CD- Cn O W ,o 0 U � � a U) 4-0 > O a Q O � � Q M O N U Page 163 of 260 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development ervices... 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L •(U s s aA O +-j a-j •� L � a te-+ 00 O O E }' � _0 C L O O Ln Ln U E N L � •U 4A m Q � U � Q cn O E t M cn o- n O r _O n � i N ( Q z O �O .N � O N Ln o ? •`� O s aj N a O z rM U a ■� _ •� C: L O SO •� OQ G U ■� N O °' (0 .N �_ L � Cu z > O s 0 Q a O _ Page 179 of 2� 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development ervices... 1 N �j L ro M �/� /4 ,�� cc Vd Ln to O i S w O E M t a� N N E s >. +J N � a O � U �O +aj n I E a) N ( a C O 0 Cu 0 Ln N V +•+ to O O ++ L. M N 4 I a O O •N a 0 to = a O p O -0 a }i +a u O CU }� O > s } �_ ■ + O a-J L N Qj C _� S Ln a--+ O O }' u Q O r6 i � O E Q w cn C Q _ Page 180 of 2� 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development ervices... E to NN cn 3 '— O 00 ' - ?� CO u c� E ao 0 C v m V) .v N M p Ni � �C U . C 0 O E m OJ + � ca Cu }, NN V) s w w tiA ♦ n ?j S E O n O w f6 i i Q i Q z O Q ,� N � c� C a o 3 — — E E ' cn a bn •° }' E E -o C v O p V � m > � > N O � O i •— M 3 CA W p ' Q � a > E E L—n w E 0 o H Q v o u° Q m _ � Page 181 of 2AQ 6J) 6.20 p.m. DS2025-032, Brent Spagnol, Director, Development ervices... S t 1 y# F oo CD M i Q -,L C L n n a z Ln RZ :•.A� O a z t f A. Al NO Page 182 of 2� 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... - AL (W Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: March 5, 2025 Report No.: DS2025-025 Subject: Consent Application 2024-B-16 (Walker, Walker, Walker & Butler), 343 Horseshoe Valley Road West Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2025-025 be received and adopted. 2. That Consent Application 2024-B-16 (Walker, Walker, Walker & Butler), to create an agricultural lot on the lands, consisting of a severed parcel having an area of approximately 70.3 hectares (173.7 acres) and a frontage of approximately 618.0 metres (2,027.6 feet) on Horseshoe Valley Road West and a retained parcel having a lot area of approximately 10.0 hectares (24.7 acres) and a frontage of approximately 700.0 metres (2,296.6 feet), be deferred to provide the applicants with the opportunity to address Planning Staffs comments. 3. And that the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services March 5, 2025 Report No. DS2025-025 Page 1 of 15 Page 183 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... Background The purpose of this report is to z provide information and a staff recommendation to Development Services Committee regarding Consent Horseshoe Valley Rd. 22 application 2024-B-16, which is intended to facilitate the F creation of an agricultural lot. The subject lands have a total lot area of approximately 80.2 ..•� "` hectares (198.39 acres) according to MPAC records and Y$ are located along Horseshoe ; Valley Road West, between Line 5 North and the Su arbush z subdivision, see the Location Map on Schedule 1 of this report. The subject lands support a single detached dwelling, several agricultural buildings and the Coulson Church. Surrounding land uses consist mostly of woodlots, agricultural uses and residential uses. Proposed Severance The purpose of Consent Application 2024-13-16 is for the creation of a new agricultural lot. The details of the proposed consent (severance) are: Lands to be Severed: Lands to be Proposed Easement Retained: across 459 Horseshoe Valley Road West to access the Severed Lands: Frontage: Approximately 618.0 m Approximately 700.0 m 7.6 metres 2,027.6 ft. 2,296.6 ft. 25.0 feet Depth: Approximately 590.0 m Irregular 42.7 metres 1,935.7 ft. 140.0 feet Area: Approximately 70.3 ha Approximately 10.0 ha 0.03 hectares 173.7 ac. 24.7 ac. 0.08 acres Use: Agricultural and Agricultural Easement for access to woodland. the severed lands. Development Services March 5, 2025 Report No. DS2025-025 Page 2 of 15 Page 184 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conseto be clo*ed ... Current farm`I�ntrance / Land to be retained 10he `� • severed in M M 50m ' 1 �Om M / it :I '® I/ • new farm • to •- entrance • severed be created here by 70ha easement through ANN 7- The applicant's proposed easement map and lands to be retained map are included as Schedules 3 and 4 to this report. Analysis Provincial Planning Statement (PPS) 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, Section 4.1 — Natural Heritage and 4.3 — Agriculture are applicable to this application. Section 4.3 Agricultural is applicable as the soil classification for the subject lands are soil classes 5-7, which according to the PPS, falls within the definition of a prime agricultural area. Section 4.3.3 speaks to lot creation in prime agricultural areas. Specifically, Section 4.3.3.1 states that: "Lot creation in prime agricultural areas is discouraged and may only be permitted in accordance with provincial guidance for: a) agricultural uses, provided that the lots are of a size appropriate for the type of agricultural use(s) common in the area and are sufficiently large to Development Services March 5, 2025 Report No. DS2025-025 Page 3 of 15 Page 185 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... maintain flexibility for future changes in the type or size of agricultural operations; b) agriculture-related uses, provided that any new lot will be limited to a minimum size needed to accommodate the use and appropriate sewage and water services; c) one new residential lot per farm consolidation for a residence surplus to an agricultural operation, provided that: 1. the new lot will be limited to a minimum size needed to accommodate the use and appropriate sewage and water services; and 2. the planning authority ensures that new dwellings and additional residential units are prohibited on any remnant parcel of farmland created by the severance. The approach used to ensure that no new dwellings or additional residential units are permitted on the remnant parcel may be recommended by the Province, or based on municipal approaches that achieve the same objective; and d) infrastructure, where the facility or corridor cannot be accommodated through the use of easements or rights-of-way" (p.24). Section 4.3.3.1 (a) quoted above, permits lot creation in prime agricultural areas for agricultural uses provided that the lot size is appropriate for the type of agricultural uses common in the area. The Township's Official Plan, which will be discussed later in this report, requires a minimum lot size of 40.0 hectares (98.8 acres) for both the severed and retained lands. The proposed consent does not conform to the Township's minimum lot area for agricultural uses as the retained lands are proposed to be 10.0 hectares (24.7 acres), which is significantly smaller than the minimum required lot area of 40.0 hectares (98.8 acres). Section 4.1 — Natural Heritage is also applicable due to the presence of an unevaluated wetland and significant woodlands (see Schedule 7 to this report). The PPS does not permit development on or adjacent to natural heritage features unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. Development, as defined by the PPS, includes the creation of a new lot. Since the proposed lot line is located over 120.0 metres (393.7 feet) from the significant woodland, Planning Staff are of the opinion that an Environmental Impact Study (EIS) is not needed to conclude that the proposed development will not impact the natural heritage features, and that no further information is needed to demonstrate that the application is consistent with Section 4.1 Natural Heritage. Since the proposed lot configuration is not consistent with the agricultural lot creation policies, Planning Staff are recommending deferral of the application to provide the applicants with the opportunity to revise their plans. Development Services March 5, 2025 Report No. DS2025-025 Page 4 of 15 Page 186 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... County Official Plan The subject lands are designated "Rural" and "Greenlands" in the County of Simcoe Official Plan (OP) (refer to Schedule 5). The application was pre-circulated to the County prior to the formal public hearing circulation. At that time, the County's Planning Department provided comments in support of the application as it aligns with the objectives set forth in the Rural designation of preserving and protecting rural character, protecting significant natural heritage and cultural features and supporting agricultural and rural land uses. The County's full comments can be found in Schedule 8 to this report. The County's Transportation and Engineering Department indicated that since the lands are not designated as Agricultural in the County's Official Plan, a field entrance would not be provided to the severed lands along the County Road (Horseshoe Valley Road West). Following further discussions, it was determined that the owners were permitted to have an easement over the existing entrance at 459 Horseshoe Valley Road West to access the severed lands. Should this application be approved, one of the recommended conditions would be that the owners of 459 Horseshoe Valley Road West obtain approval of a separate Consent Application to permit an easement over their existing entrance off Horseshoe Valley Road West. Based on the above comments from the County, Planning Staff are of the opinion that the proposed consent conforms to the County's Official Plan. Township of Oro-Medonte Official Plan The subject lands are designated "Rural" and "Greenlands" in accordance with "Schedule A— Land Use" of the Township's Official Plan (refer to Schedule 6). The "Greenlands" designation corresponds to the significant woodlands and an unevaluated wetland on the subject lands. Section 2.6.9 of the Official Plan contains "Lot Creation" policies in the Rural designation. Specifically, Section 2.6.9.6 states that: "The creation of new lots for agricultural purposes may be permitted in accordance with the policies of the Agricultural Designation". Section 2.5.5 contains "Lot Creation" policies in the Agricultural Designation. Section 2.5.5.2 states that: "Lot creation in prime agricultural areas is discouraged and may only be permitted for: a) Agricultural uses, provided the severed and retained lots are each not less than 40.0 hectares; a) Agriculture-related uses, provided that any new lot will be limited to a minimum size needed to accommodate the use and the appropriate sewage and water services; Development Services March 5, 2025 Report No. DS2025-025 Page 5 of 15 Page 187 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... b) A residence surplus to a farming operation as a result of farm consolidation provided that: i. The surplus farm dwelling must be: a dwelling existing as of the date of adoption of this Plan; habitable; and located on a parcel which is actively farmed; ii. The new lot will be limited to a minimum size needed to accommodate the use and appropriate sewage and water services. iii. The Township shall zone the new lot to an appropriate residential zone category and zone the remnant parcel of the farmland to prohibit residential uses as a condition of any severance created under this policy; or, c) Infrastructure, where the facility or corridor cannot be accommodated through the use of easements or rights-of-way" (p. 54-55). The applicants are proposing an agricultural severance. The severed lands are proposed to have area of approximately 70.3 hectares (173.7 acres) and would be sold to an active farming operation. The retained lands are proposed to have an area of approximately 10.0 hectares (24.7 acres) and would include the existing dwelling, farm buildings and the Coulson Church. The retained lands are proposed to be used as a small-scale asparagus and lavender farm which are classified as agricultural uses. Planning Staff are of the opinion that the proposed consent does not conform to Section 2.5.5.2 (a) of the Township's Official Plan as the retained lands are proposed to be 10.0 hectares (24.7 acres), which is significantly less than the minimum required lot area of 40.0 hectares (98.8 acres) for agricultural uses. Therefore, Planning Staff are recommending deferral of the application to provide the applicants with the opportunity to revise their plans to conform to the Township's Official Plan. Township's Zoning By-law The subject lands are zoned `Agricultural/Rural (A/RU)' in the Township's Zoning By-law 97-95, as amended. The lot configurations of the severed and retained lands that would result from this application, would comply with the lot frontage and lot area provisions of the Zoning By-law. 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 Development Services March 5, 2025 Report No. DS2025-025 Page 6 of 15 Page 188 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... • 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 the public and to various review agencies and Township departments. 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. • Enbridge — Does not object. • County of Simcoe — See Schedule 8. Attachments Schedule 1: Location Map Schedule 2: Consent Sketch Schedule 3: Proposed Easement Schedule 4: Lands to be Retained Schedule 5: County of Simcoe Official Plan — Land Use Schedule 6: Township Official Plan — Land Use Schedule 7: Township Official Plan — Natural Features Schedule 8: County of Simcoe Comments Dated October 15, 2024. Conclusion Based on Planning Staff's analysis of this application, it is recommended that Consent Application 2024-B-16 be deferred to provide the applicants with the opportunity to revise their plans to address Planning Staff's comments. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, February 21, 2025 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services February 24, 2025 Brent Spagnol, RPP, Director, Development Services February 25, 2025 Development Services March 5, 2025 Report No. DS2025-025 Page 7 of 15 Page 189 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... Schedule 1: Location Map 3695 19 3624 3675 a..,na vi i 3490 1 ua°pat V aan.a.w. 4 Pf 3454 300 3420 638 1460 L _ �z�'=H_ors-eshoe valley Rd.W—� _ 4 G `C(, 3375 6 99 �J��343 p 91 o- Ma t. A,lejC 26 30 / _ Q- 3353 1J� 'A r^rta Z 41 79 Sew WK�e\9Jto 50 v 67 Moha lY .E 46 76 a14 O,Tr SugaClbui�h— 34 c— Civic Cres. 4 On ,da-Ave. C�5 ,' Cr 3077 7 � 2 <• 9 75 cayUga.6 J bIa�o 3 Se Em'eralii Terrace- � �a/ie, - — Location ® Subject Lands li tv,uhip cf Proud Heritage,Exciting Future 0 loom File Number.2024-B-16 N LLLLI Development Services March 5, 2025 Report No. DS2025-025 Page 8 of 15 Page 190 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... Schedule 2: Consent Sketch 8ha lot severed in M rn t•taned 1g1e 11 1 1 1 orn 170M :1 11 new farm • to be entrance to be created severed here by 1 easement through Consent Sketch 1�,ii, Iriir c1 Cy���/�clo�ttc� Proud Heritage,liscitinq Fiderr File Number:2024-B-16 Development Services March 5, 2025 Report No. DS2025-025 Page 9 of 15 Page 191 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... Schedule 3: Proposed Easement 7.6mx42.7m (25ft. x140ft.) 25 feet KA easement across 459 Horseshoe Valley Road West to access the lands to be severed. 459 Horseshoe MENTION oad 140 feet 140 feet Lands to be severed .. r+_ s Proposed Easement Proud Heritage,Exciting Fuhrrr, File Number:2024-B-16 Development Services March 5, 2025 Report No. DS2025-025 Page 10 of 15 Page 192 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... Schedule 4: Lands to be Retained Lands to be Retained Tonru►trPvJ�`� Proud Heritage,Exciting Futurr File Number 2024-13-16 Development Services March 5, 2025 Report No. DS2025-025 Page 11 of 15 Page 193 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re- Conse... Schedule 5: County of Simcoe Official Plan — Land Use f � dd i i Pay Horseshoe Valley Psh Cz. a 0 0 pleIct. S Trillium-Tr. �Y .0 2 rri 9� �g R�Oye,�ohat.�'� 1� L I� so r � 7 U oTr aP Sugar(,4s County of Simcoe — Land Use =3 Subject Lands Settlements Greenlands ,�rl5l'TcnunsI- of _ Rural Proud Heritage,Exciting Future 0 100 Ill File Number:2024-B-16 IV Development Services March 5, 2025 Report No. DS2025-025 Page 12 of 15 Page 194 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... Schedule 6: Township Official Plan — Land Use 3624 3675 \� 3490 11 3 (1 3420 0 1138 - L 460 22 Horseshoe Valley Rtl: V 1 459 4 2 5 8-Psr ct. 7 s 13 O I 343 O 15- 1\s=aPle ct. 10 �fp' 3 23 34 32 Trillium-Tr.- .r _Hickok 37 33 9 6 2 1 260 3 1 -n6 � 3353 J _, boa �o. 79 R'a9N g 50 67 � 28 8 �81 27 � 46 80 76 O� U 36 14 15' `27 I � 1 3 5 9 17 :077 4 g 6 One"aa Abe. o�tCO'c� 1 Township Official Plan — Land Use Pit � eft Subject Lancs Rural Settlements Q Rural 7i�u4>a��ipcf Rural Re identA Proud Heritage,Exciting Future 0 loom File Number:2024-B-16 ti Development Services March 5, 2025 Report No. DS2025-025 Page 13 of 15 Page 195 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re- Conse... Schedule 7: Township Official Plan — Natural Features E. Aw �CPre xa w.Rac•"d' ." l�� Horseshoe Valley Rd-W. �22. I L a P Maple CC Trillium Tr. e� Hickok 2 co v G Tr sug b o .tea 4s�\ Township Official Plan - Natural Heritage, Water Resources and Natural Hazards W sobje ttt ds Surface Water 'ermanent Streams Woodlands MNR Evaluated Steams Treed Streams Wetlands �Hedgerow 1�`. MNR Un-Evaluated PlantationIiRV115J1I�1 cf Wetlands Proud Heritage,Exciting Future 0, 300 ill File Number:2024-B-16 Ali lI Development Services March 5, 2025 Report No. DS2025-025 Page 14 of 15 Page 196 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... Schedule 8: County of Simcoe Comments Dated October 15, 2024. Hello Catherine. The proposed consent is located within the Rural designation on Schedude 5.1 -Land Use Designations of the Simcae County Off cial Plan(SLOP). From my preliminary review, the proposed lot creation does not appear to lead to Strip Development. It seems to align with the objectives set forth in the Rural designation, specifically SLOP policies 3.7.1, 3.7.2, and 3.7.3. These policies emphasize the importance of preserving and protecting rural character, protecting significant natural heritage and cultural features and supporting agricultural and rural land uses. Furthermore, the proposal appears to comply with policy 3.7.10,which focuses on minimizing adverse impacts an agriculture, significant natural heritage features, and cultural features_ Transpartation and Engineering have completed a preliminary review as well, they have stated that they do not have any concerns with the application and that the applicant can have the new entrance to the property however the entrance location has to be from the local road and not form County Road.This is due to the Entrance By-law. "The County of Simeoe Entrance By-law No. 5544 regulates the construction, alteration or change in the use of any private or public entranceway, gate or other structure or facility that permits access to a County road As per Section 2.5.3, where a subdivision or individual lot fronts on both a County Road and a Local Road, the Entrance will be from the Local Road. where,feasible_" If you have any questions please feel free to reach out. Regards, Elizabeth Davis,CPT Planner II County of Simcae, Planning Department Phone: 705.726.9300 ext.1137 Email: elizabeth.davisd7simcoe.ca wvAt i.si mcoe.ca Development Services March 5, 2025 Report No. DS2025-025 Page 15 of 15 Page 197 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... l asPjN AW11- XLJ I ° � x = o � � � I n` _ I _ ro M� W C6 u Ow > t6 Cc) (6 r 3 m N Q N Q N O O CM M O ._ Z. 0 � U) -s� Page 198 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... c: w ( \ V) 12 1 �/� m ) � J (D O O W 2 'p a� v ca O � L cco E Eos � o Q ti t d) OCVnjrMMC) O 0.0 `t oCD © mcv L O O N > U ca 0 � � W E N (D O O O o Cc Co 0 � H �IC N � O � �'` U }: C N E N E N 0) O � � XN — o Q 0 C4 a Q a m E E U L O O 'L 4D 00 O M Z7 O O C OM ato -a I-- o Eo E � Eti °o X N < X N O 10 O O ` Q U C1 c n. a J Q Q Q a M O t N c CL ai � o a` o a Page 199 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... 1� `s W B o 3 'y E: � of '041 Co 0& 00, - a 1 a .•1.., i LA r� J a--+ LO a a) a Page 200 of 260 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re- Conse... 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A- 14, r� a 44 { 10, 1 I } I F q r (' w Page 221 of 260 ri , . . �« . � �■�' � � . . . - . - . . - . �� : � •. ; . . �- � � . 2 � � \ $ G 2 E \ L t 46 ° 0 O U � 2 { q �2 E 0 k 2 Xx \ cl E CL f � \ o k_ � . �& ■ . k /^ © . CD % 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re- Conse... r, Y % M� r Y Page 223 of 260 ri , . . �« . � �■�' � � . . . - . - . . - . �� : � •. ; . . �- � � . 2 � � \ $ G 2 E \ L t 46 ° 0 O U � 2 { q �2 E 0 k 2 Xx \ cl E CL f � \ o k_ � . �& ■ . k /^ © . CD % 6.g) 6.30 p.m. DS2025-025, Catherine McCarroll, Senior Planner re: Conse... « R U a a R c o N L R@ R L N p °1a N N 3Z P' m ou��i «r_ O « C W N 61 O Q n U y V a W « L N O R N y O U 61 L R c c y c. _ R o R« R � o may � Fn a �.aa a C E W U.R. N lL6 J c - C R a o a o -oa m; �O ymy a u cC O« 2.1 R _ N > £ O L Q Y 3 O E O U O _d >16 2 3 R 0 U R 3 N 0 M- r3 Y L a N 61 N r/�jj f O N U >O Q 0-cc m S O O n a M Z 0 w Y 0 J N Z O 5.0 O o R N 3 bn w �i p J o R o m - O C am L � C J C = Q O 7 N � O � N � C N O 7 N -O O N O o a_ O o m a �-N U C C J LO W a C � Q J Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... WON(W Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: March 5, 2025 Report No.: DS2025-012 Subject: Consent Application 2023-13-20 (Devitt-Johannessen) 4662 Line 6 North Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report DS2025-012 be received and adopted. 2. That Consent Application 2023-B-20 (Devitt-Johannessen) to permit a technical severance, consisting of a severed parcel having an area of approximately 20.2 hectares (49.9 acres) and a frontage of approximately 308.0 metres (1,010.5 feet) on Line 5 North, and a retained parcel having a lot area of approximately 25.9 hectares (64.0 acres) and a frontage of approximately 126.0 metres (413.4 feet) on Line 6 North, be approved subject to the conditions as outlined in Report DS2025- 012. 3. The conditions are as follows: a) That the applicant executes 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, on either the severed or retained parcel. b) That the applicant pay to the Municipality a fee of$2,000 as a parkland contribution for each lot to be created as cash-in-lieu of a parkland contribution pursuant to By- Development Services March 5, 2025 Report No. DS2025-012 Page 1 of 15 Page 226 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... law 2006-50 under the authority of subsection 53(13) of the Planning Act, R.S.O. 1990 c. P. 13. c) That all municipal taxes be paid to the Township of Oro-Medonte. d) 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. e) 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. f) That the Certificate of Consent be issued utilizing Form 2, under Section 53(42) of the Planning Act R.S.O. 1990, without qualification. g) 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. And that the applicant be advised of Development Services Committee's decision under the Secretary Treasurer's signature. Background The subject lands span from Line - 5 North to Line 6 North and the �= u........ lands to be retained have frontage on Highway 400. The lands that • . are subject to this application are approximately 46.1 hectares ° (113.9 acres) in size, and contain _ a dwelling, homestead building and barn according to the "=4� applicant's site plan. A Location Map is included as Schedule 1 to - �- this report. The applicants originally submitted Consent Applications 2023-B-19 and 2023-B-20 with the purpose of doing two technical R' severances, to re-create three .. a� !• , , ""''`.'. original parcels which ' . •t inadvertently merged on title. Development Services March 5, 2025 Report No. DS2025-012 Page 2 of 15 Page 227 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Through further discussions with the applicants, Consent Application 2023-13-19 was amended to request one agricultural severance, as described in the section below and Consent Application 2023-13-20 was deferred until the applicants provided additional information with respect to the proposed lot configuration. Consent Application 2023-B-19: Consent application 2023-13-19 was conditionally approved by Development Services Committee on December 6, 2023, to permit the creation of a new agricultural lot. The details of the consent (severance) are provided in the table below and illustrated in the consent sketch below. Lands to be Severed: Lands to be Retained: Frontage: Approximately 308.0 m (1,010.5 Approximately 535.0 m (1 ,755.2 ft.) ft.) of frontage on Line 5 North Approximately 126.0 m (413.4 ft.) of frontage on Line 6 North Depth: Approximately 1,313.0 m (4,307.7 Approximately 655 m (2,149.0 ft.) ft.) Area: Approximately 46.1 ha (113.9 ac.) Approximately 40.5 ha (100.1 ac.) Use: Agricultural Agricultural Legend rRU A/RU A,kii A1RU r Creek r•' r ac�aJ Existing Property Line 0 House � New Property Line ......... - �cF° A/RU Treed Area R eQ " Existing drilled Existing k Schedule B.EP2 Significant Woodlands t� 01 » » Nell over 100ft Septic Schedule A,EP2 • ••••• •• -'--' from existing • ••••••,„ , , , septic Septic System Exceeds minimum setbacks red kV 15 required in OBC Div.B. te tia 101 o A/RU z ds xl' A/RU AIRU tIp 01 N F VA/RU"96 � .... X•Q `%9� A/RU�J6 •° U, red 4z � •s k\ o p A/RUVol.�Op �U,, 60 O �oO koAU �es. E�sR`moo � A/RU'96 AJR ••••••• « �A, A/RU� AIR . ...»»...«.... Ail •k A/RU A/RU A/RU Development Services March 5, 2025 Report No. DS2025-012 Page 3 of 15 Page 228 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Consent Application 2023-B-20: Consent Application 2023-B-20 was amended based on the previous conditional approval of Consent Application 2023-B-19. The purpose of Consent Application 2023-B-20 is a technical severance to recreate two lots that inadvertently merged in title. The details of the proposed consent (severance) are provided in the table below and illustrated in the consent sketch below. Lands to be Severed: Lands to be Retained: Frontage: Approximately 308.0 m 1,010.5 ft. Approximately 126.0 m 413.4 ft. Depth: Approximately 658.0 m 2,158.8 ft. Approximately 655.0 m 2,149.0 ft. Area: Approximately 20.2 ha 49.9 ac. Approximately 25.9 ha 64.0 ac. Use: Agricultural Agricultural RU�- A1RU E Legend AIRU ac Creek A/RU •'• 6 3� V Existing Property Line o� House New Property Line ■■■■■■■■■ ! ce �. A,r RU Treed Area R n9 X Schedule B, EP2 Significant Woodlands `� 6� Retained Lands from ic sus Schedule A,EP2 Consent Application Septic System Exceeds minimum setbacks 2023-13-19 required in OBC Div. B. 10� A1RU A/RU ul AlRU*96 WA/RU"96� •••• 'r �� AIRU"96 �S Lands to be U*96 .�• v\- - Retained ArRu r /j •S. 60� �0 6�� =k (2023-B-20) A/RU 0J`� ��cn x a A1RU•96 A/RU Lands to ••• <`� A/RU tVR be Severed (2023-B-20) 6y�k1- X�s - � . k A/RU CIS A/RU A1RU+- Development Services March 5, 2025 Report No. DS2025-012 Page 4 of 15 Page 229 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... In order to demonstrate that the application is consistent with and conforms to the applicable planning policies, the applicants provided: • A surveyor's letter dated November 25, 2024, and Title Report that lists the transactions for the subject Property Identification Number (PIN); and, • A lawyer's opinion letter, dated December 20, 2024, stating that the proposed lot configuration as outlined in the draft reference plan prepared by Richmond Surveying inc., dated February 22, 2024, matches the lot configuration in the 1960 and 1963 transfers. Analysis Note: Since this application was submitted on November 3, 2023, the policy documents that were in effect on the date of submission serves as the determinative policy regime for reviewing and evaluating the applicant's development proposal and are referenced in the sections below. Provincial Policies Provincial Policy Statement (PPS), 2020 The Provincial Policy Statement provides policy direction on matters of provincial interest related to land use planning and development. Specifically, Section 1.1.4 — Rural Areas and 2.3 — Agriculture are applicable to this application. The applicants are requesting a technical severance to re-create two parcels which inadvertently merged on title. Section 2.3.4.2 states: "Lot adjustments in prime agricultural areas may be permitted for legal or technical reasons" (p. 27). "Legal or technical reasons" is defined as: "means severances for purposes such as easements, corrections of deeds, quit claims, and minor boundary adjustments, which do not result in the creation of a new lot" (p. 45). Through discussions with the County's Planning Staff, they indicated that if the Township is satisfied that the proposed lot configuration matches the previously un- merged lot configuration, then the County would accept that the severance could be for a legal or technical matter. The applicants provided a letter from a surveyor dated November 25, 2024, which included a Title Report for Parts of Lots 9 and 10 Concession 6 (Medonte). The applicants also obtained an opinion letter from a lawyer dated December 20, 2024, stating that "the proposed lot configuration resulting from a severance as outlined in the draft reference plan of Richmond Surveying Inc. dated February 22, 2024 would match the lot configurations described in the Gibson 1960 Transfer No. RO127010 and the Gibson 1963 Transfer No. RO177949". Based on the information provided, Planning Staff are satisfied that the proposed lot configuration matches the previously un-merged lot configuration and therefore meets the criteria for a severance for legal or technical reasons as they are not creating a new lots, rather they are recreating lots that inadvertently merged on title. Development Services March 5, 2025 Report No. DS2025-012 Page 5 of 15 Page 230 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Based on the above, Planning Staff is of the opinion that this application is consistent with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) The Growth Plan for the Greater Golden Horseshoe (2020) provides a long-term plan to manage growth and protect the natural environment. Section 2.2.9 Rural Areas and Section 4.2.6 Agricultural System are applicable to this application. The Growth Plan does not contain specific policies that relate to technical severances or agricultural severances; however, it speaks to protecting these areas for long-term agricultural use. Specifically, Section 4.2.6.5 states: "The retention of existing lots of record for agricultural uses is encouraged, and the use of these lots for non-agricultural uses is discouraged" (p. 46). The purpose of this application is for a technical severance to recreate two agricultural parcels, which are proposed to be continued to be used for agricultural purposes. Based on the above, it is Planning Staff's opinion that this application conforms to the Growth Plan. County of Simcoe Official Plan The subject lands are designated "Agricultural" and "Greenlands" in accordance with Schedule 5.1 (Land Use Designations) in the Simcoe County Official Plan, see Schedule 2 to this report. The County's Planning Department was circulated the revised application and provided comments indicating that "if the proposed lots had merged inadvertently on title, and if the Township is satisfied that the proposed lot configuration matches the previously un-merged lot configuration, then in those circumstances the County would accept that the severance could be for a legal or technical matter". The County's full comments are available as Schedule 4 to this report. As described in the PPS section above, the applicants provided a surveyor's letter and title search report, as well as a lawyer's letter which indicate that the proposed lot configuration matches the previously un-merged lot configuration and would therefore meet the criteria for a severance for legal or technical reasons. On this basis, Planning Staff is of the opinion that the Consent Application generally conforms to the County of Simcoe's Official Plan. Township of Oro-Medonte Official Plan (1997) The subject lands are designated "Agricultural" in the Township's Official Plan (1997), see Schedule 3 to this report. Section D2.2.3 of the Township's Official Plan contains Technical Severances policies. These policies and Staff's comments are provided below: Development Services March 5, 2025 Report No. DS2025-012 Page 6 of 15 Page 231 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... "The creation of new lots to correct a situation where two or more lots have merged on title may be permitted, provided the Committee of Adjustment is satisfied that the new lot: a) was once a separate conveyable lot in accordance with the Planning Act; b) the merging of the lots was unintentional and was not merged as a requirement of a previous planning approval; c) is of the same shape and size as the lot which once existed as a separate conveyable lot; Staff Comment— Conforms. For Section D2.2.3 (a), (b) and (c) listed above, the applicant's lawyer provided a letter stating the proposed lots were separately conveyable lots in accordance with the Planning Act and match the previous lot configurations. The parcels were not merged as a result of a Planning Act application considered by the Township. d) can be adequately serviced by on-site sewage and water systems; Staff Comment- Conforms: The severed and the retained lands possess sufficient land area for all existing and any proposed buildings to be serviced by private individual on-site services (well and septic system). e) fronts on and will be directly accessed by a public road that is maintained year- round by a public authority; Staff Comment- Conforms: The severed lot would front on Line 5 North and the retained lot would front on Line 6 North and Highway 400, although there will be no direct access off Highway 400. These roads are public roads that are maintained year-round. fJ there is no public interest served by maintaining the property as a single conveyable parcel; Staff Comment- Conforms: There is no public interest in maintaining the subject lands as one parcel. g) conforms with Section D2.2.1 of this Plan; and, Staff Comment— Conforms. See the comments in the paragraphs below. h) subject to the access policies of the relevant road authority". Staff Comment- Conforms: Any new entrances off Line 5 North or Line 6 North would require a Township Entrance Permit. There is no access proposed off Highway 400. Development Services March 5, 2025 Report No. DS2025-012 Page 7 of 15 Page 232 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Section D2.2.3 (g) above speaks to meeting the general criteria for new lots by consent listed in Section D2.2.1 of the Township's Official Plan (1997). The policies found in Section D2.2.1 and Staff's comments are provided below: a) Fronts on and will be directly accessed by a public road that is maintained on a year round basis: Staff Comment— Conforms. Staff's comments are provided above, see Section D2.2.3 (e). b) Does not have direct access to a Provincial Highway or County Road, unless the Province or the County supports the request; Staff Comment- Conforms: The retained lands will front on Highway 400; however, the subject lands will not have direct access to the Highway. c) Will not cause a traffic hazard; Staff Comment- Conforms: The Township's Operations Department has been circulated for comments and have not identified any traffic safety concerns. Their requested road widenings were incorporated as conditions of Consent Application 2023-B-19. d) Has adequate size and frontage for the proposed use in accordance with the Comprehensive Zoning By-law and is compatible with adjacent uses; Staff Comment- Conforms: The property is located in the Agricultural/Rural (A/RU) Zone which requires a minimum lot area of 2.0 hectares (4.9 acres) for agricultural uses and a minimum lot frontage of 45.0 metres (147.6 feet). The lands to be severed and retained would comply with the minimum lot area and the minimum lot frontage in the (A/RU) Zone. e) Can be serviced with an appropriate water supply and means of sewage disposal; Staff Comment- Conforms: Staff's comments are provided above, see Section D2.2.3 (d). f) Will not have a negative impact on the drainage patterns in the area; Staff Comment- Conforms: The severed and retained lands have sufficient area to accommodate any on-site grading to ensure that drainage patterns will not be negatively impacted. Development Services March 5, 2025 Report No. DS2025-012 Page 8 of 15 Page 233 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... g) Will not restrict the development of the retained lands or other parcels of land, particularly as it relates to the provision of access, if they are designated for development by this Plan; Staff Comment- Conforms: As proposed, the lands to be severed and retained would not restrict the development of any other lands. h) Will not have a negative impact on the features and functions of any ecological feature in the area; Staff Comment- Conforms: No natural heritage concerns have been identified by Planning Staff or the Nottawasaga Valley Conservation Authority in the review of this application. i) Will not have a negative impact on the quality and quantity of groundwater available for other uses in the area; Staff Comment- Conforms: No groundwater concerns have been identified by the Township and agencies in their review of this application. j) Will conform to Section 51(24) of the Planning Act, as amended. Provisional consent may be granted subject to appropriate conditions of approval for the severed and/or retained lot. Staff Comment- Conforms: The Consent application has been reviewed in context to Section 51(24) of the Planning Act and it is Staff's opinion that the application conforms. On the basis of the analysis of the application in relation to the Township's Official Plan, as outlined above, it is the opinion of Planning Staff that the application conforms to the policies of the Township's Official Plan. Zoning By-law 97-95 The subject lands are zoned Agricultural/Rural (A/RU) in the Township's Zoning By-law 97-95, as amended. Table B4 in the Township's Zoning By-law requires a minimum lot area of 2.0 hectares (4.9 acres) for agricultural uses and a minimum lot frontage of 45.0 metres (147.6 feet) for properties in the Agricultural/Rural Zone containing a single detached dwelling. The severed and retained lands would comply with the minimum lot frontage and minimum lot area required in the (A/RU) Zone. 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. Development Services March 5, 2025 Report No. DS2025-012 Page 9 of 15 Page 234 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan (1997) • 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 A notice sign was posted on the property and notice of the application was circulated to agencies, Township Departments and to assessed property owners within a 60-metre (200 feet) radius of the lands. As of the preparation of this report, the following comments have been received from Township Departments and external agencies: • Township Infrastructure and Capital Projects: o A 3.Om road widening along Mount St. Louis Road as it has been identified in the Road Network Plan as a collector road requiring a 23.Om ROW. o A 3.Om road widening along Line 6 North on both the severed and retained portions. Line 6N has been identified under the County of Simcoe's most recent Transportation Master Plan as a road that will be uploaded to the County at some point in the future. ■ Note: These road widenings were required as a condition of consent application 2023-B-19; therefore they were not included as a condition of this severance application. • Township Building Division — No comment. • Hiawatha First Nation — No questions or concerns. • Enbridge — Does not object. • Nottawasaga Valley Conservation Authority— No objections. • County of Simcoe — Planning Department— See Schedule 4 to this report. Attachments Schedule 1: Location Map Schedule 2: County of Simcoe Official Plan — Land Use Schedule 3: Township Official Plan (1997) — Land Use Schedule 4: Simcoe County - Planning Department comments dated January 29, 2025. Development Services March 5, 2025 Report No. DS2025-012 Page 10 of 15 Page 235 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Related Reports & Presentations Staff Report DS2023-093 — Consent Application 2023-B-19, Danielle Devitt, Joran Johannessen, Nicholas Johannessen & Jennifer Johanessen, 4662 Line 6 North Conclusion Based on Planning Staff's analysis of this application, it is Staff's recommendation that Consent Application 2023-B-20 be approved, specifically to permit a technical severance on the lands municipally known as 4662 Line 6 North, as the Consent is consistent with and conforms to Provincial Policies, the County Official Plan, the Township Official Plan, satisfies Section 51(24) of the Planning Act, and represents good planning. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, February 24, 2025. Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services February 24, 2025 Brent Spagnol, RPP, Director, Development Services February 26, 2025 Development Services March 5, 2025 Report No. DS2025-012 Page 11 of 15 Page 236 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re- Consent Applica... Schedule 1: Location Map 4800 24 386 246 4748 M� u Louis.Rd. 4590 W. 226 191 179 167 4580 9 103 4576 4568 �4562 4552 4573 4540 4532 4613 4524 4510 4502 4492 ? t0 4590 N 4445 4454 ' 4443 502 4413 650 544 00 4308 �a f� 741 525 801 801 Location ���O ® Subject Lands Totv,uhipcf Proud Heritage,Exciting Future 0 loom File Number:2023-B-20 ti Development Services March 5, 2025 Report No. DS2025-012 Page 12 of 15 Page 237 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Schedule 2: County of Simcoe Official Plan — Land Use is.Rd=W. RI W i ast Z io G J Z� N� I� iC J neo in9ramRd. Rd• County of Simcoe — Land Use Agricultural =3 Subject Lands A 9 Greenlands ,mil'Township of - Rural (t1YJ�e/�(/�LG(% Proud Heritage,Exciting Fimare 0 100 m File Number 2023-B-20 /V I Development Services March 5, 2025 Report No. DS2025-012 Page 13 of 15 Page 238 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Schedule 3: Township Official Plan (1997) — Land Use - is,Rd. ams•.a w. J Z� W C Ingram=Rd. �j mod. Township Official Plan 1997 - Land Use CJ Subject Lands Q Environmental Protection Two J Major Open Space 0 Rural Mt.St.Louis Moonstone �~ 0 Agricultural C9i � cit� Prand Heritage,Exciting Funve 0 100 m File Number:2023-B-20 Li-Li Development Services March 5, 2025 Report No. DS2025-012 Page 14 of 15 Page 239 of 260 Ta) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Applica... Schedule 4: Simcoe County - Planning Department comments dated January 29, 2025. From: Davis, Elizabeth <Elizabeth.Davis(asimcoe.ca> Sent: Wednesday, January 29, 2025 2:51 PM To: McCarroll, Catherine <cmccarroll(a)-oro-medonte.ca> Cc: Amadio, Dan <Dan.Amadio(a)simcoe.ca> Subject: RE: Consent Application 2023-B-20 (Devitt-Johannessen) Hi Catherine, Generally the County does not support an agricultural severance that results in the creation of two new lots that are less than 40 ha each, as it would not be supported under Section 3.6.7 a)of the SCOP. However, if the Township can confirm that the severance will re-create the original surveyed lot sizes then that may be used as a justification for the committee to allow for the two lots under 40 ha in size. Another potential policy approach to consider is that if the proposed lots had merged inadvertently on title, and if the Township is satisfied that the proposed lot configuration matches the previously un-merged lot configuration, then in those circumstances the County would accept that the severance could be for a legal or technical matter. Please let me know if you have any questions. Regards, Elizabeth Davis, CPT Planner II County of Simcoe, Planning Department Phone: 705.726.9300 ext.1137 Email: elizabeth.davis(d)simcoe.ca www.simcoe.ca Development Services March 5, 2025 Report No. DS2025-012 Page 15 of 15 Page 240 of 260 7.b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re:... WON(W Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Brianna Belcourt, Policy & Special Projects Planner Meeting Date: March 5, 2025 Report No.: DS2025-028 Subject: Line 6 North Deviation — Road Renaming & Readdressing Type: Requires Action Motion No.: Recommendation It is recommended that: 1. That Report No. DS2025-028 regarding Line 6 North Deviation — Road Renaming and Readdressing, be received and adopted. 2. That the proposed road name " " be accepted. 3. That the appropriate staff bring forth the By-law for Council's consideration. Background This report is being generated as part of the project to decommission and realign the Line 6 North intersection at Horseshoe Valley Road West (County Road 22). The improvement and realignment of this segment of Line 6 North is a requirement of the Forest Heights subdivision agreement dated January 3, 2023, outlined in Section 4.11. Once the Line 6 North deviation is complete, the original Line 6 North intersection will be permanently closed and the new entrance to the east will be simultaneously opened to traffic, in accordance with the County of Simcoe's requirements. The existing entrance will be decommissioned, the roadside ditch along Horseshoe Valley Road Development Services March 5, 2025 Report No. DS2025-028 Page 1 of 13 Page 241 of 260 7.b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re-... `West will be re-instated, and - the original Line 6 North will become a permanent dead ended roadway, with no � �' connection to Horseshoe Valley Road West. Staff have successfully worked with legal counsel and applicable parties on the acquisition of land to allow - - for the new deviation works ^� �°°°`�°ad '; to proceed. Construction and opening of the new Line 6 North deviation road is - anticipated to occur mid- 2025. Appendix 'A' of this report includes a copy of the ®, '' _4- —J approved Line 6 Deviation a ya drawing. ;$4'1 1,1 UNE 6H/1CK"PY-0 LINE BN/PUp"Rl' SGLE 1:1000 As a result, the existing segment of Line 6 North, between the new deviation road and Horseshoe Valley Road West, will need to be renamed and readdressed, to avoid delays in emergency response situations. There are three (3) properties that will be affected by the renaming and readdressing. On November 13, 2024, staff mailed a notification letter to advise the affected property owners that the Township was initiating the renaming/realignment process. The letter also requested street name suggestions, to be submitted by December 13, 2024. No responses had been received at the time of submitting this report (February 20, 2025). Proposal Without any naming suggestions received, staff have conducted research of the area and provide the following street name options for consideration: • Coulson Gate or Coulson Place • Sasseville Terrace • Waples Gate or Waples Place • Warners Mill Lane • Warners Pond Lane Staff also considered a variety of other options but through the analysis (as detailed in the following section of this report) deemed there were potential conflicts with existing Development Services March 5, 2025 Report No. DS2025-028 Page 2 of 13 Page 242 of 260 7.b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re:... street names either within the Township or with surrounding municipalities and/or they do not to comply with the Township's current Street Naming Policy. Analysis In considering a street name, the Township of Oro-Medonte has established a Street Naming Policy. When naming or changing a street name, the policy requires that consideration be given to one of the following criteria: a. A historic name which once identified the location; b. The surnames of local pioneer families in the immediate vicinity; c. Any prominent geographic, natural or practical feature which makes the location unique or identifiable; d. The names of local servicemen who made the ultimate sacrifice; e. The names of prominent former residents who contributed to the betterment of the Township through their community involvement, athletic or business achievements. Below please find a summary chart outlining the analysis for each of the proposed street name: Name Summary of Origin Criteria Met Coulson Name used to identify the general b. The surnames of local area and surname of early settlers pioneer families in the of the area (i.e. James, William immediate vicinity; and, and Mary Ann Coulson). c. Any prominent geographic, natural or practical feature which makes the location unique or identifiable. Sasseville Jack Sasseville e. The names of prominent An Oro-Medonte resident and former residents who long-time cross country ski coach contributed to the betterment of at the local, provincial and the Township through their national levels, who was inducted community involvement, into the Canadian Ski Hall of athletic or business Fame in 2023. achievements. Waples William Waples b. The surnames of local A former local resident who pioneer families in the worked at James Coulson's immediate vicinity; and, sawmill and was active in the The names of prominent former Coulson school. Descendents of residents who contributed to William, Keith and Ron Waples the betterment of the Township are also well known sulky racers. through their community involvement, athletic or business achievements. Development Services March 5, 2025 Report No. DS2025-028 Page 3 of 13 Page 243 of 260 7.b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re-... Name Summary of Origin Criteria Met Warners Mill A former sawmill located in the c. Any prominent geographic, southwest corner of Horseshoe natural or practical feature Valley Road and Line 7, operated which makes the location by George & John Warner. unique or identifiable. Warners Pond Located in the southwest corner c. Any prominent geographic, of Horseshoe Valley Road and natural or practical feature Line 7, Warners Pond has always which makes the location been more than a mill pond. It unique or identifiable. was a known gathering spot for the community, used for winter carnivals, skating and fishing over the years. An in-depth summary of the research conducted (including those names considered but not presented as options or circulated) can be found in Appendix `B' of this report. Additionally, the review of proposed street names shall take into consideration emergency services and response, existing road names in the Township and adjacent municipalities, as well as the correct terminology as explained in the policy. In accordance with the Street Naming Policy, all street names were circulated to internal departments and adjacent municipalities for review and comment, on January 30, 2025. Responses stating no concern with any of the proposed street names were received from all of the surrounding municipalities, including City of Orillia, Township of Tay, Township of Springwater, Township of Severn or City of Barrie. Fire & Emergency Services made comment that the use of Coulson may cause some confusion with the Coulson Trails in the area, but recognized that the name captures the heritage of the vicinity. No other internal concerns were raised. In terms of the terminology, the following suffix options have been identified as the most suitable for the style of street in this case: 1. Gate — A short street providing entry or connection to a subdivision or another street/court. 2. Lane - A minor dead-end. Generally straight and has a minimal number of connecting streets. 3. Place - A short street commonly used for a cul-de-sac or permanently closed dead-end street. 4. Terrace - A short street commonly used for a cul-de-sac or permanently closed dead-end street. Development Services March 5, 2025 Report No. DS2025-028 Page 4 of 13 Page 244 of 260 7.b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re:... Financial/Legal Implications/ Risk Management The Developer of the Forest Heights Subdivision has posted payment for a proportionate share of the actual costs related to the design and construction of the realignment of Line 6 North at its intersection with County Road 22 (Horseshoe Valley Road West), as agreed to in the Subdivision Agreement dated January 3, 2023. Costs directly related to the road renaming include compensation to impacted property owners to cover the costs to update their accounts/documents (i.e. government issued ID, etc.) and signage, including street name signs and civic address signs. Policies/Legislation Township of Oro-Medonte Street Naming Policy, 2014 Corporate Strategic Priorities Community Engagement Community Safety Well Planned Development Consultations A letter was sent November 13, 2024, to the affected (3) property owners regarding initiation of the renaming/realignment process and seeking input on the street name. No comments were received in response. Staff will ensure communications with those affected as the process progresses. The following internal departments were consulted: • Fire and Emergency Services • Operations and Community Services • Development Services All adjacent municipalities were also consulted, namely: • Township of Springwater • Township of Tay • Township of Severn • City of Orillia • City of Barrie Attachments Appendix A— Line 6 Deviation Drawing Appendix B — Street Name Research Development Services March 5, 2025 Report No. DS2025-028 Page 5 of 13 Page 245 of 260 7.b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re:... Conclusion The following street names satisfy the criteria specified in Section 1 of the Township's Street Naming Policy and were circulated with no concerns identified: • Sasseville Terrace • Waples Gate/Place • Warners Mill Lane • Warners Pond Lane Therefore, staff recommends that one of these four (4) proposed street names be selected and the appropriate by-law forwarded to Council for approval. Any names which are not selected for this proposal, may be reserved for future consideration. Following approval of a Street Naming By-law, staff will notify the affected property owners of the new street name, along with their new address and instructions related to any qualifying reimbursement they may be entitled to. Respectfully submitted, Brianna Belcourt, Policy & Special Projects Planner February 20, 2025 Approvals: Date of Approval Andy Karaiskakis, Manager, Planning Services February 24, 2025 Brent Spagnol, Director, Development Services February 25, 2025 Shannon Johnson, Director Finance/CFO February 27, 2025 Development Services March 5, 2025 Report No. DS2025-028 Page 6 of 13 Page 246 of 260 7.b) DS2025-028, Brianna Belcourt, Policy& Special Projects Planner re:... ZL9 4 a��� z �eg� ❑do� i a Lou' gg x Cl1 >B3'F` \ u � W2:g LJ PPP 0 I � a s w wz �O o �vao za JI, 1_ io �w �w� aQ U=O �z 0 1� k� L ny , � Q- 1 �Iq i x 5 , s::'w>d .fig= __ � 8 a - all o E &N� o o ----- -- { ---- - -____ c " e y ` z X Q. 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That Report No. DS2025-033 be received and adopted. 2. That Zoning By-law Amendment Application 2025-ZBA-18 (Freskiw) specifically to permit the removal of the Holding Provision applying to the lands municipally known as 10793 Highway 12 be approved. 3. That the appropriate staff bring forth the By-law for Council's consideration. 4. That the applicant be advised of the decision under the Director, Development Services signature. Background The purpose of this report is to provide a staff recommendation for Zoning By-law Amendment File No. 2025-ZBA-18 for Committee's consideration, which is an application to remove the Holding Provision that applies to the Agricultural/Rural Exception 362 (A/RU*362) Zone. The subject lands are municipally known as 10793 Highway 12, which consists of a total lot area of approximately 17.4 hectares (43 acres). The property has dual road frontage along Highway 12 and Dunns Line. Development Services March 5, 2025 Report No. DS2025-033 Page 1 of 7 Page 254 of 260 7.c) DS2025-033, Brent Spagnol, Director, Development Services re: Remov... There is an existing house located on the parcel, which _ has a total gross floor area of _ approximately 395 square metres (4,260 sq ft). The surrounding area generally consists of agricultural uses to the north, east and west. A commercial nursery is located l' directly to the south of the property. The Holding Provision was placed on the property as a condition of rezoning the ,� subject property through By-law is No. 2024-092 to ensure that the appropriate Site Sketch is accepted by the Township and all required/applicable zoning Aerial Photo 0 Sub)ect Land,- certificates and approvals are obtained. Analysis The subject lands are designated "Agricultural" in the Township Official Plan and are zoned Agricultural/Rural (A/RU) Exception 362 Holding [A/RU*362(H)] in the Township's Zoning By-law 97-95, as amended. The applicant has requested to have the Holding Provision removed in order to facilitate the construction of a detached accessory dwelling unit that is subordinate to the main house on the property. The applicant submitted a Site Sketch which places the f proposed accessory dwelling ��—� .. unit within the residential cluster •----------- -- on property. It is on this basis that it is f? ° appropriate to consider the removal of the Holding Provision on the subject lands to allow for the consideration i and issuance of zoning certificate and building permit. Development Services March 5, 2025 Report No. DS2025-033 Page 2 of 7 Page 255 of 260 7.c) DS2025-033, Brent Spagnol, Director, Development Services re: Remov... Planning Staff have reviewed the proposed application to remove the Holding Provision in the context to relevant planning policies and legislation contained in the Provincial Planning Statement (2024), County of Simcoe Official Plan and Oro-Medonte Official Plan. The application to remove the Holding Provision is consistent with the Provincial Planning Statement, conforms to the County Official Plan and the Township of Oro- Medonte Official Plan and is considered good planning. Financial/Legal Implications/Risk Management Potential financial and legal implications could occur if Committee refuses or neglects to make a decision thereon within 90 days after receipt by the Clerk of the application, the applicant could appeal to the Ontario Land Tribunal (OLT). Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • 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 • Township Planning Division • Nottawasaga Valley Conservation Authority Background and Relevant Reports Staff Report DS2024-101 dated September 4, 2024 Development Services March 5, 2025 Report No. DS2025-033 Page 3 of 7 Page 256 of 260 7.c) DS2025-033, Brent Spagnol, Director, Development Services re: Remov... Attachments Schedule 1: Location Map Schedule 2: Proposed By-law to Remove the Holding Provision Conclusion Planning Staff recommends that Zoning By-law Amendment Application 2025-ZBA-18 be approved and the associated By-law for Removal of the Hold Provision be passed. Respectfully submitted: Brent Spagnol, RPP, Director, Development Services, February 26, 2025 Development Services March 5, 2025 Report No. DS2025-033 Page 4 of 7 Page 257 of 260 7.c) DS2025-033, Brent Spagnol, Director, Development Services re: Remov... Schedule 1: Location Map 2569 2459 2404 aa�-W. 2463 10871 2464 446 447 2459 421 as c 079— 375 hs9�_- 2555 4983 335 12 325 ?�. 317 309 10711 2580 C 10718 <Di 291 �N 281 O, 10681 N 275 10682 265 2680 249 2625 235 223 216 10632 219 10613 21 5 21 10589 2733 10596 185 Location +�. CM Subject Lands Tit�nsI'P)f Prnnd Heritage,Exciting Future 0 loom File Number:2024-A-26 4/ Development Services March 5, 2025 Report No. DS2025-033 Page 5 of 7 Page 258 of 260 7.c) DS2025-033, Brent Spagnol, Director, Development Services re: Remov... Schedule 2: Proposed By-law to Remove the Holding Provision The Corporation of the Township of Oro-Medonte By-Law No. 2025-023 A By-law to remove the Holding Provision On lands described as follows: Part of Lot 13, Concession 13 (Medonte) Township of Oro-Medonte, County of Simcoe Roll # 4346-020-006-15000 Whereas the Council of the Corporation of the Township of Oro-Medonte is empowered to pass By-laws to remove a Holding provision pursuant to Section 36 of the Planning Act, R.S.O. 1990, c.P.13; And Whereas Council deems it appropriate to remove the Holding provision applying to the subject lands; Now Therefore the Council of the Township of Oro-Medonte hereby enacts as follows: 1. Schedule `A17' to Zoning By-law 97-95, as amended, is hereby further amended by removing the Holding provision applying to the above noted lands as shown on Schedule "A" attached hereto and forming part of this By-law. 2. Schedule "A" attached to By-law No. 2025-023 is declared to form a part of this By- law. 3. This By-law shall come into effect upon the date of passage hereof, subject to the provisions of the Planning Act, as amended. By-Law read a First, Second and Third Time, and Passed this 5t" Day of March 2025. Development Services March 5, 2025 Report No. DS2025-033 Page 6 of 7 Page 259 of 260 7.c) DS2025-033, Brent Spagnol, Director, Development Services re: Remov... Schedule 'A' To By-Law No. 2025-023 The Corporation of the Township of Oro-Medonte W J N C C 7 0 O• O 7� W 1 \ ® Lands Subject To Removal of Holding Provision (H) This is Schedule 'A' to By-Law 2025-023 passed the 5th day of March 2025. Development Services March 5, 2025 Report No. DS2025-033 Page 7 of 7 Page 260 of 260