05 07 2025 Development Services Committee Agenda The Township of Oro-Medonte
Development Services Committee
Meeting Agenda
�.`
Township of Electronic Hybrid Meeting
Proved Heritnge, Exciting Future Wednesday, May 7, 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 is committed to providing an environment that is safe
and secure, that respects human rights, is free from violence, discrimination, threats
and harassment 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
Page 1 of 207
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.
2. Agenda Approval:
a) Motion to Approve the Agenda.
3. Disclosure of Pecuniary Interest:
4. Approval of Minutes:
5 - 18 a) Minutes of Development Services Committee meeting held on Wednesday,
March 5, 2025.
03 05 2025 Development Services Committee Minutes
5. Public Meetings:
19 - 43 a) 5:30 p.m. Notice of Receipt of Complete Applications; Notice of Particulars
and Public Access; Notice of Public Meeting for a Proposed Draft Plan of
Subdivision and Amendment to the Zoning By-law of the Township of Oro-
Medonte; Part East 1/2 Lot 15 Concession 8 Part 1 51 R5854; Except Plan
M101 & Part 1 51 R6159 (Medonte), 2024-SUB-02 & 2024-ZBA-20
(Robinson).
Notice of Complete Application & PM
5a Presentation
44 - 57 b) 6:00 p.m. 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, Plan 51 M1079 Block 23
(Oro), municipally known as 1937 Horseshoe Valley Road East, 2025-ZBA-
17 (2564150 Ontario Inc).
Notice of Complete Application & PM
5b Presentation
58 - 66 c) 6:30 p.m. Notice of Receipt of a Complete Application; Notice of Particulars
and Public Access; Notice of Public Meeting for Proposed Amendment to the
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Zoning By-law of the Township of Oro-Medonte, Concession 12, Part Lot 21,
Township of Oro-Medonte (formerly Oro), 2025-ZBA-21 (Hang Gao & Xu
Han) [Refer to Item 7c) and Item 5b) 05 07 2025 Council Agenda].
Notice of Complete Application & PM
5c Presentation
6. Public Hearings:
67 - 92 a) 6:45 p.m. DS2025-037, Yubing Fan, Planner re: Minor Variance Application
2024-A-44 (Saagi), 217 Lakeshore Road West.
DS2025-037
6a Presentation
93 - 127 b) 6:55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Special
Projects re: Minor Variance Application 2024-A-05 (Blackall), 81 Parkside
Drive.
DS2025-022
6b Presentation
128 - 146 c) 7:05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services re:
Minor Variance Application 2025-A-13 (Nicolle), 177 Medonte Sideroad 2.
DS2025-040
6c Presentation
147 - 169 d) 7:15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services re:
Minor Variance Application 2024-A-53 (Luchetta), 7 Trafalgar Drive.
DS2025-047
6d Presentation
7. Reports of Municipal Officers:
170 - 186 a) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law
Amendment Application 2024-ZBA-17 (Lucas), 560 Line 8 North [Refer to
Item 5a) 05 07 2025 Council Agenda].
DS2025-020
187 - 198 b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consent
Application 2024-B-14 (Partridge), 1307 Line 3 North.
DS2025-046
199 - 206 c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning By-
law Amendment Application 2025-ZBA-21 (Gao & Han) Concession 12, Part
Lot 21 (Oro) [Refer to Item 5b) 05 07 2025 Council Agenda].
DS2025-049
207 d) Brent Spagnol, Director, Development Services, correspondence dated May
6, 2025 from Lorraine Denis-Smith, Partner, Oro Group Limited re: Request
to Defer Development Charges Payment.
Oro Group Limited - Request for Deferral of DCs
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[Addenda]
8. Next Meeting Date:
Wednesday, June 4, 2025.
9. Adjournment:
a) Motion to Adjourn.
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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, March 5, 2025 5:31 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; Brianna Belcourt,
Policy & Special Projects Planner; Yubing Fan, Planner; Janette Teeter,
Supervisor/Clerk's Services/Deputy Clerk; Ryan Hill, Information
Technology Help Desk 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
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4.a) Minutes of Development Services Committee meeting held on Wednesday...
Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
prosperous future. We are all Treaty People. Our commitment begins with
acknowledging the Truth so that we can move forward together towards Reconciliation.
2. Agenda Approval:
a) Motion to Approve the Agenda.
Motion No. DSC250305-1
Moved by Bard, Seconded by Schell
It is recommended that the agenda for the Development Services Committee meeting of
Wednesday March 5, 2025 be received and approved, as amended, to revise Item 7d)
title as follows:
d) Brent Spagnol, Director, Development Services re: Fees and Charges Update —
Building and Planning Divisions.
Carried.
3. Disclosure of Pecuniary Interest:
Councillor Hutcheson declared a conflict of interest on Item 6g) DS2025-025, Catherine
McCarroll, Senior Planner re: Consent Application 2024-B-16 (Walker, Walker, Walker
& Butler), 343 Horseshoe Valley Road West. Councillor Hutcheson submitted the
following: Potential Conflict - I am a part owner of common lands which abut the subject
property.
4. Approval of Minutes:
a) Minutes of Development Services Committee meeting held on Wednesday, February 5,
2025.
Motion No. DSC250305-2
Moved by Greenlaw, Seconded by Bard
It is recommended that the draft minutes of the Development Services Committee
meeting held on Wednesday, February 5, 2025 be received and approved as printed
and circulated.
Carried.
5. Public Meetings:
None.
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4.a) Minutes of Development Services Committee meeting held on Wednesday...
Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
6. Public Hearings:
a) DS2025-021 , George Vadeboncoeur, Manager, Planning, Special Projects re: Minor
Variance Application 2025-A-03 (Watford and Shackleton), 2208 Highway 11 South.
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 Jesse Watford and Alexis
Shackleton.
The following correspondence was received: Oro-Medonte Fire and Emergency
Services dated February 19, 2025; Ministry of Transportation dated February 19, 2025;
Township of Oro-Medonte, Building Division dated February 24, 2025.
George Vadeboncoeur, Manager, Planning Special Projects, explained the purpose and
effect of the proposed application. A PowerPoint presentation was presented.
Jesse Watford, 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. DSC250305-3
Moved by Hutcheson, Seconded by Young
It is recommended
1 . That DS2025-021 , George Vadeboncoeur, Manager, Planning, Special Projects re:
Minor Variance Application 2025-A-03 (Watford and Shackleton), 2208 Highway 11
South 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 DS2025-021 .
3. That the applicant be advised of the Development Services Committee's decision
under the Secretary-Treasurer's signature.
Carried.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
b) DS2025-026, Andy Karaiskakis, Manager, Planning Services re: Minor Variance
Application 2025-A-04 (Sharpe), 76 Ward Avenue.
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 Sandra Sharpe.
The following correspondence was received: Oro-Medonte Fire and Emergency
Services dated February 18, 2025; Township of Oro-Medonte, Operations Division
dated February 19, 2025; Nottawasaga Valley Conservation Authority dated February
21 , 2025; Township of Oro-Medonte, Building Division dated February 24, 2025.
Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the
proposed application. A PowerPoint presentation was presented.
Bobbi Leppington, agent on behalf of applicant, was present. 1%�,
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. DSC250305-4
Moved by Clark, Seconded by Greenlaw
It is recommended
1 . That DS2025-026, Andy Karaiskakis, Manager, Planning Services re: Minor
Variance Application 2025-A-04 (Sharpe), 76 Ward Avenue 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 DS2025-
026.
3. That the applicant be advised of the Development Services Committee's decision
under the Secretary-Treasurer's signature.
Carried.
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4.a) Minutes of Development Services Committee meeting held on Wednesday...
Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
c) DS2025-027, Andy Karaiskakis, Manager, Planning Services re: Minor Variance
Application 2025-A-06 (Evans), 69 Lakeshore Road West.
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 Dave and Tanya Evans.
The following correspondence was received: Oro-Medonte Fire and Emergency
Services dated February 18, 2025; Township of Oro-Medonte, Building Division dated
February 24, 2025.
Andy Karaiskakis, Manager, Planning Services, explained the purpose and effect of the
proposed application. A PowerPoint presentation was presented.
David Evans, applicant, was present. Matt Pryce, 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. DSC250305-5
Moved by Schell, Seconded by Clark
It is recommended
1 . That DS2025-027, Andy Karaiskakis, Manager, Planning Services re: Minor
Variance Application 2025-A-06 (Evans), 69 Lakeshore Road West 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
DS2025-027.
3. That the applicant be advised of the Development Services Committee's decision
under the Secretary-Treasurer's signature.
Carried.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
d) DS2025-030, Yubing Fan, Planner re: Minor Variance Application 2025-A-07 (Wicks
& Brouillette), 1899 Ridge Road West.
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 Janet Wicks & Lory Brouillette.
The following correspondence was received: Oro-Medonte Fire and Emergency
Services dated February 18, 2025; Township of Oro-Medonte, Operations Division
dated February 19, 2025; Lake Simcoe Region Conservation Authority dated February
20, 2025; Township of Oro-Medonte, Building Division dated February 24, 2025.
Yubing Fan, Planner, explained the purpose and effect of the proposed application. A
PowerPoint presentation was presented.
Justin Sherry, 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. DSC250305-6
Moved by Young, Seconded by Hutcheson
It is recommended
1 . That DS2025-030, Yubing Fan, Planner re: Minor Variance Application 2025-A-07
(Wicks & Brouillette), 1899 Ridge Road West 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 DS2025-030.
3. That the applicants be advised of Development Services Committee's decision
under the Secretary-Treasurer's signature.
Carried.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
e) 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.
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 Brian Beatty & Paula Beech.
The following correspondence was received: Township of Oro-Medonte, Fire and
Emergency Services dated February 19, 2025; Township of Oro-Medonte, Building
Division dated February 24, 2025.
Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed
application. A PowerPoint presentation was presented.
The applicant was not present.
Staff confirmed that no additional public registrations were received and no verbal
comments were received from the public.
Staff confirmed that no additional correspondence from the public were received during
this hearing.
There being no further comments or questions, the hearing adjourned.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
Motion No. DSC250305-7
Moved by Greenlaw, Seconded by Young
It is recommended
1 . That 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
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 DS2025-024.
3. 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 DS2025-024.
4. 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 DS2025-024.
5. 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 DS2025-024.
6. That the applicants be advised of the Development Services Committee's decision
under the Secretary-Treasurer's signature.
Carried.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
f) DS2025-032, Brent Spagnol, Director, Development Services re: Minor Variance
Application 2025-A-11 , Heritage Estates Events Inc., 421 Penetanguishene 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 Heritage Estate Events Inc.
(Walter Vaz).
The following correspondence was received: Township of Oro-Medonte, Building
Division dated February 24, 2025; Nottawasaga Valley Conservation Authority dated
February 25, 2025; Laurie Ann Lowe and Family dated February 28, 2025; Craig Flegel
dated March 1, 2025; Township of Oro-Medonte Fire and Emergency Services dated
March 3, 2025; Jeff Freeland dated March 3, 2025; Ian Lackie dated March 3, 2025;
Ruth Howorth dated March 3, 2025; Ted Redman dated March 3, 2025; Garnet
Chappell dated March 3, 20251 Jerry Young received March 4 and 5, 2025.
Craig Mathieson, agent on behalf of applicant, was present. A PowerPoint presentation
was presented. Walter Vaz, applicant, was present. Sheeba Paul, Chris Barnett, Isaac
Drookman, on behalf of the applicant were present.
The following provided verbal comments:
Jerry Young provided opposition comments regarding noise and dust, provided noise
comments from page 5 of slide deck, provided references to the by-law and
enforcement, measurements of road, and types of material used, references to slides 9,
10, 11 including pictures of south bound view of abutting property owners and
comments regarding number of guests attending events.
Craig Flegel provided opposition comments regarding how the building is being built,
the volume of ambient noise after 11 :00 p.m. and the burden of proof.
Peter McCarther provided opposition comments regarding noise, does not have an
issue with the premise of a business at the location, however, noise by-law wording,
scope of minor variance and temporary minor variance definitions, traffic and potential
accidents.
Staff confirmed that no additional correspondence from the public were received during
this hearing.
There being no further comments or questions, the hearing adjourned.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
Motion No. DSC250305-8
Moved by Greenlaw, Seconded by Young
It is recommended that Minor Variance Application 2025-A-11 , Heritage Estates Events
Inc., 421 Penetanguishene Road be deferred to allow for a draft Development
Agreement to be brought back to a future meeting.
Defeated.
Motion No. DSC250305-9
Moved by Hutcheson, Seconded by Clark JA�*�
It is recommended
1 . That DS2025-032, Brent Spagnol, Director, Development Services re: Minor
Variance Application 2025-A-11 , Heritage Estates Events Inc., 421
Penetanguishene Road 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 DS2025-032.
3. That the applicant be advised of the Development Services Committee's decision
under the Secretary-Treasurer's signature.
Carried.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
g) DS2025-025, Catherine McCarroll, Senior Planner re: Consent Application 2024-13-
16 (Walker, Walker, Walker & Butler), 343 Horseshoe Valley Road West.
Councillor Hutcheson declared a conflict of interest on Item 6g) DS2025-025, Catherine
McCarroll, Senior Planner re: Consent Application 2024-B-16 (Walker, Walker, Walker
& Butler), 343 Horseshoe Valley Road West. Councillor Hutcheson submitted the
following: Potential Conflict - I am a part owner of common lands which abut the subject
property. Councillor Hutcheson was not present during the discussion or vote on the
item.
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 Anne, Ian, and Neil Walker and
Janice Butler.
The following correspondence was received: Township of Oro-Medonte, Operations
Division dated February 19, 2025; Enbridge Gas dated February 20, 2025; David and
Evelyn Pollock dated February 23, 2025; Township of Oro-Medonte, Building Division
dated February 24, 2025; Linda and David Myles dated February 25, 2025; Hydro One
dated February 28, 2025; County of Simcoe, Planning Department dated February 28,
2025.
Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed
application. A PowerPoint presentation was presented.
Anne Walker, Janice Butler, Neil Walker, and Ian Walker co-applicants, were 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 hearing.
There being no further comments or questions, the hearing adjourned.
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Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
Motion No. DSC250305-10
Moved by Bard, Seconded by Schell
It is recommended
1 . That DS2025-025, Catherine McCarroll, Senior Planner re: Consent Application
2024-B-16 (Walker, Walker, Walker & Butler), 343 Horseshoe Valley Road West 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 Staff's comments.
3. That the applicants be advised of the Development Services Committee's decision
under the Secretary-Treasurer's signature
Carried.
7. Reports of Municipal Officers:
a) DS2025-012, Catherine McCarroll, Senior Planner re: Consent Application 2023-B-20
(Devitt-Johannessen) 4662 Line 6 North.
Motion No. DSC250305-11
Moved by Schell, Seconded by Hutcheson
It is recommended
1 . That DS2025-012, Catherine McCarroll, Senior Planner re: Consent Application
2023-B-20 (Devitt-Johannessen) 4662 Line 6 North 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 DS2025-012.
3. That the applicant be advised of Development Services Committee's decision under
the Secretary Treasurer's signature.
Carried.
The Committee consented to allow the applicants to provide additional comments.
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4.a) Minutes of Development Services Committee meeting held on Wednesday...
Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
b) DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re: Line 6 North
Deviation — Road Renaming & Readdressing.
Motion No. DSC250305-12
Moved by Clark, Seconded by Greenlaw
It is recommended
1 . That DS2025-028, Brianna Belcourt, Policy & Special Projects Planner re: Line 6
North Deviation — Road Renaming & Readdressing be received and adopted.
2. That the proposed road name "Warners Mill Lane" be accepted.
3. That staff bring forth the applicable draft By-law for Council's consideration.
Carried.
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].
Motion No. DSC250305-13
Moved by Young, Seconded by Bard
It is recommended
1 . That DS2025-033, Brent Spagnol, Director, Development Services re: Removal of
Holding Provision, Application No. 2025-ZBA-18 (Freskiw), 10793 Highway 12 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 staff bring forth the applicable draft By-law for Council's consideration.
4. That the applicant be advised of the decision under the Director, Development
Services' signature.
Carried.
Page 13 of 14
Page 17 of 207
4.a) Minutes of Development Services Committee meeting held on Wednesday...
Development Services Committee Meeting Minutes — Wednesday, March 5, 2025.
d) Brent Spagnol, Director, Development Services re: Fees and Charges Update — Building
and Planning Divisions.
Motion No. DSC250305-14
Moved by Hutcheson, Seconded by Young
It is recommended that the verbal information provided by Brent Spagnol, Director,
Development Services, re: Fees and Charges Update — Building and Planning Divisions
be received.
Carried.
8. Next Meeting Date:
April 2, 2025. .
9. Adjournment:
a) Motion to Adjourn.
Motion No. DSC250305-15
Moved by Bard, Seconded by Clark
It is recommended that we do now adjourn at 9:07 p.m.
Carried.
Chair, Deputy Mayor, Peter Lavoie Secretary-Treasurer, Andy Karaiskakis
Page 14 of 14
Page 18 of 207
5.a) 5:30 p.m. Notice of Receipt of Complete Applications; Notice of Par...
T f 1�� Notice of Receipt of Complete Applications
Notice of Particulars and Public Access
0 Notice of Public Meeting for a
Proposed Draft Plan of Subdivision
and Amendment to the Zoning By-law
of the Township of Oro-Medonte
2024-SUB-02 8,2024-ZBA-20
(Robinson)
Meetings are held in a hybrid format which permits in-person attendance or remote electronic
participation. The Township will continue to livestream Public Meetings over the internet for public
viewing and participation. Protocols have been established to advise how to electronically
participate at public meetings. Please refer to the Township's website(oro-medonte.ca)for Public
Meeting viewing and participation information.
Take notice that the Township of Oro-Medonte deemed the following applications to be"Complete
Applications"pursuant to the Planning Act on the 6th day of December, 2024.
Take notice that the Development Services Committee of the Township of Oro-Medonte will hold a
Public Meeting on May 7, 2025 at 5:30 p.m. in the Municipal Council Chambers. The purpose of
the Public Meeting is to obtain public comments on a proposed Draft Plan of Subdivision and
Amendment to the Zoning By-law.
The subject lands are described as Part East 1/2 Lot 15 Concession 8 Part 1 51 R5854; Except
Plan M 101 & Part 1 51 R6159 (Medonte). A key map illustrating the location of the subject lands
and a copy of the applicants Draft Plan of Subdivision are included with this notice.
The purpose of Application 2024-SUB-02 is to consider a proposal for a Draft Plan of
Subdivision comprised of 68 single detached residential lots.
The proposed Zoning By-law Amendment would amend Zoning By-law No. 97-95, as amended,
by rezoning the subject lands from the Agricultural/Rural (A/RU), Agricultural/Rural Exception 15
(A/RU*15)and Environmental Protection (EP)zones to Residential One Zones with site specific
provisions, Open Space (OS)zone and Environmental Protection (EP)zone. This zoning would
facilitate the proposed Draft Plan of Subdivision for the 68 new residential lots.
Any person may attend the public meeting and/or make written or verbal representation either
in support of, or in opposition to, the proposed Zoning By-law Amendment and/or the proposed
Draft Plan of Subdivision. Written comments by any person unable to attend the meeting
should be mailed/faxed/e-mailed to the Director, Development Services, The Corporation of the
Township of Oro-Medonte to be received no later than 12:00 p.m. noon on May 7, 2025.
Please ensure that you include your name and address so that you may be contacted if
necessary.
Zoninq By-law Amendment
If a specified person or public body would otherwise have an ability to appeal the decision of
Council for The Corporation of the Township of Oro-Medonte to the Ontario Land Tribunal but the
specified person or public body does not make oral submissions at a public meeting or make
written submissions to The Corporation of the Township of Oro-Medonte before the by-law is
passed, the specified person or public body is not entitled to appeal the decision.
If a specified person or public body does not make oral submissions at a public meeting, or make
written submissions to The Corporation of the Township of Oro-Medonte before the by-law is
passed, the specified person or public body may not be added as a party to the hearing of an
appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are
reasonable grounds to do so.
Notwithstanding the above, subsection 34(19)of the Planning Act defines the parties that are
eligible to appeal the decision to the Ontario Land Tribunal.
Plan of Subdivision
Only the applicant, a public body, a specified person or the Minister may appeal decisions in
respect of a proposed plan of subdivision to the Ontario Land Tribunal.A notice of appeal may not
be filed by an unincorporated association or group. However, a notice of appeal may be filed in
the name of an individual who is a member of the association or group on its behalf.
Page 19 of 207
5.a) 5:30 p.m. Notice of Receipt of Complete Applications; Notice of Par...
No person or public body shall be added as a party to the hearing of the appeal of the decision of
the approval authority, including the lapsing provisions or the conditions, unless the person or
public body, before the decision of the approval authority, made oral submissions at a public
meeting or written submissions to the council, or made a written request to be notified of changes
to the conditions or, in the Ontario Land Tribunal's opinion,there are reasonable grounds to add
the person or public body as a party.
Notwithstanding the above, subsection 51(39)of the Planning Act defines the parties that are
eligible to appeal the decision to the Ontario Land Tribunal.
The applications are part of the public record and are available to the public for viewing/inspection
between 8:30 a.m. and 4:30 p.m.at the Township of Oro-Medonte Administration Building and
available on the Township's website www.oro-medonte.ca.Any person wishing further information
or clarification with regard to the applications or to arrange to inspect the applications should
contact the Planning Division at 705-487-2171. Individuals who submit letters and other
information to Council and its advisory bodies should be aware that all information, including
contact information, contained within their communications may become part of the public record
and may be made available through the agenda process which includes publication on the
Township's website.
If you wish to be notified of the decision of the Township of Oro-Medonte in respect to the
proposed Zoning By-law Amendment and/or of the proposed Draft Plan of Subdivision, you
must make a written request.
Written submissions should be directed to:
Township of Oro-Medonte
148 Line 7 South
Oro-Medonte, Ontario LOL 2E0
Attn: Brent Spagonol, Director, Development Services
plan ning(o)oro-medonte.ca
Dated at the Township of Oro-Medonte this 9th day of April, 2025.
Location Map
Mioonstone-kd i9
s I
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sach1Y
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V Ille�iew0� _
®Subject Lands
Page 20 of 207
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Page 43 of 207
5.b) 6:00 p.m. Notice of Receipt of a Complete Application; Notice of Pa...
Notice of Receipt of a Complete Application
Notice of Particulars and Public Access
Notice of Public Meeting for
0 Proposed Amendment to the Zoning By-law of
laved I/niiMr.F,+dtlwt F.....,.
the Township of Oro-Medonte
2025-ZBA-17
(2564150 Ontario Inc)
Meetings are held in a hybrid format which permits in-person attendance or remote
electronic participation. The Township will continue to livestream Public Meetings
over the internet for public viewing and participation. Protocols have been established
to advise how to electronically participate at public meetings. Please refer to the
Township's website (oro-medonte.ca)for Public Meeting viewing and participation
information.
Take notice that the Township of Oro-Medonte deemed the following application to
amend Zoning By-law 97-95, as amended, a"Complete"Application pursuant to the
Planning Act on the 5th day of February, 2025.
Take notice that the Development Services Committee of the Township of Oro-
Medonte will hold an electronic hybrid Public Meeting on May 7, 2025 at 6:00 p.m.
The purpose of the Public Meeting is to notify the public and to obtain public
comments on a proposed Amendment to Comprehensive Zoning By-law 97-95, under
Section 34 of the Planning Act, R.S.O. 1990 c. P. 13.
The subject lands are described as Plan 51 M1079 Block 23 (Oro), municipally known
as 1937 Horseshoe Valley Road East. A key map illustrating the location of the
subject lands, and a copy of the applicants site plan including the lands to be rezoned
are included with this notice.
The purpose and effect of the proposed Zoning By-law Amendment is for a
Temporary Use By-law to permit Johnston's Fry Shack for a period of up to three (3)
years.
Input on the draft by-law amendment is welcome and encouraged. For specific details
regarding public participation during the meeting please check the Township website at
https://www.oro-medonte.ca/municipal-services/plan nine-information.
Written submissions can be made by:
1. Emailed to planning(cDoro-medonte.ca prior to or during the Public Meeting;
2. Dropped in the drop box at the Township Administration Office on Line 7 South;
3. Faxed to (705)487-0133; or,
4. Mailed through Canada Post.
You can watch a live stream of the meeting on the Township's YouTube Channel (this
link will not allow you to speak during the meeting).
Further details of the application are part of the public record and are available to the
public for viewing/inspection on the Township's website www.oro-medonte.ca. Any
person wishing further information or clarification with regard to the application should
contact the Planning Division at 705-487-2171 or plan ning(a)_oro-medonte.ca.
Individuals who submit letters and other information to Council and its advisory bodies
should be aware that all information, including contact information, contained within
their communications may become part of the public record and may be made
available through the agenda process which includes publication on the Township's
website.
Page 44 of 207
5.b) 6:00 p.m. Notice of Receipt of a Complete Application; Notice of Pa...
If a specified person or public body would otherwise have an ability to appeal the
decision of Council for The Corporation of the Township of Oro-Medonte to the Ontario
Land Tribunal but the specified person or public body does not make oral submissions
at a public meeting or make written submissions to The Corporation of the Township of
Oro-Medonte before the by-law is passed, the specified person or public body is not
entitled to appeal the decision.
If a specified person or public body does not make oral submissions at a public meeting,
or make written submissions to The Corporation of the Township of Oro-Medonte before
the by-law is passed, the specified person or public body may not be added as a party
to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of
the Tribunal, there are reasonable grounds to do so.
Notwithstanding the above, subsection 34(19)of the Planning Act defines the parties
that are eligible to appeal the decision to the Ontario Land Tribunal.
If you wish to be notified of the decision of the Township of Oro-Medonte in respect to
the proposed Zoning By-law Amendment, you must make a written request.
Written submissions/requests should be directed to:
Township of Oro-Medonte
148 Line 7 South
Oro-Medonte, Ontario LOL 2E0
Attn: Brent Spagnol, Director, Development Services
planning(a-)oro-medonte.ca
Dated at the Township of Oro-Medonte this 9t"day of April, 2025.
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Page 45 of 207
5.b) 6:00 p.m. Notice of Receipt of a Complete Application; Notice of Pa...
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Page 46 of 207
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Page 57 of 207
5.c) 6:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa...
Notice of Receipt of a Complete Application
Notice of Particulars and Public Access
Notice of Public Meeting for
0 Proposed Amendment to the Zoning By-law of
laved I/niiMr.F,+dtlwt F....,.
the Township of Oro-Medonte
2025-ZBA-21
(Hang Gao 8/Xu Han)
Meetings are held in a hybrid format which permits in-person attendance or remote
electronic participation. The Township will continue to livestream Public Meetings
over the internet for public viewing and participation. Protocols have been established
to advise how to electronically participate at public meetings. Please refer to the
Township's website (oro-medonte.ca)for Public Meeting viewing and participation
information.
Take notice that the Township of Oro-Medonte deemed the following application to
amend Zoning By-law 97-95, as amended, a"Complete"Application pursuant to the
Planning Act on the 9th day of April, 2025.
Take notice that the Development Services Committee of the Township of Oro-
Medonte will hold an electronic hybrid Public Meeting on May 7, 2025 at 6:30 p.m.
The purpose of the Public Meeting is to notify the public and to obtain public
comments on a proposed Amendment to Comprehensive Zoning By-law 97-95, under
Section 34 of the Planning Act, R.S.O. 1990 c. P. 13.
The subject lands are described as Concession 12, Part Lot 21, Township of Oro-
Medonte (formerly Oro). A key map illustrating the location of the subject lands is
included with this notice.
The purpose and effect of the proposed Zoning By-law Amendment is to rezone a
portion of the subject lands from the Agricultural/Rural Exception (A/RU*15)Zone to
the Residential One (R1)Zone. This application is to fulfill a condition of Consent
Applications 2024-B-18, 2024-B-19 and 2024-B-20 that were conditionally approved
on December 4, 2024 for the purpose of creating three (3) new residential lots fronting
onto Ridge Road East.
Input on the draft by-law amendment is welcome and encouraged. For specific details
regarding public participation during the meeting please check the Township website at
https://www.oro-medonte.ca/municipal-services/plan ning-information.
Written submissions can be made by:
1. Emailed to planninq(&oro-medonte.ca prior to or during the Public Meeting;
2. Dropped in the drop box at the Township Administration Office on Line 7 South;
3. Faxed to (705)487-0133; or,
4. Mailed through Canada Post.
You can watch a live stream of the meeting on the Township's YouTube Channel (this
link will not allow you to speak during the meeting).
Further details of the application are part of the public record and are available to the
public for viewing/inspection on the Township's website www.oro-medonte.ca. Any
person wishing further information or clarification with regard to the application should
contact the Planning Division at 705-487-2171 or plan ning(u)_oro-medonte.ca.
Individuals who submit letters and other information to Council and its advisory bodies
should be aware that all information, including contact information, contained within
their communications may become part of the public record and may be made
available through the agenda process which includes publication on the Township's
website.
Page 58 of 207
5.c) 6:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa...
If a specified person or public body would otherwise have an ability to appeal the
decision of Council for The Corporation of the Township of Oro-Medonte to the Ontario
Land Tribunal but the specified person or public body does not make oral submissions
at a public meeting or make written submissions to The Corporation of the Township of
Oro-Medonte before the proposed by-law is passed,the specified person or public body
is not entitled to appeal the decision.
If a specified person or public body does not make oral submissions at a public
meeting or make written submissions to The Corporation of the Township of Oro-
Medonte before the proposed by-law is passed, the specified person or public body
may not be added as a party to the hearing of an appeal before the Ontario Land
Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add
the specified person or public body as a party.
Notwithstanding the above, subsection 34(19)of the Planning Act defines the parties
that are eligible to appeal the decision to the Ontario Land Tribunal.
If you wish to be notified of the decision of the Township of Oro-Medonte in respect to
the proposed Zoning By-law Amendment, you must make a written request.
Written submissions/requests should be directed to:
Township of Oro-Medonte
148 Line 7 South
Oro-Medonte, Ontario LOL 2E0
Attn: Brent Spagnol, Director, Development Services
planning(cDoro-medonte.ca
Dated at the Township of Oro-Medonte this 10th day of April, 2025.
Location Map
T]J
LI — 1
®Subject Lands
-- /
Page 59 of 207
5.c) 6:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa...
Applicant's Zoning Sketch
// 9
Retained Land 38.46 Ha
Roll: 434601001043200
LOT#3 LANDS TO BE REZONED FROM
AGRICULTURAL/RURAL EXCEPTION 15
LOT#2 (A/RU*15)TO RESIDENTIAL ONE(111)
ZONE
LOT#1
Page 60 of 207
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Page 66 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re: Minor VarianceApplic...
�J
Township of
Staff Report Proud HeritnQe, Exciting Future
To: Development Services Committee
From: Yubing Fan, Planner
Meeting Date: May 7, 2025
Report No.: DS2025-037
Subject: Minor Variance Application 2024-A-44 (Saagi), 217 Lakeshore Road
West
Type: Requires Action
Motion No.:
Recommendation
It is recommended:
1. That Report No. DS2025-037 be received and adopted.
2. That Minor Variance Application 2024-A-44, specifically for permission to legalize
three detached accessory buildings (sheds) with a reduced setback of 1.1 metres
(3.6 feet) from the interior side lot line on lands municipally known as 217
Lakeshore Road West, Township of Oro-Medonte, be approved subject to the
conditions as outlined in Report DS2025-037.
3. The conditions are as follows:
a) That notwithstanding Section 5.1.3 d), the proposed detached accessory
buildings shall otherwise comply with all other applicable provisions of the
Zoning By-law;
b) That the proposed detached accessory buildings be substantially and
proportionally in conformity with the dimensions as set out on the
application and sketches submitted and approved by the Committee;
c) That an Ontario Land Surveyor (OLS), Professional Engineer (P. Eng.) or
Certified Engineering Technologist (C.E.T.) verify by pinning the buildings
and verifying in writing by way of survey/real property report, prior to
foundation inspection, that the buildings are located no closer than 1.1
metres (3.6 feet) from the interior side lot line;
Development Services May 7, 2025
Report No. DS2025-037 Page 1 of 15
Page 67 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
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;
e) That the owners enter into a Development Agreement with the Township
to ensure that the three detached accessory buildings are not used for
human habitation or for a home industry; and,
f) That the appropriate Zoning Certificates and Building Permits be obtained
from the Township only after the Committee's decision becomes final and
binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13.
4. And that the applicants be advised of Development Services Committee's
decision under the Secretary-Treasurer's signature.
Background
The purpose of this report is to provide
information and a staff recommendation
to Development Services Committee
regarding Minor Variance application
2024-A-44, which is intended to provide
relief from the comprehensive Zoning
4 y° By-Law to legalize three existing
� LakeshM6 .. �s
detached accessory buildings (sheds)
that would reduce the minimum interior
side setback requirement of the Zoning
t By-Law.
A The subject property has a lot area of 0.6
hectares (1.5 acres), according to MPAC
records, and contains a single detached
dwelling, a boathouse, and five detached
accessory buildings, of which three are
subject to this application.
The location map is included as Schedule 1 to this report.
Minor Variance Application Proposal
The applicants are proposing to legalize three sheds that were built without applicable
permits. The subject property is zoned `Shoreline Residential (SR)' 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:
Section 5.1.3 d) — Setback from the Interior Side Lot Line
Required: Proposed:
2.0 metres (6.5 feet) 1.1 metres (3.6 feet)
Development Services May 7, 2025
Report No. DS2025-037 Page 2 of 15
Page 68 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re: Minor VarianceApplic...
The applicants' site plan, elevation drawings, and floor plans are included as Schedules
2, 3, and 4 to this report.
Analysis
Planning Act, R.S.O. 1990, c. P.13
Four Tests-Planning Act
Section 3(5) of the Planning Act states that all decisions in respect of the exercise of
any authority that affects a planning matter shall be consistent with provincial policy
statements and shall conform with or shall not conflict with the provincial plans that are
in effect on the date of the decision.
Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which
requires consideration of:
(1) whether the variance is minor;
(2) whether the variance is desirable for the appropriate development or use
of the land, building or structure;
(3) whether the general purpose and intent of the zoning by-law is
maintained; and;
(4) whether the general purpose and intent of the Official Plan is maintained.
A variance must meet all four of these tests.
Planning Staff 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' in Simcoe County's Official Plan and designated
`Shoreline' in the Township's Official Plan. Both designations permit single detached
dwellings and by extension accessory uses on existing lots, such as sheds for storage
purposes.
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 March 26, 2025 indicating that they have no objection to the 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.
Therefore, based on the above, the requested variance conforms to the general intent
and purpose of the Official Plan as accessory buildings are permitted within the
Development Services May 7, 2025
Report No. DS2025-037 Page 3 of 15
Page 69 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re: Minor VarianceApplic...
applicable designations and there are not any regulatory or environmental issues
associated with the existing accessory buildings.
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, as amended. According to the Township's Zoning By-law, detached
accessory structures are permitted pursuant to Section 5.1. The applicants have
requested relief from the Zoning By-law to legalize three existing detached accessory
buildings (sheds) with a reduced setback of 1.1 metres (3.6 feet) from the interior side
lot line.
The Zoning By-law's requirement for a minimum interior side yard setback of 2.0 metres
(6.5 feet) is intended to provide spatial separation between residential properties, as
well as provide access and maintenance around buildings and structures. The
applicants are proposing an interior side yard of 1.1 metres (3.6 feet), which, in Planning
Staff's opinion, is adequate space for maintenance and access around the three sheds
as it maintains spatial separation between the subject lands and the neighbouring
property. The owners will still have access to the backyard through another side of the
sheds and the dwelling, should they need to bring in any large machinery to the rear
yard. Furthermore, the three sheds are built on piers and have individual ground floor
area of approximately 9.6 square metres (103.3 square feet), therefore, an Engineered
Lot Grading Plan will not be required during the Building Permit review process as the
three sheds are not anticipated to bring additional drainage to the neighbouring
property.
Additionally, the three buildings are designed as bunkies for human habitation and were
used for human habitation during the summer of 2024, as confirmed by the owners.
Even though the owners intend to use three accessory buildings as storage space
(sheds) only for now and in the future, Planning Staff are recommending that, as a
condition of approval of the minor variance, the property owners enter into a
Development Agreement with the Township to ensure that the three accessory buildings
are not used for human habitation or for a home industry (included as condition e)).
Based on the above, Planning Staff are satisfied that, with the inclusion of a condition
prohibiting human habitation within three accessory buildings, the proposed variance
conforms to the general intent and purpose of the Zoning By-law.
Is the variance desirable for the appropriate development of the lot?
Planning Staff considered the proposed application within the context of the surrounding
properties and the established character and built form of the neighbourhood. Upon site
visit, Planning Staff noted that there are matured cedar hedges along the front property
line and east interior side lot line, which fully screen the subject property from the road,
and three accessory buildings are not visible from the road (see Schedule 5: View
Looking from Lakeshore Road West). Additionally, detached accessory structures for
Development Services May 7, 2025
Report No. DS2025-037 Page 4 of 15
Page 70 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re: Minor VarianceApplic...
storage purposes (sheds) are common within surrounding residential properties in the
shoreline area.
In Planning Staff's opinion, the existing detached accessory buildings do not stand out,
look out of place or detract from the character of the area. Staff do not anticipate any
negative impacts on abutting properties as staff are unaware of any issues related to
the existing non-complying setbacks; therefore, the proposed variance is considered
desirable development of the lot.
Is the variance minor?
The question of the minor nature of variance generally relates to its scale and impact. In
Planning Staff's opinion, the requested Minor Variance is minor in nature as the existing
detached accessory buildings have not had any adverse impacts on the character and
appearance of the shoreline residential neighbourhood.
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.
Development Services May 7, 2025
Report No. DS2025-037 Page 5 of 15
Page 71 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re: Minor VarianceApplic...
As of the preparation of this report, the following comments have been received:
Township Development Engineering — No comments
Attachments
Schedule 1: Location Map
Schedule 2: Applicant's Site Plan
Schedule 3: Elevation Drawings
Schedule 4: Floor Plans
Schedule 5: View of the Subject Land from Lakeshore Road West
Schedule 6: Lake Simcoe Region Conservation Authority (LSRCA) Comments Dated
March 26, 2025
Conclusion
Planning Staff recommend that Minor Variance Application 2024-A-44 be approved,
specifically for permission to legalize three detached accessory buildings (sheds) with a
reduced setback of 1.1 metres (3.6 feet) from the interior side lot line, 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 March 26, 2025
Approvals: Date of Approval
Andy Karaiskakis, RPP, Manager, Planning Services March 26, 2025
Brent Spagnol, RPP, Director, Development Services March 27, 2025
Development Services May 7, 2025
Report No. DS2025-037 Page 6 of 15
Page 72 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
Schedule 1: Location Map
1075 166
owwi.a as w•.w.c
1073
1074
„peE_ 194 174
198 196 192 C. 179
J 181
I250 I187 183
248 220 216
252 240 238 234 224 shove �. 199 197 �191 �—
tLake_ Ra' y4�
42 ; S
',247
249 243/ I
Ica
}
235 233 229 2 223 217 } } 209
U� 3 219
211
Kempenfelt Lake
Bay
Simcoe
Location
® Subject Lands Tou�nsli ffetAwt('
Proud Heritage,Exciting 1,�,,,,.
0 100 m
File Number:2024-A-44 ti
Development Services May 7, 2025
Report No. DS2025-037 Page 7 of 15
Page 73 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
Schedule 2: Applicant's Site Plan
m>„ro
Structures that are w..=.,
subject to this application
I � b
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Applicant's Site Plan oil Touwloipof
Proud Heritage,Exciting Future
File Number:2024-A-44
Development Services May 7, 2025
Report No. DS2025-037 Page 8 of 15
Page 74 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
Schedule 3: Elevation Drawings
Front
Elevation
a:
io
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I m
I 1
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Elevation Drawings -4010" L
Proud Heritage,Fxritieq F,durr,
File Number:2024-A-44
Development Services May 7, 2025
Report No. DS2025-037 Page 9 of 15
Page 75 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
Schedule 4: Floor Plans
10feet
Main floor(ground level)=300 square feet
m
d
0
12feet
Loft total area=120 square feet
Area of loft where ceiling height is 1.8m or above=36"x 12 ft=36 square feet
0
Floor Plans
Prowl Hrrirgtr,H:xritint,burin
File Number:2024-A44
Development Services May 7, 2025
Report No. DS2025-037 Page 10 of 15
Page 76 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
Schedule 5: View of the Subject Lands from Lakeshore Road West
t
flt i
U.
7 >, -
*N�
;Y�� .'Sr'ia
View of the Subject Lands from Lakeshore Road West 1�,t,rt,�rpr�y
Proud Heritage,lixritieq Futurr,
File Number:2024-A-44
Development Services May 7, 2025
Report No. DS2025-037 Page 11 of 15
Page 77 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re: Minor VarianceApplic...
Schedule 6: Lake Simcoe Region Conservation Authority (LSRCA) Comments
Dated March 26, 2025
Lake Simcoe Region
conservation authority
www.LSRCA.on.ca
Sent via e-mail:planning a0oro-medonte.ca
March 26, 2025
Municipal File No.: 2024-A-44
LSRCA File No.:VA-132625-031725
Andy Karaiskakis
Manager of Planning,Secretary-Treasurer Committee of Adjustment
148 Line 7 South
Township of Oro-Medonte, LOL 2EO
Dear Andy,
Re: Application for Minor Variance
217 Lakeshore Road West
Township of Oro-Medonte
Owner: Marju Saagi,Tomas Saagi,&Leo Saagi
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 legalize three (3) accessory structures that were previously built without permit on the subject
property. The Applicant/Owner is seeking relief from the following section of the Township of Oro-
Medonte Comprehensive Zoning By-law 97-9S,as amended:
• Relief from Section 5.1.3(d)of the By-law which requires a minimum interior side yard setback of
2 metres where the applicant is requesting a reduction to 1.1 metres.
Documents Received and Reviewed by Staff
Staff have received and reviewed the following documents submitted with this application:
• Notice of Public Meeting(dated March 17, 2025)
• Loft Floor Plans(n.d)
• Site Pan Drawing(n.d.)
• 'Bunkie'elevation drawings prepared by Bunkie Life(n.d.)
• Survey prepared by MacDonald Surveying(dated September 25,2006)
Development Services May 7, 2025
Report No. DS2025-037 Page 12 of 15
Page 78 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re: Minor VarianceApplic...
Lake Simcoe Region
consewation authority
Page 2 of 4
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
comments related to policy applicability and to assist with implementation of the South Georgian Bay
Lake Sirncoe 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;
Site Characteristics
The subject land is approximately 6,243 square metres(0.62 hectares) in lot area and is located south of
Lakeshore Road West and west of Line 6 South within the Township of Oro-Medonte.
Existing mapping indicates the following:
• The subject land is within the 'Shoreline Residential Zone' (SR) as per Schedule 'A4' of the
Township of Oro-Medonte's 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 is located within a completed watershed or sub-watershed study area—Oro
Creeks Subwatershed Plan,
Development Services May 7, 2025
Report No. DS2025-037 Page 13 of 15
Page 79 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
a e b1MCOe Kegion
conservation authority
Page 3 of 4
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Please note: LSRCA staff have not attended any site meetings at this location related to the subject
applications.
Delegated Responsibility and Statutory Comments
1. LSRCA has reviewed the application througn 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 associated with Lake Simcoe). 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 May 7, 2025
Report No. DS2025-037 Page 14 of 15
Page 80 of 207
6.a) 6.45 p.m. DS2025-037, Yubing Fan, Planner re- Minor VarianceApplic...
Lake Simcoe Region
conservation authority
Page 4 of 4
Ontario Regulation 41/24 applies to a portion of the subject property. It appears that one (1) the
proposed accessory structures may be located within the regulated area, however structures is less
than 15 square metres are exempt from a permit from the LSRCA,Therefore,a permit from the LSRCA
will not be required.Please note that any site alteration or grading within the regulated area requires
a permit from the LSRCA regardless of whether development is being proposed.
Advisory Comments
]. 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 Planning Act.
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 property_ A permit from the LSRCA will be
required prior to any development taking place within the regulated area, aside from the above
noted exemption;
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(@Isrca.on,ca),
Sincerely,
Steven Payne
Planner I
Lake Simcoe Region Conservation Authority(LSRCA)
Development Services May 7, 2025
Report No. DS2025-037 Page 15 of 15
Page 81 of 207
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Page 92 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
T( h, 7f pw>
Staff Report Proud Heritage, Exciting Future
To: Development Services Committee
From: George Vadeboncoeur, Manager, Planning Special Projects
Meeting Date: May 7, 2025
Report No.: DS2025-022
Subject: Minor Variance Application 2024-A-05 (Blackall), 81 Parkside
Drive
Type: Requires Action
Motion No.:
Recommendation
It is recommended:
1. That Report No. DS2025-022 be received and adopted.
2. That Minor Variance Application 2025-A-05 submitted by Betsy Blackall,
specifically to permit:
• a dwelling with a setback of 15.04 metres (49.34 feet) from the
Lake Simcoe average high water mark
• a detached accessory building with 100.0 square metres (1,080.6
square feet) of finished floor area
on lands known municipally as 81 Parkside Drive, Township of Oro-Medonte, be
approved, subject to the conditions as outlined in Report DS2025-022.
3. The conditions are as follows:
a) That notwithstanding Note 1 - Table B1 and Section 5.30 of the Zoning
By-law, the proposed single family dwelling shall otherwise comply with all
other applicable provisions of the Zoning By-law;
b) That the proposed single family dwelling be substantially and
proportionally in conformity with the dimensions as set out on the
application and sketches submitted and approved by the Committee.
Development Services May 7, 2025
Report No. DS2025-022 Page 1 of 18
Page 93 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
c) That notwithstanding 5.1.6 — Section 5.0 General Provisions of the Zoning
By-law, the existing detached accessory building shall otherwise comply
with all other applicable provisions of the Zoning By-law;
d) That the detached accessory building is not to be used for human
habitation, commercial purposes or for a home industry;
e) 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 proposed dwelling is located no closer than 15.04 metres (49.34
feet) from the Lake Simcoe average high water mark;
f) That the Applicant maintain and preserve the existing vegetative buffer on
the west interior property line and at the rear of the proposed dwelling, or
replace with similar vegetation if destroyed;
g) That the Applicant pay the LSRCA Plan Review Fee in accordance with
the approved LSRCA Fee Schedule;
h) That the Applicant successfully obtain a permit from the LSRCA; and,
i) 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
keshme Ra.E. _ The purpose of this report is to
�.., provide information and a staff
_ & recommendation regarding Minor
Variance application 2025-A-05.
- - -, The applicant is proposing to
demolish an existing 86.3 square
metre (929.0 square feet) single
family dwelling constructed in
1950 and replace it with a 176
square metre (1,894.8 square feet)
one-storey single family dwelling
set back 15.04 metres (49.34 feet)
from the Lake Simcoe average
high water mark. The new dwelling
would be approximately one (1)
meter closer to the highwater mark
than the existing dwelling. The
applicant is also proposing to
legalize a finished second storey
in an existing accessory building
(garage) on the property.
Development Services May 7, 2025
Report No. DS2025-022 Page 2 of 18
Page 94 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
The property is 0.19 hectares (0.48 acres) in size with 30.8 metres (100.0 feet) of street
frontage and is zoned `Shoreline Residential (SR)'.
Minor Variance Proposal
The applicant is proposing to locate a new larger dwelling approximately one (1) meter
closer to the high water mark than the existing, with a setback of 15.04 metre (49.34 feet)
from the average high water mark. The applicant also wishes to legalize the larger than
approved accessory building (garage) that was constructed previously on the property
(second floor storage loft was added).
The applicant is seeking relief to the following sections of Zoning By-law 97-95, as
amended:
Table B1 - Standards for Permitted Uses in R1, R2, RUR1, RUR2, SR and RLS Zones
and Section 5.30 - Setback from Average High Water Mark of Lake Simcoe and Bass
Lake
Minimum Required Rear Yard Setback from the Average High Water Mark
Required: Proposed:
Minimum Rear Yard Setback from the 15.04 metres (49.34 feet) Rear Yard
Average High Water Mark - 20 metres Setback from Average High Water Mark
65.6 feet
Section 5.0 General Provisions
5.1.6 Maximum Floor Area for an Accessory Building
Required Proposed:
Maximum floor area — 70.0 square metres 100.4 square metres (1,080.6 square feet)
(753.5 square feet) First Floor— 66.7 square metres
(718.9 square feet)
Second Floor— 33.75 square metres
(363.29 square feet)
Analysis
Planning Act, R.S.O. 1990, c. P.13
Section 3(5) of the Planning Act states that all decisions in respect of the exercise of
any authority that affects a planning matter shall be consistent with provincial policy
statements and shall conform with or shall not conflict with the provincial plans that are
in effect on the date of the decision.
Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which
requires consideration of: (1) whether the variance is minor; (2) whether the variance is
desirable for the appropriate development or use of the land, building or structure; (3)
Development Services May 7, 2025
Report No. DS2025-022 Page 3 of 18
Page 95 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Sped...
whether the general purpose and intent of the zoning by-law is maintained; and (4)
whether the general purpose and intent of the Official Plan is maintained. A variance
must meet all four of these tests. Planning Staff has reviewed this application against
these four tests as follows:
Do the variances conform to the general intent and purpose of the Official Plan?
The subject lands are designated `Shoreline' under the Township Official Plan and
`Rural' under the County Official Plan. County and Township Official Plans promote low
rise developments to promote the character of shoreline areas. Retention of natural
vegetation and tree cover is important to maintaining the character of the shoreline.
Setbacks from the average high water mark ensure the protection of these features.
The new dwelling is proposed to be located one metre closer to the shoreline than the
existing dwelling unit at 15.04 metres (49.34 feet), maintaining an appropriate setback
from the high water mark. Existing vegetation on the property is to remain and staff
have included a condition that if any vegetation is damaged during construction, it be
replaced with similar vegetative species.
The changes to the second floor of the existing accessory building to create a storage
loft do not change the character of the building or the residential nature of the lot.
Staff is of the view that the proposed variances conform to the general intent and
purpose of the Township and County Official Plans.
Do the variances conform to the general intent and purpose of the Zoning By-law?
The subject property is zoned Shoreline Residential (SR) under the Township's Zoning
By-law 97-95, as amended.
Single detached dwellings are required to be set back of 20 metres (65 feet) from the
Lake Simcoe average highwater mark. The applicant is proposing to replace the existing
dwelling unit on the property with a new larger dwelling unit in the same location as
existing, setback one metre closer to Lake Simcoe at 15.04 metres (49.34 feet). No other
changes to the property are proposed.
Detached accessory buildings are permitted in this zone subject to certain provisions
(building size, minimum setbacks, height, etc). The maximum floor area of a detached
building is 70.0 square meters (753.5 square feet). The applicant is seeking approval for
the finished second floor of the accessory building (used as storage loft), which adds
33.75 square metres (363.29 square feet) to the building area for a total of 100.4 square
metres (1,080.6 square feet). The accessory building remains subordinate and
secondary to the proposed new dwelling.
Based on the above, it is staff's opinion that the proposed minor variances conform to the
general intent of the Zoning By-law.
Development Services May 7, 2025
Report No. DS2025-022 Page 4 of 18
Page 96 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Are the variances desirable for the appropriate development of the lot?
Planning Staff considered the proposed variances in the context of the shape of the
property, the location of the proposed new dwelling in relation to the existing dwelling,
and its proximity to the westerly interior lot line and average highwater mark and is
satisfied that the new dwelling is not out of character on the property.
The changes to the second floor of the accessory building do not impact the character
of the property.
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) was circulated the subject
application and confirmed that the proposal is consistent and in conformity with the
natural hazard policies of the applicable Provincial, Regional and Local plans. LSRCA
reviewed the applicable topographic survey and verified that the proposed development
will be located outside of the flood hazard associated with Lake Simcoe.
Based on the above, Staff is satisfied that the proposed variances 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 its scale and impact. In
Planning Staff's opinion, the requested minor variance to the setback from the Lake
Simcoe average high water mark and the increase in floor area for the existing
accessory building are minor in nature and are not anticipated to have any adverse
impacts on Lake Simcoe, the neighbouring shoreline residential properties and will not
detract from the use and enjoyment of nearby 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 is 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
• Provincial Planning Statement, 2024
• Lake Simcoe Protection Plan
Development Services May 7, 2025
Report No. DS2025-022 Page 5 of 18
Page 97 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
• 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
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, 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
Township 2025-03-20 No comments.
Building Division
Township 2025-03-18 No comments.
Operations
Township 2025-03-17 No comments. Engineering Lot Grading design will
Development be reviewed as part of the future building permit.
En ineerin
Lake Simcoe 2025-03-25 Comments Outlined on Schedule 7 to this report.
Region
Conservation
Authority
(LSRCA)
Attachments
Schedule 1: Aerial Photo
Schedule 2: Zoning Schedule
Schedule 3: Applicant's Sketch
Schedule 4: New Dwelling Unit Floor plan and Artist Renderings
Schedule 5: Existing Accessory Building Elevations
Schedule 6: Existing Accessory Building Floor Plans
Schedule 7: Lake Simcoe Region Conservation Authority (LSRCA) Comments Dated
March 25, 2025
Conclusion
Planning Staff recommends that Minor Variance Application 2025-A-05 be approved, on
the basis that the proposed variances meet the four tests of the Planning Act and
Development Services May 7, 2025
Report No. DS2025-022 Page 6 of 18
Page 98 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Sped...
conforms to or is consistent with applicable Provincial, County, Lake Simcoe Regional
Conservation Authority and Township planning policies, and represents good planning.
Respectfully submitted:
George Vadeboncoeur, RPP,
Manager, Planning Special Projects, March 26, 2024
Approvals: Date of Approval
Andy Karaiskakis, RPP, Manager, Planning Services March 27, 2025
Brent Spagnol, RPP, Director, Development Services March 27, 2025
Development Services May 7, 2025
Report No. DS2025-022 Page 7 of 18
Page 99 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Schedule 1: Aerial Photo
Maa.w.
keshore Rd. E. -
wa pd
wae.xa.w-
i
�'A
parksid w
a _
Aerial A>>
Tmimship o
Q Subject Lands f
Proud Heritage,Exciting Future
0 100 ITl
File Number:2025-A-05 I
Development Services May 7, 2025
Report No. DS2025-022 Page 8 of 18
Page 100 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Schedule 2: Zoning Schedule
m
SR y SR
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Springhome Rd. Lakeshore Rd.E.
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Lake
Simcoe
Existing Zoning SR(Shoreline Residential)
IN
1 �+
`—, Subject Lands OS( en ace) Tc hip of
Proud Heritage,Exciting Future
0 100 m
File Number:2025-A-05 N rill
Development Services May 7, 2025
Report No. DS2025-022 Page 9 of 18
Page 101 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Schedule 3: Applicant's Sketch
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Development Services May 7, 2025
Report No. DS2025-022 Page 10 of 18
Page 102 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Schedule 4: New Dwelling Unit Floor Plan and Artist Renditions
El
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Development Services May 7, 2025
Report No. DS2025-022 Page 11 of 18
Page 103 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Schedule 5 — Existing Accessory Building Elevations
1. View of accessory building looking South and North
1 - I
NORTH ELEVATION
SOUTH ELEVATION
2. View of accessory building looking West and East
Fg
t
I J
EAST ELEVATION
WEST ELEVATION
Development Services May 7, 2025
Report No. DS2025-022 Page 12 of 18
Page 104 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Schedule 6 — Existing Accessory Building Floor Plans
Ground Level Floor Plan
D , .
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Development Services May 7, 2025
Report No. DS2025-022 Page 13 of 18
Page 105 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Schedule 7 — LSRCA Comments
t Lake Simcoe Region
conservation authority
wviw.LSRCA.o n.ca
Sent via e-mail:planning@oro-medonte.ca
Mardi 25,2025
Municipal File No.:2025-A-05
LSRCA File No.:VA-145025-031825
Andy Karaiskakis
Manager of Planning,Secretary-Treasurer Committee of Adjustment
148 Line 7 South
Township of Oro-Medonte,LOL 2E0
Dear Andy,
Re: Application for Minor Variance
81 Parkside Drive
Township of Oro-Medonte
Owner:Betsy Blackall
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 demolish the existing detached dv:e ling and reconstruct a new, arger detached dwelling. The
Applicant/Owner is seeking re-ief from the following section of the Township of Oro-Medonte
Comprehensive Zoning By-law 97-95,as amended:
• Re1ef from Tab a B1 of the By-la-.v which requires a minimum rear yard setback from the average
highwater mark of 20 metres where the applicant is requesting a reduction to 15.04 metres.
• Re:ief from Section 5.1.6 which allows a maximum floor area for an accessory structure of 70
square metres where the applicant is requesting an increase to 133 square metres.
Documents Received and Reviewed by Staff
Staff have received and reviewed the following documents submitted with this application:
• Application(dated January 28,2025)
• Pub:ic Notice(dated March 17,2025)
• Site Plan Drawing Package,prepared by Sketch Design Build Inc.(dated January 27,2025)
• Topographic Survey prepared by Mertech(dated September 9,2022)
120 Bayview Parkway T 905.895.1281
Newmarket, Ontario UY 3W3 F 905.853.5881
Member of Conservation Ontario TF 1.800,465,0437
Development Services May 7, 2025
Report No. DS2025-022 Page 14 of 18
Page 106 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Lake Simcoe Region
coisc-vabon aLthon,y
Page 2 of S
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 Pianning
Statement(PPS,2024)and as a regu atory authority under Ontario Regulation 41/24 of the Conservation
Authorities Act. LSRCA has a_so 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.Fina ly,LSRCA has provided advisory
comments related to policy app:icabi.ity and to assist with imp ementation of the South Georgian Bay
Lake Simcoe Source Protection P an 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 po icies of the applicab a 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 fo lowing 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 on:y)is 5536;
• That the Applicant/Owner successfuay obtain a permit from the LSRCA.
Site Characteristics
The subject land is approximate:y 1,924 square metres(0.19 hectares)in land area and is located south
of Parkside Drive and west of Line 9 South within the Township of Oro-Medonte.
Existing mapping indicates the following:
• The subject land is within the 'Shoreline Residential Zone'(SR) as per Schedule 'A3' of the
Township of Oro-Medonte Comprehensive Zoning By-law Number 97-95,as amended_
• The subject property is partial regulated by the LSRCA under Ontario Regulation 41/24 for
shore ine erosion and food hazards associated with Lake Simcoe.P ease see a detailed regulatory
map below.
• The subject property is:ocated within a completed watershed or sub-watershed study-area—Oro
Creeks South Subwatershed Pan.
Development Services May 7, 2025
Report No. DS2025-022 Page 15 of 18
Page 107 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Lake Simcoe Region
L.-Y C"vdtIOn aLthoncy
Page 3 of 5
81 Parksloo Drive,Regulation Mapping
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Please note: LSRCA staff have 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 provincia interests regarding natural hazards identified in Section S.2 of the Provincial
P anning Statement{PPSI.There are identified natural hazards on the subject lands(floodplain,erosion
hazard areas associated with Lake Simcoe). Based on the information submitted as part of this
application,the proposal is generally consistent with S.2 of the PPS.
LSRCA notes that the app icant provided a topographic surrey for the subject property. LSRCA has
reviewed this topographic surrey and verified that the proposed development wil'be'.ocated outside
of the f ood hazard associated with Lake Simcoe,
Development Services May 7, 2025
Report No. DS2025-022 Page 16 of 18
Page 108 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Lake Simcoe Region
r s=c-Vatl3n a the �y
Page 4 of S
2. LSRCA has reviewed the application as per our responsibilities as a regu:atory 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 inand iake shorelines,watercourses,hazardous:ands 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
regu ates the alteration to or interference in any way with a watercourse or wetland.
Ontario Regulation 41/24 applies to a portion of the subject property. It appears that the proposed
development will be within the regu ated area, therefore a permit from the LSRCA wil! be required
prior to any development or site alteration taking place.
LSRCA staff note that the Applicant/Owner has obtained written approval from the LSRCA regarding
the proposed expansion of an existing accessory structure and the demo ishing and reconstruction of
detached dwelling submitted as part of a permit application in an emai dated February 22, 2024
(LSRCA file no.OP.2024.016)
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 pub is
body,pursuant to the Planning Act.
2. LSRCA notes that the applicant has had previous correspondence with our regulations team related
to required studies for a permit from LSRCA. LSRCA vril. require a planting plan to demonstrate
conformity with Sections 6.20 DP — 629 DP. These p`amings wia be required to be native,
noninvasive,non-cultivar self-sustaining,and must be focused around the shoreline.
3. LSRCA will require the planted area equal the total area of new development within the regulated
area(this includes the dwelling,boathouse,shore deck,and andscape patio)within the MVPZ(1:1).
The removal of any existing vegetation within the h4VPZ must be compensated for at a 3:1 ratio.
Development Services May 7, 2025
Report No. DS2025-022 Page 17 of 18
Page 109 of 207
6.b) 6.55 p.m. DS2025-022, George Vadeboncoeur, Manager, Planning, Speci...
Lake Simcoe Region
ZUI-C-vation a�thon;y
Page 5 of 5
Summary
Based on our review of the submitted inform ation in support of this application,the proposal is consistent
and in conformity with the natura hazard poicies of the applicable Provincia:, Regional and Local plans.
On this basis,we have no objection to the approval of this app:ication for Minor Variance-
Given the above comments,it is the opinion of the LSRCA that:
1. Consistency with Section S.2 of the PPS has been demonstrated;
2. Ontario Regu'ation 41/24 does app:y to the subject site.A permit from the LSRCA will be required
prior to any development taking place,
3. Matters pertaining to natural heritage may be addressed through LSRCA's subsequent permit
review process.
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 fi ed.
Should you have any questions,please contact the undersigned(s.payne(2 srca.on-cal.
Sincere y,
Steven Payne
Planner I
Lake Simcoe Region Conservation Authority(LSRCA)
Development Services May 7, 2025
Report No. DS2025-022 Page 18 of 18
Page 110 of 207
6.b) 6.55 p.m. DS2025-022, Geor e Vadeboncoeur, Manager, Planning, Speci...
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Page 124 of 207
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6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Township of We
ffet/onZe�
Staff Report Proud Heritage, Exciting Future
To: Development Services Committee
From: Andy Karaiskakis, Manager, Planning Services
Meeting Date: May 7, 2025
Report No.: DS2025-040
Subject: Minor Variance Application 2025-A-13 (Nicolle), 177 Medonte
Sideroad 2
Type: Requires Action
Motion No.:
Recommendation
It is recommended:
1. That Report No. DS2025-040 be received and adopted.
2. That Minor Variance Application 2025-A-40 (Nicolle) specifically to permit the
construction of a 35.6 square metre (383.5 square foot) addition to the existing
dwelling and a new 9.6 square metre (104.0 square foot) deck at the rear of the
addition with a reduced interior side yard setback of 2.69 metres (8.82 feet), on
lands municipally known as 177 Medonte Sideroad 2, Township of Oro-Medonte,
be approved subject to the conditions as outlined in Report DS2025-040.
3. The conditions are as follows:
a) That notwithstanding Section 4.0 — Table 134(b), the proposed addition to
the dwelling shall otherwise comply with all other applicable provisions of
the Zoning By-law;
b) That the addition to the dwelling be substantially and proportionally in
conformity with the dimensions as set out on the application and sketches
submitted and approved by the Committee;
c) That an Ontario Land Surveyor (OLS), Professional Engineer (P.Eng.) or
Certified Engineering Technologist (C.E.T.) verify by pinning the
foundation wall and verifying in writing by way of survey/real property
report, prior to the pouring of the footing and if no footing, the foundation,
Development Services May 7, 2025
Report No. DS2025-040 Page 1 of 10
Page 128 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
that the proposed addition is located no closer than 2.69 metres (8.82
feet) to the interior side lot line; and,
d) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if
required), and Building Permit be obtained from the Township only after
the Committee's decision becomes final and binding, as provided for
within the Planning Act R.S.O. 1990, c.P. 13.
4. And that the applicant be advised of the Development Services Committee's
decision under the Secretary-Treasurer's signature.
Background
The purpose of this report is to
r, provide information and a staff
recommendation for Minor Variance
application 2025-A-13 with respect
to a proposal to permit the
F construction of an addition to the
' existing dwelling that would reduce
the minimum interior side yard
building setback prescribed for in
the Zoning By-law.
' k The subject property is located on
the east side of Medonte Sideroad
2, between Mount St. Louis Road
East and Highway 12. The location
map is in as Schedule 1 to
IM
this report.
AMA-
Ire
V yr ' p
f" ''� Minor Variance A
pplication
Proposal
The applicants are proposing to
construct a 35.6 square metre (383.5 square foot) addition to the existing dwelling with
a new 9.6 square metre (104.0 square foot) deck at the rear of the addition and are
seeking relief to the following section of Zoning By-law 97-95, as amended:
ZONING BY-LAW 97-95
SECTION ZONE PERMITTED/ PROPOSED
PROVISION REQUIRED
4.0 — Minimum required
Table interior side yard 4.5 metres (14.7 feet) 2.69 metres (8.82 feet)
134 b setback
The applicant's site plan and building elevations are included as Schedules 2 and 3 to
this report.
Development Services May 7, 2025
Report No. DS2025-040 Page 2 of 10
Page 129 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Analysis
Planning Act, R.S.O. 1990, c. P.13
Four Tests-Planning Act
Section 3(5) of the Planning Act states that all decisions in respect of the exercise of
any authority that affects a planning matter shall be consistent with provincial policy
statements and shall conform with or shall not conflict with the provincial plans that are
in effect on the date of the decision.
Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which
requires consideration of:
(1) whether the variance is minor;
(2) whether the variance is desirable for the appropriate development or use
of the land, building or structure;
(3) whether the general purpose and intent of the zoning by-law is
maintained; and;
(4) whether the general purpose and intent of the Official Plan is maintained.
A variance must meet all four of these tests. Planning Staff has reviewed
this application against these four tests as follows:
Does the variance conform to the general intent and purpose of the Official Plan?
The subject lands are designated `Greenlands' in the Township's Official Plan (2022).
The subject lands also contain unevaluated wetlands as identified on Official Plan
Schedule C — Natural Heritage, Water Resources & Hazards (refer to Schedule 4 to this
report). The existing dwelling and proposed addition is located within 120 metres of the
unevaluated wetland.
Section 2.13.13.5 of the Official Plan permits expansions to existing residential
dwellings provided that it is demonstrated that:
i. there is no alternative, and the expansion or alteration in the feature is
minimized and, in the vegetation protection zone, is directed away from the
feature to the maximum extent possible; and,
ii. the impact of the expansion or alteration on the feature and its functions is
minimized and mitigated to the maximum extent possible.
Section 2.13.14 Adjacent Lands of the Official Plan provides policy direction where
impacts must be considered and where the compatibility of the development proposal
must be evaluated on lands adjacent to an identified key natural heritage feature or key
hydrologic feature. Policy 2.13.14.3 states that no development or site alteration shall
be permitted on adjacent lands unless an Environmental Impact Study is completed
which demonstrates that there will be no negative impact on the natural feature of their
ecological functions.
Development Services May 7, 2025
Report No. DS2025-040 Page 3 of 10
Page 130 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Based on the location of the existing dwelling, and the small nature of the proposed
addition, Planning Staff are of the opinion that there will be no impact from the proposed
development to the natural feature as the addition is directed away from the
unevaluated wetland and the size of the addition is minimized to the extent possible.
Given the site constraints (septic system at the rear of the property, behind the dwelling,
a pond and domestic livestock at the front of the property, in front of the dwelling) the
side of the dwelling is the only viable location for the proposed addition.
The subject lands are regulated by the Nottawasaga Valley Conservation Authority
(NVCA) and have been circulated the Minor Variance application. At the time of writing
this report, comments have not been received by the NVCA; Committee should have
regard to any comments that are received.
Given the preceding, the proposed variance conforms to the general intent and purpose
of the Official Plan.
Does the variance conform to the general intent and purpose of the Zoning By-law?
The subject property is zoned "Agricultural/Rural (A/RU)" in the Township's Zoning By-
law 97-95, as amended. The Zoning By-law's requirement for a minimum interior side
yard setback of 4.5 metres (14.7 feet) is intended to provide spatial separation between
rural residential properties, as well as provide access and maintenance around
buildings and structures. The proposed addition is to be located 2.69 metres (8.82 feet)
from the interior side lot line, which, in Planning Staff's opinion, is adequate space for
maintenance and access around the building as it maintains spatial separation between
the subject lands and the neighbouring property.
For the reasons outlined above, Planning Staff are 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?
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 addition will have minimal impact on the
adjacent landowners as there will be a separation of approximately 26 metres (85 feet)
from the adjacent neighbour to the south. Despite the reduced southerly interior side
yard setback, the applicant would still have access to the rear yard via the north side of
the dwelling, should any large machinery be required to the rear of the building. In
Planning Staff's opinion, the proposed addition will 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.
Development Services May 7, 2025
Report No. DS2025-040 Page 4 of 10
Page 131 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Is the variance minor?
The question of the minor nature of variances generally relate to their scale and impact.
In Planning Staff's opinion, the requested Minor Variance is minor in nature as the
proposed addition is not anticipated to have any adverse impacts on character and
appearance of the neighbourhood.
As the proposed variance is considered to conform to the general intent of the Official
Plan, to meet the general intent of the Zoning By-law, to be appropriate for the desirable
development of the lot, and 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
• 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:
COMMENTER DATE COMMENT
Addition appears to be in excess of
15% of existing floor area and will
Township Building Division March 20, 2025 require septic verification permit at
time of building permit submission.
Owner/applicant to be aware of
Ontario Building Code minimum
Development Services May 7, 2025
Report No. DS2025-040 Page 5 of 10
Page 132 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
requirements for unprotected
openings and limiting distance
requirements.
Township Operations March 18, 2025 No comments
Attachments
Schedule 1: Location Map
Schedule 2: Applicants Site Plan
Schedule 3: Applicants Dwelling Addition Elevations
Schedule 4: Township Official Plan Schedule C - Natural Heritage, Water Resources
and Hazards
Conclusion
Planning Staff recommend that Minor Variance Application 2025-A-13 be approved,
specifically to construct a 35.6 square metre (383.5 square foot) addition to the existing
dwelling with a new 9.6 square metre (104.0 square foot) deck at the rear of the addition
with a reduced interior side yard setback of 2.69 metres (8.82 feet), on the basis that the
application meets the four tests of the Planning Act and conforms to or is consistent with
applicable Provincial, County and Township planning policies, and represents good
planning.
Respectfully submitted,
Andy Karaiskakis, RPP, Manager, Planning Services March 24, 2025
Approvals: Date of Approval
Brent Spagnol, RPP, Director, Development Services March 25, 2025
Development Services May 7, 2025
Report No. DS2025-040 Page 6 of 10
Page 133 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Schedule 1: Location Map
281 10681
275
265 10682
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223
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File Number:2025-A-13 ti i
Development Services May 7, 2025
Report No. DS2025-040 Page 7 of 10
Page 134 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Schedule 2: Applicant's Site Plan
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File Number:2025-A-13
Development Services May 7, 2025
Report No. DS2025-040 Page 8 of 10
Page 135 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Schedule 3: Applicants Dwelling Addition Elevations
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Proud Heritage,Exciting Future
File Number:2025-A-13
Development Services May 7, 2025
Report No. DS2025-040 Page 9 of 10
Page 136 of 207
6.c) 7.05 p.m. DS2025-040, Andy Karaiskakis, Manager, Planning Services ...
Schedule 4: Township Official Plan Schedule C - Natural Heritage, Water
Resources and Hazards
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File Number:2025-A-13
Development Services May 7, 2025
Report No. DS2025-040 Page 10 of 10
Page 137 of 207
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Page 146 of 207
6.d) 7.15 p.m. DS2025-047, 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: May 7, 2025
Report No: DS2025-047
Subject: Minor Variance Application 2024-A-53 (Luchetta), 7 Trafalgar
Drive
Type: Requires Action
Motion No.
Recommendation
It is recommended:
1. That Report No. DS2025-047 be received and adopted.
2. That Minor Variance Application 2024-A-53 (Luchetta) specifically to permit the
construction of a single detached dwelling that is setback 12.05 metres (39.5
feet) and 16.11 metres (52.85 feet) from the top of bank of a slope to the
proposed pool and hardscape patio, respectively, on lands municipally known as
7 Trafalgar Drive, Township of Oro-Medonte, be approved subject to the
conditions as outlined in Report DS2025-047.
3. The conditions are as follows:
a) That notwithstanding Section 5.31 of Zoning By-law 97-95, the proposed
swimming pool and hardscape patio 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;
c) That an Ontario Land Surveyor (OLS), Professional Engineer (P.Eng.) or
Certified Engineering Technologist (C.E.T.) verify by pinning the
foundation wall and verifying in writing or by way of survey/real property
report, prior to the pouring of the footing and if no footing, the foundation,
Development Services May 7, 2025
Report No. DS2025-047 Page 1 of 13
Page 147 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
that the proposed pool and hardscape patio is setback 12.05 metres (39.5
feet) and 16.11 metres (52.85 feet) from the top of bank.
d) That a permit from the Lake Simcoe Region Conservation Authority be
required to be applied for prior to any development or site alteration taking
place on the subject lands. Further, a Planting Plan prepared to the
satisfaction of the LSRCA is required; and,
e) 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 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 h
information and a staff "" ,•
recommendation to Development ' s "'
Services Committee regarding Minor
Variance application 2024-A-53 with
respect to a proposal to construct a ;
new single detached dwelling with
hardscaping patio at the rear of the "X , �' p.
dwelling to accommodate a swimming .
pool and hot tub that do not comply , ' r
with the setback from slope
requirement of the Zoning By-law.
The subject property has a lot area of `
0.82 hectares 2.02 acres and current)
consists of a single detached dwelling.
Surrounding land uses consist of single
detached dwellings to the east and 4
west, Trafalgar Drive to the north and Lake Simcoe to the south.
Minor Variance Application Proposal
The applicant is proposing to demolish the existing dwelling and construct a new single
detached dwelling with hardscaping patio at the rear of the dwelling to accommodate a
swimming pool and hot tub and is seeking relief to the following section of Zoning By-
law 97-95, as amended:
Section 5.31 — Setback from Slopes
Required: Proposed:
23.0 metres (75.5 feet) from Top of Bank The proposed pool and hardscape patio is proposed to
or embankment that exceeds 33%. be setback 12.05 metres (39.5 feet) and 16.11 metres
(52.85 feet), respectively, from the top of bank.
Development Services May 7, 2025
Report No. DS2025-047 Page 2 of 13
Page 148 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
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
Protection Act, 2008. Planning Staff received comments from the LSRCA and advise
that upon review of the final slope stability assessment, LSRCA staff are recommending
approval of the Minor Variance application subject to the applicant receiving a permit
from the LSRCA; an updated Slope Stability Assessment/Stamped Addendum Letter
will be required by the applicant that clearly states that the erosion hazard has been
mitigated and will have no effect on the location of the proposed development. The
LSRCA will also require a planting plan to be submitted by the applicant to demonstrate
conformity with several sections of the LSPP; this planting plan must be focused around
the shoreline. Refer to Schedule 3 for LSRCA's comments.
Four Tests-Planning Act
Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which
requires consideration of: (1) whether the variance is minor; (2) whether the variance is
desirable for the appropriate development or use of the land, building or structure; (3)
whether the general purpose and intent of the zoning by-law is maintained; and (4)
whether the general purpose and intent of the Official Plan is maintained. A variance
must meet all four of these tests. Planning Staff has reviewed this application against
these four tests as follows:
Does the variance conform to the general intent and purpose of the Official Plan?
The subject lands are designated "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 swimming pools.
Therefore, based on the above, the requested variance conforms to the general intent
and purpose of the Official Plan as the proposed structure is 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 Residential Limited Service (RLS) in the Township's
Zoning By-law 97-95, as amended. The (RLS) Zone applies to lands that are not directly
accessed by a municipal road. In recent years, it has been determined that a number of
these roads that were considered to be private have either been assumed by the
Township or were indeed public roads at the time. It should be noted that Trafalgar Drive
is a public road maintained by the Township. Through the comprehensive Zoning By-law
Review, all lots on roads that are considered to be public and roads that are maintained
Development Services May 7, 2025
Report No. DS2025-047 Page 3 of 13
Page 149 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
by the Township will be zoned Shoreline Residential (SR). Single detached dwellings are
permitted in the RLS Zone.
The proposed dwelling complies with the provisions of the (RLS) Zone but requires relief
from the Zoning By-law's General Provisions (Section 5.31) to permit a reduced setback
from the top of bank of the slope as the lands slope down significantly towards the rear of
the property at the shoreline. Section 5.31 of the Township's Zoning By-law states that
no buildings or structures shall be located within 23 metres of the top of bank or
embankment that exceeds 33%. The applicants have requested a variance to permit
the new single detached dwelling with hardscaping patio at the rear of the dwelling to
accommodate a swimming pool and hot tub to be setback 12.05 metres (39.5 feet) and
16.11 metres (52.85 feet) from the top of bank.
Zoning By-law 95-97 permits for a reduced setback of 6.0 metres (19.7 feet) if the slope
is located in a Registered Plan of Subdivision where the overall lot grading of the
subdivision and associated geotechnical or slope stability report has been approved by
the Township Engineer and applicable Conservation Authority. However, given the date
of registration of the Subdivision Plan (Plan 1396) in 1972, it has been determined that
the associated geotechnical studies were not provided at that time and would be
required to be submitted for any proposed development of the lot. The applicant
submitted a Slope Stability Assessment, prepared by Soil Engineers Ltd., dated January
20, 2025, that recommended several geotechnical constraints upon completion of the
development, including maintaining prevailing vegetation to reinforce against soil
erosion, no disturbance to the topsoil and leaf cover on the slope face, grading of the
land adjacent to the slope must be concentrated so that runoff is not allowed to drain
onto the slope face, and dumping of loose fill near the top of slope or over the bank
must be prohibited. concluded that the property has a low risk of slope instability. The
Township's Engineering Consultant has reviewed the Slope Stability Assessment and
find it to be acceptable and have no additional comments. The LSRCA has required an
updated Slope Stability Assessment to satisfy LSRCA's requirements for a permit. The
LSRCA will also require a planted area equal to the total area of new development
within the regulated area. LSRCA's comments can be found on Schedule 3 to this
report.
Based on the above, Planning Staff is satisfied that the proposed single detached dwelling,
pool and hardscape patio would conform to the general purpose and intent of the Zoning
By-law.
Is the variance desirable for the appropriate development of the lot?
The new dwelling will comply with the required 23 metre setback to the slope; however,
the hardscaping patio at the rear of the dwelling to accommodate a swimming pool and hot
tub is proposed to be located approximately 12.05 metres (39.5 feet) and 16.11 metres
(52.85 feet) from the top of bank of the shoreline steep slope. Given the supportive
comments from the Lake Simcoe Region Conservation Authority and the Townships
Engineering Consultant, Planning Staff are recommending support of the applicant's
Development Services May 7, 2025
Report No. DS2025-047 Page 4 of 13
Page 150 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
request for a reduced setback from the top of bank as this variance would be considered
desirable for the appropriate 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 setback from the top of slope for the hardscape
patio is minor in nature as it is not anticipated to have any adverse impacts on the
neighouring properties or on the natural heritage features and the property has been
deemed as having a low risk of slope instability according to the slope stability
assessment.
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 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
- The proposal will need to
demonstrate conformity with
the natural hazard policies of
LSRCA April 25, 2025 the applicable Provincial,
Regional and Local plans
through an updated
Geotechnical Report.
Development Services May 7, 2025
Report No. DS2025-047 Page 5 of 13
Page 151 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
- LSRCA notes that the
applicant has had previous
correspondence with our
regulations team related
to required studies for a
permit from LSRCA. LSRCA
will require a planting plan to
demonstrate conformity with
Sections 6.20 DP — 6.29 DP.
These plantings will be
required to be native,
noninvasive, non-cultivar
self-sustaining, and must be
focused around the
shoreline.
- LSRCA will require the
planted area equal the total
area of new development
within the regulated area
(this includes the dwelling,
boathouse, shore deck, and
landscape patio) within the
MVPZ (1:1). The removal of
any existing vegetation
within the MVPZ must be
compensated for at a 3:1
ratio.
- Ontario Regulation 41/24
does apply to the subject
site. A permit from the
LSRCA will be required prior
to any development taking
place.
Township Building Division April 15, 2025 No comments.
Township Operations April 22, 2025 No comments.
The Jones Consulting Group
(TJCG) has reviewed the Slope
stability study submission and find
it to be acceptable and have no
Jones Consulting additional comments. It has been
(Engineering Consultant) March 24, 2025 recommended by this Consultant to
maintain the existing vegetative
ground cover along the existing
slope and indicated that the
removal of existing ground would
impact the protection from soil
Development Services May 7, 2025
Report No. DS2025-047 Page 6 of 13
Page 152 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
erosion and that the topsoil and leaf
cover should remain in place and
not be disturbed as another added
measure of protection from frost
wedging and rain-wash erosion.
Also, the recommendations by Soil
Engineers Ltd. are to be reviewed
and approved/permitted from the
Lake Simcoe Regional
Conservation Authority.
Attachments
Schedule 1: Location Map
Schedule 2: Applicant's Site Plan
Schedule 3: Lake Simcoe Region Conservation Authority Comments dated April 25,
2025
Conclusion
Based on Planning Staff's analysis, it is recommended that Minor Variance Application
2024-A-53 to permit the construction of a single detached dwelling that is setback 12.05
metres (39.5 feet) and 16.11 metres (52.85 feet) from the top of bank of a slope to the
proposed pool and hardscape patio, be approved on the basis that it 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,
Andy Karaiskakis, RPP, Manager, Planning Services April 28, 2025
Approvals: Date of Approval
Brent Spagnol, RPP, Director, Development Services April 29, 2025
Development Services May 7, 2025
Report No. DS2025-047 Page 7 of 13
Page 153 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
Schedule 1: Location Map
3240 /
Line S• —v 3050
-k xO E.
p4p,t. Ridge Rd.W.
3063 1
9
3
5
7
Kempenfelt
Say
Location
Subject Lands Tntvtrchipof ��
Prated Heritage,Exciting Future
0 loom
File Number:2024-A-53 N i
Development Services May 7, 2025
Report No. DS2025-047 Page 8 of 13
Page 154 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
Schedule 2: Applicant's Site Plan
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F f
Z L �" 1, PLAN 5850
85544U 0061
NARKS APING
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Site Plan
0 T, f
Proud Hcritagc,Exciting Futurr
File Number:2024-A-53
Development Services May 7, 2025
Report No. DS2025-047 Page 9 of 13
Page 155 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
Schedule 3: Lake Simcoe Region Conservation Authority Comments dated April
25, 2025
Lake Simcoe Region
conservation authority
www.LSRCA.on.ca
Sentvia a-mail:plannine!aDoro-medonte.ca
April25,2025
Municipal File No.:2024-A-53
LSRCA File No,:VA-115996-041625
Andy Karaiskakis
Manager,Planning Services
148 Line 7 South
Township of Oro-Medonte,LOL 2EO
Dear Andy,
Re: Application for Zoning By-Law Amendment
7 Trafalgar Drive
Township of Oro-Medonte
Owner:Frank Luchetta
Applicant:Justin Sherry Design Studio
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 is proposing to
demolish the existing dwelling and construct a new single detached dwelling with hardscaping patio at
the rear of the dwelling to accommodate a swimming pool and hot tub and is seeking relief to the
following section of Zoning By-law 97-95,as amended:
• Section 5.31 of the By-law requires a 23-metre setback from a top of bank or embankment that
exceeds a grade of 331Y.whereasthe applicant is requesting a reduction to 12.05 metresand 16.11
metres from the top of bank.
Documents Received and Reviewed by Staff
Staff have received and reviewed the following documents submitted with this application:
• Public Notice of Hearing(dated April 15,2025)
• Slope Stability Assessment prepared by Soil Engineers Ltd.(dated January 20,2025)
• Topographic Survey/Site Plan(SP) prepared Justin Sherry Design Studio(dated November 19,
2024)
• Stable Slope Site Plan prepared by Justin Sherry Design Studio(dated January 21,2025)
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
120 Bayview Parkway T 905.895.1281
Newmarket, Ontario DY 3W3 F 905.853.5881
Member of Conservation Ontario TF 1.800.465.0437
Development Services May 7, 2025
Report No. DS2025-047 Page 10 of 13
Page 156 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
Lake Simcoe Region
cu-serlaaon autno-ty
Page 2 of 4
body underthe Planning Act as perour CA Board approved policies.Finally,LSRCA has provided advisory
comments related to policy applicability and to assist with implementation of the South Georgian Bay
Lake Simcoe Source Protection Plan under the Clean WaterAct.
Recommendation
Based on our review of the submitted information in supportof this application,the proposal will need to
demonstrate conformity with the natural hazard policies of the applicable Provincial,Regional and Local
plans through an updated Slope Stability Assessment. LSRCA has recommended approval of this
application for Minor Variance conditional on the applicant receiving a permit from the LSRCA.
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.
• That the Applicant/Owner shall provide an updated Slope Stability Assessment that will satisfy
LSRCA's requirements for a permit.
Site Characteristics
The subject land is approximately 8,224 square metres(0.8 hectares)in land area and is located southof
Trafalgar Drive and west of Line 1 South within the Township of Oro-Medonte.
Existing mapping indicates the following:
• The subject land is within the 'Residential Limited Service' (RLS) as per Schedule'Al' of the
Township of Oro-Medonte's Comprehensive Zoning By-law Number97-95,as amended.
• The subject property is partially regulated by the LSRCA under Ontario Regulation 41/24 for
erosion and flood hazards associated with Lake Simcoe. 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—
Barrie Creeks Subwatershed Plan.
• The subject property is within a Significant Groundwater Recharge Area(SGRA).
Development Services May 7, 2025
Report No. DS2025-047 Page 11 of 13
Page 157 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
Lake Simcoe Region
co-serva:ion a�,tno•ty
Page 3 of 4
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Please note: LSRCA staff have 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(erosion hazard
area associated with Lake Simcoe).Based on the information submitted as part of this application,the
proposal has not demonstrated conformity with 5.2 of the PPS at this time.
Based on the review of the submitted documents(Slope Stability Assessment and Site Plan Drawing
(SP-B),it appears thatthe proposed development will be located within the 100-year recession
allowance(erosion hazard). Please provide an updated Slope Stability Assessment/signed and
stamped addendum letter that confirms that the unstable slope(erosion hazard) associated with
Lake Simcoe has been mitigated and will have no impact on the proposed location of the subject
development.
2. LSRCA has reviewed the application as per our responsibilities as a regulatory authority underOntario
Regulation 41/24.This regulation,made under Section 28 of the Conservation AutharitiesAct,enables
conservation authoritiesto regulate development in oradjacentto riveror 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 May 7, 2025
Report No. DS2025-047 Page 12 of 13
Page 158 of 207
6.d) 7.15 p.m. DS2025-047, Andy Karaiskakis, Manager, Planning Services ...
Lake Simcoe Region
co^servatlon autno•ty
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
priorto any development or site alteration taking place.
LSRCAstaff note that the Applicant/Ownerhas submitted a permit application to the LSRCA regarding
the proposed boat house submitted as part of a separate application(LSRCA file no. RRIF137151).
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 ourrole as a public
body,pursuant to the Planning Act.
2. LSRCA notesthat the applicant has had previous correspondence with our regulations team related
to required studies for a permit from LSRCA. LSRCA will require a planting plan to demonstrate
conformity with Sections 6.20 DP — 6.29 DP. These plantings will be required to be native,
noninvasive,non-cultivar self-sustaining,and must be focused around the shoreline.
3. LSRCA will require the planted area equal the total area of new development within the regulated
area(this includes the dwelling,boathouse,shoredeck,and landscape patio)within the MVPZ(1:1).
The removal of any existing vegetation within the MVPZ must be compensated for at a 3:1 ratio.
Summary
Based on our review of the submitted information in support of this application,the proposal will need to
demonstrate conformity with the natural hazard policies of the applicable Provincial,Regional and Local
plans through an updated Geotechnical Report.LSRCA has recommended approval of this application for
Minor Variance conditional on the applicant receiving a permit from the LSRCA.
Given the above comments,it is the opinion of the LSRCA that:
1. Consistency with Section 5.2 of the PPS has not been demonstrated at this time;
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 c(ulsrca.on.ca).
Sincerely,
Steven Payne
Planner I
Lake Simcoe Region Conservation Authority(LSRCA)
Development Services May 7, 2025
Report No. DS2025-047 Page 13 of 13
Page 159 of 207
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Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
�(W
Township of
ffe&wte
Staff Report Proud Heritage, Exciting Future
To: Development Services Committee
From: Catherine McCarroll, Senior Planner
Meeting Date: May 7, 2025
Report No.: DS2025-020
Subject: Zoning By-law Amendment Application 2024-ZBA-17 (Lucas), 560
Line 8 North
Type: Requires Action
Motion No.:
Recommendation
It is recommended:
1. That Report DS2025-020 be received and adopted.
2. That Zoning By-law Amendment Application 2024-ZBA-17 (Lucas) specifically to
rezone the subject lands from the Rural Residential Two (RUR2) Zone to a Rural
Residential Two Exception 366 (RUR2*366) Zone to permit the change of use of
an existing temporary garden suite to an oversized detached accessory building
with an apartment dwelling unit, on the lands municipally known as 560 Line 8
North, Township of Oro-Medonte, be approved.
3. That the appropriate staff bring forth the appropriate By-law for Council's
consideration.
4. And that the applicant be advised of Development Services Committee's decision
under the Director, Development Services signature.
Development Services May 7, 2025
Report No. DS2025-020 Page 1 of 17
Page 170 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Background
Property Description �.
The subject lands are located on
the west side of Line 8 North,
between 15/16 Sideroad East and
Highway 11. The lands occupy a a
lot area of approximately 1.01
hectares (2.5 acres). The subject
lands contain a single detached
dwelling, garden suite and
detached accessory building.
Surrounding land uses consist a }
mostly of agricultural uses and t ..
woodlot. A Location Map is
included as Schedule 1 to this
report.
Zoning By-law Amendment 2011-ZBA-08
By-law 2011-118 was passed on July 13t", 2011, to permit a temporary garden suite at
560 Line 8 North for a period of ten (10) years.
Zoning By-law Amendment 2022-ZBA-01
By-law 2022-019 was passed on March 2nd, 2022, to permit the extension of the
Temporary Use Zoning By-law Amendment to permit the garden suite for an additional
three (3) years.
Zoning By-law Amendment 2024-ZBA-17
On October 18, 2024, the applicants submitted the Zoning By-law Amendment
application to the Township. This submission was deemed complete and was
subsequently circulated to relevant Township departments and external agencies for
review and comment.
A public meeting was held on January 15, 2025; however, the public notice sign was not
posted in accordance with the Planning Act; therefore, another public meeting was held
on February 5, 2025. No comments were received from the public or the Committee at
the public meetings.
Development Services May 7, 2025
Report No. DS2025-020 Page 2 of 17
Page 171 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
The purpose of the Zoning By-law Amendment application is to rezone the subject lands
from the Rural Residential Two (RUR2) Zone to a Rural Residential Two Exception
(RUR2*366) Zone to permit the change of use of an existing temporary garden suite to
an oversized detached accessory building with an apartment dwelling unit. The site
specific Zoning By-law would establish the following zone provisions:
Section Zone Provision Permitted/Required Proposed
5.1.1 Uses Permitted in Not to be used for Proposed to contain
Detached human habitation. an apartment dwelling
Accessory Buildings unit.
5.1.3 (a) Permitted Locations Not to be located in Located 15.39 metres
for Detached the front yard. (50.5 feet) from the
Accessory Buildings front lot line.
Section Maximum Floor 70.0 square metres 87.6 square metres
5.1.6 Area for the (753.5 square feet) (943.0 square feet)
Detached
Accessory Building
Section 5.4 Apartment Dwelling Permitted in a single Proposed to be
Units Accessory to a detached dwelling. located in a detached
Single Detached accessory building.
Dwelling
Section 5.4 Maximum Floor 70.0 square metres 87.6 square metres
(c) Area of the (753.5 square feet) (943.0 square feet)
Apartment Dwelling
Unit
Analysis
Planning Act, R.S.O. 1990, c. P.13
Additional Residential Units
On November 28, 2022, Bill 23 received Royal Assent. The More Homes Built Faster
Act, 2022, seeks to make it easier and faster to build new homes in Ontario. This is part
of the Province's commitment to build 1.5 million homes over the next 10 years.
Section 16 (3) of the Planning Act, which speaks to Official Plans.
The Planning Act provides specific direction related to additional residential units to
ensure that such units are serviced appropriately and scaled appropriately to ensure
that the properties can accommodate the uses.
The subject lands are located in an agricultural area and are serviced by a private well
and private sewage system. The property currently has two entrances, one to access
the dwelling and the other to access the existing garden suite. There is plenty of space
for parking along both driveways.
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Report No. DS2025-020 Page 3 of 17
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Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Based on the above, the proposal is in-line with the Province's objective to provide for
an additional permanent residential unit.
Provincial Planning Statement (2024)
The Provincial Planning Statement (PPS) provides policy direction on matters of
Provincial interest related to land use planning and development. Specifically, Section
2.2 — Housing, Section 2.5 — Rural Areas, Section 4.1 — Natural Heritage and Section
4.3 - Agriculture are applicable to this application.
Section 2.2 Housing speaks to providing for an appropriate range and mix of housing
options and densities, and facilitating all types of residential intensification, including
redevelopment, which results in a net increase in residential units. Section 4.3.2.5
speaks to permitting up to two additional residential units where a residential dwelling is
permitted on a lot in a prime agricultural area. The apartment dwelling unit is consistent
with these policies as it: adds to the range of housing options in the area, is serviced by
private well and private sewage system, is compatible with the surrounding agricultural
uses and is located within the existing dwelling cluster.
No new buildings or site alteration are proposed as part of this application; therefore, no
adverse impacts are anticipated on the adjacent watercourse, floodplain and
unevaluated wetland as a result of the rezoning.
Based on the above, Planning Staff is of the opinion that this Zoning By-law
Amendment is consistent with the Provincial Planning Statement.
Lake Simcoe Protection Plan (LSPP)
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 in support of the application as "the proposal is consistent and in conformity
with the natural hazard policies of the applicable Provincial, Regional and Local Plans".
The LSRCA recommends that any approval of this application be subject to the
condition that the applicant pays the LSRCA Plan Review Fee in accordance with their
fee schedule.
Development Services May 7, 2025
Report No. DS2025-020 Page 4 of 17
Page 173 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
County of Simcoe Official Plan
The subject lands are designated `Greenlands' in accordance with Schedule 5.1 (Land
Use Designations) in the Simcoe County Official Plan. The `Greenlands' Designation
seeks to protect and restore the natural character, form, function and connectivity of the
natural heritage system. In Planning Staff's opinion, the proposed change of use, from
an existing temporary garden suite to a permanent apartment dwelling unit, will not have
any adverse impact on the natural heritage features as the applicants are not proposing
any new buildings/additions or site alterations as part of this application.
Section 4.1 - Healthy Communities and Housing Development discusses making
available sufficient quantity of housing and an appropriate range of housing types and
densities. In Planning Staff's opinion, the applicant's Zoning By-law Amendment
application conforms to the County's Official Plan as the apartment dwelling unit helps
contribute towards a diverse housing stock and increased affordability in the area.
Township of Oro-Medonte Official Plan
The subject lands are designated `Greenlands' in the Township's Official Plan. The
`Greenlands' designation seeks to protect the natural heritage features on and adjacent
to the subject lands, see Schedule 6 to this report. As described in the sections above,
since the applicants are proposing a change of use to an existing building, Planning
Staff do not anticipate any adverse impacts on the adjacent natural heritage features
being an unevaluated wetland, watercourse and floodplain.
The `Greenlands' designation permits additional residential units accessory to single
detached dwellings on lots which were approved prior to the approval date of the Official
Plan. Specifically, Section 2.13.13.7 contains policies for additional residential units
within the `Greenlands' designation. This section states that: "Additional Residential
Units shall be located in the building cluster and shall be subject to Section 4.9".
Planning Staff are satisfied that the proposed additional residential unit conforms to
these policies as the accessory building is located approximately 14.0 metres (45.9 feet)
from the existing single detached dwelling. Section 4.9 of the Township Official Plan
contains detailed policies with respect to additional dwelling units. Planning Staff have
reviewed these policies against the applicant's proposal and are of the opinion that an
additional residential unit in a detached accessory building on the applicant's property
would conform with the Townships Official Plan as the additional residential unit would
be contained within the residential cluster and can be serviced appropriately through a
private well and septic system.
Based on the above, Planning Staff are of the opinion that this application conforms to
the Township's Official Plan.
Development Services May 7, 2025
Report No. DS2025-020 Page 5 of 17
Page 174 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Proposed Zoning BV-law Amendment
The subject lands are currently zoned Rural Residential Two (RUR2) in the Township's
Zoning By-law 97-95, as amended. According to the Township's Zoning By-law, a
detached accessory building is permitted in the (RUR2) Zone pursuant to Section 5.1.
The accessory building complies with the maximum height and lot coverage provisions as
well as the required rear and interior side yard setbacks. The site-specific exception
would address the increase in floor area for the detached accessory building from 70
square metres (753.5 square feet) to 87.6 square metres (943.0 square feet) and would
permit the accessory building to be located in the front yard, 15.39 metres (50.5 feet)
from the front lot line.
The zoning by-law permits an apartment dwelling unit within a single detached dwelling
in the Rural Residential Two (R2) Zone pursuant to Section 5.4. The site-specific
exception would permit an oversized apartment with an increase in floor area from 70
square metres (753.5 square feet) to 87.6 square metres (943.0 square feet) and would
permit the apartment to be located within the detached accessory building.
Accessory buildings and apartment dwelling units are subject to maximum floor area
provisions to ensure that they remain secondary/subordinate, in both their appearance
and use, to the main residential use of the lot. The detached accessory building
containing the apartment dwelling unit is proposed to have a floor area of 87.6 square
metres (943.0 square feet) which is smaller than the existing single detached dwelling,
which has a floor area of approximately 315.1 square metres (3,392.0 square feet) with a
120.0 square metres (1,292.0 square feet) attached garage, according to MPAC
information. The accessory building's smaller size will ensure that it will remain
secondary to the primary residential use.
Considering the changes that have been made to the Planning Act to permit second
units in dwellings and in accessory buildings, as well as considering the overall
promotion of a range of housing types and affordability found in Provincial policies, the
legislative and policy basis for establishing a second unit in an accessory building is well
established. Therefore, the focus of Planning Staff's consideration of this application is
whether the applicant's proposal is appropriate in this site-specific context.
Planning Staff are of the opinion that the change of use of an existing temporary garden
suite into an oversized detached accessory building with an apartment dwelling unit
maintains the intent of the Zoning By-law as the apartment will be subordinate to the
main residential use on the property.
Planning Staff recommends approval of Zoning By-law Amendment 2024-ZBA-17 and
that Council enact the draft Zoning By-law attached as Schedule 7 to this staff report.
Development Services May 7, 2025
Report No. DS2025-020 Page 6 of 17
Page 175 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Financial/Legal Implications/ Risk Management
Potential financial and legal implications should the decision of the Committee be
appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the
Committee's decision.
Policies/Legislation
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Planning Statement, 2024
• County of Simcoe Official Plan
• Township of Oro-Medonte Official Plan
• Township of Oro-Medonte Zoning By-law No. 97-95, as amended
• Lake Simcoe Protection Plan
Corporate Strategic Goals
• 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:
COMMENTER DATE COMMENT
Township 2024 12 12 No comment.
Building Division 202501 22
Enbridge 202412 12 Does not object.
202501 21
Township 2024 12 17 No comment.
Operations 202501 21
Township 202501 17 • OMFES fire & life safety concerns would be
Fire & related to addressing and signage. It would
Emergency require clear and visible addressing/building
Services identification for all emergency services to quickly
locate the unit above the garage separate from the
dwelling that is existing on the property.
• Limited exits in an apartment above a garage,
although there is no drawing to review at this
point. Typically, these units above garages have
fewer exits, which can be a safety concern in the
event of a fire. Ensuring that there are clear,
accessible escape routes providing the occupants
Development Services May 7, 2025
Report No. DS2025-020 Page 7 of 17
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Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
with two safe ways out. Being that one escape
route does not lead through the garage portion for
if the garage was an area on fire the alternate safe
route can be utilized.
• Access for emergency vehicles. Ensuring that
emergency vehicles can easily access the
property is vital. Narrow driveways or obstructed
pathways can delay response times.
• Educating residents about fire safety and
emergency procedures can improve preparedness
and response in case of an emergency. Proper
installation and regular maintenance of smoke
alarms and carbon monoxide alarms can provide
early detection and warning.
• OMFES always encourage the installation of
residential sprinklers where possible as they
significantly enhance fire safety by quickly
controlling or extinguishing fires, potentially saving
lives and property.
Lake Simcoe 202501 13 • No objection. It is recommended that any
Region approval of this application be subject to the
Conservation following conditions: That the Applicant/Owner
Authority shall pay the LSRCA Plan Review Fee in
(LSRCA) accordance with the approved LSRCA Fee
Schedule. The applicable fee for Zoning By-law
Amendment (Minor— planner review only) is
$2,195.00.
Attachments
Schedule 1: Location Map
Schedule 2: Applicant's Site Plan
Schedule 3: Floor Plan
Schedule 4: Existing Zoning
Schedule 5: Proposed Zoning
Schedule 6: Township Official Plan — Natural Heritage, Water Resources and Hazards
Schedule 7: Draft By-law
Conclusion
Planning Staff recommends that Zoning By-law Amendment Application 2024-ZBA-17
be approved, specifically to rezone the subject lands from the Rural Residential Two
(RUR2) Zone to a Rural Residential Two Exception 366 (RUR2*366) Zone, as the
application conforms to and is consistent with applicable Provincial, County and
Township land use policies, and represents good planning.
Development Services May 7, 2025
Report No. DS2025-020 Page 8 of 17
Page 177 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Respectfully submitted,
Catherine McCarroll, RPP, Senior Planner March 26, 2025.
Approvals: Date of Approval
Andy Karaiskakis, RPP, Manager, Planning Services March 26, 2025
Brent Spagnol, RPP, Director, Development Services March 27, 2025
Development Services May 7, 2025
Report No. DS2025-020 Page 9 of 17
Page 178 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Schedule 1: Location Map
Rd.w.v
720
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a,a iept' 688
a.a.w.
711
62� 610
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565
561 51;
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T02 465
440 — — - - — — - — — - — -
401 356
425
386
Location '� %
Q Subject Lands (�/(s�
Proud Heritage,Exciting halm,
0 loom
File Number:2024-ZBA-17 I I I I
Development Services May 7, 2025
Report No. DS2025-020 Page 10 of 17
Page 179 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re- Zoning By-law A...
Schedule 2: Applicant's Site Plan
YI
p � o
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Existing garden suite to be
converted into an oversized
detached accessory building
i
with an apartment dwelling unit. Z.
V
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Site Plan
Proud Heritage,liscitinq Futun
File Number:2024-ZBA-17
Development Services May 7, 2025
Report No. DS2025-020 Page 11 of 17
Page 180 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re- Zoning By-law A
Schedule 3: Floor Plan
Ir Ib
Ij
r
Floor Plans
Proud Hcritage.,Exciting Futurc
File Number:2024-ZBA-17
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Report No. DS2025-020 Page 12 of 17
Page 181 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Schedule 4: Existing Zoning
I , A/RU*254
A;RU'25:
L%dg.%.I
RUR2
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RUR2
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A/RU
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A/RU
A/RU
Existing Zoning
!—� RUR2(Rural Residential Two) „I
I" A/RU(Agricultural/Rural) �~
` Subject Lands — wo❑lusliipof
_ EP(Environmental Protection) �V7`
Proud Heritage,Exciting I u(nnr
0 100 m
File Number:2024-ZBA-17 N
Development Services May 7, 2025
Report No. DS2025-020 Page 13 of 17
Page 182 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Schedule 5: Proposed Zoning
e,noe Y W.YI��OY�kAtl[
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Proposed Zoning
Lands Rezoned From the Rural Residential Two (RUR2) T,untshipnf
Zone to the Rural Residential Two Exception 366 �i`Or/��e
(RUR2'366)Zone Proud Heritage,Exciting Future
0
File Number:2024-ZBA-17 N j Meters
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Development Services May 7, 2025
Report No. DS2025-020 Page 14 of 17
Page 183 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Schedule 6: Township Official Plan — Natural Heritage, Water Resources and
Hazards
Ad E
Ana.w.' ae...a.na.E.
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Township Official Plan - Natural Heritage,
Water Resources and Natural Hazards
r=7 Subject Lands Surface Water Intermittent
M StreamsNR Evaluated
Wetlands Woodlands Township of
MNR Un-Evaluated =Treed
' -Wetlands
Permanent Streams Proud Heritage,Exciting Fntrur
0 300 M
File Number:2024-ZBA-17 N l I I
Development Services May 7, 2025
Report No. DS2025-020 Page 15 of 17
Page 184 of 207
Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Schedule 7: Draft By-law
Thee Carp o ration of the Township Of 0ro4 ledorkte
Ey-Law No_2025-03
A By-law to amend the zoning provisions which apply to lands at
560 Line 8 North,Concession E Part East Part Lent 17 Reference Plan 51 R15953
Part i (Oro),
Township of Oro-Medonte
2424-ZA-17(Lucas)
Whereas the Council of the Corporation of the Township of Oro-Medonte is empowered
to pass By-laws to regulate the use of land pursuant to Section 34 of the Planning A cC
R.S.O. 1990.c,P.13.as emended.
And Whereas Council deems it appropriate to rezG ne the su*ct lands.
Now Therefore the Council of the Township of Oro-Medonte hereby enacts as follows:
1. E.d'tedule'All9 to Zoning By-law 97-95,as amended. is hereby further amended by
changing the zone symbol applying to a portion of the lends located in Concession 8
Part East Part Lot 17 Reference Plan 51 R15953 Part 1,Geographic TowrCFhip of
Oro.Township of Oro-Medonte.from the Rural Residential Two(PUR2)Zone to a
Rural Residential Two Exception 306(RUR2"3W)Zone,as shown on Schedule'A"
attached and forming part of this By-law.
2. Section 7.9—is hereby further emended by adding the follouting subsea#ion:
'7.3B6*36G Concession 8 Part East Part Lot 17 Reference Plan 51 R15953
Part 1{Oro),Township of Oro-Medonte(Lucas)
[By-law 2025-033]
Notwithstanding any other provision in this by-law to the contrary.the
following previsions apply:
a)One(1)detacjied accessory diie ng unrtis
permitted in a detached accssssry buirduig.
b)The detached accessory bLrAdi7g is located in the
hunt yard, 15.39 metres(50.5 feet)f-am the freant
lot kae.
e)Malimum floor area for the detached accessory 87.0 square metres
building. (043.0 square feet)
d)1.1lximum Abor area of the da.*ached sccesseuy 87.13 square metres
d'yLvA g wail. (943.0 square feet)
3. ScPedule'A"attached to By-lew No.2025-033 is declared to forma pert of this By-
law.
4. This By-law shall come into effect upon the date of passage hereof,suNect to the
provisions of the Planning Act,as amended.
By-Law read a First, Second and Th ird Time.and Passed this 7"Day of May,
2425_
The Corporation of the Township Of Oro-Medonte
Mayor_Randy Greenlaw
Deputy Clerk,Janette Teeter
Development Services May 7, 2025
Report No. DS2025-020 Page 16 of 17
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Ta) DS2025-020, Catherine McCarroll, Senior Planner re: Zoning By-law A...
Schedule 'A'
To By-Law No. 2025-033
The Corporation of the
Township of Oro-Medonte
-----------------
alands Rezoned from the Rural Residential Two(RUR21 Zone to the
Rural Residential Two Exception 3661RUR2']66)Zone
This is Schedule'A to By-Law 2025-033 passed the i"'day of May. 2025.
The Ccrperatior of the Tc-nrt}hip of Cro-kledcnte
Mayor. Rancy G-eenlav:
Deputy :lerk Janette Teeter
(Application 2024-ZBA-1 7)
Development Services May 7, 2025
Report No. DS2025-020 Page 17 of 17
Page 186 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
WON(W
Township of
ffet/onZe�
Staff Report Proud Heritage, Exciting Future
To: Development Services Committee
From: Andy Karaiskakis, Manager Planning Services
Meeting Date: May 7, 2025
Report No.: DS2025-046
Subject: Consent Application 2024-B-14 (Partridge), 1307 Line 3 North
Type: Requires Action
Motion No.:
Recommendation
1. That Report No. DS2025-046 be received and adopted.
2. That Consent Application 2024-B-14 (Partridge) pertaining to lands located at
1307 Line 3 North, Township of Oro-Medonte, to create a new lot having a lot
area of approximately 0.9 hectares (2.2 acres) and a lot frontage of
approximately 134.1 metres (439.9 feet) containing a dwelling that is surplus to
the applicant's consolidated farm operation, subject to the conditions as outlined
in Report DS2025-046.
3. The conditions for Consent Application 2024-B-14 are as follows:
a) That the retained lands be rezoned to an Agricultural/Rural Exception
Zone to prohibit residential uses consistent with the Provincial Planning
Statement and that the severed lands be rezoned to a Residential Zone to
reflect the existing residential use.
b) That the applicant's solicitor provide a written undertaking to the
Secretary-Treasurer indicating that the retained lands (farmland) will be
kept in the name of the farmer/farming corporation which operates the
agricultural operation on the lands.
c) That the Applicant transfer to The Corporation of the Township of Oro-
Medonte ("Township"), in fee simple, free and clear of all liens and
encumbrances, a 3.0 metre wide road widening along the frontage of both
the severed and retained lands to the Township. The Applicant's solicitor
shall prepare and submit a draft of the proposed Transfer for review by the
Development Services May 7, 2025
Report No. DS2025-046 Page 1 of 12
Page 187 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
Township, together with his/her opinion letter stating that upon registration
of the Transfer, the Township will have acquired a good and marketable
title thereto, free and clear of all liens and encumbrances. Further, the
Applicant's solicitor shall be responsible to facilitate the registration of the
Transfer and Application under The Land Titles Act, R.S.O. 1990, as
amended, to consolidate the 3.0 metre wide road widening with Line 3
North as one Property Identifier Number to the satisfaction of the
Township. All costs associated with the preparation and registration of the
Transfer and Consolidation Application, including costs relating to
surveying, legal fees, and disbursements, agreements, HST, etc. shall be
fully borne by the Applicant.
d) That the applicant pay to the Municipality a fee of$2,000 as a parkland
contribution for each residential lot to be created as cash-in-lieu of a
parkland contribution pursuant to By-law 2006-50 under the authority of
subsection 53(13) of the Planning Act, R.S.O. 1990 c. P. 13.
e) That all municipal taxes be paid to the Township of Oro-Medonte.
f) That one copy of a Registered Reference Plan of the severed lands
prepared by an Ontario Land Surveyor be submitted to the Committee
Secretary-Treasurer which conforms substantially with the application as
submitted.
g) That the applicant's solicitor prepare and submit a copy of the proposed
conveyance for the parcel severed, for review by the Municipality and for
use for the issuance of the certificate of consent.
h) That the Certificate of Consent be issued utilizing Form 2, under Section
53(42) of the Planning Act R.S.O. 1990, without qualification.
i) That the conditions of consent imposed by the Committee be fulfilled
within two years from the date of the giving of the notice. WARNING:
Failing to fulfil the conditions within the above-noted statutory two
year period (Section 53(41), 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 the Development Services Committee's
decision under the Secretary-Treasurer's signature.
Background
The subject lands have a lot area of approximately 21.0 hectares (51.9 acres) and
contain a single detached dwelling. The majority of the land is under agricultural
cultivation. Surrounding land uses predominantly consist of agricultural uses and
include scattered rural non-farm dwellings (refer to Schedule 1).
Consent Application 2024-B-14
The applicants are proposing to sever a lot containing the dwelling on the basis that the
dwelling is surplus to the applicants consolidated farm operation. The details of the
proposed severance are as follows:
Development Services May 7, 2025
Report No. DS2025-046 Page 2 of 12
Page 188 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
Lands to be Severed: Lands to be Retained:
Frontage: Approximately 134.1 m 439.9 ft. Approximately 173.1 m 567.9 ft.
Depth: Approximately 68.5 m 224.7 ft. Approximately 677.4 m 2,222.4 ft.
Area: Approx. 0.9 hectares 2.2 acres Approx. 20.0 hectares 49.4 acres
Use: Continued Residential Continued Agricultural
A location map is attached as Schedule 1 to this report, and the applicant's proposed
severance plan is attached as Schedule 2.
The subject application was
presented at a statutory Public
Hearing at the September 4, 2024
Development Services Committee
meeting wherein the Committee
deferred the application to provide .. .
the applicants the opportunity to
address Nottawasaga Valley
Conservation Authority (NVCA)
comments. '
M
Since the Public Hearing, the v
applicant has had discussions with
the NVCA regarding the amount of fill
importation and site alteration that
had occurred on the site within the
limits of the proposed severance to
facilitate the construction of the
existing dwelling.
The applicant has subsequently
provided the NVCA with the required
information they were seeking, and
as a result, the NVCA has advised
that no further action from the owner is required and that any concerns with the amount
of fill and the source location can be resolved through the planning process. Given this
information, Township staff can now proceed with processing this Consent Application.
Analysis
Provincial Planning Statement (2024)
Staff has undertaken a comprehensive review and evaluation of the applicant's
development proposal based on the policy framework contained within the Provincial
Planning Statement 2024 ("PPS"), the County of Simcoe Official Plan ("SCOP") and the
Township Official Plan ("OP"). Staff notes that the Township OP is consistent with the
PPS and conforms with the SCOP that were in-force at the time of approval. Planning
Development Services May 7, 2025
Report No. DS2025-046 Page 3 of 12
Page 189 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
Staff advise that the applicant's development proposal is generally consistent with the
PPS as the application assists with the farm operation while ensuring that the farmland
is set aside for continued cultivation and agricultural production.
Nottawasaga Valley Conservation Authority
The subject lands are located within the Nottawasaga Valley Conservation Authority's
(NVCA) regulated area for floodplain and erosion hazards associated with a
watercourse that runs through a portion of the property. A portion of the severed lands
are located within the estimated floodplain and erosion hazards, and development
within these areas would require a permit under the Conservation Authorities Act.
Planning Staff have received comments from the NVCA and advise that non-
compliance concerns related to fill importation and site alteration within the limits of the
proposed severance have been addressed, therefore NVCA has no further concerns
with the consent as proposed.
Township of Oro-Medonte Official Plan
The subject property is designated "Agricultural" and "Greenlands" in accordance with
the Township's Official Plan; the lands to be severed are located within the "Agricultural"
designation.
The applicants own eight (8) additional farm properties located at: 192 Line 4 North; 859
Line 4 North; 937 Line 5 North; 885 15/16 Sideroad; 295 15/16 Sideroad; 711 Line 8
North, 1514 Line 9 North and 4346-010-002-32500 comprising a total of approximately
345.3 hectares (853.2 acres) (refer to Schedule 3). One of the farm properties contains
a dwelling located at 192 Line 4 North. The applicants are proposing to sever the
dwelling on the subject farm parcel (1307 Line 3 North) on the basis that it is surplus to
their farming operation.
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. Further, it is noted that since the proposed lot
creation is the result of the severance of a residence surplus to a farming operation as a
result of farm consolidation, the proposal is not anticipated to negatively affect the
viability of the farm operation as sufficient land is available to continue with the
agricultural operation without introducing incompatible land uses.
Zoning By-law 97-95
The subject property is currently zoned "Agricultural/Rural (A/RU)" and "Environmental
Protection (EP)" in the Township's Zoning By-law 97-95, as amended. As a condition of
consent approval, the applicant must apply for and obtain an amendment to the Zoning
By-law for the retained lands. The retained farmlands are to be rezoned to an
"Agricultural/Rural Exception (A/RU*)" Zone to prohibit residential uses, in keeping with
Development Services May 7, 2025
Report No. DS2025-046 Page 4 of 12
Page 190 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
the Provincial Planning Statement, County and Township Official Plan policies for
surplus farm dwelling severances. In addition, the severed lands will be required to be
rezoned to a "Rural Residential Two (RUR2)" Zone category, which is appropriate for a
rural residential lot of this size.
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. It is Planning Staffs opinion that the requested
consent is consistent with the PPS and the applicable matters of Provincial interest.
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 May 7, 2025
Report No. DS2025-046 Page 5 of 12
Page 191 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
COMMENTER DATE COMMENT
Township Infrastructure August 27, 2024 Operations will require a
and Capital Projects 3.0 metre road widening
along Line 3 North on both
the severed and retained
properties. Under the Road
Network Plan, Line 3 North
has been identified as a
collector road requiring a
23.0 metre right-of-way
Township Building Division August 20, 2024 No comments
Nottawasaga Valley April 28, 2025 No objection to its approval.
Conservation Authority The non-compliance on the
site related to fill
importation and site
alteration within the limits of
the proposed severance
has been addressed and
brought back into
compliance.
County of Simcoe August 30, 2024 No objection. Retained
lands to be rezoned to
prohibit a residential
dwelling as a condition of
consent to conform to
County Official Plan and
PPS.
Relevant Information/Reports
• Development Services Staff Report dated September 4, 2024 Link to Report
Attachments
Schedule 1: Location Map
Schedule 2: Applicant's Consent Sketch
Schedule 3: Farm Parcels Held by the Owners/Farm Operation
Schedule 4: Nottawasaga Valley Conservation Authority Comments dated April 28,
2025
Conclusion
Based on Planning Staff's analysis of this application, it is recommended that Consent
Application 2024-B-14 specifically to permit the creation of a new lot that is surplus to
Development Services May 7, 2025
Report No. DS2025-046 Page 6 of 12
Page 192 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
the applicant's consolidated farm operation on lands municipally known as 1307 Line 3
North, Township of Oro-Medonte, be approved, subject to the identified conditions, on
the basis that the application is consistent with the Provincial Planning Statement 2024,
conforms to the Official Plans for the Township of Oro-Medonte and the County of
Simcoe, meets the requirements of Section 51(24) of the Planning Act and represents
good planning.
Respectfully submitted,
Andy Karaiskakis, RPP, Manager, Planning Services April 28, 2025
Approval: Date of Approval
Brent Spagnol, RPP, Director, Development Services April 29, 2025
Development Services May 7, 2025
Report No. DS2025-046 Page 7 of 12
Page 193 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
Schedule 1: Location Map
1525
-- — — 1361
wn�no.vein ae.e.
Raw. 1425
1355
e
s. a
-P Rd.W.
1347
1351
1280 1304
Z
ti
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1207 1194 1193
i
1 338 1131
88 1 009
228 152
,087
1071 — —
1075
Drury-Mill Rdi
I 1051
1200
878 1472
Location
® Subject Lands To l�ipof�j/'�E
Proud Heritage,Exciting l
0 loom
File Number:2024-B-14 4/ —�—�—v
Development Services May 7, 2025
Report No. DS2025-046 Page 8 of 12
Page 194 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re- Consen...
Schedule 2: Applicant's Consent Sketch
LANDS TO BE
RETAINED
11 070!"�
Q
Y
LANDS TO BE
SEVERED '
�wh
Applicant's Consent Sketch
Proud Heritafir,Fxcitinq Future
File Number:2024-B-14
Development Services May 7, 2025
Report No. DS2025-046 Page 9 of 12
Page 195 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re- Consen...
Schedule 3: Farm Parcels Held by the Owners/Farm Operation
1 - -
- I
a
Z SIMCOE
• 127
ROAD
C --
J
1
Z OId�BarrieRdrW. Z 0 -Barr•te'RdrE.
z
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15%l16 Srd-W. 15/16 5rd3E.
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.J
Farm Parcels Held by the
Toumslrip of
Owners/Farm Operation
Proud Heritage,Exciting Funrre
Other Owned Parcels Subject Lands / 0 1,500 m
File Number:2024-B-14 ✓ I I I I I I I
Development Services May 7, 2025
Report No. DS2025-046 Page 10 of 12
Page 196 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
Schedule 4: Nottawasaga Valley Conservation Authority Comments dated April
28, 2025
P�pTACq 11
O t
x Nottawasaga Valley
oConservation Authority
April 28, 2025 -,EfJ� EP•1A=�
Township of Oro-Medonte
148 Line 7 South
Oro-Medonte, Ontario
LOL 2EO
Attn: Andy Karaiskakis
Secretary-Treasurer
planning(woro-medonte.ca
RE: NVCA Comments for a Consent
1307 Line 3 North
Township of Oro-Medonte
Township File No. 2024-B-14
NVCA ID #28191
Nottawasaga Valley Conservation Authority [NVCA] staff is in receipt of a Consent application
for the creation of a new lot through the severance of a dwelling as surplus to a consolidated
farming operation.
In preparing these comments the following documents were reviewed:
• Notice of Public Hearing, prepared by Township of Oro-Medonte, dated August 19,
2024.
• Applicant's Consent Sketch, prepared by applicant, N.d.
Staff has reviewed this application as per our delegated responsibility from the Province 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. The application has also been reviewed through our role as a public body
under the Planning Act as per our CA Board approved policies and per our Municipal
Partnership and Service Agreement with the Township.
Ontario Regulation 41/24
This property falls partially within an area affected by Ontario Regulation 41/24 (Prohibited
Activities, Exemptions and Permits Regulation) for floodplain and erosion hazards associated
with a watercourse that runs through a portion of the site. A portion of the severed lands are
located within the estimated Floodplain and erosion hazards, and development within these
areas would require a permit under the Consewation Authorities Act.
Provincial Planning Statement (2024)
1, The PPS defines development to be the creation of a new lot, a change in land use, or the
construction of buildings and structures requiring approval under the Planning Act. Our
understanding of the intent of the proposed consent is to sever a surplus dwelling from a
Nottawasaga Valley Conservation Authority
8195 8th Line,Utopia,ON LOM 1TO
705-424-1479• o'anninaifnvca.on.ca
nvca.on.ca
Development Services May 7, 2025
Report No. DS2025-046 Page 11 of 12
Page 197 of 207
7.b) DS2025-046, Andy Karaiskakis, Manager, Planning Services re: Consen...
NVCA Comments for Consent
1307 Line 3 North
Township of Oro-Medonte
Township File No.2024-B-14
NVCA ID #28191 April 28, 2025
farming operation. No new development is being proposed as a result of the severance,
therefore NVCA staff have no natural hazard concerns.
2. It is understood by NVCA planning staff that the non-compliance on the site related to fill
importation and site alteration within the limits of the proposed severance has been
addressed and brought back into compliance, therefore NVCA has no further concerns
with the consent as proposed.
3. Should the applicant intend on making any further changes to the retained or severed
lots in the future, staff recommend that the applicant(s) pre-consult with our Permits and
Regulations Department to determine any permitting requirements.
Conclusion
The Nottawasaga Valley Conservation Authority (NVCA) has reviewed this application and
based upon our mandate and policies under the Conservation Authorities Act, we have no
objection to its approval.
We respectfully request to receive a copy of the decision and notice of any appeals filed.
Please feel free to contact the undersigned at ext. 222 or kwardlawQnvca.on.ca should you
require any further information or clarification with regards to any matters contained herein.
Sincerely,
Katelyn Wardlaw, Planner
Page 2 of
Development Services May 7, 2025
Report No. DS2025-046 Page 12 of 12
Page 198 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
-� �
(W
Township of
ffet1onAo,
Staff Report Proud Heritage, Exciting Future
To: Development Services Committee
From: Andy Karaiskakis, Manager, Planning Services
Meeting Date: May 7, 2025
Report No.: DS2025-049
Subject: Zoning By-law Amendment Application 2025-ZBA-21 (Gao & Han)
Concession 12, Part Lot 21 (Oro)
Type: Requires Action
Motion No.:
Recommendation
It is recommended:
1. That Report DS2025-049 be received and adopted;
2. That Zoning By-law Amendment Application 2025-ZBA-21 (Gao & Han)
specifically to rezone the severed lands from the Agricultural/Rural Exception
(A/RU*15) Zone to the Residential One (R1) Zone, on the lands legally described
as Concession 12, Part Lot 21 (Oro), Township of Oro-Medonte, be approved.
3. That the appropriate staff bring forth the By-law for Council's consideration.
4. And that the applicant be advised of Development Services Committee's decision
under the Director, Development Services signature.
Development Services May 7, 2025
Report No. DS2025-049 Page 1 of 8
Page 199 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
Background
Development Proposal
The purpose of the Zoning
By-law Amendment
application is to rezone the
severed lands from the
Agricultural/Rural Exception
(A/RU*15) Zone to the
Residential One (R1) Zone.
This application is to fulfill a
condition of approval for
Retained Land 38.46 Ha
Consent Applications 2024- Roll:434601001043200
B-18, 2024-B-19 and 2024- LOT#3 • LANDS TO BE REZONED FROM
B-20, which were AGRICULTURALIRURAL EXCEPTION 15
LOT#2 (A1RU'15)TO RESIDENTIAL ONE(117)
conditionally approved by ZONE
the Development Services LOT#� - \
Committee on December 4, r
2024. The Committee RIDGE ROAD EAST
granted provisional consent
to permit the creation of three (3) new residential lots fronting onto Ridge Road East
subject to a number of conditions, including: that the severed lands be rezoned to a
Residential Zone to reflect the proposed residential uses.
Property Description
The subject lands are located on
xijlik-4 the north of Ridge Road East, east
of Line 11 South, in the
Hawkestone Rural Settlement
area. The subject property has
frontage along Line 11 South of
Zo ;,
approximately 330.2 metres
(1,083.3 feet) and approximately
270.7 metres (888.1 feet) along
4J Ridge Road East and a lot area of
approximately 36.7 hectares (90.6
acres) and are currently vacant.
�`ageaa
The majority of the land is under
agricultural cultivation.
Surrounding land uses
predominately consist of
agricultural uses, rural non-farm dwelling lots and residential lots along Ridge Road.
Development Services May 7, 2025
Report No. DS2025-049 Page 2 of 8
Page 200 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
Analysis
Provincial Planning Statement (PPS 2024)
The intent of the Provincial Planning Statement (PPS) is to build strong and healthy
communities while at the same time promoting efficient land use and development
patterns. The PPS directs that designated settlement areas are to be the focus of
growth, with a mix of densities and land uses, for the purposes of achieving the efficient
use of land and infrastructure. Specifically, Section 2.3.1.1 states that "settlement areas
shall be the focus of growth and development" (p. 8).
Planning Staff is of the opinion that the proposed development is consistent with the
policies of the PPS as the proposed new lots are located within a rural settlement area
(Hawkestone) and the severed lands would be serviced by private individual water and
septic systems which is an appropriate method of servicing commonly utilized within
Rural Settlement Areas that do not have municipal services available.
Lake Simcoe Protection Plan (LSPP)
The lands to be severed and rezoned are located outside of the Lake Simcoe Region
Conservation Authority's regulated area. However, the property is within the Lake
Simcoe Watershed and is therefore subject to the policies found within the Lake Simcoe
Protection Plan (LSPP). Planning Staff have reviewed the subject consent applications
in context to the policies in the LSPP, specifically Policy 4.15 DP, which restricts new
on-site sewage system or subsurface sewage system within 100.0 metres (328.1 feet)
of the Lake Simcoe shoreline. The proposed lots are located outside of the 100.0
metres (328.1 feet) setback relinquishing the need for restriction under Policy 4.15 DP.
Township of Oro-Medonte Official Plan
The subject lands are designated "Rural Settlements" in accordance with the
Township's Official Plan. Rezoning the severed lands to the Residential One (R1) Zone
would be appropriate for a residential lot within a Rural Settlement Area.
Proposed Zoning By-law Amendment
The subject property is currently zoned "Agricultural/Rural Exception (A/RU*15)" in the
Township's Zoning By-law 97-95, as amended. As noted above, this Zoning By-law
Amendment Application has been submitted to fulfill a condition of approval for Consent
Applications 2024-B-18, 2024-B-19 and 2024-B-20, which went through a public
process under the Planning Act and was approved by Development Services
Committee at their meeting on December 4, 2024. Therefore, Staff recommends
approval of Zoning By-law Amendment 2025-ZBA-21 and has prepared a Zoning By-
law Amendment for consideration by Council.
Development Services May 7, 2025
Report No. DS2025-049 Page 3 of 8
Page 201 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
The By-law prepared by Staff would rezone the severed lands from Agricultural/Rural
Exception (A/RU*15) Zone to the Residential One (R1) Zone, which would permit
residential uses.
Financial/Legal Implications/ Risk Management
Potential financial and legal implications should the decision of the Committee be
appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the
Committee's decision.
Policies/Legislation
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Planning Statement, 2024
• County of Simcoe Official Plan
• Township of Oro-Medonte Official Plan
• Township of Oro-Medonte Zoning By-law No. 97-95, as amended
• Lake Simcoe Protection Plan
Corporate Strategic Priorities
• Well Planned Development —to ensure the development of complete
communities and the protection of our rural character.
Staff are of the opinion that the proposed development is consistent with the Township's
strategic priority.
Consultations
Notice of this application was circulated to the public and to applicable 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
Township Building Division April 15, 2025 No comment
Enbridge Gas April 16, 2025 No objection
Subject application does
not meet the scope of our
review (not regulated or
LSRCA April 25, 2025 major development).
Therefore, LSRCA will not
be providing comments on
this application.
Development Services May 7, 2025
Report No. DS2025-049 Page 4 of 8
Page 202 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
Attachments
Schedule 1: Applicant's Rezoning Sketch
Schedule 2: Draft Zoning By-law
Related Reports & Presentations
Staff Report DS2024-150 - Consent Applications 2024-B-18, 2024-B-19 & 2024-B-20,
Hang Gao & Xu Han, Concession 12, Part Lot 21 (Oro)
Conclusion
Planning Staff recommends that Zoning By-law Amendment Application 2025-ZBA-21
(Gao & Han) be approved on the basis that the application is consistent with the
Provincial Planning Statement 2024, conforms to the Official Plans for the Township of
Oro-Medonte and the County of Simcoe and represents good planning.
Respectfully submitted,
Andy Karaiskakis, RPP, Manager, Planning Services April 28, 2025
Approvals: Date of Approval
Brent Spagnol, RPP, Director, Development Services April 30, 2025
Development Services May 7, 2025
Report No. DS2025-049 Page 5 of 8
Page 203 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
Schedule 1: Applicant's Rezoning Sketch
0101
Retained Land 38.46 Ha
Rol I: 434601001043 200
LOT#3 - LANDS TO BE REZONED FROM
AGRICULTURALIRURAL EXCEPTION 15
LOT#2 (AIRU-15) TO RESIDENTIAL ONE (R1)
ZONE
LOT#1 �- 1
RIDGE ROAD EAST
Development Services May 7, 2025
Report No. DS2025-049 Page 6 of 8
Page 204 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
Schedule 2: Draft Zoning By-law
The Corporation of the Toamship of Oro-Medonte
By-Law No. 2025-043
A By-law to amend the zoning provisions which apply to lands at
Concession 12, Part Lot 21 (Oro).
Township of Oro-Medonte
2025-ZBA-21 (Gao & Han)
Whereas the Council of the Corporation of the Township of Oro-Medonte is empowered
to pass By-laws to regulate the use of land pursuant to Section 34 of the Planning Act,
R.S.O. 1990, c.P.13;
And Whereas Council deems it appropriate to rezone the subject lands,-
Now Therefore the Council of the Township of Oro-Medonte hereby enacts as follows:
1. Schedule 'A6'to Zoning By-lave 97-95, as amended, is hereby further amended by
changing the zone symbol applying to the lands located in Concession 12, Part Lot
21, Geographic Township of Oro; Township of Oro-Medonte, from the
Agricultural/Rural Exception (ArRUk15) Zone to the Residential One (R1)Zone, as
shown on Schedule-A attached and forming part of this By-law.
2 Schedule "A" attached to By-law No. 2025-043 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 7"' Day of May,
2025.
The Corporation of the Township Of Oro-Medonte
Mayor, Randy Greenlaw
Deputy Clerk,Janette Teeter
Development Services May 7, 2025
Report No. DS2025-049 Page 7 of 8
Page 205 of 207
7.c) DS2025-049, Andy Karaiskakis, Manager, Planning Services re: Zoning...
Schedule 'A'
To By-Law No. 2025-043
The Corporation of the
Township of Oro-Medonte
h
3
I
Subject Lands
Lands To Be Rezoned From AgrieulturallRural Exception 15(AIRU'15)
Zone to Residential One(R1)Zone
This is Schedule 'A' to By-Law 2025-043
passed the 7"'day of May, 2025.
The Corporation of the Township of Oro-Medonte
Mayor, Randy Greenlaw
Deputy Clerk. Janette Teeter
(Application 2025-ZBA-21)
Development Services May 7, 2025
Report No. DS2025-049 Page 8 of 8
Page 206 of 207
7.d) Brent Spagnol, Director, Development Services, correspondence dated...
Oro Group Limited
1340 Bass Lake Sideroad East
Oro-Medonte, ON, LOL 1T0
Ism ith@orogroupltd.ca
(705)321-1976
May 6,2025
To:Oro-Medonte Township Council
148 Line 7 South
Oro-Medonte, ON LOL 2E0
Subject: Request to Defer Development Charge Payment—Oro Design Expansion,4 Small
Crescent
Dear Members of Council,
I'm writing on behalf of Oro Group Limited to request that the Township allow us to defer payment
of development charges for our current commercial project until occupancy is granted.
While we are fully able to pay the charges now, doing so at the beginning of the project represents a
significant outlay.The interest carrying costs on this amount, in addition to the lost rental revenue
due to permitting delays are all real costs being borne by Oro Property Group that were not planned
for.At the end of the day, these factors reduce the capital we can invest into this and future
projects. Deferring the payment until the addition is complete would result in meaningful savings
and would better align the timing of the cost with when the project begins generating value.
We believe that granting this deferral would be a tangible demonstration of the Township's intent to
foster commercial growth and support long-term economic development.This decision will also
factor into our consideration of additional development activity, including our next project under
consideration for 2 Small Crescent.
We respectfully ask Council to review this request and are open to any discussions required to
facilitate a mutually agreeable solution.
Sincerely,
Lorraine Smith
Partner, Oro Group Limited
Page 207 of 207