Ontario Living Legacy Land Use Strategy
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THE DISTRICT MUNICIPALITY OF MUSKOKA PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE AGENDA Meeting No. PED 15-2002 Monday, September 9, 2002 2:00p.m. Council Chamber, District Administration Building Pages 1. CALL TO ORDER 2. DECLARATIONS OF CONFLICTS OF INTEREST 3. ASSIGNED FUNCTIONS 1-9 a) Approval of Official Plan Amendment No. 32 (Port Sydney - Utterson Sand and Gravel), Town of Huntsville Recommendation THAT the Planning and Economic Development Committee recommend that District Council modify and approve, as modified, Amendment No. 32 (Port Sydney - Utterson Sand and Gravel) to the Huntsville Official Plan, which was adopted by Town By-law 2002-68P. 10-13 b) Public meeting - Muskoka Meadows Plan of Subdivision, File No. S2002-4, Town of Huntsville - Committee representation will be required for a public meeting (date undetermined at this time) to be held concurrently with the associated by-law amendment sometime in September or October. 14-17 c) Public meeting - Pineridge (Baseball Diamond Lands) Plan of Subdivision, File No. S2002-2, Town of Gravenhurst - Committee representation will be required for a public meeting (date undetermined at this time) to be held in late October. 4. INFORMATION AND OTHER ITEMS 18-24 a) New site designated through the Ontario Living Legacy Land Use Strategy b) Activity on Plans of Subdivision and Condominium The following appeal to the Ontario Municipal Board was received: 25-26 i) Subdivision File No. S2001-3 (Muskoka Commerce Park), Town of Huntsville, received from Osler Hoskin Harcourt. PED 15-2002 - 2 - September 9, 2002 The following Plan was extended: i) Subdivision File No. 44T-90004 (Woodland Heights), Town of Huntsville was granted a two (2) year extension to September 3, 2004. The following new Plan was received: i) Condominium Description File No. C-2002-5 (J. Chris Ireland), Town of Huntsville for three (3) units. 5. NEW BUSINESS 6. ADJOURNMENT Recommendation THAT the Planning and Economic Development Committee adjourn to meet again Monday, September 30. 2002 at 2:00p.m. or at the call of the Chair. -*--~-~THE DISTRICT MUNICIPALITY OF MUSKOKA PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT 70 PINE STREET, BRACEBRIDGE, ONTARIO, P1L 1N3 TELEPHONE (705) 645-2231 1-800-461-4210 (in 705 area code) FAX (705) 646-2207 MEMORANDUM TO: Chair Ben Boivin and Members Planning and Economic Development Committee FROM: Samantha Hastings Planner RE: Amendment No. 32 to the Huntsville Official Plan (Port Sydney - Utterson Sand and Gravel) Modified Submission for Approval by District Council DATE: August 26, 2002 RECOMMENDATION That the Planning and Economic Development Committee recommend that District Council modify and approve, as modified, Amendment No. 32 (Port Sydney - Utterson Sand and Gravel) to the Huntsville Official Plan, which was adopted by Town By-law 2002-68P. ORIGIN The Town of Huntsville adopted Amendment No. 32 to the Huntsville Official Plan by By-law 2002 68P, and has submitted it for approval by District Council. ANALYSIS purpose of Amendment No 32 The purpose of Amendment No. 32 to the Huntsville Official Plan is to redesignate lands from "Secondary Urban Community - Special Policy Area Five (SPA-5)" to "Secondary Urban Community - Restricted Rural (RR)", which would permit low density residential, managed forestry and recreational uses and would act as a holding area for future secondary urban community development on lands which contain a depleted sand and gravel pit. A copy of Amendment No. 32 is attached for reference. I'if -2- Background Property Description: The property affected by Amendment No. 32 is located within the community of Port Sydney and is bound by Greer Road to the south and east and Stephenson Road to the north. The lands are described as Part Lot 21, Concession 7, Stephenson, Town of Huntsville, and are illustrated on the attached location map. Properly Characteristics: The property which is subject to this application is approximately 22 acres in area and contains a sand arid gravel pit which has not operated for approximately 20 years, according to the planning report submitted in support of this application. The pit occupies most of the property, with the exception of a strip of land, of approximately 30 metres (100 feet) in width, between the pit and the adjacent roads. An earthen berm also exists between Greer Road and the pit. Surrounding Land Uses: The subject lands are located in an area generally characterized by a mix of commercial, industrial and residential uses. Residential uses are located to the north along Stephenson Road 7 and to the east along Greer Road. The lands to the west are vacant, but are traversed by a snowmobile trail. To the southwest is a restaurant/tavern located on Greer Road, and to the east of that an active sand and gravel pit which is under the same ownership as the existing property. Proposal: The proposed Amendment would redesignate the lands from "Secondary Urban Community Special Policy Area 5 (SPA-5)" to "Secondary Urban Area - Restricted Rural (RR)" which would permit low density residential, managed forestry and recreational uses and would act as a holding area for future secondary urban community development. One single family dwelling is proposed at this time at the northwest comer of the property. The Amendment includes policies which would prohibit access from Greer Road, implement a 30 metre (100 ft.) setback along Greer Road to any residential development, and require the maintenance of a vegetative buffer along Greer Road. Associated Applications: In conjunction with Amendment No. 32, the Town of Huntsville passed a site specific zoning by law for the subject lands, being By-law 2002-69P. The by-law rezones the lands from "Extractive Industrial (M3)" to "Rural One (RU1)". and includes provisions which would prohibit access from Greer Road and maintain a vegetative buffer along Greer Road. The new zoning would also require a minimum lot area of 4 ha (10 acres) and a minimum frontage of 120 metres (400 ft.). - 3 - Circulation Prior to the adoption of Amendment No. 32, the Town of Huntsville circulated the proposed amendment to various agencies and parties for comments. None of the agencies responding to the circulation indicated a concern with the proposed Amendment. public Meeting In accordance with the provisions of the Planning Act, R.S.O. 1990, as amended, the Council of the Town of Huntsville held a public meeting respecting proposed Official Plan Amendment No. 32 on June 11, 2002. No concerns with the proposal were raised at the public meeting. planning Documents Provincial Comprehensive Set ofPolicy Statements: The Provincial Policy Statement requires that mineral aggregate operations be protected from activities that could hinder their continued operation or future expansion. Provincial policy also requires progressive rehabilitation of pits and quarries to accommodate subsequent land uses. The Restricted Rural designation is intended to act as a holding area for future development. In addition, in order to avoid residential development in close proximity to the existing pit to the south, access from Greer Road is prohibited in the proposed policies and a vegetated buffer is required to be maintained along this road. At such time as a development concept is submitted for the area occupied by the pit, rehabilitation would be required. Muskoka Official Plan: The lands which are the subject of this Amendment are located within the "Community" designation of the Muskoka Official Plan. Uses permitted include low density residential development, resort development, recreational facilities and small scale commercial, institutional and industrial establishments. New pits and quarries are not envisaqed for the communities within Muskoka. The Resources section of the Muskoka Official Plan also includes policies which protect existing operations from incompatible land uses. However, in this case, the existing operating pit is located within a community. Section K.63 of the Muskoka Official Plan states that nonconforming uses should cease to exist in the long term, but defers to local documentation to provide more detailed policies. In this case, the proposed policies would limit residential development to the northeast portion of the property, away from the operating pit on the adjacent property. Further, the remainder of the property would be contained within a designation that functions as a holding area until a development concept is submitted. -4- LocalOfficial Plan: The property is located in the "Secondary Urban Community - Special Policy Area Number 5" designation. This Special Policy Area delineates a potential significant aggregate resource which is currently being extracted for commercial purposes. The policies state that the long term use of land within this area has not been determined. However, existing extractive industrial uses are permitted provided that a minimum 90 metres to 150 metres buffer is maintained between the actual extractive operations and sensitive land uses such as residential. The policies of the Special Policy Area also require that upon depletion of the aggregate resource, that all affected lands be rehabilitated to a satisfactory level, as determined by the Town. The "Secondary Urban Community - Restricted Rural" designation generally acts as a holding category for future urban development, and permits only limited types of development. In this regard, the predominant use of land is intended to be those uses that already exist, with the exception of single family dwellings, outdoor recreational uses, extractive industrial operations and managed forestry. In this case, the Town has not required the lands being redesignated to be rehabilitated since the future use of the lands occupied by the pit has not yet been determined. However, the proposed Restricted Rural designation does not include the requirement for rehabilitation. A minor modification is therefore appropriate in order to provide the Town with the authority to require a site rehabilitation plan in the future. This modification has been discussed with Town staff and the applicant's Planner, and they are in general concurrence with this proposed change.