Body: Planning Committee Type: Document Meeting: Public Date: 2018 Collection: Agenda Attachments Municipality: Frontenac County
[View Document (PDF)](/docs/frontenac-county/Item Attachments/Agenda Item/2018/May/2018-074 Planning Advisory Committee Public Meeting Report Proposed Plan of Vacant Land Condominium 10CD-2018-001 (Pine Point) Recommendation: This re/2018-074 Public Meeting Report 10CD-2018-001 Pine Point.pdf)
Document Text
Report 2018-074 Committee Information Report To:
Chair and Members of the Planning Advisory Committee
From:
Megan Rueckwald, Community Planner
Date of meeting: May 9, 2018 Re:
Planning Advisory Committee – Public Meeting Report – Proposed Plan of Vacant Land Condominium 10CD-2018-001 (Pine Point, South Frontenac Township)
Recommendation This report provides information on an application for a proposed plan of vacant land condominium that the Planning Advisory Committee is seeking input from the public on at the required public meeting under the Planning Act. Background The following is a public meeting report to the Planning Advisory Committee regarding application for a plan of vacant land condominium submitted by Fotenn Consultants Inc. on behalf of Magenta Waterfront Development Corp and 1327489 Ontario Inc. with respect to lands legally described as Part Lot 19, Concession 8, former Township of Storrington, Township of South Frontenac. The application was deemed complete on March 14, 2018 and notice of complete application circulated pursuant to the Planning Act, R.S.O., 1990 c.P.13. This report describes the proposed application and includes an overview of the relevant policies and regulations that will be evaluated as part of a future comprehensive report. The proposed draft plan of vacant land condominium is to permit the development of four (4) residential waterfront units and a common elements condominium road. The proposed lots will have areas ranging from 1.2 to 1.7 hectares (3.0 to 4.2 acres) and front onto both Dog Lake and Pine Point Lane. The lots are intended to accommodate future waterfront residential development on private services. The property forms part of a peninsula that separates Dog Lake from Cranberry Lake and is part of the Rideau Canal Waterway. Attachment 1 to this report is the draft plan of vacant land condominium submitted with the application and Attachment 2 is an aerial map outlining the subject lands. In support of the application, the applicant has submitted the following:
Complete application form; Draft Plan of Vacant Land Condominium (Ainley Group, June 2017);
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Planning Justification Report (Fotenn Consultants Inc., November 2017); Hydrogeological Study and Terrain Assessment (BluMetric Environmental, February 2018, amended May 2018); Environmental Impact Statement (Ecological Services Inc., August 2017); Preliminary Servicing and Stormwater Management Report (Ainley Group, November 2017); Stage 1-2 Archaeological Assessment (Abacus Archaeological Services, May 2017); and Hutchinson Evaluation (2017).
All submission materials are available online through the County’s Current Planning Applications. Public Meeting Process Anyone may attend the public meeting and make a verbal statement, and/or submit comments in writing, either in support of or in opposition to the application. If a person or public body does not make oral submissions at a public meeting or make written submissions to the County of Frontenac in respect of the proposed plan of vacant land condominium before the approval authority gives or refuses to give approval to the draft plan, the person or public body is not entitled to appeal the decision of the County of Frontenac to the Local Planning Appeal Tribunal. If a person or public body does not make oral submissions at the public meeting or make written submission to the County of Frontenac in respect of the proposed plan before the approval authority gives or refuses to give approval to the draft plan, the person or public body may not be added as a party to the hearing of an appeal before the Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so. The Planning Advisory Committee will consider a comprehensive report and recommendation, respecting the subject application, at a future Planning Advisory Committee meeting. The Committee will make its recommendation to County Council at the future meeting. The decision of County Council will be final unless appealed. All persons who made oral or written submissions, or have requested notification in writing, will be given written notice of the future meeting(s) of the Planning Advisory Committee at which time the subject application will be considered. Anyone wishing to be notified of Council’s decision on the subject application must submit a written request to: County of Frontenac, Planning and Economic Development 2069 Battersea Rd. Glenburnie, ON K0H 1S0 planning@frontenaccounty.ca
Public Meeting Report – Proposed Plan of Vacant Land Condominium 10CD-2018-001 (Pine Point) May 9, 2018
Page 2 of 6
Proposed Development The proposed draft plan of vacant land condominium is to permit the development of four (4) residential waterfront units and a common elements condominium road. The subject lands are 6.19 hectares (15.3 acres) in area and form part of a peninsula known as “Fiddler’s Elbow” that separates Dog Lake from Cranberry Lake. The subject property is part of the Rideau Canal Waterway. The site is located south of the intersection of Pine Point Lane, Carrying Place Road and Melody Avenue. The site is bordered by rural residential properties to the north, west and east and Dog Lake to the south and northwest. The proposed lots will have areas ranging from 1.2 to 1.7 hectares and front onto both Dog Lake and Pine Point Lane (Table 1). The condominium will be responsible for maintaining the common elements portion of Pine Point Lane. The applicants have advised that the condominium will be required to enter into a private road-sharing agreement to ensure maintenance of the portion of Pine Point Lane which is not within the condominium. The lots are intended to accommodate future waterfront residential development on private services. Attachment 1 to this report is the draft plan of vacant land condominium submitted with the application and Attachment 2 is an aerial map outlining the subject lands. Table 1. Lot area and frontage for the proposed four units and common elements road. Land Use
Road Frontage (m)
Water Frontage (m)
Area (ha)
Unit 1, Residential
76
150
1.7
Unit 2, Residential
83
150
1.7
Unit 3, Residential
280
100
1.2
Unit 4, Residential
206
109
1.2
Block 5, Common Elements Road
0.3
Provincial Policy Statement The 2014 Provincial Policy Statement (PPS) provides policy direction from the province on matters of provincial interest related to land use planning and development. The PPS provides that efficient land use and development patterns support sustainability by promoting strong, livable, healthy and resilient communities among other things. Section 2 of the Planning Act requires that decisions be ‘consistent with’ the PPS. The PPS encourages efficient land use planning to create and maintain strong communities and a healthy environment while encouraging economic growth over the long-term. It recognizes that rural areas are important to the economic success and quality of life of the province. To this end, section 1.4.1 states, among other things, that
Public Meeting Report – Proposed Plan of Vacant Land Condominium 10CD-2018-001 (Pine Point) May 9, 2018
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communities should build on the rural character and leverage rural amenities and assets. Section 1.1.5.1 of the PPS permits limited residential development on rural lands in municipalities and permits resource-based recreational uses (including recreational dwellings). Section 1.1.5.7 states that opportunities to support a diversified rural economy should be promoted by protecting agricultural and other resource-related uses and directing non-related development to areas where it will minimize constraint on these uses. The proposed development appears to be consistent with the direction of the PPS. In terms of its location, as outlined above, the proposed lots on a condominium road will build on the rural character of the peninsula and will provide for resource-based recreational uses. Further analysis will be done with the writing of the comprehensive report and comments received from commenting agencies. County of Frontenac Official Plan The County of Frontenac Official Plan was approved by the Ministry of Municipal Affairs and Housing in January 2016 and came into force and effect on February 2, 2016. The plan sets out the general direction for planning and development by defining strategic goals, broad objectives and policies. Section 3 – Growth Management sets outs policies intended to help guide new development across the County as well as manage change at a regional level. The policies in the Rural Lands section are meant to recognize the importance of rural areas for future growth and create guidelines for development that is sensitive to the surroundings. Section 3.3.3.4 Special Policies – Waterfront Areas contains goals, objectives and policies for sustainable development in the Waterfront Area. Objectives of this section include permitting shoreland development that allows for sustainable growth, ensuring that the built form along the shoreline is not overly concentrated and maintaining or improving water quality on a water-shed basis. Objectives for the Plan also include protecting and enhancing the character of the Rideau Canal National Historic Site and UNESCO World Heritage Site and its associated cultural and natural heritage resources and scenic landscape setting. Environmental Sustainability is also a focus of the Official Plan. Section 7-Environmental Sustainability speaks to the need to maintain the County’s environmental health which in turn benefits the economy and society as well. The Environmental Impact Study concluded the proposed development would not result in the loss of significant woodland, significant wildlife habitat, fish habitat to species at risk. An enhanced setback from the high water mark is proposed for each unit in accordance with the recommendations from the Hutchinson Evaluation. Future consultation will be done with the commenting agencies to ensure the proposal is consistent with the County Official plan.
Public Meeting Report – Proposed Plan of Vacant Land Condominium 10CD-2018-001 (Pine Point) May 9, 2018
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Township of South Frontenac Official Plan (2003) The subject property is designated ‘Rural’ in the Official Plan on Schedule A. Lands designated as ‘Rural’ in the Township Official Plan are characterized by a rural landscape. The type and amount of development in the Rural Area shall be consistent with maintaining the rural character, natural heritage, and cultural landscape in the Township. The Township has been circulated the proposed draft plan and will be providing formal comments following the public meeting. A Planning Report, dated November 2017 prepared by Fotenn Consultants Inc., was submitted in support of the plan of vacant land condominium application. It further outlines the policies of the PPS, County Official Plan, and Township Official Plan that support the proposed development. The report is available through the County’s Current Planning Applications website. Technical Circulation Process The application has been circulated to a number of internal departments and external agencies for review and comment. The responses to the technical circulation will be addressed in the technical review and included in the comprehensive report for consideration at a future Planning Advisory Committee meeting. As of this date of writing, comments have been received from the following agencies:
Malroz Peer Review (Hydrogeology) Bell Canada Union Gas Hydro One Cataraqui Region Conservation Authority and Parks Canada
All comments provided by the commenting agencies listed above are available for review on the County’s Current Planning Applications. Commenting agencies who have been circulated but have not yet provided comments include:
- Township of South Frontenac (comments to be received after public meeting)
- KFL&A Public Health (comments forthcoming)
- School boards
- Ontario Power Generation
- Telecommunication providers
- Algonquins of Ontario
- Canada Post Corporation Notice Provisions: Pursuant to the requirements of the Planning Act, notices were sent by mail to all property owners (according to the latest Assessment Rolls) within 120 metres of the subject property (and abutting lands under the same ownership) and those who requested to be notified. A courtesy notice was also placed on the County of Frontenac Website as well as on the Township of South Frontenac Website and was publicized Public Meeting Report – Proposed Plan of Vacant Land Condominium 10CD-2018-001 (Pine Point) May 9, 2018
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through the County’s Social Media outlets. The required signage has been placed at a publically accessible location. Sustainability Implications As stated in Directions for Our Future, Government decision-making processes are clear, transparent, forward thinking and focused on the longer term. The public is interested, informed, and meaningfully involved in local governance. Financial Implications There are no direct financial implications associated with this report. Organizations, Departments and Individuals Consulted and/or Affected Planning and Economic Development Department Township of South Frontenac Members of the Public Commenting Agencies Applicant and Applicant’s Agent
Public Meeting Report – Proposed Plan of Vacant Land Condominium 10CD-2018-001 (Pine Point) May 9, 2018
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19
20
LOT
LOT
ROAD AL
PO IN T
LA NE
LOWANC E
PI NE
E K A
L
SITE LOCATION
CRANBERRY LAKE
19 20
G
DOG LAKE
LOT LOT
DO
20 14
UNIT 1 AU GU ST
6t h
1.70 ha
ED G
E
UNIT 2
(BLO C 0.30 K 5) ha
W AT ER '
S
1.69 ha
UNIT 4 1.24 ha E AN
E PIN
PO
L INT
UNIT 3 L ROAD AL OWANCE
LOT LOT
19 20
1.26 ha
BETWEE
G O D
E K LA
SITE STATISTICS
K:\Projects\15811 - Pine Point Condominium\Drawings_civil\layouts\15811-DRAFT PLAN.dwg 2017-10-25 11:26 AM Nino Alvarez
8 and 19 N LOTS 1
a. b. c. d. e. f. g.
AS SHOWN ON DRAFT PLAN. AS SHOWN ON DRAFT PLAN. ALL ADJACENT LANDS OWNED, OR IN WHICH THE APPLICANTS HAVE AN INTEREST ARE SHOWN ON THE KEY PLAN RESIDENTIAL/RURAL. RESIDENTIAL/RURAL. AS SHOWN ON DRAFT PLAN AS SHOWN ON DRAFT PAN
h. i. j. k. l.
PRIVATE WELLS. SHALLOW TOPSOIL/LOAM OVERLAYING SILT AND/OR A SHALLOW SILTY CLAY ATOP BEDROCK. AS SHOWN ON DRAFT PLAN. GARBAGE COLLECTION, TELEPHONE, CABLE, ELECTRICITY RESTRICTIVE COVENANTS, UTILITY EASEMENTS
WATER FRONTAGE (m)
AREA (ha)
%
UNIT 1, RESIDENTIAL SINGLE DETACHED
76.00
150.00
1.70
27.50%
UNIT 2, RESIDENTIAL SINGLE DETACHED
83.70
150.80
1.69
27.30%
UNIT 3, RESIDENTIAL SINGLE DETACHED
280.20
100.90
1.26
20.40%
UNIT 4, RESIDENTIAL SINGLE DETACHED
206.40
109.00
1.24
20.00%
0.30
4.80%
6.19
100.00%
LAND USE
DRAFT PLAN OF VACANT LAND CONDOMINIUM Parts of LOT 19 Concession 8, being Parts 3, 5, 7 and Part 4, Plan 13R-20958 Geographic Township of Pittsburgh (formerly Township of Storrington) TOWNSHIP OF SOUTH FRONTENAC County of Frontenac
ADDITIONAL INFORMATION UNDER SECTION 51 (17) OF THE PLANNING ACT
ROAD FRONTAGE (m)
METRIC NOTE
SURVEYOR’S CERTIFICATE
OWNER’S CERTIFICATE
DISTANCES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048.
I CERTIFY THAT THE BOUNDARIES OF THE LAND TO BE SUBDIVIDED ARE CORRECTLY SHOWN.
I ______________ HEREBY AUTHORIZE ____________________ TO PREPARE AND SUBMIT THIS PLAN TO THE COUNTY OF FRONTENAC FOR REVIEW AND APPROVAL.
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ DATE _ _ _ _ _ _ _ _ _ W. RONALD CLANCY, O.L.S.
BLOCK 5, COMMON ELEMENT ROAD
TOTAL SUBDIVIDED LANDS
Not Valid Unless Signed and Dated
SCALE:
1:1500
DESIGN: ND
SIGNED:___________________ DATE___________ DRAWN: EV
CLANCY AND HOPKINS SURVEYING LTD. NAPANEE, ONTARIO
CHECKED: ND
REV.#
REVISIONS
DATE
INITIAL
DATE:
JUNE 2017
CONTRACT No. 15811-1
DWG DP
PINE POINT SUBDIVISION
±
OVERVIEW MAP
Sources: Esri, HERE, DeLorme, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN,
Unit 1
Unit 3 Unit 4
int Po e Pin
0
25
Ln
Unit 3
50
100
Metres Data Source: OGDE, ESRI & The County of Frontenac. Created: April 6th, 2018 Reference: Produced by the County of Frontenac with data supplied under license by members of the Ontario Geospatial Data Exchange. The County of Frontenac disclaims all responsibility for errors, omissions or inaccuracies in this publication.
