Body: Planning Committee Type: Agenda Meeting: Regular Date: April 9, 2018 Collection: Council Agendas Municipality: Frontenac County
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Planning Advisory Committee Meeting Monday, April 9, 2018 – 10:00 a.m. Bud Clayton Memorial Boardroom, County Administrative Office 2069 Battersea Road, Glenburnie, ON
AGENDA Page 1.
Call to Order
Adoption of the Agenda a) That the agenda for the April 9, 2018 meeting of the Planning Advisory Committee be adopted.
Disclosure of Pecuniary Interest and General Nature Thereof
Adoption of Minutes a) Minutes of Meeting held February 12, 2018
3-7
That the minutes of the Planning Advisory Committee meeting held February 12, 2018 be adopted. 5.
Deputations and/or Presentations
8 - 47
Briefings a) Mr. Joe Gallivan, Director of Planning and Economic Development will provide the Planning Advisory Committee with his regular Directors briefing.
48 - 72
b)
73 - 115
Ms. Megan Rueckwald, Community Planner, will provide the Planning Advisory Committee with a briefing on the new Local Planning Appeal Tribunal resulting from the Building Better Communities and Conserving Watersheds Act, 2017 (Bill 139)
Reports to the Planning Advisory Committee a) 2018-046 Planning Advisory Committee Amendment Number 5 to the Township of Frontenac Islands Official Plan to re-designate lands legally described as Part Lot 16, South Range known municipally as 1729-1739 Howe Island Drive,
Page 1 of 120
Page Howe Island from Agriculture to Rural (St. Philomena Roman Catholic Church) – Frontenac Islands By-Law No. 05-2018 Whereas the Council of the County of Frontenac considered all written and oral submissions received on this application, the effect of which helped Council to make an informed decision; Be It Resolved Thatthe Council of the County of Frontenac approve Frontenac Islands Official Plan Amendment No. 5 to the Township of Frontenac Islands Official Plan, as contained in By-Law No. 05-2018 attached to this report as Appendix A. 116 - 120
b)
2018-047 Planning Advisory Committee Application for Proposed Plan of Vacant Land Condominium 10CD2018-001 Set Date for Public Meeting and Site Visit Be It Resolved that the Planning Advisory Committee confirm the date to receive comments from the public on the proposed plan of vacant land condominium as noted in the report; And Further That be permitted to attend a site visit as required under the County of Frontenac’s Site Visit Policy to be completed prior to the public meeting.
Communications
Other Business
Next Meeting a) The next regular meeting of the Planning Advisory Committee is scheduled for Monday, June 11, 2018 at 10:00 a.m. at the County Administrative Building.
Adjournment
Page 2 of 120
AGENDA ITEM #a)
Minutes of the Planning Advisory Committee Meeting February 12, 2018 A meeting of the Planning Advisory Committee was held in the Bud Clayton Memorial Room, County Administrative Office, 2069 Battersea Road, Glenburnie on Monday, February 12, 2018 at 10:00 AM Present: Councillor Smith, Chair Councillor Vandewal, Vice-Chair Warden Higgins Councillor Doyle Phil Leonard Jim McIntosh Barbara Sproule Staff Present: Jannette Amini, Manager of Legislative Services/Clerk (Recording Secretary) Megan Rueckwald, Community Planner Joe Gallivan, Director of Planning and Economic Development 1.
Call to Order
Ms. Amini called the meeting to order at 10:01 a.m. and proceeded to Election of Officers. 2.
Election of Officers a)
Election of Chair
Moved By: Seconded By:
Councillor Vandewal Warden Higgins
That Councillor Frances Smith be elected Chair of the Planning Advisory Committee for 2018. Carried Moved By: Seconded By:
Councillor Doyle Mr. McIntosh
That nominations for Chair be closed. Carried
Minutes of Meeting held February 12, 2018
Page 3 of 120
AGENDA ITEM #a)
b)
Election of Vice Chair
Moved By: Seconded By:
Warden Higgins Councillor Doyle
That Councillor Ron Vandewal be elected Vice-Chair of the Planning Advisory Committee for 2018. Carried Moved By: Seconded By:
Councillor Smith Mr. McIntosh
That nominations for Vice-Chair be closed. Carried Councillor Smith assumed the Chair. 3.
Adoption of the Agenda
Moved By: Seconded By:
Councillor Doyle Mr. McIntosh
That the agenda and addendum for the February 12, 2018 meeting of the Planning Advisory Committee be adopted. Carried 4.
Disclosure of Pecuniary Interest and General Nature Thereof
There were none. 5.
Adoption of Minutes a)
Minutes of Meeting held December 5, 2018
Moved By: Seconded By:
Warden Higgins Councillor Doyle
That the minutes of the Planning Advisory Committee meeting held December 5, 2018 be adopted. Carried 6.
Deputations and/or Presentations a)
Mr. Sean Marshall addressed the Planning Advisory Committee with respect to the Draft Plan of Subdivision Approval 10T-2017/001: Revised
Planning Advisory Committee Meeting Minutes February 12, 2018
Minutes of Meeting held February 12, 2018
Page 2 of 5
Page 4 of 120
AGENDA ITEM #a)
Draft Conditions Request from South Frontenac. He noted with respect to access to the Cataraqui Trail, the CRCA does not provide public access to abutting properties. To provide all lots access to the trail an easement is required across lots 1-3; this easement would need to be located in the protected setback of the rear wetland. From a practical point of view this does not make sense. He noted that this is not Council’s jurisdiction, this is a private matter and there is no public interest. The only practical place to put the easement is in the setback of the water bodies (wetland). He stated that this is setting a precedence as the County will be going against the intent of the Township of South Frontenac. He is asking that this condition be deleted. 7.
Briefings a)
Mr. Joe Gallivan, Director of Planning and Economic Development provided the Planning Advisory Committee with his regular Director’s briefing. Reports to the Planning Advisory Committee
a)
2018-014 Planning Advisory Committee Draft Plan of Subdivision Approval 10T-2017/001: Revised Draft Conditions Request from South Frontenac Moved By: Councillor Doyle Seconded By: Councillor Vandewal Whereas the Council of the County of Frontenac considered all written and oral submissions received on this application, the effect of which helped Council make an informed decision; And Whereas the County of Frontenac received revised South Frontenac Township draft plan conditions for Plan of Subdivision 10T-2017/001 in correspondence dated December 14, 2017, with a request for a road widening to be incorporated into the County’s draft plan conditions, deletion of Township condition #13 requiring direct access to the Cataraqui Trail, and change to Township condition #14 to reduce the setback to the two westernmost wetlands. Therefore Be It Resolved That the Council of the County of Frontenac approve a minor revision to the County Draft Conditions of Approval for 10T-2017/001 for the inclusion of “condition 14. General conditions E.” for a road widening along McFadden Road; And Further That the Council of the County of Frontenac does not change County “condition 5. Access B. of County Draft Conditions of Approval for 10T-2017/001 providing direct access to the Cataraqui Trail;
Planning Advisory Committee Meeting Minutes February 12, 2018
Minutes of Meeting held February 12, 2018
Page 3 of 5
Page 5 of 120
AGENDA ITEM #a)
And Further That the Council of the County of Frontenac approve the removal condition 5. Access C. (easement) of County Draft Conditions of Approval for 10T2017/001 providing direct access to the Cataraqui Trail; And Further That the Council of the County of Frontenac support the change of Township Condition #14 for the reduced setback of the two westernmost wetlands to reflect “condition 9. Environment B.” of the County Draft Conditions of Approval for 10T2017/001; And Further That Council directs staff to forward a copy of the resolution to the Township of South Frontenac and the applicant. Carried As Amended (See motion to Amend below which was Carried) Motion to Amend Moved By: Seconded By:
Mr. McIntosh Councillor Doyle
That the motion be amended to remove Access C from clause 4; And Further That a new clause be added after clause 4 as follows: And Further That the Council of the County of Frontenac approve the removal of “condition 5. Access C. (easement) of County Draft Conditions of Approval for 10T-2017/001 providing direct access to the Cataraqui Trail; Carried Councillor Vandewal provided an overview of why the Township chose to delete the condition regarding access to the Cataraqui Trail. b)
2018-015 Planning Advisory Committee Amendment Number 4 to the Township of Frontenac Islands Official Plan to include private road (lane) policies and update existing transportation policies – Frontenac Islands Bylaw No. 2017A Moved By: Warden Higgins Seconded By: Mr. Leonard Whereas the Council of the County of Frontenac considered all written and oral submissions received on this application, the effect of which helped Council to make an informed decision; Be It Resolved That the Council of the County of Frontenac approve Frontenac Islands Official Plan Amendment No. 4 to the Township of Frontenac Islands Official Plan, as contained in By-law No. 2017A attached to this report as Appendix A. Carried Planning Advisory Committee Meeting Minutes February 12, 2018
Minutes of Meeting held February 12, 2018
Page 4 of 5
Page 6 of 120
AGENDA ITEM #a)
Communications
Other Business
At the request of Mr. Leonard, Mr. Gallivan provided an update on the Hardington OMB appeal. Councillor Vandewal made a statement regarding subdivision approvals and that they are appealed to the Ontario Municipal Board. 11.
Next Meeting a)
The next meeting of the Planning Advisory Committee is scheduled for Monday, April 9, 2018 at 10:00 a.m. at the County Administrative Building. Adjournment
Moved By: Seconded By:
Councillor Doyle Mr. McIntosh
That the meeting hereby adjourn at 11:01 a.m. Carried
Planning Advisory Committee Meeting Minutes February 12, 2018
Minutes of Meeting held February 12, 2018
Page 5 of 5
Page 7 of 120
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr… Page 8 of 120
Planning Briefing Planning Advisory Committee 9 April 2018
Ontario Municipal Board Reform •
Building Better Communities and Conserving Watersheds Act, 2017 – Bill 139
•
Now In Effect – April 3rd, 2018 AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr… Page 9 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 10 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 11 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 12 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 13 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Non-Conforming Use vs. Non-Complying Structure AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 14 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 Planning Act – Section 34 (Zoning By-laws) Excepted lands and buildings (9) No by-law passed under this section applies, (a) to prevent the use of any land, building or structure for any purpose prohibited by the bylaw if such land, building or structure was lawfully used for such purpose on the day of the passing of the by-law, so long as it continues to be used for that purpose ;
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 15 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “The position of the Township is that . . . a legal noncomplying structure is not expressly protected by s.34(9)(a) of the Planning Act and … therefore (the Township) possesses the authority to regulate legal non-complying structures without restriction.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 16 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “The Township submits that it has the ability to pass the ZBLA as part of its powers to regulate buildings and that it conforms to the OP policies that restrict waterfront development within the 30 m (waterfront) setback in order to protect public interest in water quality, environmental protection and the aesthetic character of waterfront areas.” AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 17 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “As the new wording would apply, whatever existing right an owner might have had to continue the use of a legal noncompliant building, where it exists in the 30 m setback, terminates immediately at the point in time that the owner desires to replace more than 50% of the load-bearing walls.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 18 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “The Board … views the impact of the amendment as a substantial alteration of the rights of shoreline property owners, with the practical impact of sterilizing and downzoning properties with frontages of less than 30m….”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 19 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “The Board … views the impact of the amendment as a substantial alteration of the rights of shoreline property owners, with the practical impact of sterilizing and downzoning properties with frontages of less than 30m….”
“… unilaterally stripping property owners of dwellings and structures within the 30m buffer of their continuing right of use of these legal non-complying dwellings and structures.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 20 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “At the heart of this issue . . . is whether the protection of the rights afforded to legal non-conforming uses … includes legal non-complying building and structures or instead applies only to safeguard rights relating to legal non-conforming uses of property.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 21 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “The Township maintains that the protected grandfathering right granted to a property owner is the right (to) use the property and buildings, and not the building itself.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 22 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “The Board is of the view that s. 34(9)(a), as it is drafted,… already encompasses the use of non-complying buildings and thus grants property owners ‘non-complying rights’ similar to ‘non-conforming rights’.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 23 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “(The planner representing the appellants) stated that through the course of his career as a planner for over fortyodd years, he and other planners have been unable to fathom any difference between ‘non-conformance’ and ‘noncompliance’.”
“(The planner) was of the opinion that within the planning and development practice in Ontario, the use and application of the terms ‘legal non-conformance’ and ‘legal non-conformity’ are sometimes interchangeable but both are considered to be connected to the concept of ‘use’.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 24 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “The Board finds (the planner’s) assertion to be both logical and persuasive and agrees that the presence and location of a dwelling within a prohibited area cannot be disassociated from the use of that dwelling in the prohibited area.” “The Board supports … the opinion that generally, in planning, legal non-conforming uses and legal noncomplying uses have both been considered part of the broad concept of grandfathered ‘uses’ and often referred to as such.”
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 25 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “…(A)ll owners who use legal non-complying buildings and structures on their lands have an acquired right that cannot be modified or taken away. Such rights include the right to demolish and reconstruct a building or structures. Such rights also include the right to seek planning approval to expand or enlarge the legal non-complying building.” AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 26 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Brougham v. South Frontenac OMB Case: PL 160674 “There is no reasonable planning analysis that has been provided that would in any way justify the imposition of the prohibition against voluntary reconstruction of legal nonconforming buildings and …the interference with the acquired rights of shoreline owners and users of legal nonconforming buildings.” APPEAL GRANTED…
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 27 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
WHAT DOES THIS MEAN FOR PLANNING IN FRONTENAC (AND COTTAGE COUNTRY)?
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 28 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Property Rights supersede:
2014 Provincial Policy Statement
Natural Heritage Flood Hazards Fish Habitat
County and Township Official Plans
Waterfront Protection Lake Character Water Quality
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 29 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 30 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 31 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 32 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 33 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 34 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 35 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Planning Comments – legal decision, not a planning decision – planner ’s hearsay opinion at OMB on planning profession’s confusion over ‘non conforming’ and ‘non complying’ accepted as expert opinion evidence. AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 36 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Planning Comments – ignores Official Plan policy that clearly defines differences between ‘non conforming’ and ‘non -complying’
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 37 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Planning Advice – continue to treat non -conforming uses and non-complying structures as two different circumstances.
– make sure there are distinct policies in Official Plans to make it clear that a municipality treats ‘use’ and ‘structure’ differently.
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 38 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Planning Advice – take the high road – absolute property rights should not be used as a shield to defend against good planning policy.
– “business as usual” AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 39 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Frontenac Islands – Severance Policy • •
Official Plan Amendment Planning Report – April 9th Township Council • • •
Allow for one additional severance, except for Howe Island Hold Public Meetings Short term solution – revisit once Marysville Secondary Plan completed and Official Plan update is underway.
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 40 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Central Frontenac draft Official Plan • •
Release Date – May 1st special Council meeting Key Issues: • • • •
Waterfront protection Small scale farming Highway 7 development Vision for Sharbot Lake
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 41 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 42 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 43 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 44 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Communal Servicing Study • •
Consulting Team Selected – WSP consultants Technical Advisory Committee Established •
•
First meeting tentatively April 24th
Consultation with Developers
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 45 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
Department Work Plan Update • • •
New Planning Position approved by County Council Expected Start Date: June/July Summer Students (?)
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 46 of 120
Planning Advisory Committee Planning Briefing – April 9th, 2018
AGENDA ITEM #a)
Mr. Joe Gallivan , Director of Planning and Economic Development will pr…Page 47 of 120
Questions ?
Subheading
Building Better Communities and Conserving Watersheds Act, 2017 Planning Advisory Committee April 9, 2018
AGENDA ITEM #b)
Page 48 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Alternate Title Slide
• Ontario Municipal Board Review • Bill 139 Milestones • Bill 139 Highlights • Areas of Change • Local Planning Appeal Tribunal • Implications for Frontenac AGENDA ITEM #b)
Page 49 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Presentation Outline
• Information in this presentation is compiled from the Ministry of Municipal Affairs and Ministry of the Attorney General information sessions.
AGENDA ITEM #b)
Page 50 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Information Session
• Provincial review began in Spring 2016 • Recommend changes to improve OMB’s role: •
Too many decisions are appealed, hearings complex and costly
•
More respect and deference to local decisions
•
Increase mediation and reduce adversarial nature of hearings
•
Public and community groups need access to the process
• Public-wide consultation – County Council formally responded December 2016 (Council Report 2016-141)
AGENDA ITEM #b)
Page 51 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Ontario Municipal Board (OMB) Review
• Introduction/First Reading – May 30, 2017
• Third Reading/Royal Assent – December 12, 2017 • Proclamation – April 3, 2018
AGENDA ITEM #b)
Page 52 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Bill 139 Milestones
• Makes transformative changes to the land use planning and appeal system • Repeals Ontario Municipal Board Act and replaces it with the Local Planning Appeal Tribunal Act, 2017 • Enacts the Local Planning Appeal Support Centre Act, 2017 which establishes new independent agency • Makes changes to the Planning Act and various other Acts
AGENDA ITEM #b)
Page 53 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Bill 139 Highlights
• Planning Act changes: • • •
More municipal control Strong community voice for local decisions Protect public interest
• Local Planning Appeal Tribunal Act, 2017 •
Establishes Local Planning Appeal Tribunal (LPAT) • • •
Independent, dispute-resolution body Governed by the Local Planning Appeal Tribunal Act Reports through Environment and Land Tribunals Ontario
• Local Planning Appeal Support Centre Act, 2017 •
Establishes the Local Planning Appeal Support Centre (LPASC) • •
Independent agency Mandate to administer cost -effective support services to eligible persons for matters governed by the Planning Act under jurisdiction of the LPAT
AGENDA ITEM #b)
Page 54 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Bill 139 Highlights
•
More Municipal Control • • • • •
•
Strong Community Voice • • •
•
Two-year “time-out” – new secondary plans No appeal of interim control bylaws when first passed More authority for Local Appeal Bodies Longer decision timelines Protected Major Transit Station Area (PMTSA) Consistency/Conformity standard Requirement to send info back to approval authority LPAT limited to matters that were part of Council decision
Protecting Public Interest • • • •
No appeal of major Provincial decisions (including County O.P.) Minister’s Zoning Orders Climate change Affordable housing
AGENDA ITEM #b)
Page 55 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Key Areas of Change
•
More Municipal Control • • • • •
•
Strong Community Voice • • •
•
Two-year “time-out” – new secondary plans No appeal of interim control bylaws when first passed More authority for Local Appeal Bodies Longer decision timelines Protected Major Transit Station Area (PMTSA) Consistency/Conformity standard Requirement to send info back to approval authority LPAT limited to matters that were part of Council decision
Protecting Public Interest • • • •
No appeal of major Provincial decisions Minister’s Zoning Orders Climate change Affordable housing
AGENDA ITEM #b)
Page 56 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Key Areas of Change
• Cannot apply to amend new secondary plans for two years, unless amendment is municipallysupported •
Give municipalities more control over development in their communities
•
Facilitate implementation of local policies
•
Begins first day secondary plan comes into effects
•
Complements change introduced for two-year timeout for new OP and ZBs
AGENDA ITEM #b)
Page 57 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Two-Year “Time-out” – New Secondary Plans
• Allow municipalities to put a “pause” on development in a specific area to undertake a technical study •
Province continued ability to appeal
•
Any extension is subject to appeal
•
Allow to redirect limited resources from responding to appeals to carry out planning studies
AGENDA ITEM #b)
Page 58 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
No Appeal of Interim Control By-laws
• More time to assess planning matters and hear public input • More time to negotiate solutions and potentially avoid appeals •
Timelines extended by 30 days: • Official plans and official plan amendments – 210 days • Zoning by-law amendments and holding by-laws – 150 days
AGENDA ITEM #b)
Page 59 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Longer Decision Timelines
• Restrict appeal grounds for official plans and zoning by-laws to only matters of consistency and/or conformity with provincial and/or municipal policies/plans • Onus is an appellant to set out reasons why Council decision is inconsistent/does not conform with provincial policy and/or applicable official plan • For non-decision or refusal, onus is on applicant to demonstrate how their proposal would be consistent and how existing OP policies and ZB provisions fall short
AGENDA ITEM #b)
Page 60 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Consistency/Conformity Standard
• Requirements to return matter to a municipality for a new decision when LPAT determines that municipal decision did not follow provincial/local policies • Municipality has 90 days to issue a new decision (does not apply to municipally-initiated matters) •
Reassess application, provide notice of a public meeting, hold meeting, issue new decision
AGENDA ITEM #b)
Page 61 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Opportunity to Reconsider
• LPAT does not have the authority to approve or modify any part of an official plan that is already in effect and was not added, amended or revoked by the municipality when making their original decision.
AGENDA ITEM #b)
Page 62 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Limited to Matters of Council Decision
• No appeal of provincial decision to approve, modify or refuse new official plan or update • Appeal if no provincial decision is made within the statutory timeframe • Appeals on non-decisions are not based solely on consistency/conformity
AGENDA ITEM #b)
Page 63 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
No Appeal of Major Provincial Decisions
• Climate Change •
Must identify goals, objectives and actions to mitigate and adapt
• Affordable Housing •
Plan for a range and mix of housing, including affordable housing
AGENDA ITEM #b)
Page 64 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Climate Change and Affordable Housing
AGENDA ITEM #b)
Page 65 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
•
Technical changes
•
Changes revise what information is included in giving notice
•
Changes to facilitate implementation of the new consistency/conformity standard •
Revise information and material needed for an official plan/zoning amendment – whether an application conforms with the relevant plans
AGENDA ITEM #b)
Page 66 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Amended Planning Act Regulations
AGENDA ITEM #b)
Page 67 of 120 Ms. Megan Rueckwald , Community Planner, will provide the Planning Advis…
Local Planning Appeal Tribunal
•
Purpose: Carry out a “check-and-balance function” with respect to municipal planning decision-making
•
Standard of Review: Appellant must explain and demonstrate how the adopted or approved OP/OPA or ZB/ZBA is inconsistent with a PPS, fails to conform with or conflicts with a provincial plan, or fails to conform with an applicable upper-tier official plan.
•
Time Limits:12, 10 and 6 months (postpone and resume)
•
Mandatory Case Management Conference: Appellant, approval authority and member of the LPAT
•
New Process: Oral and written hearing, only LPAT may call a witness, limits (75min oral, 20pg document book)
AGENDA ITEM #b)
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Local Planning Appeal Tribunal
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New forms available, same $300 administrative cost
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New submission requirements
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Schedule of hearings – no longer canvass for available dates
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Correspondence to advise the Municipal clerk and parties of Tribunals initial decision (may include further information)
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Appeal Process
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Case Synopsis: Focus on issues raised in the appeal, relevant policies referenced. Max 20 pages.
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Responding to an Appeal: File responding record if appellant’s record is incomplete (within 20 days of receipt)
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Case Management Conference: Must notify if you wish to be involved 30 days in advance
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Hearings: Less adversarial
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New Rules - LPAT
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Local Planning Appeal Support Centre
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Tighter Timelines: No canvassing potential hearing dates, timelines for case synopsis and reply, timeframe to make new decision
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Transition Guidelines: Outstanding appeals under current system
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Continued Participation in Hearings: Minor variance appeal process similar
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Modifying Appeal Notices: Who can and when?
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Modifying Applications: Conformity/consistency test
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Court Involvement: Possibility?
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Implications for Frontenac
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Report 2018-046 Recommend Report To:
Chair and Members of the Planning Advisory Committee
From:
Megan Rueckwald, Community Planner
Prepared by:
Megan Rueckwald, Community Planner
Date of meeting:
April 9, 2018
Re:
Planning Advisory Committee – Amendment Number 5 to the Township of Frontenac Islands Official Plan to re-designate lands legally described as Part Lot 16, South Range known municipally as 1729-1739 Howe Island Drive, Howe Island from Agriculture to Rural (St. Philomena Roman Catholic Church) – Frontenac Islands By-Law No. 05-2018
Recommendation Whereas the Council of the County of Frontenac considered all written and oral submissions received on this application, the effect of which helped Council to make an informed decision; Be It Resolved That the Council of the County of Frontenac approve Frontenac Islands Official Plan Amendment No. 5 to the Township of Frontenac Islands Official Plan, as contained in By-Law No. 05-2018 attached to this report as Appendix A. Background An Official Plan Amendment (OPA) has been initiated by the Township of Frontenac Islands to re-designate the lands of the St. Philomena Roman Catholic Church property being legally described as Part Lot 16, South Range, known municipally as 1729-1739 Howe Island Drive, Howe Island from Agriculture to Rural (see attached map).
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A request from a member of the Church for a Township-initiated Official Plan Amendment to re-designate the lands from Agriculture to Rural to allow for the creation of a new lot was supported by Council. The intention of the new lot is to separate and sell the land and structure associated with the residence on the property. The Agriculture designation restricts the creation of new residential lots in order to protect agricultural land from development, thus requiring an Official Plan Amendment. The statutory public meeting was held on December 11, 2017, to receive comments from the public. On February 12, 2018, By-Law No. 05-2018 was passed by Township Council adopting the Official Plan Amendment. Official Plan Amendment The proposed Official Plan Amendment is to re-designate the subject property from Agriculture to Rural. The subject property is approximately 3 acres in area and has approximately 93 metres (305 feet) of frontage along Howe Island Drive. Currently, the property is developed with a church, parish hall, dwelling, cemetery, and smaller accessory buildings. The subject property has been occupied by the church since 1858, with the parish hall and dwelling being built more recently. The date of the cemetery is unknown; however, it is understood to have been there as long as the church has. To either side of the subject property are large lots with the potential for agricultural activities. Across Howe Island Drive are residential waterfront properties fronting on the St. Lawrence River. According to the aerial imagery, a wetland exists to the rear of the subject property; no development is proposed in the vicinity of this feature. At this time, no development is proposed for the subject property. Should the Official Plan Amendment be approved, the Church congregation may proceed with a severance application, likely also requiring a rezoning. Planning Analysis Provincial Policy Statement, 2014 The 2014 Provincial Policy statement (PPS) provides direction on matters of Provincial interest related to land use planning and development. The PPS promotes efficient land use and development patterns that support strong, liveable and healthy communities, protect the environment and public health and safety, and facilitate economic growth. Section 2.3 Agriculture provides policy direction for the protection of prime agricultural areas for long-term use for agriculture. Permitted uses in Section 2.3.3 include agricultural uses, agriculture-related uses and on-farm diversified uses. The creation of new lots in prime agricultural areas shall not be permitted. When assessing development on rural lands, planning authorities must comply with Section 1.1.5.1 of the PPS; this section requires application of relevant policy under Section 1: Building Healthy Communities, Section 2: Wise Use and Management of Resources, and Section 3: Protecting Public Health and Safety by the approval authority. Section 1.1.5.2 lists permitted uses on rural lands in municipalities including: Recommend Planning Advisory Committee Report Amendment Number 5 to the Township of Frontenac Islands Official Plan – Re-designate from Agriculture to Rural Frontenac Islands By-Law No. 05-2018 April 9, 2018 Page 2 of 5
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c) limited residential development; e) cemeteries; and f) other rural land uses. The permitted uses on rural lands reflect the current uses of the subject property. New lot creation on lands designated as agriculture is not permitted in the Township Official Plan, consistent with the Provincial Policy Statement, 2014. However, the designation of the subject property as Agriculture does not reflect the historic and existing uses on the property. The Church was established in 1846, far before Provincial Policy Statements existed to guide development. The uses of the land are better reflected with a rural designation; the permitted uses on rural lands match the current uses on the property. Further, the subject property does not meet the area requirements in the Township’s Zoning Bylaw for Non Residential Uses (agriculture) and the existing buildings and cemetery limit the potential of the land for agriculture. As such, the proposed Official Plan Amendment is consistent with the Provincial Policy Statement, 2014. County of Frontenac Official Plan, 2016 The County of Frontenac Official Plan is a framework for guiding development in the County through the management and protection of the natural environment and by providing direction and influence on growth patterns. It is focused on the six themes of economic sustainability, growth management, community building, housing and social services, heritage and culture, and environmental sustainability. Section 2. Economic Sustainability recognizes Agriculture as a natural resource in the County. Policies in the Plan encourage the Townships to protect prime agricultural land for agricultural purposes and encourage the development of agricultural support services within designated hamlets. The Townships are required to designate Prime Agricultural Areas in their respective Official Plans in accordance with the PPS. Section 3.3 Rural Lands state that rural lands comprise all lands outside of settlement areas in the County that are not natural heritage area, resource lands, and waste disposal sites. Low density residential development as well as rural-related commercial, industrial, recreational and institutional development is desirable, provided it is appropriately located. The proposal to re-designate the lands from Agriculture to Rural in the Township of Frontenac Islands Official Plan Land Use Schedule, reflects the current use as part of the Rural Lands designation in the County Official Plan. The re-designation will reflect the current uses on the subject property; constraints of the lot including the existing buildings and cemetery significantly limit the potential for agriculture on the property. As such, the proposed Official Plan Amendment conforms to the County of Frontenac Official Plan, 2016.
Recommend Planning Advisory Committee Report Amendment Number 5 to the Township of Frontenac Islands Official Plan – Re-designate from Agriculture to Rural Frontenac Islands By-Law No. 05-2018 April 9, 2018 Page 3 of 5
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Township of Frontenac Islands Official Plan, July 2013 Consolidated Version The property is currently designated as Agriculture in the Township Official Plan. This designation arises from the fact that the lands are prime agricultural but does not accurately reflect the historic use of the land. Section 5.1 Agriculture includes policies to maintain a permanent and viable agricultural industry throughout the Township. It is the intent of the Plan that the predominant use of land within the Agriculture designation shall be for agriculture and farm related uses inclusive of associated residential dwellings. The Plan aims to prevent development of non-farm related uses within the agriculture designation and to prevent scattered development leading to the unnecessary fragmentation of farmland. The proposal will not result in the development of new non-agricultural uses but instead the redesignation will reflect a historic, continued use of the property. The church was constructed in 1858 and has been operated as a community facility since then. The Plan does encourage the consolidation of lots too small to be viable agricultural units with adjacent farm properties. The existing development on the property, church, dwelling, parish hall, and cemetery limit the ability of the land for agricultural uses. Section 5.2 Rural includes policies that have the intent of protecting land suitable for agricultural production from scattered development and land uses which are unrelated to agriculture. The Township will direct limited non-farm growth to the rural areas provided it will not interfere with or limit existing farm activity in the Rural designation. There are no anticipated impacts of re-designating the lands from Agriculture to Rural on the production of agriculture in the Township. The lands are currently occupied with a church, residence, parish hall, and cemetery; the church has existed for over 150 years with the cemetery being active for that long as well. The current development combined with the size of the lot limit the potential for agriculture on the subject property; the continued existence of the property designated as Rural is not anticipated to impact agricultural production. Township of Frontenac Islands Zoning Bylaw The subject property is zoned as Community Facility in the Township’s Official Plan. The Community Facility zoning permits a variety of non-residential uses including assembly halls, cemeteries, libraries, parks, and places of worship amongst others. Residential uses are prohibited except a single housekeeping dwelling house accessory to a place of worship. Although the property is designated as Agriculture in the Official Plan, the zoning does not permit agricultural uses. As such, the re-designation of the lands to Rural will not limit the permitted uses and instead reflect the historic, continued use of the property. Comment The current Township of Frontenac Islands Official Plan Land Use Schedule designates the subject property Agriculture. The designation does not reflect the historic, continued uses of the property. The amendment adopted by Township Council re-designates the property to Rural to better reflect the historic, continued uses most notably the church Recommend Planning Advisory Committee Report Amendment Number 5 to the Township of Frontenac Islands Official Plan – Re-designate from Agriculture to Rural Frontenac Islands By-Law No. 05-2018 April 9, 2018 Page 4 of 5
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and cemetery. If the Church congregation wishes to pursue the severance of the residence on the property, the rural designation permits non-farm severances. Staff recommend that County Council approve Amendment 5 to the Township of Frontenac Islands Official Plan. Sustainability Implications One of the key focus areas of Directions for Our Future, the County’s Sustainability Plan, is Land Use Planning and Management. From a sustainability perspective, this involves an approach that ensures a clean and healthy environment, a strong economy, and long term viability. Approval of this amendment will allow the historic, permitted uses of the property to be designated accordingly. Financial Implications There are no direct financial implications to the County of Frontenac for this approval. Organizations, Departments and Individuals Consulted and/or Affected Township of Frontenac Islands Congregation of St. Philomena Roman Catholic Church
Recommend Planning Advisory Committee Report Amendment Number 5 to the Township of Frontenac Islands Official Plan – Re-designate from Agriculture to Rural Frontenac Islands By-Law No. 05-2018 April 9, 2018 Page 5 of 5
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Report 2018-047 Committee Recommend Report To:
Chair and Members of the Planning Advisory Committee
From:
Megan Rueckwald, Community Planner
Date of Meeting: April 9, 2018 Re:
Planning Advisory Committee – Application for Proposed Plan of Vacant Land Condominium 10CD-2018-001 – Set Date for the Public Meeting and Site Visit
Recommendation Be It Resolved that the Planning Advisory Committee confirm the date to receive comments from the public on the proposed plan of vacant land condominium as noted in the report; And Further That be permitted to attend a site visit as required under the County of Frontenac’s Site Visit Policy to be completed prior to the public meeting. Background On February 16, 2018, the County of Frontenac received an application for a proposed 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. 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 and front onto both Dog Lake and Pine Point Lane (Table 1). 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.
2018-047 Planning Advisory Committee Application for Proposed Plan of Va…
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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
In support of the application, the applicant has submitted the following:
Complete application form; Draft Plan of Vacant Land Condominium (Ainley Group, June 2017); Planning justification report (Fotenn Consultants Inc., November 2017); Hydrogeological Study and Terrain Assessment (BlueMetric Environmental, February 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 Pursuant to the Planning Act, a public meeting is required to receive citizen comments on the proposed development. Planning staff recommend that the public meeting be held in early May. In accordance with the County’s Public Meeting Policy, the public meeting will be held in the Township where the proposal is located. The Township of South Frontenac Council Chambers are available for the evening of May 9 th to hold the meeting. The developer and planning consultants are available this date. Once confirmed, planning staff will prepare the required public notice and circulate accordingly.
Planning Advisory Committee – Application for Proposed Plan of Vacant Land Condominium 10CD-2018001 – Set Date for Public Meeting and Site Visit April 9, 2018 Page 2 of 3
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Site Visit In accordance with the County’s Site Visit Policy, a maximum of 3 Committee members are permitted to attend a site visit. The purpose of the site visits is to view the site and its surroundings to better appreciate the facts that are important in the consideration of the application, assist in the appraisal of any constraints, and have a better understanding of any issues raised. The Mayor of the Township plus 2 other members of the Committee may attend the site visit. Planning staff recommend that a date be set for the beginning of May, prior to the public meeting, to complete the visit. Planning staff will advise the applicant at this date once determined. Conclusion It is recommended that the public meeting be held on May 9 th, 2018, at the Council Chambers in the Township of South Frontenac and that the required site visit be completed prior to the meeting. Planning staff will prepare a comprehensive information report for the public meeting, which will include comments received as part of the technical circulation. Sustainability Implications One of the key focus areas of Directions for Our Future, the County’s Sustainability Plan, is Land Use Planning and Management. From a sustainability perspective, this involves an approach that ensures a clean and healthy environment, a strong economy, and long term viability. Financial Implications There are no direct financial implications to the County of Frontenac for this approval. Organizations, Departments and Individuals Consulted and/or Affected Township of South Frontenac Applicants Agent
Planning Advisory Committee – Application for Proposed Plan of Vacant Land Condominium 10CD-2018001 – Set Date for Public Meeting and Site Visit April 9, 2018 Page 3 of 3
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19
20
LOT
LOT
2018-047 Planning Advisory Committee Application for Proposed Plan of Va…
LOWANC
E
IN T
LA
NE
ROAD AL
PO PI NE
E K A
L
SITE LOCATION 19 20
CRANBERRY LAKE
LOT LOT
DO
G
DOG LAKE
20 14
UNIT 1
GU
ST
6th
1.70 ha
ED
GE
AU
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
L INT O P
UNIT 3 19 20
E
LOWANC
LOT LOT
ROAD AL
1.26 ha
BETWEE
G O D
E K LA
SITE STATISTICS
METRIC NOTE
SURVEYOR’S CERTIFICATE
OWNER’S CERTIFICATE
a. b. c.
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.
d. e. f. g.
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
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%
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 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
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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
ADDITIONAL INFORMATION UNDER SECTION 51 (17) OF THE PLANNING ACT h. i.
WATER FRONTAGE (m)
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
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
ROAD FRONTAGE (m)
2018-047 Planning Advisory Committee Application for Proposed Plan of Va…
PINE POINT SUBDIVISION
±
OVERVIEW MAP
Sources: Esri, HERE, DeLorme, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN,
Unit 1
Unit 3 Unit 4
e Pin
Ln
Unit 3
25
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.
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0
int Po
