Body: Council
Type: Agenda
Meeting: Public Amendments to Official Plan and Zoning By law
Date: January 13, 2023
Collection: Council Agendas
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Document Text
Public Council Agenda re: Amendments to Official Plan and Zoning By-law January 13, 2023 - 9:00 a.m. Municipal Office - Council Chambers 6648 Road 506, Plevna Zoom Meeting Registration
Page
Call to Order and Purpose of Meeting
Chair’s Opening Remarks
Approval of Agenda
a) January 13, 2023
Be It Resolved That Council approves the Agenda for the Public Meeting dated January 13, 2023 regarding amendments to the Township’s Official Plan and Zoning By-law, as circulated.
Disclosure of Pecuniary Interest and General Nature Thereof
Official Plan Amendment and Zoning By-law Amendment
3 - 117
a) Official Plan Amendment #OP02/22 & Zoning By-law Amendment Z08/22 - Ompah Palmerston Cottage Co-Operative (1099A Lafolia Lane)
Be It Resolved That Council receives for information the County Planner’s report regarding Official Plan Amendment Application #OP01/22 and Zoning By-law Amendment Application #Z08/22; and the comments from the public regarding the proposed development; And That County Planning Staff will review the comments received and provide a detailed analysis and recommendation in a final report to Council at a future meeting date.
i.
Public Comments and Questions
118 - 132
b) Official Plan Amendment #OP01/22 - Proposed Administrative Amendments to Implement Bills 13 and 109.
Page 1 of 132 Page Be It Resolved That Council receives for information the County Planner’s report entitled " Official Plan Amendment Number 1 to the Township of North Frontenac Official Plan – Proposed Administrative Amendments to Implement Bills 13 and 109"; And That Council will consider a By-law later in the meeting to adopt the proposed Official Plan Amendment Number 1 to implement Provincial Bills 13 and 109; And That Council instructs the Clerk/Planning Manager to prepare and send the Official Plan Amendment package to the County of Frontenac for approval.
i.
Public Comments and Questions
Adjournment
a) Adjournment of Meeting
Be It Resolved That Council adjourns the Public Meeting at _______
.m
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The Township of North Frontenac is committed to accessibility for persons
with disabilities. Please contact Eric Korhonen, Accessibility Coordinator at
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Page 2 of 132 North Frontenac Township Council | OP02/22 & Z08/22 (Lafolia Lane) Public Meeting Report Page 1 of 5
Planning Report
To: Mayor and Members of Council
Prepared By:
Jennie Kapusta, Community Planner, County of Frontenac
Reviewed By:
Sonya Bolton, Manager of Community Planning, County of Frontenac
Re:
Application for Official Plan Amendment to Redesignate the Subject Property from Rural
Area to Rural Cooperative Area (Map Change – Ompah Palmerston Cottages Rural
Cooperative)
Application for Zoning By-Law Amendment to Rezone the Subject Property from Limited
Service Waterfront (LSW) and Limited Service Rural (LSR) to a site-specific Rural Co-
operative Exception Zone (CO-X1)
Address:
1099 A & B Lafolia Lane
Legal Description: Part Lot 30, Concession 4, Part Parcel A, Palmerston Lake, Geographic
Township of Palmerston
File Number:
OP02/22 (Lafolia Lane)
Z08/22 (Lafolia Lane)
Recommendation: Receive comments from the public
Date Prepared:
January 5, 2023
Date of Public Meeting: January 13, 2023
Recommendation
Under the Planning Act, a public meeting is required to be held to receive comments from
citizens on the proposed Official Plan Amendment and Zoning By-Law Amendment. Planning
staff recommend Council receive public comments for consideration about the proposed
amendments. Staff will review the comments received and provide a detailed analysis and
recommendation in a final report to Council at a future meeting date.
Proposal
An application for an Official Plan Amendment has been submitted to redesignate a property
described as Part Lot 30, Concession 4, Part Parcel A, Palmerston Lake, Geographic
Official Plan Amendment #OP02/22 & Zoning By-law Amendment Z08/22 - Ompa…
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North Frontenac Township Council | OP02/22 & Z08/22 (Lafolia Lane) Public Meeting Report
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Township of Palmerston (1099A & 1099B Lafolia Lane) from Rural Area to Rural Cooperative
Area. This is a map change to facilitate the redesignation of the subject property and the
establishment of a rural cooperative known as Ompah Palmerston Cottages Rural
Cooperative.
An application for a Zoning By-Law Amendment has been submitted to rezone the same
property from Limited Service Waterfront (LSW) and Limited Service Rural (LSR) to a site-
specific Rural Co-operative Exception Zone (CO-X1).
These applications have been submitted to permit the establishment of a family based rural
cooperative known as Ompah Palmerston Cottages Rural Cooperative.
Background
Information Category
Response
Official Plan Designation
Rural Area
Zoning
Limited Service Waterfront (LSW) and
Limited Service Rural (LSR)
Current size (area) of subject property
14.38 hectares (35.52 acres)
Existing road frontage and access
Accessed by Lafolia Lane
Waterfrontage
1,208 metres (3,963 feet)
Natural heritage features
Coniferous and deciduous woodlands,
wetlands, shorelines and open water, and
abutting Palmerston Lake
Surrounding land uses
Developed waterfront residential lots
along the shoreline of Palmerston Lake,
large naturally vegetated rural parcels
inland, with some Crown Land along the
north shore of Palmerston Lake
The subject property, municipally known as 1099A and 1099B Lafolia Lane is a peninsula that
extends into Palmerston Lake, located at the northeast corner of the Hamlet of Ompah. This
property is accessed via Lafolia Lane, a private road.
The property owners retained ZanderPlan to assist them with both the official plan amendment
and zoning by-law amendment applications, and ZanderPlan has provided a planning
justification report in support of these applications. The co-operative is intended to be a family
project to be developed in phases, and will include one existing cottage, seven new cottages,
and a number of communal accessory buildings and structures.
Official Plan Amendment #OP02/22 & Zoning By-law Amendment Z08/22 - Ompa…
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North Frontenac Township Council | OP02/22 & Z08/22 (Lafolia Lane) Public Meeting Report
Page 3 of 5
Palmerston Lake has been provincially designated as a lake-trout lake not at-capacity.
Township policies require that new development within 300 metres of a designated lake-trout
lake undertake an Environmental Impact Study (EIS) to evaluate potential negative impacts on
the waterbody or other identified natural heritage features (including Species at Risk, Fish
Habitat and Significant Wildlife Habitat) and provide mitigation measures, if required. The
property owners retained GEMTEC Consulting Engineers and Scientists Limited to complete
this EIS. The EIS dated August 31, 2021, was submitted with the applications. The study area
identified in this report included the subject property and the adjacent lands encompassing an
area of 120 metres beyond the property boundary.
The conclusion of this EIS was that impacts to the natural environment are anticipated to be
minimal. Provided that mitigation measures recommended are implemented as proposed, no
significant residual impacts are anticipated from the proposed development.
Following the review of the information pertaining to the natural heritage features of the site,
the following general conclusions are provided by GEMTEC in regards to the Environmental
Impact Statement.
• No significant impacts to natural heritage features identified on-site, including fish
habitat, significant wildlife habitat or habitats of species at risk are anticipated as a result
of future residential development.
• The proposed project complies with the natural heritage policies of the Provincial Policy
Statement.
• The proposed development complies with the natural heritage policies of the County of
Frontenac Official Plan.
As noted in the EIS the subject property is comprised of coniferous and deciduous woodlands,
wetlands, shorelines and open water. The shoreline of Palmerston Lake is steep and was
determined to meet the criteria for a potentially unstable slope. GEMTEC prepared a Slope
Stability Assessment Report, dated June 29, 2021 that established an Erosion Hazard Limit.
The report determined that this limit constitutes a safe setback for any proposed development
at the site with respect to slope stability. The report also determined that the Erosion Hazard
Limit for the slopes along Palmerston Lake will be about 33 metres from the toe of the slope.
The property owners have submitted a Site Servicing Report prepared by Kollaard Associates
Engineers, dated June 27, 2022, that describes the planned on-site sanitary (septic) servicing.
This report noted that each of the eight (8) cottages will have its own Class 4 septic system
and determined that the total daily flow rate for the entire site will be less than the 10,000L/day
that would have required approval by the Ministry of the Environment, Conservation and Parks
(MECP). This report was circulated to the septic approval authority (Township of South
Frontenac) for review.
Official Plan Amendment #OP02/22 & Zoning By-law Amendment Z08/22 - Ompa…
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North Frontenac Township Council | OP02/22 & Z08/22 (Lafolia Lane) Public Meeting Report
Page 4 of 5
Comments
Septic Approval Authority (Township of South Frontenac)
As noted above, these applications along with the site servicing report were circulated for
review. Preliminary email comments dated December 20, 2022 noted the following items:
• The Kollaard Associates sanitary servicing brief provides some information but does not
address whether there is any intent to provide water and sewage services to the
proposed workshop, studio, community building, trailer site or the two [sleep cabins].
• As the property is now one lot, the proposed 9450 L/day of sanitary sewage flow listed
in the Kollaard Associates brief is only 550 L/day from the 10000 L/day threshold for
MECP jurisdiction.
• This is proposed to be a phased development, so it may be useful to have an idea of the
total number of phases, as well as what construction is proposed for each phase.
• The drawings from the Kollaard Associates brief are acceptable. Noting that the
locations are approximate/not fixed helps in the future, as an approved design may
need to relocate sewage system components from these locations to accommodate site
topography, soil depth, etc.
• The site plans from Recon Aerial are generally sufficient, although ideally the
information from the Kollaard Associates sanitary servicing brief should be plotted onto
these plans in the future. This also may be addressed at the site plan control stage.
Mississippi Valley Conservation Authority (MVCA)
These applications were circulated for review. At the time of the writing of this report, no
comments had been received.
Public Comments
At the time of writing of this report no public comments had been received.
Conclusion
Planning staff recommend Council receive public comments for consideration about the
proposed amendments. Staff will review the comments received, along with technical
comments from all agencies, and provide a detailed analysis and recommendation in a final
report to Council at a future meeting date.
It should be noted that the proposed Official Plan Amendment is subject to final approval from
the County of Frontenac. Therefore, although this report is for a joint public meeting for both
the proposed Official Plan Amendment and proposed Zoning By-Law Amendment, the Zoning
By-Law Amendment file will not proceed to the recommendation stage until such time as the
proposed Official Plan Amendment has been adopted by Township Council and approved by
County Council.
Official Plan Amendment #OP02/22 & Zoning By-law Amendment Z08/22 - Ompa…
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North Frontenac Township Council | OP02/22 & Z08/22 (Lafolia Lane) Public Meeting Report
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Attachments
- Key Map
- ZanderPlan Planning Justification Report, dated October 25, 2022
- EIS prepared by GEMTEC Consulting Engineers and Scientists Limited (August 31,
- Slope Stability Report prepared by GEMTEC Consulting Engineers and Scientists Limited (June 29, 2021)
- Site Servicing Brief prepared by Kollaard Associates Engineers, dated June 27, 2022
- Drawing Number 211373-SD1 prepared by Kollaard Associates Engineers, dated June 27, 2022
- Drawing Number 211373-SD2 prepared by Kollaard Associates Engineers, dated June 27, 2022
- Site Plans (Drawing Numbers C000, C001, C002, C003, C100, C200) prepared by Recon Aerial, dated February 21, 2022 Official Plan Amendment #OP02/22 & Zoning By-law Amendment Z08/22 - Ompa… Page 7 of 132 Official Plan Amendment #OP02/22 & Zoning By-law Amendment Z08/22 - Ompa… Page 8 of 132 Subject Property 1099A Lafolia Lane
P.O. Box 20148 Perth, Ontario K7H 3M6 ph. 613-264-9600 fax: 613-264-9609 www.zanderplan.com
Page 1 October 25, 2022
Township of North Frontenac 6648 Road 506, Plevna Ontario K0H 2M0
RE: Proposed Official Plan and Zoning By-Law Amendment and Site Plan Control Approval 1099A and 1099B Lafolia Lane
Part Lot 30, Concession 4 Geographic Township of Palmerston Township of North Frontenac
Owner: OMPAH PALMERSTON COTTAGE CO-OPERATIVE LTD
Applicants: Craig Hall and Amber Hall
To Whom it May Concern,
ZanderPlan Inc. has been retained by Craig Hall and Amber Hall to assist with an Official Plan Amendment application and a Zoning By-Law Amendment application, along with Site Plan Control, for their property in North Frontenac. The property has two civic addresses, 1099A and 1099B Lafolia Lane, and lies in Part of Lot 30, Concession 4, in the Geographic Township of Palmerston. The applicants are seeking to change the land use designation on the property from Rural to Rural Co-operative Area, and re-zone the property from Limited Service Waterfront (LSW), and Limited Service Rural (LSR), to Rural Co-Operative with exceptions (CO-x).
The Official Plan Amendment and Zoning By-Law Amendment are required to allow the applicants to develop a rural co-operative, with the specifics to be implemented through Site Plan Control approval. The co-operative is intended to be a family project to be developed in phases, and will include one existing cottage, seven new cottages, and a number of communal accessory buildings and structures. This report provides planning rationale for the proposed rural co- operative and includes a description of the subject property, p
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