PLANNING AND DEVELOPMENT COMMITTEE AGENDA Wednesday December 6, :00 p.m. Town Council Chambers Page 1

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1 PLANNING AND DEVELOPMENT COMMITTEE AGENDA Wednesday December 6, :00 p.m. Town Council Chambers Page 1 1. CALL TO ORDER 2. DECLARATIONS OF PECUNIARY INTEREST 3. PUBLIC MEETINGS 3.1. Rezoning Application D14-18/17 Brian and Kelly Schell 4. DELEGATIONS AND PRESENTATIONS Nil. 5. MINUTES FROM ADVISORY COMMITTEES 5.1. Accessibility Advisory Committee Minutes November 13, NEW BUSINESS That the minutes from the Accessibility Advisory Committee Meeting of November 13, 2017 be received Rezoning Application D14-18/17 Brian and Kelly Schell (PD060-17) That the property described as Part of Lot 1, Concession 5, Macaulay Ward of the Town of Bracebridge, being Part 1 of Plan 35R-15876, be rezoned from Residential Type 1 (R1) to Residential Type 1 Special - 53 (R1-53) as attached in Appendix A to Staff Report PD Official Plan Amendment No. 6 Small Lot Detached Dwelling Criteria (PD061-17) That the Official Plan Amendment No. 6 for Small Lot Detached Dwelling evaluation criteria attached in Appendix A to Staff Report PD be adopted Official Plan Amendment No. 7 Residential Densities (PD062-17) That the Official Plan Amendment No. 7 for Residential Densities attached in Appendix A to Staff Report PD be adopted Subdivision File S2015-2, Loon Call B2 Inc. Conditions of Draft Approval (PD069-17) (Staff Report To Be Distributed Separately) 6.5. Site Plan Application D11-14/17 LOBO Developments Inc. (PD063-17) That the site plan application D11-14/17 for the property described as Part of Lot 5, Concession 1, Macaulay Ward of the Town of Bracebridge, being Part 1 on Plan 35R , be approved for the construction of two mini storage buildings with a total footprint of square metres (7,699 square feet), subject to the conditions outlined in Appendix A to Staff Report PD

2 PLANNING AND DEVELOPMENT COMMITTEE AGENDA Wednesday December 6, :00 p.m. Town Council Chambers Page Site Plan Application D11-20/17 LOBO Developments Inc. (PD064-17) That the site plan application D11-20/17 for the property described as Part of Lot 5, Concession 1, Macaulay Ward of the Town of Bracebridge, being Lot 11 on Plan M-556, be approved for the construction of four mini storage buildings with a total footprint of square metres (12,337.5 square feet), subject to the conditions outlined in Appendix A to Staff Report PD Numbering and Re-addressing of 1 Manitoba Street (Bird Mill Mews) and 3 Manitoba Street (Bird Mill Parkette) (PD065-17) 1. That the portion of roadway between the Silver Bridge and the intersection of Ontario/Entrance Drive, currently known as Manitoba Street, be re-named Ecclestone Drive in accordance with the information set out in Appendix A to Staff Report PD That the addressing of properties between the Silver Bridge and the intersection of Ontario/Entrance Drive, be amended as follows: Current Address New Address Use 1 Manitoba Street 3 Ecclestone Drive 3 Manitoba Street 1 Ecclestone Drive Bird Mill Mews (Including Riverwalk Restaurant; Visitor Information Centre; and Bracebridge Chamber of Commerce Office) Bird Mill Parkette and Speakers Rock 3. That the Director of Corporate Services/Clerk be authorized to present directly to Council, amendments to by-laws required to give effect to the re-addressing identified in Appendix A to Staff Report CS That $500 in compensation be given to each of the Bracebridge Chamber of Commerce and Riverwalk Restaurant to support their re-addressing activities for their businesses to be funded in the 2017 Planning Services Miscellaneous Budget That, as part of the review of the Civic Addressing By-law in 2018 and 2019, staff in the Planning and Development Department continue to collect addressing information from property owners in the Downtown Core and work with the District of Muskoka Geomatics/911 staff to provide direction to property owners to adequately address businesses and apartments along Manitoba Street Ontario Winter Games Pre-Budget Approval (PD066-17) That funding in the amount of $5,000 be approved for inclusion in the 2018 Municipal Budget and Business Plan for the 2018 Ontario Winter Games taking place March 1, 2018 to March 4, 2018 as outlined in Staff Report PD

3 PLANNING AND DEVELOPMENT COMMITTEE AGENDA Wednesday December 6, :00 p.m. Town Council Chambers Page Woodchester Villa Working Group Recommendation (PD067-17) 7. ONGOING BUSINESS 1. That the report and recommendations from the Woodchester Villa Working Group, attached as Appendix A to Staff Report PD067-17, be received for information purposes. 2. That Staff in the Planning and Development Department be directed to include the costs to implement the plan as outlined in Appendix A to Staff Report PD in the preparation of the Draft 2018 Municipal Budget and Business Plan. 3. That, subject to approval of the 2018 Municipal Budget and Business Plan, staff be authorized to proceed with implementation of the recommendations from the Woodchester Villa Working Group, attached as Appendix A to Staff Report PD Health and Safety Update 8. CORRESPONDENCE Nil. 9. CLOSED SESSION Nil. 10. RESOLUTIONS ARISING FROM CLOSED SESSION 11. ADJOURNMENT That Committee adjourn until the next regular meeting or any special meeting called by the Chair. This meeting will be Webcast and Audio and Video recorded. A copy of this agenda is available in alternative formats upon request. For your convenience, assistive listening devices are available from staff in the Council Chambers. 3

4 ACCESSIBILITY ADVISORY COMMITTEE MINUTES Monday, November 13, :00 p.m. Council Chambers Page 1 1. CALL TO ORDER Committee Chair Councillor S. Clement called the meeting to order at 2:05 p.m. and the following were recorded as being present: Committee Members: Staff: Councillor, S. Clement (Chair) Councillor, A. Buie J. Caughey R. Fudge D. Lloyd M. Young Director of Planning and Development, C. Kelley 2. DECLARATIONS OF PECUNIARY INTEREST Nil. 3. DELEGATIONS AND PRESENTATIONS Nil. 4. NEW BUSINESS Nil. 5. ONGOING BUSINESS 5.1 Three Amigos Dog Park C. Kelley updated the Committee on staff discussions with the Public Works Department and their final recommendation of the installation of a hard packed pathway along one fence to assist park users traverse the coarse gravel at the entrance to the park and access the grassy area. Committee recommended that the pathway be extended as far as the bench and chairs under the tree. C. Kelley to follow-up with Public Works and Recreation staff to determine what they are doing and when. 5.2 Commercial Parking Lots Update C. Kelley explained that Town staff is unable to compel plaza property owners to change the number and location of accessible parking spaces on their properties because it may impact parking requirements under the Zoning By-law. The majority of these properties were developed some time ago and parking spaces would have been constructed to the standards in place at that time. Staff in the Planning and Development Department is currently conducting a review of the number of parking spaces and parking requirement for each commercial development in the Balls Flats area. There may be an opportunity to look at a Zoning Bylaw amendment that would permit an existing commercial area to reduce parking to provide new accessible parking spaces. A. Buie suggested this review could be extended to all municipal parking lots to ensure that we are meeting minimum accessibility standards. 4

5 ACCESSIBILITY ADVISORY COMMITTEE MINUTES Monday, November 13, :00 p.m. Council Chambers Page Audible Traffic Signals Update The District Municipality of Muskoka has distributed a list of District owned and operated traffic signals throughout Muskoka accompanied by a draft agenda for the installation of audible traffic signals. District staff now want to consult with municipal Public Works staff and 1-2 members of each Accessibility Advisory Committee for the purposes of consolidating priority intersections while aligning with capital planning at both levels of government. S. Clement and A. Buie agreed to represent the Bracebridge Accessibility Advisory Committee on this initiative. The first meeting of this working group is anticipated for December of this year. 5.4 David C. Onley Leadership Award Submission C. Kelley reported that work had begun on the provincial nomination of Don and Joyce MacKay for this award. 5.5 Transit Committee Update It was reported that while there has been an objection to the removal of the hospital as a stop for the transit bus, this stop currently averages one individual every 3 days or so and as such is not a viable bus stop. 5.6 Report from District of Muskoka Accessibility Committee Representative The next meeting of this Committee is not scheduled until November 29 th Roundtable Discussions Items for Future Meetings 6. CORRESPONDENCE S. Clement suggested that the Committee consider meeting on a different day each month. A. Buie suggested starting on a 3 week cycle to match that of Council. Most Committee members did mind changing although Thursdays were vetoed. 6.1 Accessibility Advisory Committee Minutes October 10, CLOSED SESSION Nil. 8. RESOLUTIONS ARISING FROM CLOSED SESSION Nil. 5

6 ACCESSIBILITY ADVISORY COMMITTEE MINUTES Monday, November 13, :00 p.m. Council Chambers Page 3 9. ADJOURNMENT 17-AA-016 Moved by: Seconded by: D. Lloyd R. Fudge That Committee adjourn until the next regular meeting or any special meeting called by the Chair. The meeting adjourned at 3:05 p.m. A copy of this document in alternative formats is available upon request. CARRIED 6

7 Staff Report PD December 6, 2017 Page: 1 TO: FROM: SUBJECT: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee M. Holmes, Manager of Planning Services A. Ghikadis, Senior Planner Rezoning Application D14-18/17 (Schell) RECOMMENDATION 1. That the property described as Part of Lot 1, Concession 5, Macaulay Ward of the Town of Bracebridge, being Part 1 of Plan 35R-15876, be rezoned from Residential Type 1 (R1) to Residential Type 1 Special - 53 (R1-53) as attached in Appendix A to Staff Report PD ORIGIN 2. An application for a zoning amendment has been received from Brian and Kelly Schell, the owners of property located at 820 Manitoba Street and legally described as Part of Lot 1, Concession 5, Macaulay Ward of the Town of Bracebridge, being Part 1 of Plan 35R The zoning amendment application is required as a condition of approval for severance application D10-13/17. Conditional severance approval was granted in August of 2017 for the creation of one severed lot and one retained lot on Manitoba Street. One of the conditions of severance is that a planning application be approved with an exemption to Section 4.25 to permit development on the property without both municipal water and sewer services. The zoning amendment would apply to both the severed and retained lots. 4. A map showing the location of the subject property is attached as Appendix B. 5. An aerial photograph of the subject property is attached as Appendix C. 6. A map showing the severed and retained lots as per the conditional severance approval is attached as Appendix D. 6. The subject property is approximately 0.8 hectares (2 acres) with approximately 211 metres (693 feet) of frontage on Manitoba Street, a District of Muskoka road, and approximately 41 metres (135 feet) of frontage on Gibbs Road, a Town road. Both are year round municipally maintained roads. 7. The proposed retained lot contains a dwelling with an accessory shed and has a lot area of approximately 0.4 hectares (1.01 acres) with approximately 94.5 metres (310 feet) of frontage on Manitoba Street. 8. The proposed retained lot is vacant and has a lot area of approximately 0.40 hectares (0.99 acres) with approximately metres (383 feet) of frontage on Manitoba Street and 40.3 metres (132 feet) of frontage on Gibbs Road. The retained lot is heavily treed with mature vegetation, is level near the road and then slopes up steeply at the rear. Information was submitted with the zoning amendment application and reviewed by the Chief Building Official confirming suitable septic and building areas on the retained lot. 9. The property is serviced by municipal water but not sewer, and is located at the northwestern edge of the urban centre. Surrounding uses include residential dwellings in the McNabb subdivision to the east, and on larger rural lots to the west. To the north is a District of Muskoka owned water reservoir. 7

8 Staff Report PD December 6, 2017 Page: A map showing the current surrounding zoning can be found in Appendix E. ANALYSIS 11. The following table provides a summary of the Official Plan designation and zoning of the property and the action requested or required to be taken: Policy/Regulation Current Status Requested/Required Zoning By-law Residential Type 1 (R1) Rezone both parcels to Residential Type 1 Special 53 (R1-53) to remove Second Dwelling Unit as a permitted use and to permit development without municipal sewer services. Town Official Plan Designated Residential within Urban Centre Conforms no action required Muskoka Official Plan Designated Urban Centre Conforms no action required 12. The subject property is currently zoned Residential Type 1 (R1) according to Comprehensive Zoning By-law The Residential Type 1 (R1) Zone permits the following uses: Detached Dwelling; Home Occupation; Bed and Breakfast; Group Home A ; Second Dwelling Unit, and Backyard Hens. 13. The proposed zoning by-law would amend Comprehensive Zoning By-law by rezoning the subject lands from Residential Type 1 (R1) to Residential Type 1 Special 53 (R1-53). The Residential Type 1 Special 53 (R1-53) Zone would permit all uses in the Residential Type 1 (R1) Zone except Second Dwelling Unit and would permit development to occur without municipal sewer services. All other provisions of the Residential Type 1 (R1) Zone would apply. 14. Municipal sewer services do not extend to this property, though municipal water does. As the property is located within the full service boundary shown on Schedule I of the Comprehensive Zoning By-law, a detached dwelling is only permitted on an existing lot where full municipal services are available. As the property is being severed, neither of the proposed lots (severed or retained) is considered an existing lot under the Comprehensive Zoning By-law and an exemption is required in order for a dwelling to be constructed on a private septic system on the vacant lot and to ensure the existing dwelling does not contravene the zoning by-law. 15. In the absence of municipal sewer services, Second Dwelling Unit has been removed as a permitted use in the site specific by-law as the lot is located in the Urban Centre and municipal sewer services are not available. Given the smaller lot sizes in the Urban Centre, Second Dwelling Units should only be located on full municipal services in the Urban Centre. 16. In reviewing the Town of Bracebridge s Official Plan Appendix A Environmental Features and Constraints Mapping and District of Muskoka Natural Constraint Web Mapping there are no identified environmental features or constraints. 17. The subject lands are located within the Future Service Area identified on Schedule D Service Areas in the Town of Bracebridge Official Plan. 18. The subject lands are located within the Residential Designation within the broader Urban Centre Designation in the Town of Bracebridge Official Plan. 8

9 Staff Report PD December 6, 2017 Page: Under the Land Use Concept in Section A3.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section A3.1, the Urban Centre designation identifies the major settlement area in the Town. This area contains the necessary public infrastructure to enable it to be the major service centre for the surrounding waterfront and rural areas. To promote the efficient use of land and infrastructure as well as to reinforce the character and function of the Urban Centre, the majority of permanent residential and Employment Area growth shall be directed to this area, unless the use is more appropriate in another designation due to land requirements or the nature of the use. 20. Under the Principles in Section A6.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section A6.2.2, Bracebridge has historically been a community with urban, rural, and waterfront development areas that cater to people who wish to live in a small community or in a rural or waterfront environment. This trend will be supported to satisfy the lifestyle demands of a wide variety of individuals, however to ensure efficient and cost effective use of municipal services there will be an emphasis on directing growth to the Urban Centre; and In Section A6.3.1, permanent residential and Employment Area growth will generally be directed to the Urban Centre on full municipal services. 21. Under the Goals and Objectives in Section A7.0 of the Town of Bracebridge Official Plan, the following goals and objectives would be relevant to the application: In Section A , it is an objective to provide the present and future residents of the Town a full range of housing types and densities to meet projected demographic and market requirements in a manner that supports the overall goal of mixed uses, visual attractiveness, and safe accessible active transportation connectivity; In Section A , it is an objective to direct permanent population and Employment Area growth to the Urban Centre; In Section A , it is an objective to ensure that appropriate servicing is available to support new development in an efficient and effective manner; and In Section A , it is an objective to encourage the efficient use of municipal water and sewer services within the existing built up area and to avoid undue extension of such services. 22. Under the Urban Centre policies in Section C1.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C1.1.2, the function of the Urban Centre is to accommodate a wide range of land uses that meet the needs of local residents, businesses and visitors. The Urban Centre provides a nucleus for a full range of residential, commercial, industrial and community facility uses at a density that will make the most efficient use of municipal services and infrastructure; and In Section C1.2.1, a broad, diverse range of housing types and tenure, which is affordable and accessible to a broad range of residents, shall be encouraged throughout the Town. 9

10 Staff Report PD December 6, 2017 Page: Under the Residential Designation policies in Section C3.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section C3.2.1, in areas designated Residential, a broad range of residential dwelling types at varying densities are permitted ranging from single unit structures to multiple unit structures. Uses compatible with, complementary to, and serving the primary residential use of the land such as community facilities, home occupations, convenience commercial and open space uses are permitted within the Residential designations. 24. Under the Water and Wastewater Servicing policies in Section I.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section I4.1.5, where full municipal water and sewer services are not yet available within the Existing Service Area or Future Service Area, development may be exempt from connection to municipal water and sewer services, where: such services are currently not available and no present or immediately foreseeable water or sanitary problem would be further compounded and the development represents limited infilling in an established built area or the development or redevelopment of an existing lot of record. Where such development is permitted, private individual water supply and sewage disposal services shall be provided to the satisfaction of the authority having jurisdiction and the uses shall be restricted to low effluent producing; a specific capital funding reserve has been approved to provide for the installation of municipal service on the lands or area, but the works are not scheduled for construction; or Schedule D provides for an exemption In Section I4.1.6, the creation of a new lot presently serviced with municipal water only may be permitted where: The lots front on an existing year round maintained municipal road; The lot has a frontage at least double the requirement for fully serviced lots in the Zoning By-law, a minimum lot area of 0.4 hectares, can accommodate a private individual sewage disposal system and is configured in such a way that the lot may be divided in the future when full services become available; Development on the lot occurs on one side of the property, to ensure that future division of the property is possible; An agreement is entered into between the owner and the Town or the District Municipality of Muskoka where the owner agrees to support any local improvements for the extension of municipal piped services and to connect to such services when they become available; Future development of the balance of the property on full services is not jeopardized; and The creation of the lot would be considered minor infilling in an established built up area. 10

11 Staff Report PD December 6, 2017 Page: The District of Muskoka Official Plan states that where municipal sewer and water services are not yet available within the Urban Centre, infilling of a minor nature is permitted provided the use is non-toxic, low effluent producing, private waste disposal can be accommodated to the satisfaction of the municipality and development is consistent with future growth strategies. 26. The Provincial Policy Statement (PPS) states that individual on-site sewage services and individual on-site water services may be used provided site conditions are suitable for long term provision of such services with no negative impacts. In settlement areas (which include cities and towns) private services may only be used for infilling and minor rounding out of existing development. 27. It is staff s opinion that the Zoning Amendment conforms to the Town of Bracebridge Official Plan, conforms to the Official Plan of the District of Muskoka, is consistent with the Provincial Policy Statement, is appropriate and represents good planning. 28. Comments from other Town Departments and outside agencies are as follows: Department/Agency Comment Chief Building Official No concerns with the application Public Works Department No concerns with the application. As the property fronts on Manitoba Street, the District of Muskoka should be contacted regarding an Entrance Permit Fire Chief No concerns with the application Manager of Economic Development No concerns with the application District of Muskoka No concerns with the application Lakeland Power No concerns with the application CN Rail No concerns with the application Ministry of Transportation No concerns with the application Other Agencies No comments have been received from Canada Post, Ministry of Municipal Affairs and Housing, Infrastructure Ontario, Hydro One, Veridian Connections, Simcoe Muskoka Catholic District School Board, Trillium Lakelands District School Board, Union Gas, Bell Canada, TransCanada Pipeline Ltd. or MPAC. 29. Staff are recommending the approval of the zoning amendment as recommended in Appendix A for the following reasons: The proposed zoning amendment will allow the creation of one new residential lot in the Urban Centre in an area that does not have municipal sewer services; The proposed zoning amendment will facilitate the creation of a lot that is larger than surrounding properties within the Urban Centre, that is in character with the area and conforms with lot creation policies in the Official Plan for lots without municipal sewer services; and 11

12 Staff Report PD December 6, 2017 Page: The proposed lot is suitable for residential development. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 30. The zoning amendment is well aligned with the community-based strategic plan objective: An Engaged, Healthy and Socially Sustainable Community 31. The zoning amendment is in keeping with the Community Based Strategic Plan as it will aid in an engaged, healthy and socially sustainable community by providing a diversified range of housing. LINKAGE TO COUNCIL PRIORITIES 32. The zoning amendment supports an Engaged, Healthy and Socially Sustainable Community, which has been identified by Council as a priority area. The zoning amendment helps to support this priority by providing a diversified range of housing. ALTERNATIVE 33. The following alternative is available for Committee s consideration: Alternative #1 The Committee could decide that the zoning amendment application is not appropriate. This alternative is not recommended as the application conforms to the Town of Bracebridge Official Plan. EXISTING POLICY 34. Town of Bracebridge Official Plan, Town of Bracebridge Comprehensive Zoning By-law FINANCIAL IMPLICATIONS 36. Approval of the zoning amendment will facilitate building permit and development charge revenue for the Town in the future. COMMUNICATIONS 37. This staff report was distributed to Council, Media, and all Town staff and was published on the Town s website in accordance with the Town s Procedural By-law. 38. Notice of the Public Meeting for the proposed Zoning by-law amendment was sent on November 16 th, 2017 by first class mail to the respective owners and assessed persons within 120 metres (400 feet) of the property and to the prescribed agencies in accordance with the regulations under the Planning Act. 39. The notice included the time, date and location of the meeting and an explanation of the purpose of the meeting for the proposed Zoning By-law amendment. The notice was provided at least 20 days prior to the public meeting in accordance with the Planning Act. 12

13 Staff Report PD December 6, 2017 Page: A sign providing Notice of the Public Meeting was posted on the property on November 16 th, The sign was located to be clearly visible from a public road in accordance with the regulations under the Planning Act. The sign included information regarding the time, date and location of the meeting and an explanation of the purpose of the meeting for the proposed Zoning By-law amendment. 41. If the zoning amendment is approved by Council on December 13 th, a Notice of Passing will be mailed within 15 days (by December 28 th ) by first class mail to anyone who requests notice and to the owner and prescribed agencies in accordance with the regulations under the Planning Act. Within 20 days of the mailing of the Notice of Passing, the by-law can be appealed to the Ontario Municipal Board. Prepared By: Approved by: Approved for Submission to Planning and Development Committee By: M. Holmes Manager of Planning Services Ext. 258 A. Ghikadis MCIP, RPP Senior Planner Ext. 254 C. Kelley, MCIP, RPP, Director of Planning and Development Ext. 253 J. Sisson Chief Administrative Officer Ext

14 Staff Report PD December 6, 2017 Page: 8 APPENDIX A Draft By-law 14

15 Staff Report PD December 6, 2017 Page: 9 15

16 Staff Report PD December 6, 2017 Page: 10 APPENDIX B Location of Subject Property 16

17 Staff Report PD December 6, 2017 Page: 11 APPENDIX C Aerial Photography 17

18 Staff Report PD December 6, 2017 Page: 12 APPENDIX D Conditionally Approved Lot Configuration 18

19 Staff Report PD December 6, 2017 Page: 13 APPENDIX E Surrounding Zoning 19

20 Staff Report PD December 6, 2017 Page: 1 TO: FROM: SUBJECT: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee C. Kelley, Director of Planning and Development M. Holmes, Manager of Planning Services Official Plan Amendment No. 6 Small Lot Detached Dwelling Criteria RECOMMENDATION 1. That the Official Plan Amendment No. 6 for Small Lot Detached Dwelling evaluation criteria attached in Appendix A to Staff Report PD be adopted. ORIGIN 2. The 2017 Municipal Budget and Business Plan assigns specific projects and initiatives to various Town departments for action throughout the year. Project PD-11 was approved for the Planning and Development Department and is related to Official Plan Amendment to residential policies of the Town s Official Plan. 3. Project PD-11: Official Plan Amendment Small Lots directed Planning Services staff to undertake an Official Plan Amendment to develop criteria to evaluate support for development of smaller lot frontage. 4. The Town of Bracebridge Official Plan (2013) is the principle planning policy document which the Municipality uses to express its goals and objectives for the community, identifies significant natural features and guides its physical development and redevelopment. It provides a general planning policy direction and a land use planning framework to guide the physical, social, economic and environmental management and growth of the Town. In addition to adhering to good planning principles, the Official Plan was prepared to be consistent to the Provincial Policy Statement and to conform to the District of Muskoka s Official Plan. 5. On April 17, 2013, Council ratified Motion 13-DS-44, as amended, to adopt the new Official Plan. The Plan was then forwarded to the District of Muskoka for approval. 6. On October 2, 2013, Council ratified Motion 13-PD-006, to endorse District of Muskoka s recommended changes to the Town s Official Plan. This, in effect, adopted the Official Plan with the amendments required by the District of Muskoka. 7. The District of Muskoka approved the Town s final Official Plan on October 21, Amendments to the Official Plan are completed through a public process and Council evaluates any amendment based on criteria established in the implementation policies of the Town of Bracebridge Official Plan. This criterion includes evaluating the amendment for conformity to the overall vision, principles, goals, objectives and policies of the Town of Bracebridge Official Plan, as well as conformity to the District of Muskoka Official Plan and consistency with the Provincial Policy Statement. 9. In accordance with Section 26(9) of The Planning Act, the Town was required to amend Comprehensive Zoning By-law to ensure that it conforms with the Official Plan approved in October

21 Staff Report PD December 6, 2017 Page: In February 2015, the Town commenced a review of Comprehensive Zoning By-law , which occurred in two phases as follows: Phase 1 Background studies, policy/regulation development, general housekeeping, Builder s Breakfast, Open House, Statutory Public Meeting, By-Amendment #1 (primarily dealing with the urban area); Phase 2 Official Plan implementation (primarily rural and waterfront policies); Builder s Workshop, Open House, Statutory Public Meeting, additional general housekeeping, New Comprehensive Zoning By-law incorporating Phase 1 Changes and all changes in Phase During Phase 1 of the Zoning By-law review, a draft amending by-law was released for comment on January 28, In the January 28, 2016 draft amending by-law, a new zone called Residential Type 1 Small Lot (R1S) was proposed. This new zone proposed to permit the uses of Detached Dwelling and Home Occupation on lots with a minimum lot area of 300 square metres (3,229 square feet) and a minimum lot frontage of 12 metres (39.3 feet). 12. The proposed Residential Type 1 Small Lot (R1S) zoning as presented on February 17, 2016 was developed a result of: The questions posed to the Consultant as part of the Terms of Reference for the Zoning By-law update project and the resulting Background Report as follows: i) What trends in housing are occurring that should be incorporated into development standards for a municipality of our size? ii) Should alternative forms of housing standards be used to support the District s Housing and Homelessness Plan and any other initiatives for attainable housing? The Policies in the Town s Official Plan with respect to intensification; the provision of a range of housing types, tenure and affordability; and Council s priority area of Affordable Housing as approved through Resolution 15-TC A public meeting for the January 28, 2016 draft amending by-law was held at the Planning and Development Committee meeting on February 17, 2016 to receive comments from Committee, the public and agencies. At the public meeting, had significant questions and concerns regarding the proposed small lot areas and frontages permitted by the R1S zone from both integration/infilling and subdivision planning perspectives as well as from a community development perspective. 14. As a result of questions and concerns about implementing a small lot single zone, provisions related to the Residential Type 1 Small Lot (R1S) Zone were removed from the amending by-law. However, zoning amendment applications were being received by the Town for development specific zoning for smaller lot singles. Without specific criteria in the Town s Official Plan to evaluate the appropriateness for smaller lots with detached dwellings in the Urban Centre Residential Designation, the Town has to rely on general residential policies which speak to matters such as providing a range of housing, intensification and infilling, and efficient use of services. As a result, Town Council directed that staff consider undertaking a special Official Plan amendment to address small lot planning issues. 21

22 Staff Report PD December 6, 2017 Page: On May 4, 2016, Council ratified motion 16-PD-070 that approved a draft amending by-law to Comprehensive Zoning By-law and directed staff to proceed with a Town-initiated Official Plan Amendment for criteria for small lots permitting detached dwellings as follows: ANALYSIS That the draft amending by-law to Comprehensive Zoning By-law , attached as Appendix A to Staff Report PD be approved That further notice is not required pursuant to Section 34(17) of the Planning Act That, based on the removal of the Residential Type 1 Small Lot (R1S) Zone from the amending by-law, staff in the Planning Branch of the Planning and Development Department be authorized to proceed with a Town-initiated Official Plan Amendment to include criteria that would be used to evaluate the appropriateness for smaller lots permitting detached dwellings in the Urban Centre Residential Designation. 16. Staff sent out a Request for Proposal (RFP) to engage a Planning Consultant to assist in the preparation of draft Official Plan policies for small lot single criteria and residential densities. The consultant assisted the process in the following ways: Background research including best practices; and Assistance with open house, public meetings and communications with stakeholders. 17. In June 2017, the firm MHBC Planning, Urban Design and Landscape Architecture was selected as the Planning Consultant to perform background research and project management to assist in the review of the Town s Comprehensive Zoning By-law. Jamie Robinson is a partner with MHBC and is the project manager and primary contact with the Town from the firm. 18. On July 26, 2017 a Builder s Breakfast was held to receive input from the development community on proposed changes to residential policies. The practice of holding a separate Builder s Breakfast was effectively used during both the comprehensive Official Plan and Zoning By-law review processes. This approach allows discussion of the issues on a more technical basis during the Builder s Breakfast. Holding the separate session for those involved in the development community has historically permitted greater input from the non-development community during the regular community Public Open House that is typically held for significant planning matters. On July 26 th only two members of the development community attended the Builder s Breakfast. 19. Also on July 26, 2017, a Public Open House was held to gather input from local residents, professionals and business people to discuss changes that may be proposed as a result of the Official Plan Amendment. This event was advertised in the Bracebridge Examiner on July 6th and individual notices were sent to persons, agencies and other key stakeholders who had expressed interest in residential policies during the Official Plan review process. Despite the notification in the paper and the sending of individual notices, no persons attended the Public Open House. 20. MHBC had prepared a draft background report, which was used as the basis for discussions at the Builder s Breakfast and Public Open House. Following these meetings MHBC prepared a final background report, with recommended amending policies to the Town s Official Plan. 22

23 Staff Report PD December 6, 2017 Page: A public meeting was held at the October 12, 2017 Special Planning and Development Committee meeting to receive comments on the Draft Official Plan Amendment No. 6. At this meeting, comments were received from planning consultants Robert List of List Planning Ltd. and Wayne Simpson of Wayne Simpson & Associates. 22. On November 1, 2017 Council ratified motion 17-PD-099 which was amended by motion 17-PD-100 as follows: 1. That the Official Plan Amendment No. 6 for Small Lot Detached Dwelling evaluation criteria attached in Appendix A to Staff Report PD be adopted. Amendment 2. That the preceding motion be amended to refer the matter back to staff in the Planning and Development Department for further review with respect to comments received at the statutory public meeting held on October 12, 2017, and report back to the Planning and Development Committee. 23. Following the public meeting, staff met with Mr. List and Mr. Simpson to review their comments. Attached as Appendix B is a chart of the comments made and any actions taken by staff to address these comments. 24. As a result of comments made by Mr. List and Mr. Simpson, a number of changes were made to Draft Official Plan Amendment No. 6. It is staff s opinion that the changes made did not change the intent of the Official Plan Amendment but provided clarity to the policy direction. A redlined version of the changes to the Draft Official Plan Amendment from the October 12, 2017 version is attached as Appendix C. 25. Some of the comments made by Mr. List included changes required to the background report prepared by MHBC. A revised background report has been received which is attached as Appendix D. 26. The lands impacted by this Official Plan Amendment would be any lands in which the current General Residential Development Policies apply and detached dwelling development is permitted which include lands within the following designations in the Urban Centre; Residential; West Bracebridge Residential; and South Bracebridge Adult Lifestyle Residential. 27. The above designations are identified in Schedule B of the Town of Bracebridge Official Plan, which is the Urban Centre Land Use schedule. This schedule can be accessed online at the following link: Currently the Town of Bracebridge Official Plan contains criteria for residential development related to intensification, infilling and multiple residential, however there is currently no criteria for the creation of residential lots on which to develop detached dwellings with frontages smaller than the historic 18 metres. 23

24 Staff Report PD December 6, 2017 Page: Since 2016, the Town of Bracebridge has received three zoning amendment applications from the development community for all, or portions of, existing Plan of Subdivisions to permit smaller lot frontages than the historic 18 metres. In the absence of policies containing criteria for smaller lot frontages, the Town has relied on general residential development policies to determine the appropriateness of these applications. 30. The proposed criteria for small lot frontages will address two different types of development as follows: Lot creation in established neighbourhoods in residential designations to ensure the lots are in character with the area; and Lot creation in areas where there is not an established neighbourhood to ensure the development meets general residential planning criteria in the context of smaller lots such as adequate servicing, proximity to open space, and demonstrating a need for the housing. 31. The October 12, 2017 draft Official Plan Amendment No. 6 proposed amending lot creation in the Subdivision of Land policies. Based on comments received, staff have determined that including these new policies in the General Residential Development Policies in Section C2.0 would be more appropriate and provide more transparency. 32. Current Section 2.0 General Residential Development Policies in the Town s Official Plan contains policies on residential supply, affordable housing, density ranges, intensification, and multiple residential criteria. 33. To address the creation of small lot detached dwelling development, the Draft Official Plan Amendment No. 6 as attached in Appendix A, proposes to amended Section C2.0 General Residential Development Policies by inserting a new Section C2.4 titled Small Lot Detached Dwelling Development to read as follows: C2.4.1 C2.4.4 Where new infill lot creation is proposed in established neighbourhoods within residential designations the development will occur in accordance with the policies of Section C2.2.2 and the lots will be of a lot frontage and lot area that is similar to other lots in the area. Where low density development is proposed that is not considered infill lot creation, the Town will consider a reduced minimum lot area and a reduced minimum lot frontage where the development has demonstrated a regard to the following: i) The developable area is large enough to generally accommodate a number of smaller lots in order to make efficient use of municipal infrastructure; ii) The development is in proximity to traditional low density residential areas; iii) There is a demonstrated demand for more affordable and smaller lots; iv) The development should be located within close proximity to public open space or adequate open space and/or recreational facilities are provided as part of the development; v) The development allows a mix of unit types and lot sizes where appropriate; vi) Existing vegetation is maintained where possible; and, vii) The availability of appropriate municipal infrastructure including municipal water and municipal sewers, municipal storm sewers, curbs, gutters, grass boulevards, sidewalks and streetlight. 24

25 Staff Report PD December 6, 2017 Page: Additional policies in the Town of Bracebridge s Official Plan that would be relevant to the development of small lot single detached development include: Under the Vision of the Official Plan: Section A5.1 states that it is the Vision of the Town to enrich the social, cultural, economic and natural environments. Success in this vision will have been achieved by: i) Increasing the amount of land set aside for preservation and encouraging the greening of residential, commercial and industrial development; and vi) Improving the ratio of permanent population to seasonal population over the next decade through an aggressive job creation initiative and the provision of services and amenities that are attractive to full-time residents Under the Principles of the Official Plan: Section A6.2.2 states that Bracebridge has historically been a community with urban, rural, and waterfront development areas that cater to people who wish to live in a small community or in a rural or waterfront environment. This trend will be supported to satisfy the lifestyle demands of a wide variety of individuals, however to ensure efficient and cost effective use of municipal services there will be an emphasis on directing growth to the Urban Centre; Section A6.3.1 states that permanent residential and Employment Area growth will generally be directed to the Urban Centre on full municipal services. Limited development in the Waterfront, Rural Areas and Muskoka Falls Community designations will be permitted that maintains the character of those areas of the Town; and Section A6.3.4 states that within the Urban Centre, municipal water and waste water treatment services required for growth shall be provided on a cost effective basis minimizing capital, operating and maintenance costs while allowing for a diversity of development. On this basis, services will be directed to development which results in its efficient and cost effective use and has been identified as necessary to meet projected growth demands Under the Goals and Objective of the Official Plan: Section A states that it is a Growth Management Objective to direct the majority of new permanent residential and Employment Area growth to the fully serviced Urban Centre; Section A states that it is a Growth Management Objective to encourage intensification through the provisions of secondary dwelling units, mixed use developments, and designating lands for multiple residential uses; Section A states that it is a Growth Management Objective to provide the present and future residents of the Town a full range of housing types and densities to meet projected demographic and market requirements in a manner that supports the overall goal of mixed uses, visual attractiveness, and safe accessible active transportation connectivity; 25

26 Staff Report PD December 6, 2017 Page: Section A states that it is a Growth Management Objective to encourage all levels of government and the private sector to provide for the development of affordable rental and ownership housing in a variety of forms and locations in the Urban Centre; Section A states that it is an Urban Centre objective to ensure that the character of established neighbourhoods and the Central Business District is maintained by requiring that new development and redevelopment is compatible with the character of existing areas; Section A states that it is an Urban Centre objective to ensure that appropriate servicing is available to support new development in an efficient and effective manner; and Section A states that it is an Urban Centre objective to promote a mix of housing types, tenure and affordability in the community Section J17.0 of the Town of Bracebridge Official Plan contains the Official Plan Amendment Process policies for the Plan. The following policies would be relevant to the proposed Official Plan Amendment to provide evaluation criteria for the creation of lots with reduced frontages and areas: In Section J17.1, while this Plan is intended to provide direction for growth for a specific time horizon, there is recognition that an Official Plan may not anticipate all forms of development that may be appropriate and desirable in the Town. As such, amendments to this Plan may be initiated or considered by the Town at any time, to ensure that this Plan remains current and relevant; and In Section J17.2, requests for site-specific changes to this Plan may be considered by Council upon application, and will be evaluated on the basis of the following criteria: i) Conformity with the overall vision, principles, goals, objectives and policies of this Plan; ii) iii) iv) Suitability of the location of the site for the proposed land use; Compatibility of the proposed land use with surrounding uses; The need for and feasibility of the use, as required by this Plan; v) The impact of the proposal on natural and cultural heritage, municipal services and infrastructure; vi) vii) The economic benefits and financial implications to the Town; and Conformity to the Official Plan of the Muskoka District Area and consistency with the Provincial Policy Statement. 35. The District of Muskoka Official Plan encourages a wide array of housing opportunities, including housing that is attainable to a full range of income and demographic groups in Muskoka. The District of Muskoka Official Plan also states that new uses or interests in land will be compatible with other legal land uses in the vicinity as well as the type and character of the community or area in which the use is being proposed. 26

27 Staff Report PD December 6, 2017 Page: The Provincial Policy Statement (PPS) states that healthy, liveable and safe communities are sustained by accommodating an appropriate range and mix of residential, employment, institutional, recreation and open space to meet long term needs. 37. It is staff s opinion that the Official Plan Amendment, as recommended, conforms to the overall vision, principles, goals, objectives and policies of the Town of Bracebridge s Official Plan, conforms to the Official Plan of the District of Muskoka, is consistent with the Provincial Policy Statement, is appropriate and represents good planning. 38. Comments from other Town Departments and outside agencies are as follows: Department/Agency Comment Chief Building Official No concerns regarding the proposed Official Plan Amendment Public Works Department No concerns regarding the proposed Official Plan Amendment provided the criteria for subdivisions which contain reduced lot frontages and areas include requiring curb, gutter and grassed boulevards. Draft OPA No. 6 as attached in Appendix A has been modified to include these criteria Fire Chief No concerns regarding the proposed Official Plan Amendment Manager of Economic Development No concerns regarding the proposed Official Plan Amendment District of Muskoka No concerns regarding the proposed Official Plan Amendment Lakeland Power No concerns regarding the proposed Official Plan Amendment Other Agencies No comments have been received from Canada Post, Ministry of Municipal Affairs and Housing, Infrastructure Ontario, Ministry of Transportation, Union Gas, Hydro One, Veridian Connections, Simcoe Muskoka Catholic District School Board, Trillium Lakelands District School Board, Bell Canada, TransCanada Pipeline Ltd., CN Rail or MPAC. 39. The revised Draft Official Plan Amendment No. 6, as attached in Appendix A was circulated to Mr. List and Mr. Simpson and no concerns have been expressed with the revised draft policies. 40. Staff are recommending the adoption of Official Plan Amendment No. 6 attached as Appendix A for the following reasons: Without the policies established in the Official Plan Amendment No. 6 the Town s Official Plan only has limited general policies to evaluate proposals for small lot detached dwelling criteria; The proposed policies will ensure that the character of existing neighbourhoods will be maintained; The proposed policies will promote efficient use of services in areas where smaller lot detached dwelling is appropriate; 27

28 Staff Report PD December 6, 2017 Page: The proposed policies will ensure that smaller lot detached dwelling development will be supported by proper infrastructure; The proposed policies will ensure that open space will be in close proximity or provided on site; and The proposed policies allow affordable housing opportunities in areas that can support the increased density created by smaller lot detached dwelling development. 41. If Council approves the recommendation on December 13, 2017, the Town will apply to the District of Muskoka for approval of OPAs No. 6 and No. 7. Once approved by the District, a 20 day appeal period would be in effect. These OPAs may not come into force until February LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 42. The Official Plan Amendment is well aligned with the community-based strategic plan objectives: A Vibrant, Prosperous and Economically Sustainable Community A Green, Mindful and Environmentally Sustainable Community An Engaged, Healthy and Socially Sustainable Community 43. The Official Plan Amendment is in keeping with the Community Based Strategic Plan as it will create Official Plan policies that will: ensure that smaller lot detached dwelling development will be compatible with the neighbourhood in which they are proposed; create criteria to facilitate a range of affordable housing type and tenure; ensure that smaller lot detached dwelling development is located in close proximity to open space; and promote intensification and efficient use of municipal servicing in the Urban Centre where appropriate. LINKAGE TO COUNCIL PRIORITIES 44. The Official Plan Amendment supports An Engaged, Healthy and Socially Sustainable Community which has been identified by Council as a priority area. The Towninitiated Official Plan Amendment for criteria for smaller lots will facilitate the provision of a diverse range of affordable housing which is a priority area for Council. 28

29 Staff Report PD December 6, 2017 Page: 10 ALTERNATIVE 45. The following alternative is available for Committee s consideration: Alternative #1 The Committee could decide that the Official Plan Amendment is not appropriate. This alternative is not recommended as the Official Plan Amendment would conform to the overall vision, principles, goals, objectives and policies of the Town of Bracebridge s Official Plan and without the criteria established in the Official Plan Amendment, Council will have limit policies to evaluate applications for smaller lot detached dwelling development. EXISTING POLICY 46. Town of Bracebridge Official Plan, FINANCIAL IMPLICATIONS 47. There will be a $1,200 application fee to the District Municipality of Muskoka for review and approval of the Official Plan Amendment. COMMUNICATIONS 48. Prior to the distribution of this Staff Report and circulation of the Notice of the Public Meeting, a Builder s Breakfast and Public Open House were held on July 26, Notice of the Public Meeting held on October 12, 2017 for the proposed Official Plan Amendment was place in the September 21 st, 2017 Bracebridge Examiner and sent on September 20th, 2017 by to those persons and agencies likely to have an interest in the proposed amendment. 50. The revised draft Official Plan Amendment was circulated to Robert List of List Planning Ltd. and Wayne Simpson of Wayne Simpson & Associates Ltd for comments. 51. This staff report was distributed to Council, Media, and all Town staff and was published on the Town s website in accordance with the Town s Procedural By-law. 52. If the Official Plan Amendment is approved by Council on November 1, 2017, a package of information along with an application fee is forward to the District of Muskoka for approval. Once the District makes a decision on the Official Plan Amendment, the Town will receive notice, and if approved, a notice of passing is sent out by the District with a 20 day appeal period. 53. Prepared By: Approved by: Approved for Submission to Planning and Development Committee By: M. Holmes Manager of Planning Services Ext. 258 C. Kelley, MCIP, RPP, Director of Planning and Development Ext. 253 J. Sisson Chief Administrative Officer Ext

30 Staff Report PD December 6, 2017 Page: 11 Appendix A Revised Official Plan Amendment No. 6 30

31 AMENDMENT NO. 6 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TOWN OF BRACEBRIDGE SMALL LOT DETACHED DWELLING CRITERIA Date: December 6,

32 AMENDMENT NO. 6 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TABLE OF CONTENTS OFFICIAL DOCUMENTATION The Approval Page 3 The Adopting By-Law Page 4 CERTIFICATE OF COMPLIANCE Page 5 THE CONSTITUTIONAL STATEMENT Page 6 PART A THE PREAMBLE 1. Lands Affected by the Amendment Page 7 2. Purpose Page 7 3. Background and Basis Page 7 PART B THE AMENDMENT 1. Introductory Statement Page 8 2. Details of the Amendment Page 8 3. Implementation Page 8 5. Interpretation Page 8 32

33 DISTRICT BY-LAW 3 33

34 BILL # A BY-LAW OF THE CORPORATION OF THE TOWN OF BRACEBRIDGE TO AMEND THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE The Council of the Corporation of the Town of Bracebridge, in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O., 1990 hereby enacts as follows: 1. That Amendment No. 6 to the Official Plan of the Town of Bracebridge, consisting of the attached Part B, is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the District Municipality of Muskoka for approval of Amendment No. 6 to the Official Plan of the Town of Bracebridge. 3. That this By-law shall take effect on the date of passage by Council and shall come into force in accordance with Sections 17 and 21 of the Planning Act, R.S.O., READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 1 st DAY OF NOVEMBER, Mayor, Graydon Smith Director of Corporate Services/ Clerk, Lori McDonald 4 34

35 CERTIFICATION OF COMPLIANCE WITH PUBLIC INVOLVEMENT AND NOTICE REQUIREMENTS I, Lori McDonald, Director of Corporate Services/Clerk of the Town of Bracebridge, hereby certify that the requirements for the giving of notice, and the holding of at least one public meeting as set out in Section 17 (15) of the Planning Act, and the giving of notice as set out in Section 17 (17) of the Planning Act have been complied with. Director of Corporate Services/ Clerk, Lori McDonald Date 5 35

36 THE CONSTITUTIONAL STATEMENT PART A THE PREAMBLE does not constitute part of this Amendment PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 6 to the Official Plan of the Town of Bracebridge. 36 6

37 PART A THE PREAMBLE PART A to this Official Plan Amendment is provided for information purposes only and does not constitute part of this Amendment. 1. Lands Affected by this Amendment The lands affected by this amendment are those lands located within the areas designated as Residential, West Bracebridge Residential or South Bracebridge Adult Lifestyle Residential on Schedule B Urban Centre Land Use to the Town of Bracebridge Official Plan. 2. Purpose The purpose of this amendment is to develop criteria to evaluate where development of smaller lots that would permit detached dwellings would be appropriate. The policies to be implemented into the Official Plan will help to evaluate applications for lot creation as the current Subdivision of Land policies in Section B.23 of the Town s Official Plan do not contain any criteria to evaluate small lot residential development. 3. Background and Basis 3.1 The 2017 Municipal Budget and Business Plan assigns specific projects and initiatives to various Town departments for consideration throughout the year. Project PD-11: Official Plan Amendment Small Lots directs Planning Services Staff to undertake an Official Plan Amendment to develop criteria to evaluate support for development of smaller lot frontages. 3.2 The lands impacted by this Official Plan Amendment would be any lands in which the current General Residential Development Policies apply and detached dwelling development is permitted which include lands within the following designations in the Urban Centre: Residential; West Bracebridge Residential; and South Bracebridge Adult Lifestyle Residential. 3.3 Currently the Town of Bracebridge Official Plan contains criteria for residential development related to intensification, infilling and multiple residential, however there is currently no criteria for the creation of residential lot on which to develop detached dwellings with frontages smaller than the historic 18 metre frontages. 3.4 Since 2016, the Town of Bracebridge has receive three zoning amendment applications from the development community for all or portions of Plan of Subdivisions to contain smaller lot frontages than the historic 18 metre frontages. In the absence of policies containing criteria for smaller lot frontages, the Town has relied on general residential development policies to determine the appropriateness of these applications. 3.5 The criteria for small lot frontages will address two different types of development being: Lot creation in established neighbourhoods in the residential designations to ensure the lots are in character with the area; and Lot creation in areas where there is not an established neighbourhood to ensure the development meets general residential planning criteria in the context of smaller lots such as adequate servicing, proximity to open space, and demonstrating a need for the housing. 37 7

38 PART B - THE AMENDMENT 1. Introductory Statement All of this part of the document entitled PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 6 to the Official Plan of the Town of Bracebridge. 2. Details of the Amendment Section C2.0 GENERAL RESIDENTIAL DEVELOPMENT POLICIES is hereby amended by the inserting a new Section under C2.4 as follows: C2.4 C2.4.1 C2.4.2 SMALL LOT DETACHED DWELLING DEVELOPMENT Where new infill lot creation is proposed in established neighbourhoods within residential designations the development will occur in accordance with the policies of Section C2.2.2 and the lots will be of a lot frontage and lot area that is similar to other lots in the area. Where low density development is proposed that is not considered infill lot creation, the Town will consider a reduced minimum lot area and a reduced minimum lot frontage where the development has demonstrated a regard to the following: i) The developable area is large enough to generally accommodate a number of smaller lots in order to make efficient use of municipal infrastructure; ii) The development is in proximity to traditional low density residential areas; iii) There is a demonstrated demand for more affordable and smaller lots; iv) The development should be located within close proximity to public open space or adequate open space and/or recreational facilities are provided as part of the development; v) The development allows a mix of unit types and lot sizes where appropriate; vi) Existing vegetation is maintained where possible; and, vii) The availability of appropriate municipal infrastructure including municipal water and municipal sewers, municipal storm sewers, curbs, gutters, grass boulevards, sidewalks and streetlight. 3. Implementation This amendment will be implemented through site specific zoning by-laws. 4. Interpretation The interpretation of the Official Plan for the Town of Bracebridge, as modified and amended, shall govern the interpretation of this Amendment. 8 38

39 Staff Report PD December 6, 2017 Page: 12 Appendix B Chart of Comments from Robert List and Wayne Simpson Section Person Making Comment Comment Made Part A Section 3.2 Robert List The staff report references four residential designations but this section only references three residential designations. Part A Section Robert List All three residential designations should be referenced. Part A Section and Section Part A Section and Section Robert List Robert List Section makes reference to process (Plan of Subdivision) while Section makes no reference to process. Process should not be included in the policy. Both sections refer to established neighbourhoods and this term needs to be defined Part A Section Robert List Servicing and adequate open space are not limited to small lot singles and apply to any residential development. Part A Section Robert List The Town is not in the business of identifying the market for small lot development Staff Response The staff report and draft OPA both only reference three of the residential designations. The Multiple Residential designation is not included as detached dwelling development is prohibited in this designation Wording has been amended to reflect the amendment applies to residential designations and not just the Residential Designation The reference to the process of lot creation by Plan of Subdivision has been removed from Section Part B which constitutes the amendment makes reference to infilling, which is defined in the Official Plan and provides the basis for the established neighbourhoods. Wording has been amended to clarify that adequate servicing and open space are general residential planning criteria and not specific to small lot development. The wording regarding demonstrating a need for the housing has remained. The Town should have the ability to be able to determine if there is already sufficient approved small lot development, especially if lots are not being developed. 39

40 Staff Report PD December 6, 2017 Page: 13 Section Person Making Comment Comment Made Staff Response Part B C2.4.1 (previously Part B Section B x) Robert List Policy as worded is only applicable to the Residential designation and not all the designations listed in the preamble. Wording has been amended to reflect the amendment applies to residential designations and not just the Residential Designation. Part B C2.4.1 (previously Part B Section B x) Robert List Policy should be located in General Residential Development Policies and not the Subdivision of Land Policies. Location of policies has been moved to General Residential Development Policies. Part B C2.4.2 (previously Part B Section B ) Robert List The policy should not be limited to Plan of Subdivision or Condominium The process has been removed from this policy. Part B C2.4.2 (previously Part B Section B ) Robert List Policy should be located in General Residential Development Policies and not the Subdivision of Land Policies Location of policies has been moved to General Residential Development Policies. Part B C2.4.2 (previously Part B Section B ) Robert List Under subsection i) the word warrant should be replaced with can accommodate and should add the wording and the developable area is large enough to generally accommodate a number of small lots. Wording has been changed to generally accommodate a number of small lots in order to make efficient use of municipal infrastructure. Part B C2.4.2 (previously Part B Section B ) Robert List Under subsection ii) reduced lot should be changed to the smaller lots or lot Reduced lot has been changed to development Part B C2.4.2 (previously Part B Section B ) Wayne Simpson Concerned with subsection ii) as appropriate development may be supportable in greenfield area. The wording respecting proximity to low density residential has been retained. The Town wants to ensure that leap frogging development does not occur where services would need to be unnecessarily extended. This approach is consistent with policies on infrastructure 40

41 Staff Report PD December 6, 2017 Page: 14 Section Person Making Comment Comment Made Staff Response Part B C2.4.2 (previously Part B Section B ) Robert List Under subsection iii) this provision should be deleted The wording respecting proximity to low density residential has been retained. The Town should have the ability to be able to determine if there is already sufficient approved small lot development, especially if lots are not being developed. Part B C2.4.2 (previously Part B Section B ) Wayne Simpson Concerned with an obligation to demonstrate a need for small lots. The wording respecting proximity to low density residential has been retained. The Town should have the ability to be able to determine if there is already sufficient approved small lot development, especially if lots are not being developed. Part B C2.4.2 (previously Part B Section B ) Robert List Under subsections iv) and v) this provision should be deleted as it is generic to all residential development. Wording regarding proximity to open space is included in other residential criteria such as medium/high density criteria. The wording has been changed to be consistent with these criteria. Part B C2.4.2 (previously Part B Section B ) Wayne Simpson Under subsections iv) and v) wording for this section should be clarified to be clearer of the intent. Wording regarding proximity to open space is included in other residential criteria such as medium/high density criteria. The wording has been changed to be consistent with these criteria. Part B C2.4.2 (previously Part B Section B ) Wayne Simpson Under subsections iv) wording for this section should be clarified to be clearer of the intent. Wording regarding proximity to open space is included in other residential criteria such as medium/high density criteria. The wording has been changed to be consistent with these criteria. Part B C2.4.2 (previously Part B Section B ) Robert List Under subsections vi) the wording is wrong as a mix of unit types may be possible but a mix of uses is not likely. Wording has been changed to reflect a mix of unit types and lot sizes and not uses. Part B C2.4.2 (previously Part B Section B ) Wayne Simpson Under subsections vi) wording for this section should be clarified to be clearer of the intent. Wording has been changed to reflect a mix of unit types and lot sizes and not uses. 41

42 Staff Report PD December 6, 2017 Page: 15 Section Person Making Comment Comment Made Staff Response Part B C2.4.2 (previously Part B Section B ) Robert List Under subsections vii) preservation should be deleted and replaced with appropriate protection as impossible to preserve vegetation across large development. Wording regarding existing vegetation maintained where possible is included in other residential criteria such as medium/high density criteria. The wording has been changed to be consistent with these criteria. Part B C2.4.2 (previously Part B Section B ) Wayne Simpson Under subsections vii) wording for this section should be clarified to be clearer of the intent. Wording regarding proximity to open space is included in other residential criteria such as medium/high density criteria. The wording has been changed to be consistent with these criteria. Background Report Robert List References to Collingwood and Severn are incorrect and should be corrected. Background Report Robert List Data related to Gravenhurst has been omitted and the report does not take into approvals in Bracebridge. Background Report Robert List There is no discussion in the report on cost of servicing a lot on a per meter of frontage basis. A revised background report has been received which correct these errors. A revised background report has been received which includes information on Gravenhurst. The consultant has advised that they do not have information on the cost of servicing per meter in the Town of Bracebridge. 42

43 Staff Report PD December 6, 2017 Page: 1 Appendix C Redline version of changes made to October 12, 2017 Draft Official Plan Amendment 43

44 AMENDMENT NO. 6 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TOWN OF BRACEBRIDGE SMALL LOT DETACHED DWELLING CRITERIA Date: October 12December 6,

45 AMENDMENT NO. 6 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TABLE OF CONTENTS OFFICIAL DOCUMENTATION The Approval Page 3 The Adopting By-Law Page 4 CERTIFICATE OF COMPLIANCE Page 5 THE CONSTITUTIONAL STATEMENT Page 6 PART A THE PREAMBLE 1. Lands Affected by the Amendment Page 7 2. Purpose Page 7 3. Background and Basis Page 7 PART B THE AMENDMENT 1. Introductory Statement Page 8 2. Details of the Amendment Page 8 3. Implementation Page 8 5. Interpretation Page 8 45

46 DISTRICT BY-LAW 3 46

47 BILL # A BY-LAW OF THE CORPORATION OF THE TOWN OF BRACEBRIDGE TO AMEND THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE The Council of the Corporation of the Town of Bracebridge, in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O., 1990 hereby enacts as follows: 1. That Amendment No. 6 to the Official Plan of the Town of Bracebridge, consisting of the attached Part B, is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the District Municipality of Muskoka for approval of Amendment No. 6 to the Official Plan of the Town of Bracebridge. 3. That this By-law shall take effect on the date of passage by Council and shall come into force in accordance with Sections 17 and 21 of the Planning Act, R.S.O., READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 1 st DAY OF NOVEMBER, Mayor, Graydon Smith Director of Corporate Services/ Clerk, Lori McDonald 4 47

48 CERTIFICATION OF COMPLIANCE WITH PUBLIC INVOLVEMENT AND NOTICE REQUIREMENTS I, Lori McDonald, Director of Corporate Services/Clerk of the Town of Bracebridge, hereby certify that the requirements for the giving of notice, and the holding of at least one public meeting as set out in Section 17 (15) of the Planning Act, and the giving of notice as set out in Section 17 (17) of the Planning Act have been complied with. Director of Corporate Services/ Clerk, Lori McDonald Date 5 48

49 THE CONSTITUTIONAL STATEMENT PART A THE PREAMBLE does not constitute part of this Amendment PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 6 to the Official Plan of the Town of Bracebridge. 49 6

50 PART A THE PREAMBLE PART A to this Official Plan Amendment is provided for information purposes only and does not constitute part of this Amendment. 1. Lands Affected by this Amendment The lands affected by this amendment are those lands located within the areas designated as Residential, West Bracebridge Residential or South Bracebridge Adult Lifestyle Residential on Schedule B Urban Centre Land Use to the Town of Bracebridge Official Plan. 2. Purpose The purpose of this amendment is to develop criteria to evaluate where development of smaller lots that would permit detached dwellings would be appropriate. The policies to be implemented into the Official Plan will help to evaluate applications for lot creation as the current Subdivision of Land policies in Section B.23 of the Town s Official Plan do not contain any criteria to evaluate small lot residential development. 3. Background and Basis 3.1 The 2017 Municipal Budget and Business Plan assigns specific projects and initiatives to various Town departments for consideration throughout the year. Project PD-11: Official Plan Amendment Small Lots directs Planning Services Staff to undertake an Official Plan Amendment to develop criteria to evaluate support for development of smaller lot frontages. 3.2 The lands impacted by this Official Plan Amendment would be any lands in which the current General Residential Development Policies apply and detached dwelling development is permitted which include lands within the following designations in the Urban Centre: Residential; West Bracebridge Residential; and South Bracebridge Adult Lifestyle Residential. 3.3 Currently the Town of Bracebridge Official Plan contains criteria for residential development related to intensification, infilling and multiple residential, however there is currently no criteria for the creation of residential lot on which to develop detached dwellings with frontages smaller than the historic 18 metre frontages. 3.4 Since 2016, the Town of Bracebridge has receive three zoning amendment applications from the development community for all or portions of Plan of Subdivisions to contain smaller lot frontages than the historic 18 metre frontages. In the absence of policies containing criteria for smaller lot frontages, the Town has relied on general residential development policies to determine the appropriateness of these applications. 3.5 The criteria for small lot frontages will address two different types of development being: Lot creation in established neighbourhoods in the Residential residential designations to ensure the lots are in character with the area; and Lot creation by Plan of Subdivision in areas where there is not an established neighbourhood to ensure the subdivision development meets general residential planning criteria in the context of smaller lots such hasas adequate servicing, proximity to open space, and has demonstrated demonstrating a need for the housing. 50 7

51 PART B - THE AMENDMENT 1. Introductory Statement All of this part of the document entitled PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 6 to the Official Plan of the Town of Bracebridge. 2. Details of the Amendment Section B23.0 SUBDIVISION OF LANDSC2.0 GENERAL RESIDENTIAL DEVELOPMENT POLICIES is hereby amended by the inserting a new Section under B C2.4 as follows: B x)c2.4 SMALL LOT DETACHED DWELLING DEVELOPMENT C2.4.1 Where Nnew infill lot creation is proposed shall only be permitted in established low density areasneighbourhoods within the Residential residential designations the development will occur in accordance with the policies of Section C2.2.2 and where the severed and retained lots will be of a lot frontage and lot area that is similar to other lots in the area. Section B23.0 SUBDIVISION OF LANDS is hereby further amended by the inserting a new Section under B23.3 as follows: B23.3.4C2.4.2 Where low density development is proposed by Plan of Subdivisionthat is not considered infill lot creation, the Town will consider a reduced minimum lot area and a reduced minimum lot frontage where the development has demonstrated a regard to the following: 3. Implementation i) Size ofthe developable area is large enough to generally warrants accommodate reduced lot sizesa number of smaller lots in order to make efficient use of municipal infrastructure; ii) The reduced lotdevelopment is in proximity to traditional low density residential areas; iii) iv) There is a demonstrated demand for more affordable and smaller lots; The proposed reduced lot is in proximity to parkland and shared amenity space; v)iv) The proposed reduced lot has connections to parkland and shared amenity spacedevelopment should be located within close proximity to public open space or adequate open space and/or recreational facilities are provided as part of the development; vi)v) The development proposes allows a mix of uses unit types and lot sizes where appropriate; vii)vi) Existing vegetation is maintained where possiblethe development provides for the preservation of existing vegetation and forested areas; and, viii)vii) The availability of appropriate municipal infrastructure including municipal water and municipal sewers, municipal storm sewers, curbs, gutters, grass boulevards, sidewalks and streetlight. This amendment will be implemented through site specific zoning by-laws. 4. Interpretation The interpretation of the Official Plan for the Town of Bracebridge, as modified and amended, shall govern the interpretation of this Amendment. 51 8

52 Staff Report PD December 6, 2017 Page: 1 Appendix D Revised Background Report 52

53 BACKGROUND REPORT Criteria for Evaluating Small Lot Residential Detached Development AND Policy Framework for Calculating Residential Density on a Net Developable Land Basis Date: November 27, 2017 Prepared for: The Corporation of the Town of Bracebridge Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 113 Collier Street Barrie ON L4M 1H2 T: F: Our File 12159D 53

54 TABLE OF CONTENTS 1.0 INTRODUCTION PROJECT PROCESS BACKGROUND District of Muskoka Official Plan Town of Bracebridge Official Plan CRITERIA FOR SMALL LOT RESIDENTIAL DEVELOPMENT Infill Lot Criteria Greenfield Lot Criteria Reduced Lot Size Considerations Criteria Considerations NET DENSITY TARGETS RECOMMENDATIONS Criteria for Small Lot Residential Detached Development Infill Lots Greenfield Lots Density Consideration CONCLUSION APPENDIX Appendix 1 Density Zone Summary Table Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Planning Report September 20,

55 1.0 INTRODUCTION MacNaughton Hermsen Britton Clarkson Planning Limited ( MHBC ) was retained by the Town of Bracebridge to undertake a planning exercise to prepare amendments to the Official Plan that would provide policy direction for the consideration of two planning matters that are not currently addressed in the Town s Official Plan. The tasks of this Report are to: 1) Develop detailed criteria for evaluating small lot residential detached development policies for the Official Plan. This is important to address as it will provide a foundation to evaluate applications for consent within existing developed and built-up areas of the Town. It is crucial that policies exist to ensure that historically developed areas of the Town maintain their character by requiring new development applications to be at an appropriate scale and density for its location. It is also important that criteria exist to evaluate applications that are located in greenfield development areas (areas outside the built-up area) that propose smaller lot sizes than the minimum requirements for the standard R1 zone in the Town s Zoning By-law. This Report will also provide a summary of the approaches that are used in other municipalities. In addition, this Report will provide recommended modifications to the Official Plan that incorporates criteria to consider when evaluating new lot creation in the Town of Bracebridge. The second task of this exercise is to: 2) Develop a policy framework for calculating residential densities on a net developable land basis. This task will involve the development of net density targets for new developments. Net density targets will be created for areas of low, medium and high density housing areas. It is important that these policies facilitate a built form that makes efficient use of services, while being compatible with the character of the community. This Report will review the concept of net residential density that is used in the Growth Plan for the Greater Golden Horseshoe as well as the approach used in other municipalities to make recommendations on the policies to be incorporated into the Town s Official Plan. Overall, the establishment of net densities will help to encourage the efficient use of land and services in the Town of Bracebridge. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

56 2.0 PROJECT PROCESS The Project is divided into seven tasks. Figure 1 outlines the Work Plan for the Project which can be characterized as containing three areas: 1) Background Research; 2) Document Development; and 3) Consultation and Approval. Figure 1: Work Plan Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

57 3.0 BACKGROUND This Section of the Report reviews the direction provided by the applicable policy documents. 3.1 District of Muskoka Official Plan The District of Muskoka Official Plan (District OP) is a policy document which guides land use decisions across the District. Any Planning Act application is required to conform to an Official Plan. In the District of Muskoka, the District has an Official Plan that addresses regional type issues. It is comprised of a collection of policies that are to guide the economic, environmental and community building decisions that affect the use of the land within the District. It is intended to aid in coordinating planning with the adjacent municipalities with the goal of protecting the environment in Muskoka. The Town of Bracebridge has an Official Plan that addresses more local development and planning issues and is required to conform to the District OP. The Vision of the District Official Plan states: Muskoka will be a place where people can live, work, and play. The overall prosperity of Muskoka will rely on the integration of a vibrant economy and a healthy natural environment along with a caring community that fosters a sense of belonging and supports those in need. Sustainable development will allow for desirable growth and change that respects the smalltown, rural and waterfront character of Muskoka. All residents will be valued and community well-being will be promoted. The growth management component of the District s vision states, Sustainable development will allow for desirable growth and change that respects the small-town, rural and waterfront character of Muskoka. The policies that result from this policy exercise must be completed on the basis of permitting development in the settlement areas at a scale that respects the small-town character of Muskoka s communities. 3.2 Town of Bracebridge Official Plan The Town of Bracebridge Official Plan provides a policy framework document for how growth and development is to occur within the Town. It sets out land use designations and provides growth targets for a 20-year planning horizon. Residential areas within the Town are guided by residential land use designations which provide for the type and density of development and policies to guide development and change. The Vision for the Town of Bracebridge Official Plan is to: Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

58 enrich the social, cultural, economic and natural environments by i) Increasing the amount of land set aside for preservation and encouraging the greening of residential, commercial and industrial development. v) Protecting the Urban Centre s small town character by preserving its heritage structures, establishing urban forests and having a strong mix of retail and service businesses in the downtown. The most applicable Objective of the Urban Centre is found in Section A which states: To ensure that the character of established neighbourhoods and the Central Business District is maintained by requiring that new development and redevelopment is compatible with the character of existing areas. This policy is important for this Report as changes to lot sizes could have an impact on the character of the Urban Centre. Section B23.2 provides criteria for new lot creation by consent. This section is applicable as it does not currently include criteria for the consideration of reduced low density lots that are proposed by infill in existing developed areas. Section C2.1.9 of the Official Plan establishes gross density limits for low, medium and high density development. Section C2.1.9 states: All residential development shall generally conform to the following gross densities: i) Low density development types such as single detached and conversion development shall not exceed a density of 20 units per hectare. ii) Medium density development types such as semi-detached/town house-type development shall not exceed a density of 40 units per hectare. iii) High density apartment-type development shall not exceed a density of 60 units per hectare. iv) For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. v) No gross density shall exceed 60 units per hectare. This policy is important to this exercise as it provides the current density requirements of the Town. Section C2.2.2 of the Official Plan establishes criteria to be considered for intensification and infilling within established neighbourhoods and states: The following criteria shall be considered when evaluating proposals for housing intensification and infilling within established neighbourhoods: i) Availability of municipal services to accommodate the increase demand, including such services as water, sanitary sewers, storm drainage and parkland; Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

59 ii) Off-street parking is adequate; iii) Compatibility with the existing neighbourhood character in terms of scale, massing, height, siting, setbacks, parking and amenity area so that a transition between existing and proposed buildings is provided; iv) Existing vegetation is maintained where possible; v) Community services and other neighbourhood conveniences are accessible; and vi) Capability to provide adequate buffering and other measures to minimize any identified impacts. This policy is important to this exercise and it provides the current criteria for intensification. Any new policies relating to this matter will need to be reviewed in conjunction with these policies. The policies stated in this section of the Report will be an important guideline for developing a policy framework for calculating residential densities and developing detailed criteria for evaluating small lot residential detached development policies. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

60 4.0 CRITERIA FOR SMALL LOT RESIDENTIAL DEVELOPMENT Since the approval of the Town of Bracebridge Official Plan, there has been an increased interest from the development community in creating lots in the urban boundary for detached dwellings that are smaller than the standard lot area of 555 square metres and smaller than the minimum required lot frontage of 18 metres. This could be attributed to a variety of factors, but the provision of attainable and affordable housing is a factor in the demand for smaller lot sizes. Small lot residential development helps to improve the connections to an effective use of existing infrastructure. Compact design can promote community health by providing an environment where walking, bicycling and transit are viable alternatives to automobile trips. In addition, the use of infrastructure can be appropriately scaled, compacted and efficiently planned. Smaller lots also result in more affordable and attainable housing. 4.1 Infill Lot Criteria In considering smaller lot size permissions for infill low density development in the Urban Centre, it is essential that the Official Plan contain policies to ensure that the character of existing established neighbourhoods is maintained in areas where redevelopment is proposed through infill. In these instances, the most important aspect to ensure that character is maintained is by ensuring that infill lots are similar in lot frontage and lot area to existing developed lots. The Town can use one of two policy approaches to ensure the character of existing areas is maintained. The first policy approach is to include policies specific to infill developments that encourage new lot creation to include a minimum lot frontage and/or minimum lot area that is similar to characteristics of other lots in the area. The second approach is to specifically identify through the Official Plan policies, the minimum lot area and/or minimum lot frontage to be required. The first approach should be used if the Town wants to provide some flexibility in the policy. This means that Zoning By-law Amendments to permit smaller lots can be considered where the intent of the Official Plan is achieved. The second approach should be used if the Town wants to establish a hard-line approach to minimum lot size. The proposed changes to the OMB would make it very difficult for any specific minimum requirements established in the Official Plan to be challenged successfully through the new appeal body. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

61 It is recommended that the first approach described in this Section be implemented and that new criteria be included in Section C2.0 after subsection C2.4 as follows: C2.4.1 Where new infill lot creation is proposed in established neighbourhoods within residential designations, the development will occur in accordance with the policies of Section C2.2.2 and the lots will be of a lot frontage and lot area that is similar to other lots in the area. 4.2 Greenfield Lot Criteria In considering smaller lot size permissions for low density greenfield development in the Urban Centre, it is essential that the Official Plan contain policies to guide where these smaller lot sizes are appropriate. While these smaller lot sizes may be appropriate in all instances in other communities, the importance of maintaining the small-town Muskoka character is of particular importance in the Town of Bracebridge. The traditional R1 lot frontages and lot areas have historically been an important factor in maintaining the character of the Urban Centre. The Planning Staff Report dated April 14, 2016, does an excellent job of describing the issue. The consideration is to permit low density residential lots with a lot frontage of 12 metres and a lot area of 300 square metres. In addition to this information, Appendix 1 of this Report provides a summary of the low density lot characteristics of other municipalities in the area Reduced Lot Size Considerations Figure 2 compares the current Residential 1 (R1) lot that has 18 metres of lot frontage and a lot area of 555 square metres to a reduced sized lot (R1S) with 12 metres of lot frontage and a lot area of 300 square metres. The 12 metre lot frontage and 300 square metre lot area is being used as an example. Alternative lot characteristics could be considered through Zoning. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

62 Figure 2: Lot Size Comparison As illustrated in Figure 2, the reduced lot (R1S) has a lot frontage that is 33 percent less and a lot area that is 46 percent less than the current standard lot (R1). Figure 3 illustrates the building envelope for current standard lot (R1) and compares it to the reduced lot (R1S). Figure 3 assumes that the yard requirements for the reduced lot would be modified to an interior side yard of 1.2 metres on one side, 2 metres on the other side and a front yard for the dwelling of 4.5 metres and a front yard for the garage of 6.5 metres. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

63 Figure 3: Building Envelope Comparison Figure 3 illustrates that the current Residential 1 (R1) lot can accommodate a building envelope of 218 square metres. This means that the lot is capable of accommodating a 130 square metre (1,404 sq.ft.) bungalow with two car garage. The proposed reduced lot (R1S) would be able to accommodate a building envelope of 78 square metres which is capable of accommodating a 90-square metre (968 sq. ft.) bungalow with one car garage, or 180-square metre (1,937 sq.ft.) two-storey dwelling Criteria Considerations Following a review of lot characteristics and the criteria considered by other municipalities in evaluating more intensive development, the criteria to be included in the Town s Official Plan should include the following: Size of developable area; Proximity to traditional low density residential lot sizes; Diversity of housing stock; Proximity to parkland and shared amenity space; Connections to parkland and shared amenity space; Mix of uses where appropriate; Preservation of forested areas; and, Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

64 Appropriate infrastructure including municipal water and sewer services, storm sewers, sidewalks and streetlight. It is recommended that the following policy be included to C2: C2.4.2 Where low density development is proposed that is not considered infill lot creation, the Town will consider a reduced minimum lot area and a reduced minimum lot frontage where the development has demonstrated a regard to the following: i) The developable area is large enough to generally accommodate a number of smaller lots in order to make efficient use of municipal infrastructure; ii) The development is in proximity to traditional low density residential areas; iii) There is a demonstrated demand for more affordable and smaller lots; iv) The development should be located withinclose proximity to public open space and/or recreational faciliites are provided as part of the development;; v) The development allows a mix of unit types and lot sizes where appropriate; vi) Existing vegetation is maintained where possible; and, vii) The availability of appropriate municipal infrastructure including municipal water and sewer services, storm sewers, curbs, gutters, grass, boulevards, sidewalks and streetlight. The inclusion of this policy in the Official Plan will provide the Town of Bracebridge with the ability to evaluate applications for greenfield development that propose reduced lot sizes. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

65 5.0 NET DENSITY TARGETS The Official Plan currently establishes maximum density targets for low, medium and high density development based on gross land area values. Using gross density means that constraints to development, such as lands prone to flooding, narrow waterbodies, steep slopes, stormwater management facilities, wetlands, significant woodlands, significant valley lands and other natural heritage or topographical constraints, are considered. Roads are also included in gross density calculations. The use of net density values provides a more definitive indication of the actual land area that is suitable for accommodating new development. In the Province, there are generally two uses for net densities. The first is to establish net density maximums or ranges for specific dwelling types. The second is to establish minimum density targets for greenfield areas to ensure that new development proceeds on a basis that occurs at a minimum density that can support urban service. Table 1 provides a summary of how other municipalities calculate density in their respective jurisdictions. Table 1: Density Calculation Summary Municipality Density Requirement Town of Bracebridge District of Muskoka Town of Huntsville Town of Gravenhurst Town of Midland Gross Density Maximum Low 20 uph Medium 40 uph High 60 uph No Density Requirements Gross Density Maximum Low 20 uph Medium 40 uph High 60 uph Gross Density Maximum Low 20 uph Medium 40 uph High 60 uph Net Density - Maximum Low 18 uph for detached Low 24 uph for semi s and duplex Medium 30 uph High 60 uph Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

66 Municipality City of Orillia City of Barrie Sudbury Density Requirement Gross Density Minimum Overall minimum density of 42 persons and jobs per hectare Based on average household size of uph Gross Density Overall 50 persons and jobs per hectare Based on an average household size of uph Net Density Low 12 uph minimum and 25 uph maximum Medium 26 uph minimum and 35 uph maximum High more than 54 uph Maximum Net Density Low - 36 uph Medium - 90 uph High uph Table 1 indicates that there are a variety of approaches to calculating greenfield densities. The City of Barrie takes a unique approach in that they provide a range for net densities by establishing a minimum and a maximum net density for different development styles. Given that a component of this Report is to consider opportunities for reduced low density lot sizes, it would be appropriate to also consider a density range for net density. Net density is calculated as follows: Total Residential Units Total Residential Land Area (excluding roads, open space, etc.) Net Density Figure 4 and Figure 5 provide a calculation of the net density of low density development based on the standard R1 lot size (18 metres) and a reduced lot size (12 metres). Figure 4 illustrates the number of houses that could be accommodated along a portion of a road that is 216 metres long. As outlined in Figure 4, 24 dwelling units would be able to be accommodated along the stretch of road at the current R1 minimum lot frontage (18 metres). Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

67 Figure 4: Standard R1 Lot In comparison, Figure 5 illustrates that 36 dwellings would be able to be accommodated along 216 metres of road frontage under a reduced lot frontage scenario. Figure 5: Reduced R1 Lot A reduced lot size of 12 metres (R1S) would be able to accommodate 12 additional housing units. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

68 The net density of lots developed in accordance with the current R1 Zone standard is 18 units per hectare. The net density of lots developed in accordance with the reduced R1S Zone standard is 33.3 units per hectare. Based on the current R1 Zone standard and the proposed reduced low density zone standard, an appropriate range for net density would be 18 units per hectare to 33.3 units per hectare. In considering the current use of gross density in the Official Plan and the information in this Section related to net density, there may be a role for both gross density and net density in the Official Plan. Gross density could be used at the preliminary stages of planning for development where the principle of use is being established, as the use of gross density would not require a detailed analysis of the factors considered in net density once a specific housing style has been determined. An example of where the use of gross density could be appropriate would be to evaluate an OPA to consider the designation of additional greenfield land for residential purposes. Net density could be used at the time when a specific style of residential use is proposed. Table 2 identifies the density calculations for medium density housing styles in the Town of Bracebridge based on the standards contained in the Zoning By-law. Table 2: Density of Medium Density Built Forms Municipality Medium Density Housing Style Frontage Lot Area Net Density Calculation Town of Bracebridge Semi-Detached 10m 325m units / ha (R2, R3, R4) Duplex (R2) 20m 650 m units / ha Row Dwelling (R2) 6m 278m units / ha Triplex Dwelling (R3, R4) Fourplex Dwelling (R4) Average Lot 41.3 units / ha Area of 242m 2 25m 850 m units / ha 30m 1,205 m units /ha Based on the information contained in Table 2, medium density built forms range from 30.8 units per hectare to 41.3 units per hectare. On this basis, it would be appropriate to include a net density range for medium density development of 30 to 42 units per hectare. Table 3 summarizes the net density calculations for high density housing styles (apartments) in the Town of Bracebridge. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

69 Table 3: Density of High Density Built Forms Municipality High Density Housing Style Frontage Town of Bracebridge Apartment Dwelling (R4) 36m Min. Lot Area 167m 2 / unit + 46m 2 per bedroom in excess of 2 Max. Lot Coverage Max. Height Net Density Calculation (assuming 2 or fewer bedrooms) 35% 12.5m 59.9 units / ha Based on Table 3, the net density for high density development in the Town of Bracebridge Official Plan should be development over 60 units per hectare. It may be appropriate for the Town to apply an overall net density target for greenfield development. The net density target is a tool used to ensure a mix of housing styles are developed in greenfield area and to ensure that new development proceeds at a density that will make efficient use of municipal services. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

70 6.0 RECOMMENDATIONS 6.1 Criteria for Small Lot Residential Detached Development Infill Lots Include policies in the Official Plan to require new infill lot creation to be consistent with similar lot characteristics of existing lots in the area. Recommended Policy C2.4.1 Where new infill lot creation is proposed in established neighbourhoods within residential designations, the development will occur in accordance with the policies of Section C2.2.2 and the lots will be of a lot frontage and lot area that is similar to other lots in the area Greenfield Lots Establish criteria for the consideration of new greenfield lots that are smaller than the traditional R1 lot size. Recommended Policy C2.4.2 Where low density development is proposed that is not considered infill lot creation, the Town will consider a reduced minimum lot area and a reduced minimum lot frontage where the development has demonstrated a regard to the following: i) The developable area is large enough to generally accommodate a number of smaller lots in order to make efficient use of municipal infrastructure; ii) The development is in proximity to traditional low density residential areas; iii) There is a demonstrated demand for more affordable and smaller lots; iv) The development should be located withinclose proximity to public open space and/or recreational faciliites are provided as part of the development; Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

71 v) The development allows a mix of unit types and lot sizes where appropriate; vi) Existing vegetation is maintained where possible; and, vii) The availability of appropriate municipal infrastructure including municipal water and sewer services, storm sewers, curbs, gutters, grass, boulevards, sidewalks and streetlight. 6.2 Density Consideration A net density approach be applied to site specific development applications that propose new lot or unit development such as infill developments or plans of subdivision for greenfield development. It is recommended that the current use of gross density in the Official Plan be replaced by the use of net density and that net density be applied as a Town-wide target for greenfield development and as a range for specific development applications on the basis of housing style. It is recommended that C2.1.9 of the Official Plan be modified by replacing the current Section C2.1.9 with the following: Residential development densities shall be calculated on a net basis. The net density will not include: i) The area of a lot where development is prohibited due to a development constraint as outlined in Section B9.0 of this Plan unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint. These development constraints include: a. floodways and areas of a lot that can only be accessed through a floodway; and b. steep slopes. ii) The area of an environmental feature as outlined in Section B10.0 of this Plan where development is prohibited unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in that feature. These environmental features include; a. wetlands; b. Provincially significant Areas of Natural and Scientific Interest (ANSI); c. Muskoka Heritage Areas; and d. The Habitat of Endangered or Threatened Species where an Environmental Impact Statement has identified the limits of the habitat on site and required the preservation of the habitat. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

72 iii) Any existing or proposed right-of-way. All residential development shall generally conform to the following net densities: i) Low density development shall have a maximum density of 18 units per hectare, with the exception that where development meets the criteria in Section C2.4 for small lot detached dwelling development the maximum density of 34 units per hectare is permitted; ii) Medium density development shall have a maximum density range of 30 to 42 units per hectare, which will be dependent on the form of housing proposed. Semi-detached and duplex dwelling development shall have a maximum density of 30 units per hectare. Triplex and Fourplex dwelling development shall have a maximum density of 36 units per hectare and Row Dwellings shall have a maximum density of 42 units per hectare; i) High density development shall have a maximum density of 60 units per hectare; and ii) For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

73 7.0 CONCLUSION Based on a detailed review of all applicable District and Town policies, as well as considering the Town of Bracebridge s location, condition and context, it is the opinion of the undersigned that the recommendations contained in this Report represents good planning. The implementation of the recommendations outlined in Section 6 of this Report will provide clarity with respect to considerations for smaller R1 lots both in the built-up area and greenfield areas in the Town of Bracebridge. The use of net densities will also provide for a more appropriate evaluation of lands that are available for development by excluding infrastructure and constraints from land area calculations. Respectfully submitted, MHBC Jamie Robinson, BES, MCIP, RPP Partner Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

74 Appendix 1 Low Density Zone Summary Table Municipality/Zone Minimum Lot Frontage Minimum Lot Area Orillia R1 Single 15m 550sq.m R2 - Single 15m 460sq.m R3 Single 12m for the first dwelling unit plus 2m for each additional 300sq.m for the first dwelling unit plus 90m for each additional unit. Barrie R1 Single 22m 900m R2 Single 15m 500sq.m R3 Single 12m 400sq.m Collingwood R1 Single 20m 1400sq.m R2 Single 15m 450sq.m R3 Single 10m 325sq.m R3 Semi Detached 9m 275sq.m Springwater R1 Single 22.5m 555sq.m R2 Single 22.5m 555sq.m R2 Semi-Detached 13.5m 325sq.m R3 Townhouse, Street townhouse, Fourplex 27m 200sq.m /unit Midland R1 Single 18m 610sq.m R2 Single 15m 460sq.m R3 Single and Duplex 15m 460sq.m R3 Semi Detached 10.5m 320sq.m / unit R4 Single 15m 460sq.m R4 Semi 10.5m 320sq.m / unit 74

75 Huntsville R1 Single (full services) 18m 650sq.m R2 Single & Semi 15m 465sq.m detached (full services) R3 Semi and Duplex 15m 250sq.m (Medium Density) R4 Duplex, Multi Townhouse (Multiple Residential Zone) 30m 167sq.m / unit Severn R1 Single (Full services) 18m 600sq.m R2 Semi Detached 7m / unit 300 sq.m / unit RM1 Multiple Dwelling and Townhouse 6m / unit 250sq.m / unit Bracebridge R1 Single (Public Water and Sewer) R2 Single (Public Water and Sewer) R3 Single (Public Water and Sewer) 18m 15m 15m 555sq.m 450sq.m 450sq.m Gravenhurst R-1 Single (Public Water 11m and Sewer) R-2 Single As existing on date of passage of Zoning By-law R-3 Single (Public Water 20m and Sewer) 350sq.m As existing on date of passage of Zoning By-law 1,220 sq.m RM-1 - Single 11m 350 sq.m 75

76 Staff Report PD December 6, 2017 Page: 1 TO: FROM: SUBJECT: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee C. Kelley, Director of Planning and Development M. Holmes, Manager of Planning Services Official Plan Amendment No. 7 Residential Densities RECOMMENDATION 1. That the Official Plan Amendment No. 7 for Residential Densities attached in Appendix A to Staff Report PD be adopted. ORIGIN 2. The 2017 Municipal Budget and Business Plan assigns specific projects and initiatives to various Town departments for action throughout the year. Project PD-12 was approved for the Planning and Development Department and is related to Official Plan Amendment to residential policies of the Town s Official Plan. 3. Project PD-12: Official Plan Amendment Density directs staff in the Planning Services Branch of the Planning and Development Department to undertake an Official Plan Amendment to determine the appropriate means to calculate density of development, specifically considering the impact of undevelopable portions of land such as wetlands, steep slopes, etc. 4. The Town of Bracebridge Official Plan (2013) is the principle planning policy document which the Municipality uses to express its goals and objectives for the community, identifies significant natural features and guides its physical development and redevelopment. It provides a general planning policy direction and a land use planning framework to guide the physical, social, economic and environmental management and growth of the Town. In addition to adhering to good planning principles, the Official Plan was prepared to be consistent to the Provincial Policy Statement and to conform to the District of Muskoka s Official Plan. 5. On April 17, 2013, Council ratified Motion 13-DS-44, as amended, to adopt the new Official Plan. The Plan was then forwarded to the District of Muskoka for approval. 6. On October 2, 2013, Council ratified Motion 13-PD-006, to endorse District of Muskoka s recommended changes to the Town s Official Plan. This, in effect, adopted the Official Plan with the amendments required by the District of Muskoka. 7. The District of Muskoka approved the Town s final Official Plan on October 21, Amendments to the Official Plan are completed through a public process and Council evaluates any amendment based on criteria established in the implementation policies of the Town of Bracebridge Official Plan. This criterion includes evaluating the amendment for conformity to the overall vision, principles, goals, objectives and policies of the Town of Bracebridge Official Plan, as well as conformity to the District of Muskoka Official Plan and consistency with the Provincial Policy Statement. 76

77 Staff Report PD December 6, 2017 Page: 2 9. Since 2015, the Town has received a number of zoning amendment applications to permit multiple residential developments. During the discussion on some of these applications, Council has expressed concern on the over development on these lands. In particular, Council has expressed concerns with how densities are calculated for the sites in relation to the Town s Official Plan policies on densities. 10. The Town s current policies refer to gross densities, this means that the densities are currently calculated based on the total lot area and do not take into account matters such as environmental features or natural constraints. 11. In the Town s Official Plan there are policies that would prohibit development: in, or adjacent to, wetlands; and on, or adjacent to, steep slopes that are over 40%. 12. There are also policies on features that would limit the amount of development that could occur on a site due to matters such as retaining vegetation where possible. These features include deer wintering areas, scenic corridors and the Muskoka Heritage Areas. 13. This Staff Report has been prepared to seek Council s approval of Official Plan Amendment No. 7 for Residential Densities which would result in a change in the basis for residential density calculations from the current gross density approach to a net density approach. ANALYSIS 14. Staff sent out a Request for Proposal (RFP) to engage a Planning Consultant to assist in the preparation of draft Official Plan policies for small lot single criteria and residential densities. The consultant assisted the process in the following ways: Background research including best practices; and, Assistance with open house, public meetings and communications with stakeholders. 15. In June 2017, the firm MHBC Planning, Urban Design and Landscape Architecture was selected as the Planning Consultant to perform background research and project management to assist in the review of the Town s Comprehensive Zoning By-law. Jamie Robinson is a partner with MHBC and is the project manager and primary contact with the Town from the firm. 16. On July 26, 2017 a Builder s Breakfast was held to receive input from the development community on proposed OP amendment related to calculating Residential Densities. The practice of holding a separate Builder s Breakfast was effectively used during both the Official Plan and Zoning By-law review processes. This approach allows discussion of the issues on a more technical basis during the Builder s Breakfast. Holding the separate session for those involved in the development community has historically permitted greater input from the nondevelopment community during the regular community Public Open House that is typically held for significant planning matters. On July 26 th only two members of the development community attended the Builder s Breakfast. 77

78 Staff Report PD December 6, 2017 Page: Also on July 26, 2017, a Public Open House was held to gather input from local residents, professionals and business people to discuss changes that may be proposed as a result of the Official Plan Amendment. This event was advertised in the Bracebridge Examiner on July 6th and individual notices were sent to persons, agencies and other key stakeholders who had expressed interest in residential policies during the Official Plan review process. Despite the notification in the paper and the sending of individual notices, no persons attended the Public Open House. 18. MHBC had prepared a draft background report, which was used as the basis for discussions at the Builder s Breakfast and Public Open House. Following these meetings MHBC prepared a final background report, with recommended amending policies to the Town s Official Plan. 19. A public meeting was held at the October 12, 2017 Special Planning and Development Committee meeting to receive comments on the Draft Official Plan Amendment No. 7. At this meeting comments were received from planning consultants Robert List of List Planning Ltd. and Wayne Simpson of Wayne Simpson & Associates. 20. On November 1, 2017 Council ratified motion 17-PD-101 which was amended by motion 17-PD-102 as follows: 1. That the Official Plan Amendment No. 7 for Small Lot Detached Dwelling evaluation criteria attached in Appendix A to Staff Report PD be adopted. Amendment 2. That the preceding motion be amended to refer the matter back to staff in the Planning and Development Department for further review with respect to comments received at the statutory public meeting held on October 12, 2017, and report back to the Planning and Development Committee. 21. Following the public meeting, staff met with Mr. List and Mr. Simpson to review their comments. Attached as Appendix B is a chart of the comments made and any actions taken by staff to address these comments. 22. As a result of comments made by Mr. List and Mr. Simpson, a number of changes were made to Draft Official Plan Amendment No. 7. It is staff s opinion that the changes made did not change the intent of the Official Plan Amendment but provided clarity to the policy direction. A redlined version of the changes to the Draft Official Plan Amendment from the October 12, 2017 version is attached as Appendix C and a revised background report has been received which is attached as Appendix D. 23. The lands impacted by this Official Plan Amendment would be any lands located in which the current General Residential Development Policies apply which include lands within the following designations in the Urban Centre: Residential; Multiple Residential; West Bracebridge Residential; and South Bracebridge Adult Lifestyle Residential. 78

79 Staff Report PD December 6, 2017 Page: The above designations are identified in Schedule B of the Town of Bracebridge Official Plan, which is the Urban Centre Land Use schedule. This schedule can be accessed online at the following link: Currently, the Town of Bracebridge Official Plan contains policies on maximum residential densities that are categorized as low density, medium density and high density development. The current maximum density ratios in the Official Plan are based on gross area of the subject lands and does not factor in matters such as: Environmental constraints such as wetlands; Development constraints such as steep slopes or floodways; and Needed infrastructure such as roadways. 26. The Town of Bracebridge Official Plan sets out residential densities in Section C2.1.9 as follows: All residential development shall generally conform to the following gross densities: i) Low density development types such as single detached and conversion development shall not exceed a density of 20 units per hectare. ii) iii) iv) Medium density development types such as semi-detached/town house-type development shall not exceed a density of 40 units per hectare. High density apartment-type development shall not exceed a density of 60 units per hectare. For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. v) No gross density shall exceed 60 units per hectare. 27. OPA No. 7 proposes to amend Section C2.1.9 of the Town of Bracebridge Official Plan as follows: Deleting the current Section C2.1.9; and Inserting a new Section C2.1.9 as follows: Residential development densities shall be calculated on a net basis. The net density will not include: i) the area of a lot where development is prohibited due to a development constraint as outlined in Section B9.0 of this Plan unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint. These development constraints include: a. floodways and areas of a lot that can only be accessed through a floodway; and b. steep slopes; 79

80 Staff Report PD December 6, 2017 Page: 5 ii) the area of an environmental feature as outlined in Section B10.0 of this Plan where development is prohibited unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in that feature. These environmental features include: a. wetlands; b. Provincially significant Areas of Natural and Scientific Interest (ANSI); c. Muskoka Heritage Areas; and d. The Habitat of Endangered or Threatened Species where an Environmental Impact Statement has identified the limits of the habitat on site and required the preservation of the habitat; and iii) Any existing or proposed right-of-way. All residential development shall generally conform to the following net densities: i) Low density development shall have a maximum density of 18 units per hectare, with the exception that where development meets the criteria in Section C2.4 for small lot detached dwelling development the maximum density of 34 units per hectare is permitted; ii) Medium density development shall have a maximum density range of 30 to 42 units per hectare, which will be dependent on the form of housing proposed. Semi-detached and duplex dwelling development shall have a maximum density of 30 units per hectare. Triplex and Fourplex dwelling development shall have a maximum density of 36 units per hectare and Row Dwellings shall have a maximum density of 42 units per hectare; iii) iv) High density development shall have a maximum density of 60 units per hectare; and For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. 28. The proposed Official Plan Amendment will change the calculation of maximum densities for residential development to a net calculation. The net density calculation provisions will remove the following from the calculation: lands where development is prohibited due to a development constraint such as lands that are on a steep slope or lands within the floodway unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint; lands where development is prohibited due to an environmental feature such as a wetland or habitat of endangered and threatened species unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint; and Any existing and proposed right-of-way. 29. The changes will ensure that only the developable portions of the land parcels are taken into account when determining development rights. 80

81 Staff Report PD December 6, 2017 Page: The calculating of densities has also been amended to reflect the current and historic range of lot sizes that are required in the Town s Comprehensive Zoning By-law, which are based on dwelling type as follows: Low density residential development includes detached dwelling development. The policies in OPA No.7 propose a maximum density based on a range of 18 units per hectare to 34 units per hectare. The maximum 18 units per hectare would apply to lots that are created based on the historic lot frontage of 18 metres and the maximum 34 units per hectare would only apply to lots that meet the small lot detached dwelling criteria established by OPA No Medium density has a maximum density that ranges from 30 units per hectare to 42 units per hectare. The maximum density of 30 units per hectare would apply to semi-detached and duplex dwellings. The maximum density of 42 units per hectare would apply to row dwellings. Historic zoning requirements for triplex and fourplex dwellings would allow densities in the 33 to 35 units per hectare range High density development only refers to apartment dwelling development, which is why this type of development does not contain a density range. The maximum density of 60 units per hectare reflects the historic density and the current zoning requirements for lot area. 31. Additional policies in the Town of Bracebridge s Official Plan that would be relevant to the calculating residential densities on a net basis include: Under the Vision of the Official Plan: Section A5.1 states that it is the Vision of the Town to enrich the social, cultural, economic and natural environments. Success in this vision will have been achieved by: i) Increasing the amount of land set aside for preservation and encouraging the greening of residential, commercial and industrial development Under the Principles of the Official Plan: Section A6.2.2 states that Bracebridge has historically been a community with urban, rural, and waterfront development areas that cater to people who wish to live in a small community or in a rural or waterfront environment. This trend will be supported to satisfy the lifestyle demands of a wide variety of individuals, however to ensure efficient and cost effective use of municipal services there will be an emphasis on directing growth to the Urban Centre; 81

82 Staff Report PD December 6, 2017 Page: Section A6.5.1 states that the health and integrity of the natural environment, which is one of the Town s most valuable resources, will be protected. The Official Plan identifies known natural environmental features on Appendix A. There may be previously unknown environmental features that may be identified and evaluated through the consideration of a development application. Appropriate planning tools will be used to protect and ensure that the integrity of identified significant environmental feature is maintained, as well as to implement the recommendation of any associated environmental impact statement. Among other approaches, these may include: i) requiring increased lot frontages and areas at the time lots are created or through zoning requirements; ii) iii) imposing building setbacks through zoning; and specific siting of building and structures, driveways and pathways and the retention of vegetation through site plan control or other agreements; and Section A states that a healthy natural environment will provide many ecological, social and economic benefits that will help to sustain the quality of life in the Town. The economic health of the Town depends upon the health of the natural environment, and recognizing that people live in and form part of this ecosystem. The community will sustain its urban/nonurban balance through managed growth and appropriate land uses; development of an intensified Urban Centre that is connected by active transportation corridors such as off-street bicycle paths and walking trails, and planning for future public transit; energy efficiency; and promoting the natural environment and healthy lifestyles Under the Goals and Objective of the Official Plan: Section A states that it is a Growth Management Objective to direct the majority of new permanent residential and Employment Area growth to the fully serviced Urban Centre; Section A states that it is a Growth Management Objective to encourage intensification through the provisions of secondary dwelling units, mixed use developments, and designating lands for multiple residential uses; Section A states that it is a Growth Management Objective to provide the present and future residents of the Town a full range of housing types and densities to meet projected demographic and market requirements in a manner that supports the overall goal of mixed uses, visual attractiveness, and safe accessible active transportation connectivity; Section A states that it is an Economic Development objective to encourage the protection of the Town s natural attributes, such as its rural character, water quality of its lakes and rivers as well as other natural environmental features in order to ensure that the recreational and tourism uses that rely upon these attributes continue to thrive; Section A states that it is a Natural Environment objective to preserve wetlands and protect adjacent lands to maintain the ecological function of the wetland, where appropriate; 82

83 Staff Report PD December 6, 2017 Page: Section A states that it is a Natural Environment objective to protect water quality and hydrogeological characteristics of watercourses, lakes, aquifers, wetlands and water recharge areas; Section A states that it is a Natural Environment objective to protect and maintain significant wildlife habitat including habitat of threatened and endangered species; Section A states that it is a Natural Environment objective to protect and preserve Areas of Natural and Scientific Interest; and Section A states that it is a Natural Environment objective to take a proactive approach to environmental protection Under the General Development Policies of the Official Plan: Section B9.1.1 states that development constraints are identified in this section including lands prone to flooding, narrow waterbodies, steep slopes and waste disposal sites. Where mapping is available these constraints are identified on Appendix A of the Official Plan; Section B9.2.1 states that lands prone to flooding are defined as those lands adjacent to a river, stream or lake that are susceptible to flooding during the regulatory flood. These lands may be comprised of a floodway and a flood fringe. The floodway is the portion of the lands prone to flooding where the depth and velocity of flooding would cause a danger to public health and safety or property damage. The flood fringe is the outer portion of the lands prone to flooding where the depth and velocity of flooding are generally less severe that in the floodway. These areas are generally identified by the most up-to-date mapping, Provincial or Federal requirements, technical studies completed by qualified professionals or lands below the minimum elevation levels for studied lakes or rivers. There are many lakes and waterbodies where flood plain mapping has not occurred; Section B9.2.5 states that no new habitable building, structure or addition to an existing habitable building or structure shall be permitted in any floodway. In a floodway, no new buildings or structures shall be permitted except watershed management and flood and erosion control projects, non-habitable accessory buildings or structures that do not impede floodwaters, and site modifications carried out or supervised by a public agency; Section B9.4.1 states that development shall be limited on steep slopes, or areas of erosion; Section B9.4.7 states that where slopes of 40% and greater, or unstable soils exist over the majority of a property, or where development or site alteration is proposed on the portion of a property which has slopes of 40% or greater or unstable soils, a site evaluation or technical report will be required by the Town to address those matters identified in Section B9.4.5 and, in order to confirm that the lot is suitable to accommodate the development proposed. Any site evaluation or technical report will identify any mitigation measures that are necessary; Section B9.5.1 states that no development shall be permitted within 30 metres of any landfill site; 83

84 Staff Report PD December 6, 2017 Page: Section B9.5.2 states that where new development is proposed within 500 metres of an active or inactive landfill site, with the exception of a pit or quarry operation, a study shall generally be required that evaluates the presence and impact of any adverse effects or risk to health and safety and establishes appropriate remedial measures to meet Provincial Guidelines; Section B states that natural environmental features are identified in this section and generally include areas where biological features such as significant habitat or wetlands are located, as well as physical features such as watercourses and waterbodies. Known natural environmental features are identified on Appendix A of the Official Plan; Section B states that all development shall be sympathetic with the natural environment; Section B states that where any development, including public works, is considered, the impact of the proposal on the natural environmental features shall be considered prior to any approvals being given; Section B states that the Town recognizes the importance and value of endangered and threatened species and supports protection of these species and their habitat areas; Section B states that the Endangered Species Act requires the protection of Habitat of Endangered or Threatened Species. Large portions of the Town are potential habitat for Species at Risk. All development is prohibited within the significant habitat of endangered and threatened species, and must address the requirements of the Endangered Species Act; Section B states that critical Deer Wintering Areas provide critical winter habitat for deer and is characterized by dense, mature conifer forests, with ready access to young hardwood growth suitable for browsing. Development proposed in critical Deer Wintering Areas shall generally require the preparation of an Environmental Impact Statement in accordance with Section B25.1 of this Plan, as determined by Town; Section B states that lots proposed in critical Deer Wintering Areas may require increased lot areas and lot frontages, if recommended by the results of the Environmental Impact Statement; Section B states that there are nine Muskoka Heritage Areas found in the Town that have been identified by the District Municipality of Muskoka. These Heritage Areas are identified on Appendix A to this Plan. The majority of these Heritage Areas/Sites have been identified in conjunction with other natural environmental features such as wetlands or Conservation Reserves. Development proposed within 50 metres of a Muskoka Heritage Area, identified in conjunction with other natural environmental features, shall generally be subject to the preparation of an Environmental Impact Statement, prepared in accordance with Section B.25.1, and completed to the satisfaction of the Town and District Municipality of Muskoka; 84

85 Staff Report PD December 6, 2017 Page: Section B states that wetlands are defined as lands that are seasonally or permanently flooded by shallow water, as well as lands where the water table is close to the surface; in either case the presence of abundant water has caused the formation of hydric soils and has favoured the dominance of either hydrophytic or water tolerant plants. Specific areas shall be identified or confirmed as wetlands by the Town, in consultation with the appropriate authority; Section B states that development and site alteration shall not be permitted in Provincially Significant Wetlands. Development within 120 metres of a Provincially Significant Wetland shall be subject to an Environmental Impact Statement, prepared in accordance with Section B.25.1, to identify that the development will not have a negative impact on the Provincially Significant Wetland; Section B states that where development is proposed within 30 metres of a wetland or within a wetland other than a Provincially Significant Wetland, an Environmental Impact Statement, prepared in accordance with Section B.25.1, shall generally be required as determined by the Town, to confirm that the proposed development will have no significant negative impact on the wetland feature or its function; and Section B states that development shall not be permitted in a Provincially significant ANSI unless it has been demonstrated through an Environmental Impact Statement, prepared in accordance with Section B.25.1, that there will be no negative impact on the natural environmental features or functions of the ANSI. Development within 50 metres of a Provincially significant ANSI shall generally require an Environmental Impact Statement, as determined by the Town Under the General Residential Development Policies of the Official Plan: Section C2.1.6 states that residential development shall be located and designed in such a manner as to efficiently use infrastructure and public service facilities by encouraging cost effective development at appropriate densities and in appropriate locations. The Zoning By-law may include minimum densities and maximum lot sizes to implement this policy and the policies of this Plan including Section C Section J17.0 of the Town of Bracebridge Official Plan contains the Official Plan Amendment Process policies for the Plan. The following policies would be relevant to the proposed Official Plan Amendment to change the basis for calculating residential densities: In Section J17.1, while this Plan is intended to provide direction for growth for a specific time horizon, there is recognition that an Official Plan may not anticipate all forms of development that may be appropriate and desirable in the Town. As such, amendments to this Plan may be initiated or considered by the Town at any time, to ensure that this Plan remains current and relevant; and 85

86 Staff Report PD December 6, 2017 Page: In Section J17.2, Requests for site-specific changes to this Plan may be considered by Council upon application, and will be evaluated on the basis of the following criteria: i) Conformity with the overall vision, principles, goals, objectives and policies of this Plan; ii) iii) iv) Suitability of the location of the site for the proposed land use; Compatibility of the proposed land use with surrounding uses; The need for and feasibility of the use, as required by this Plan; v) The impact of the proposal on natural and cultural heritage, municipal services and infrastructure; vi) vii) The economic benefits and financial implications to the Town; and Conformity to the Official Plan of the Muskoka District Area and consistency with the Provincial Policy Statement. 32. The District of Muskoka Official Plan encourages a wide array of housing opportunities, including housing that is attainable to a full range of income and demographic groups in Muskoka. The District of Muskoka Official Plan also states that growth will be managed in a sustainable way that will make the most efficient use of land, infrastructure, public services and facilities and the natural environment including features, functions and systems will be protected and enhanced. 33. The Provincial Policy Statement (PPS) states that healthy, liveable and safe communities are sustained by: accommodating an appropriate range and mix of residential, employment, institutional, recreation and open space to meet long term needs and avoid development patterns which may cause environmental or public health and safety concerns. 34. It is staff s opinion that the Official Plan Amendment as recommended by staff conforms to the overall vision, principles, goals, objectives and policies of the Town of Bracebridge s Official Plan, conforms to the Official Plan of the District of Muskoka, is consistent with the Provincial Policy Statement, is appropriate and represents good planning. 35. Comments from other Town Departments and outside agencies are as follows: Department/Agency Comment Chief Building Official No concerns regarding the proposed Official Plan Amendment Public Works Department No concerns regarding the proposed Official Plan Amendment Fire Chief No concerns regarding the proposed Official Plan Amendment Manager of Economic Development No concerns regarding the proposed Official Plan Amendment. 86

87 Staff Report PD December 6, 2017 Page: 12 Department/Agency Comment District of Muskoka District staff would not be opposed to the approval of the above noted application provided the Amendment is modified to reflect that the maximum density ranges for Low, Medium, and High density development are dependent on the form of housing proposed. As a result of comments from the District, Draft OPA No. 7 as attached in Appendix A has been modified to clarify how ranges are to be applied within each density category Lakeland Power No concerns regarding the proposed Official Plan Amendment Other Agencies No comments have been received from Canada Post, Ministry of Municipal Affairs and Housing, Infrastructure Ontario, Ministry of Transportation, Union Gas, Hydro One, Veridian Connections, Simcoe Muskoka Catholic District School Board, Trillium Lakelands District School Board, Bell Canada, TransCanada Pipeline Ltd., CN Rail or MPAC. 36. The revised Draft Official Plan Amendment No. 7, as attached in Appendix A was circulated to Mr. List and Mr. Simpson and no concerns have been expressed with the revised draft policies. 37. Staff are recommending the adoption of the Official Plan Amendment No. 7 in Appendix A for the following reasons: The proposed policies will aid in protecting and preserving natural environment features; The proposed policies will ensure that natural features and constraints are taking into account when developing a site; The proposed policies will ensure that necessary road rights-of-way are considered in determining appropriate densities of a development; and The proposed policies recognize that in instances of low and medium density development that a range of densities is appropriate to facilitate a mix of lot sizes for detached dwellings where appropriate and a mix of medium density housing forms. 38. If Council approves the recommendation on November 1 st, the Town will apply to the District of Muskoka for approval of OPAs No. 6 and No. 7. Once approved by the District, a 20 day appeal period would be in effect. These OPAs may not come into force until February LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 39. The Official Plan Amendment is well aligned with the community-based strategic plan objectives: A Green, Mindful and Environmentally Sustainable Community 40. The Official Plan Amendment is in keeping with the Community Based Strategic Plan as it aid in creating a Green, Mindful and Environmentally Sustainable Community by ensuring that natural features are protected. 87

88 Staff Report PD December 6, 2017 Page: 13 LINKAGE TO COUNCIL PRIORITIES 41. The Official Plan Amendment supports An Engaged, Healthy and Socially Sustainable Community which has been identified by Council as a priority area. The Towninitiated Official Plan Amendment for residential densities will address Council concerns of overdevelopment of residential projects where natural features that need to be protected or development constraints are present. ALTERNATIVE 42. The following alternative is available for Committee s consideration: Alternative #1 The Committee could decide that the Official Plan Amendment is not appropriate. This alternative is not recommended as the Official Plan Amendment would conform to the overall vision, principles, goals, objectives and policies of the Town of Bracebridge s Official Plan. EXISTING POLICY 43. Town of Bracebridge Official Plan, FINANCIAL IMPLICATIONS 44. There will be a $1,200 application fee to the District Municipality of Muskoka for review and approval of the Official Plan Amendment. COMMUNICATIONS 45. Prior to the distribution of this Staff Report and circulation of the Notice of the Public Meeting, a Builder s Breakfast and Public Open House were held on July 26, Notice of the Public Meeting held on October 12, 2017 for the proposed Official Plan Amendment was place in the September 21 st, 2017 Bracebridge Examiner and sent on September 20th, 2017 by to those persons and agencies likely to have an interest in the proposed amendment. 47. The revised draft Official Plan Amendment was circulated to Robert List of List Planning Ltd. and Wayne Simpson of Wayne Simpson & Associates Ltd for comments. 48. This Staff Report was distributed to Council, Media, and all Town staff and was published on the Town s website in accordance with the Town s Procedural By-law. 88

89 Staff Report PD December 6, 2017 Page: If the Official Plan Amendment is approved by Council on November 1, 2017, a package of information along with an application fee is forward to the District of Muskoka for approval. Once the District makes a decision on the Official Plan Amendment, the Town will receive notice, and if approved, a notice of passing is sent out by the District with a 20 day appeal period. Prepared By: Approved by: Approved for Submission to Planning and Development Committee By: M. Holmes Manager of Planning Services Ext. 258 C. Kelley, MCIP, RPP, Director of Planning and Development Ext. 253 J. Sisson Chief Administrative Officer Ext

90 Staff Report PD December 6, 2017 Page: 15 Appendix A Revised Official Plan Amendment No. 7 90

91 AMENDMENT NO. 7 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TOWN OF BRACEBRIDGE RESIDENTIAL DENSITIES Date: December 6,

92 AMENDMENT NO. 7 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TABLE OF CONTENTS OFFICIAL DOCUMENTATION The Approval Page 3 The Adopting By-Law Page 4 CERTIFICATE OF COMPLIANCE Page 5 THE CONSTITUTIONAL STATEMENT Page 6 PART A THE PREAMBLE 1. Lands Affected by the Amendment Page 7 2. Purpose Page 7 3. Background and Basis Page 7 PART B THE AMENDMENT 1. Introductory Statement Page 9 2. Details of the Amendment Page 9 3. Implementation Page 9 5. Interpretation Page 9 92

93 DISTRICT BY-LAW 3 93

94 BILL # A BY-LAW OF THE CORPORATION OF THE TOWN OF BRACEBRIDGE TO AMEND THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE The Council of the Corporation of the Town of Bracebridge, in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O., 1990 hereby enacts as follows: 1. That Amendment No. 7 to the Official Plan of the Town of Bracebridge, consisting of the attached Part B, is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the District Municipality of Muskoka for approval of Amendment No. 7 to the Official Plan of the Town of Bracebridge. 3. That this By-law shall take effect on the date of passage by Council and shall come into force in accordance with Sections 17 and 21 of the Planning Act, R.S.O., READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 1 ST DAY OF NOVEMBER, Mayor, Graydon Smith Director of Corporate Services/ Clerk, Lori McDonald 4 94

95 CERTIFICATION OF COMPLIANCE WITH PUBLIC INVOLVEMENT AND NOTICE REQUIREMENTS I, Lori McDonald, Director of Corporate Services/Clerk of the Town of Bracebridge, hereby certify that the requirements for the giving of notice, and the holding of at least one public meeting as set out in Section 17 (15) of the Planning Act, and the giving of notice as set out in Section 17 (17) of the Planning Act have been complied with. Director of Corporate Services/ Clerk, Lori McDonald Date 5 95

96 THE CONSTITUTIONAL STATEMENT PART A THE PREAMBLE does not constitute part of this Amendment PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 7 to the Official Plan of the Town of Bracebridge. 96 6

97 PART A THE PREAMBLE PART A to this Official Plan Amendment is provided for information purposes only and does not constitute part of this Amendment. 1. Lands Affected by this Amendment The lands affected by this amendment are those lands located within the lands designated as either Residential, Multiple Residential, West Bracebridge Residential or South Bracebridge Adult Lifestyle Residential on Schedule B Urban Centre Land Use to the Town of Bracebridge Official Plan. 2. Purpose The purpose of this amendment is to modify how residential density ranges in the Town s Official Plan are calculated. The amendment proposes to change from a gross density calculation to a net density calculation by removing from the calculation undevelopable portions of lands that are subject to environmental or physical constraints and rights-of-way. 3. Background and Basis 3.1 The 2017 Municipal Budget and Business Plan assigns specific projects and initiatives to various Town departments for consideration throughout the year. Project PD-12: Official Plan Amendment Density directs Planning Services Staff to undertake an Official Plan Amendment to determine the appropriate means to calculate density of development, specifically considering the impact of undevelopable portions of land such as wetlands, steep slopes, etc. 3.2 The lands impacted by this Official Plan Amendment would be any lands located in which the current General Residential Development Policies application which include lands within the following designations in the Urban Centre: Residential; Multiple Residential; West Bracebridge Residential; and South Bracebridge Adult Lifestyle Residential. 3.3 Currently the Town of Bracebridge Official Plan contains policies on maximum residential densities that are based on low density, medium density and high density development. Low density development, being uses such as detached dwellings, semi-detached dwellings and duplex dwellings permits a maximum gross density of 20 units per hectare. Medium density development, such as row dwellings, permits a maximum gross density of 40 units per hectare. High density development such as apartment dwellings, permits a maximum gross density of 60 units per hectare. 3.4 The current maximum density ratios in the Official Plan are based on gross area of the subject lands and does not factor in matters such as: Environmental constraints such as wetlands; Development constraints such as steep slopes or floodways; and Needed infrastructure such as roadways. 97 7

98 3.4.4 The amendment will change the calculation of maximum densities for residential development to a net calculation. The net density calculation provisions will remove the following from the calculation: a) lands where development is prohibited due to a development constraint such as lands that are on a steep slope or lands within the floodway unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint; b) lands where development is prohibited due to an environmental feature such as a wetland or habitat of endangered and threatened species unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint; and c) any existing and proposed right-of-way The density ranges proposed are developed based on the following a) For low density development, the low end of the maximum range at 18 units per hectare is based on the historic zoning requirements, which requires a minimum lot frontage of 18 metres and a minimum lot area of 555 square metres for a detached dwelling in the Residential Type 1 (R1) Zone on full services. The high end of the maximum range of 34 units per hectare is based on small lots for detached dwelling development with minimum lot frontages of 12 metres and minimum lot areas of 300 square metres; b) For medium density development, the low end of the maximum range at 30 units per hectare is based on the historic zoning requirements for minimum lot frontages and minimum lot areas for semi-detached and duplex dwellings. The high end of the maximum range of 42 units per hectare is based on the historic zoning requirements for minimum lot frontages and minimum lot areas for row dwellings. Historic zoning requirements for minimum lot frontages and minimum lot areas for triplex and fourplex dwellings would allow densities in the 33 to 35 units per hectare range; and c) For high density development, zoning requirements for apartment dwellings currently require a minimum lot area of 167 square metres per apartment dwelling unit plus 46 square metres per bedroom in excess of two, which equates to a maximum of 60 two bedroom apartment dwelling units per hectare. 98 8

99 PART B - THE AMENDMENT 1. Introductory Statement All of this part of the document entitled PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 7 to the Official Plan of the Town of Bracebridge. 2. Details of the Amendment Section C URBAN CENTRE RESIDENTIAL DESIGNATION POLICIES is hereby amended by the replacing the current Section C2.1.9 with the following: Residential development densities shall be calculated on a net basis. The net density will not include: i) the area of a lot where development is prohibited due to a development constraint as outlined in Section B9.0 of this Plan unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint. For the purposes of this policy any land located within a required setback from the development constraint will be included in the net density calculation. These development constraints include: a. floodways and areas of a lot that can only be accessed through a floodway; and b. steep slopes; ii) the area of an environmental feature as outlined in Section B10.0 of this Plan where development is prohibited unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in that feature. These environmental features include; a. wetlands; b. Provincially significant Areas of Natural and Scientific Interest (ANSI); c. Muskoka Heritage Areas; and d. The Habitat of Endangered or Threatened Species where an Environmental Impact Statement has identified the limits of the habitat on site and required the preservation of the habitat. iii) Any existing or proposed right-of-way. All residential development shall generally conform to the following net densities: i) Low density development shall have a maximum density of 18 units per hectare, with the exception that where development meets the criteria in Section C2.4 for small lot detached dwelling development the maximum density of 34 units per hectare is permitted; ii) Medium density development shall have a maximum density range of 30 to 42 units per hectare, which will be dependent on the form of housing proposed. Semidetached and duplex dwelling development shall have a maximum density of 30 units per hectare. Triplex and Fourplex dwelling development shall have a maximum density of 36 units per hectare and Row Dwellings shall have a maximum density of 42 units per hectare; 9 99

100 i) High density development shall have a maximum density of 60 units per hectare; and ii) For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. 3. Implementation This amendment will be implemented through zoning by-laws and site plan control. 4. Interpretation The interpretation of the Official Plan for the Town of Bracebridge, as modified and amended, shall govern the interpretation of this Amendment

101 Staff Report PD December 6, 2017 Page: 16 Appendix B Chart of Comments from Robert List and Wayne Simpson Section Person Making Comment Comment Made Staff Response Part A Section Part B Section 2 Wayne Simpson Language of not able to be developed is inappropriate. Wording has been changed to the area of a lot where development is prohibited. Part B Section 2 Wayne Simpson Sections B9.0 and B10.0 reference buffers and it is unclear if the buffer would be netted out. Wording has been changed to list the features and constraints where the netting out would occur. Part B Section 2 Wayne Simpson What happens if a proponent can demonstrate that some form of development can take place in an area of constraint If a study demonstrates that development can occur in an area that was identified as a constraint or feature than that land is not netted out. Part B Section 2 Wayne Simpson Policies would be difficult to implement into a by-law If developing in proximity to feature or constraint where development is occurring then technical study would be required to identify limits of the features during the zoning amendment process. This is already a requirement. Part B Section 2 Wayne Simpson Species at risk habitat can interpret some lots as not able to be developed Wording has been changed to clarify that where a study has identified part of site cannot be development due to the habitat then it should be netted out. The PPS states that development shall not be permitted in habitat of endangered or threatened species. Part B Section 2 Robert List Concerned with interpretation of Endangered Species Act and how this is reflected in the net development density Wording has been changed to clarify that where a study has identified part of site cannot be development due to the habitat then it should be netted out. The PPS states that development shall not be permitted in habitat of endangered or threatened species. 101

102 Staff Report PD December 6, 2017 Page: 17 Section Person Making Comment Comment Made Part B Section 2 Robert List The noise and vibration restrictions of CN can involve a piece of land however development can occur if proper studies are completed Staff Response If a study demonstrates that development can occur in an area that was identified as a constraint or feature than that land is not netted out. CN requirements are not included as lands to be netted out as development can occur subject to implementing construction techniques and safety requirements. 102

103 Staff Report PD December 6, 2017 Page: 1 Appendix C Redline version of changes made to October 12, 2017 Draft Official Plan Amendment 103

104 AMENDMENT NO. 7 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TOWN OF BRACEBRIDGE RESIDENTIAL DENSITIES Date: October 12December 6,

105 AMENDMENT NO. 7 TO THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE TABLE OF CONTENTS OFFICIAL DOCUMENTATION The Approval Page 3 The Adopting By-Law Page 4 CERTIFICATE OF COMPLIANCE Page 5 THE CONSTITUTIONAL STATEMENT Page 6 PART A THE PREAMBLE 1. Lands Affected by the Amendment Page 7 2. Purpose Page 7 3. Background and Basis Page 7 PART B THE AMENDMENT 1. Introductory Statement Page 9 2. Details of the Amendment Page 9 3. Implementation Page 9 5. Interpretation Page 9 105

106 DISTRICT BY-LAW 3 106

107 BILL # A BY-LAW OF THE CORPORATION OF THE TOWN OF BRACEBRIDGE TO AMEND THE OFFICIAL PLAN OF THE TOWN OF BRACEBRIDGE The Council of the Corporation of the Town of Bracebridge, in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O., 1990 hereby enacts as follows: 1. That Amendment No. 7 to the Official Plan of the Town of Bracebridge, consisting of the attached Part B, is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the District Municipality of Muskoka for approval of Amendment No. 7 to the Official Plan of the Town of Bracebridge. 3. That this By-law shall take effect on the date of passage by Council and shall come into force in accordance with Sections 17 and 21 of the Planning Act, R.S.O., READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 1 ST DAY OF NOVEMBER, Mayor, Graydon Smith Director of Corporate Services/ Clerk, Lori McDonald 4 107

108 CERTIFICATION OF COMPLIANCE WITH PUBLIC INVOLVEMENT AND NOTICE REQUIREMENTS I, Lori McDonald, Director of Corporate Services/Clerk of the Town of Bracebridge, hereby certify that the requirements for the giving of notice, and the holding of at least one public meeting as set out in Section 17 (15) of the Planning Act, and the giving of notice as set out in Section 17 (17) of the Planning Act have been complied with. Director of Corporate Services/ Clerk, Lori McDonald Date 5 108

109 THE CONSTITUTIONAL STATEMENT PART A THE PREAMBLE does not constitute part of this Amendment PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 7 to the Official Plan of the Town of Bracebridge

110 PART A THE PREAMBLE PART A to this Official Plan Amendment is provided for information purposes only and does not constitute part of this Amendment. 1. Lands Affected by this Amendment The lands affected by this amendment are those lands located within the lands designated as either Residential, Multiple Residential, West Bracebridge Residential or South Bracebridge Adult Lifestyle Residential on Schedule B Urban Centre Land Use to the Town of Bracebridge Official Plan. 2. Purpose The purpose of this amendment is to modify how residential density ranges in the Town s Official Plan are calculated. The amendment proposes to change from a gross density calculation to a net density calculation by removing from the calculation undevelopable portions of lands that are subject to environmental or physical constraints and rights-of-way. 3. Background and Basis 3.1 The 2017 Municipal Budget and Business Plan assigns specific projects and initiatives to various Town departments for consideration throughout the year. Project PD-12: Official Plan Amendment Density directs Planning Services Staff to undertake an Official Plan Amendment to determine the appropriate means to calculate density of development, specifically considering the impact of undevelopable portions of land such as wetlands, steep slopes, etc. 3.2 The lands impacted by this Official Plan Amendment would be any lands located in which the current General Residential Development Policies application which include lands within the following designations in the Urban Centre: Residential; Multiple Residential; West Bracebridge Residential; and South Bracebridge Adult Lifestyle Residential. 3.3 Currently the Town of Bracebridge Official Plan contains policies on maximum residential densities that are based on low density, medium density and high density development. Low density development, being uses such as detached dwellings, semi-detached dwellings and duplex dwellings permits a maximum gross density of 20 units per hectare. Medium density development, such as row dwellings, permits a maximum gross density of 40 units per hectare. High density development such as apartment dwellings, permits a maximum gross density of 60 units per hectare. 3.4 The current maximum density ratios in the Official Plan are based on gross area of the subject lands and does not factor in matters such as: Environmental constraints such as wetlands or deer wintering areas; Development constraints such as steep slopes, narrow waterbodies or scenic corridorsfloodways; and Needed infrastructure such as roadways or storm water management facilities

111 3.4.4 The amendment will change the calculation of maximum densities for residential development to a net calculation. The net density calculation provisions will remove the following from the calculation: a) lands that are not able to be developed duewhere development is prohibited due to a development constraint such as lands that are on a steep slope that cannot be developed or lands within the floodway unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint; b) lands where development is prohibited that are not able to be developed due to an environmental feature such as a wetland or habitat of endangered and threatened species unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint; and c) any existing and proposed right-of-way The density ranges proposed are developed based on the following a) For low density development, the low end of the maximum range at 18 units per hectare is based on the historic zoning requirements, which requires a minimum lot frontage of 18 metres and a minimum lot area of 555 square metres for a detached dwelling in the Residential Type 1 (R1) Zone on full services. The high end of the maximum range of 34 units per hectare is based on small lots for detached dwelling development with minimum lot frontages of 12 metres and minimum lot areas of 300 square metres; b) For medium density development, the low end of the maximum range at 30 units per hectare is based on the historic zoning requirements for minimum lot frontages and minimum lot areas for semi-detached and duplex dwellings. The high end of the maximum range of 42 units per hectare is based on the historic zoning requirements for minimum lot frontages and minimum lot areas for row dwellings. Historic zoning requirements for minimum lot frontages and minimum lot areas for triplex and fourplex dwellings would allow densities in the 33 to 35 units per hectare range; and c) For high density development, zoning requirements for apartment dwellings currently require a minimum lot area of 167 square metres per apartment dwelling unit plus 46 square metres per bedroom in excess of two, which equates to a maximum of 60 two bedroom apartment dwelling units per hectare

112 PART B - THE AMENDMENT 1. Introductory Statement All of this part of the document entitled PART B THE AMENDMENT, consisting of the following text constitutes Amendment No. 7 to the Official Plan of the Town of Bracebridge. 2. Details of the Amendment Section C URBAN CENTRE RESIDENTIAL DESIGNATION POLICIES is hereby amended by the replacing the current Section C2.1.9 with the following: Residential development densities shall be calculated on a net basis. The net density will not include: i) lands that are not able to bethe area of a lot where development is prohibited developed due to a development constraint as outlined in Section B9.0 of this Plan unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint. For the purposes of this policy any land located within a required setback from the development constraint will be included in the net density calculation. These development constraints include: a. floodways and areas of a lot that can only be accessed through a floodway; and Formatted ii) iii) i)b. steep slopes; the area lands that are not able to be developed due to of an environmental feature as outlined in Section B10.0 of this Plan where development is prohibited unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in that feature. These environmental features include; a. wetlands; b. Provincially significant Areas of Natural and Scientific Interest (ANSI); c. Muskoka Heritage Areas; and ii)d. The Habitat of Endangered or Threatened Species where an Environmental Impact Statement has identified the limits of the habitat on site and required the preservation of the habitat. Any existing or proposed right-of-way. Formatted: English (U.K.) Formatted: English (U.K.) Formatted Formatted: English (U.K.) Formatted: English (U.K.) All residential development shall generally conform to the following net densities: i) Low density development shall have a maximum density of 18 units per hectare, with the exception that where development meets the criteria in Section B23.3.4C2.4 for reduced lot frontages and areas in Plans of Subdivisionsmall lot detached dwelling development the maximum density of 34 units per hectare is permitted; ii) Medium density development shall have a maximum density range of 30 to 42 units per hectare, which will be dependent on the form of housing proposed. Semidetached and duplex dwelling development shall have a maximum density of 30 units per hectare. Triplex and Fourplex dwelling development shall have a 9 112

113 maximum density of 36 units per hectare and Row Dwellings shall have a maximum density of 42 units per hectare; i) High density development shall have a maximum density of 60 units per hectare; and ii) For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. 3. Implementation This amendment will be implemented through zoning by-laws and site plan control. 4. Interpretation The interpretation of the Official Plan for the Town of Bracebridge, as modified and amended, shall govern the interpretation of this Amendment

114 Staff Report PD December 6, 2017 Page: 2 Appendix D Revised Background Report 114

115 BACKGROUND REPORT Criteria for Evaluating Small Lot Residential Detached Development AND Policy Framework for Calculating Residential Density on a Net Developable Land Basis Date: November 27, 2017 Prepared for: The Corporation of the Town of Bracebridge Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 113 Collier Street Barrie ON L4M 1H2 T: F: Our File 12159D 115

116 TABLE OF CONTENTS 1.0 INTRODUCTION PROJECT PROCESS BACKGROUND District of Muskoka Official Plan Town of Bracebridge Official Plan CRITERIA FOR SMALL LOT RESIDENTIAL DEVELOPMENT Infill Lot Criteria Greenfield Lot Criteria Reduced Lot Size Considerations Criteria Considerations NET DENSITY TARGETS RECOMMENDATIONS Criteria for Small Lot Residential Detached Development Infill Lots Greenfield Lots Density Consideration CONCLUSION APPENDIX Appendix 1 Density Zone Summary Table Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Planning Report September 20,

117 1.0 INTRODUCTION MacNaughton Hermsen Britton Clarkson Planning Limited ( MHBC ) was retained by the Town of Bracebridge to undertake a planning exercise to prepare amendments to the Official Plan that would provide policy direction for the consideration of two planning matters that are not currently addressed in the Town s Official Plan. The tasks of this Report are to: 1) Develop detailed criteria for evaluating small lot residential detached development policies for the Official Plan. This is important to address as it will provide a foundation to evaluate applications for consent within existing developed and built-up areas of the Town. It is crucial that policies exist to ensure that historically developed areas of the Town maintain their character by requiring new development applications to be at an appropriate scale and density for its location. It is also important that criteria exist to evaluate applications that are located in greenfield development areas (areas outside the built-up area) that propose smaller lot sizes than the minimum requirements for the standard R1 zone in the Town s Zoning By-law. This Report will also provide a summary of the approaches that are used in other municipalities. In addition, this Report will provide recommended modifications to the Official Plan that incorporates criteria to consider when evaluating new lot creation in the Town of Bracebridge. The second task of this exercise is to: 2) Develop a policy framework for calculating residential densities on a net developable land basis. This task will involve the development of net density targets for new developments. Net density targets will be created for areas of low, medium and high density housing areas. It is important that these policies facilitate a built form that makes efficient use of services, while being compatible with the character of the community. This Report will review the concept of net residential density that is used in the Growth Plan for the Greater Golden Horseshoe as well as the approach used in other municipalities to make recommendations on the policies to be incorporated into the Town s Official Plan. Overall, the establishment of net densities will help to encourage the efficient use of land and services in the Town of Bracebridge. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

118 2.0 PROJECT PROCESS The Project is divided into seven tasks. Figure 1 outlines the Work Plan for the Project which can be characterized as containing three areas: 1) Background Research; 2) Document Development; and 3) Consultation and Approval. Figure 1: Work Plan Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

119 3.0 BACKGROUND This Section of the Report reviews the direction provided by the applicable policy documents. 3.1 District of Muskoka Official Plan The District of Muskoka Official Plan (District OP) is a policy document which guides land use decisions across the District. Any Planning Act application is required to conform to an Official Plan. In the District of Muskoka, the District has an Official Plan that addresses regional type issues. It is comprised of a collection of policies that are to guide the economic, environmental and community building decisions that affect the use of the land within the District. It is intended to aid in coordinating planning with the adjacent municipalities with the goal of protecting the environment in Muskoka. The Town of Bracebridge has an Official Plan that addresses more local development and planning issues and is required to conform to the District OP. The Vision of the District Official Plan states: Muskoka will be a place where people can live, work, and play. The overall prosperity of Muskoka will rely on the integration of a vibrant economy and a healthy natural environment along with a caring community that fosters a sense of belonging and supports those in need. Sustainable development will allow for desirable growth and change that respects the smalltown, rural and waterfront character of Muskoka. All residents will be valued and community well-being will be promoted. The growth management component of the District s vision states, Sustainable development will allow for desirable growth and change that respects the small-town, rural and waterfront character of Muskoka. The policies that result from this policy exercise must be completed on the basis of permitting development in the settlement areas at a scale that respects the small-town character of Muskoka s communities. 3.2 Town of Bracebridge Official Plan The Town of Bracebridge Official Plan provides a policy framework document for how growth and development is to occur within the Town. It sets out land use designations and provides growth targets for a 20-year planning horizon. Residential areas within the Town are guided by residential land use designations which provide for the type and density of development and policies to guide development and change. The Vision for the Town of Bracebridge Official Plan is to: Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

120 enrich the social, cultural, economic and natural environments by i) Increasing the amount of land set aside for preservation and encouraging the greening of residential, commercial and industrial development. v) Protecting the Urban Centre s small town character by preserving its heritage structures, establishing urban forests and having a strong mix of retail and service businesses in the downtown. The most applicable Objective of the Urban Centre is found in Section A which states: To ensure that the character of established neighbourhoods and the Central Business District is maintained by requiring that new development and redevelopment is compatible with the character of existing areas. This policy is important for this Report as changes to lot sizes could have an impact on the character of the Urban Centre. Section B23.2 provides criteria for new lot creation by consent. This section is applicable as it does not currently include criteria for the consideration of reduced low density lots that are proposed by infill in existing developed areas. Section C2.1.9 of the Official Plan establishes gross density limits for low, medium and high density development. Section C2.1.9 states: All residential development shall generally conform to the following gross densities: i) Low density development types such as single detached and conversion development shall not exceed a density of 20 units per hectare. ii) Medium density development types such as semi-detached/town house-type development shall not exceed a density of 40 units per hectare. iii) High density apartment-type development shall not exceed a density of 60 units per hectare. iv) For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. v) No gross density shall exceed 60 units per hectare. This policy is important to this exercise as it provides the current density requirements of the Town. Section C2.2.2 of the Official Plan establishes criteria to be considered for intensification and infilling within established neighbourhoods and states: The following criteria shall be considered when evaluating proposals for housing intensification and infilling within established neighbourhoods: i) Availability of municipal services to accommodate the increase demand, including such services as water, sanitary sewers, storm drainage and parkland; Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

121 ii) Off-street parking is adequate; iii) Compatibility with the existing neighbourhood character in terms of scale, massing, height, siting, setbacks, parking and amenity area so that a transition between existing and proposed buildings is provided; iv) Existing vegetation is maintained where possible; v) Community services and other neighbourhood conveniences are accessible; and vi) Capability to provide adequate buffering and other measures to minimize any identified impacts. This policy is important to this exercise and it provides the current criteria for intensification. Any new policies relating to this matter will need to be reviewed in conjunction with these policies. The policies stated in this section of the Report will be an important guideline for developing a policy framework for calculating residential densities and developing detailed criteria for evaluating small lot residential detached development policies. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

122 4.0 CRITERIA FOR SMALL LOT RESIDENTIAL DEVELOPMENT Since the approval of the Town of Bracebridge Official Plan, there has been an increased interest from the development community in creating lots in the urban boundary for detached dwellings that are smaller than the standard lot area of 555 square metres and smaller than the minimum required lot frontage of 18 metres. This could be attributed to a variety of factors, but the provision of attainable and affordable housing is a factor in the demand for smaller lot sizes. Small lot residential development helps to improve the connections to an effective use of existing infrastructure. Compact design can promote community health by providing an environment where walking, bicycling and transit are viable alternatives to automobile trips. In addition, the use of infrastructure can be appropriately scaled, compacted and efficiently planned. Smaller lots also result in more affordable and attainable housing. 4.1 Infill Lot Criteria In considering smaller lot size permissions for infill low density development in the Urban Centre, it is essential that the Official Plan contain policies to ensure that the character of existing established neighbourhoods is maintained in areas where redevelopment is proposed through infill. In these instances, the most important aspect to ensure that character is maintained is by ensuring that infill lots are similar in lot frontage and lot area to existing developed lots. The Town can use one of two policy approaches to ensure the character of existing areas is maintained. The first policy approach is to include policies specific to infill developments that encourage new lot creation to include a minimum lot frontage and/or minimum lot area that is similar to characteristics of other lots in the area. The second approach is to specifically identify through the Official Plan policies, the minimum lot area and/or minimum lot frontage to be required. The first approach should be used if the Town wants to provide some flexibility in the policy. This means that Zoning By-law Amendments to permit smaller lots can be considered where the intent of the Official Plan is achieved. The second approach should be used if the Town wants to establish a hard-line approach to minimum lot size. The proposed changes to the OMB would make it very difficult for any specific minimum requirements established in the Official Plan to be challenged successfully through the new appeal body. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

123 It is recommended that the first approach described in this Section be implemented and that new criteria be included in Section C2.0 after subsection C2.4 as follows: C2.4.1 Where new infill lot creation is proposed in established neighbourhoods within residential designations, the development will occur in accordance with the policies of Section C2.2.2 and the lots will be of a lot frontage and lot area that is similar to other lots in the area. 4.2 Greenfield Lot Criteria In considering smaller lot size permissions for low density greenfield development in the Urban Centre, it is essential that the Official Plan contain policies to guide where these smaller lot sizes are appropriate. While these smaller lot sizes may be appropriate in all instances in other communities, the importance of maintaining the small-town Muskoka character is of particular importance in the Town of Bracebridge. The traditional R1 lot frontages and lot areas have historically been an important factor in maintaining the character of the Urban Centre. The Planning Staff Report dated April 14, 2016, does an excellent job of describing the issue. The consideration is to permit low density residential lots with a lot frontage of 12 metres and a lot area of 300 square metres. In addition to this information, Appendix 1 of this Report provides a summary of the low density lot characteristics of other municipalities in the area Reduced Lot Size Considerations Figure 2 compares the current Residential 1 (R1) lot that has 18 metres of lot frontage and a lot area of 555 square metres to a reduced sized lot (R1S) with 12 metres of lot frontage and a lot area of 300 square metres. The 12 metre lot frontage and 300 square metre lot area is being used as an example. Alternative lot characteristics could be considered through Zoning. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

124 Figure 2: Lot Size Comparison As illustrated in Figure 2, the reduced lot (R1S) has a lot frontage that is 33 percent less and a lot area that is 46 percent less than the current standard lot (R1). Figure 3 illustrates the building envelope for current standard lot (R1) and compares it to the reduced lot (R1S). Figure 3 assumes that the yard requirements for the reduced lot would be modified to an interior side yard of 1.2 metres on one side, 2 metres on the other side and a front yard for the dwelling of 4.5 metres and a front yard for the garage of 6.5 metres. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

125 Figure 3: Building Envelope Comparison Figure 3 illustrates that the current Residential 1 (R1) lot can accommodate a building envelope of 218 square metres. This means that the lot is capable of accommodating a 130 square metre (1,404 sq.ft.) bungalow with two car garage. The proposed reduced lot (R1S) would be able to accommodate a building envelope of 78 square metres which is capable of accommodating a 90-square metre (968 sq. ft.) bungalow with one car garage, or 180-square metre (1,937 sq.ft.) two-storey dwelling Criteria Considerations Following a review of lot characteristics and the criteria considered by other municipalities in evaluating more intensive development, the criteria to be included in the Town s Official Plan should include the following: Size of developable area; Proximity to traditional low density residential lot sizes; Diversity of housing stock; Proximity to parkland and shared amenity space; Connections to parkland and shared amenity space; Mix of uses where appropriate; Preservation of forested areas; and, Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

126 Appropriate infrastructure including municipal water and sewer services, storm sewers, sidewalks and streetlight. It is recommended that the following policy be included to C2: C2.4.2 Where low density development is proposed that is not considered infill lot creation, the Town will consider a reduced minimum lot area and a reduced minimum lot frontage where the development has demonstrated a regard to the following: i) The developable area is large enough to generally accommodate a number of smaller lots in order to make efficient use of municipal infrastructure; ii) The development is in proximity to traditional low density residential areas; iii) There is a demonstrated demand for more affordable and smaller lots; iv) The development should be located withinclose proximity to public open space and/or recreational faciliites are provided as part of the development;; v) The development allows a mix of unit types and lot sizes where appropriate; vi) Existing vegetation is maintained where possible; and, vii) The availability of appropriate municipal infrastructure including municipal water and sewer services, storm sewers, curbs, gutters, grass, boulevards, sidewalks and streetlight. The inclusion of this policy in the Official Plan will provide the Town of Bracebridge with the ability to evaluate applications for greenfield development that propose reduced lot sizes. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

127 5.0 NET DENSITY TARGETS The Official Plan currently establishes maximum density targets for low, medium and high density development based on gross land area values. Using gross density means that constraints to development, such as lands prone to flooding, narrow waterbodies, steep slopes, stormwater management facilities, wetlands, significant woodlands, significant valley lands and other natural heritage or topographical constraints, are considered. Roads are also included in gross density calculations. The use of net density values provides a more definitive indication of the actual land area that is suitable for accommodating new development. In the Province, there are generally two uses for net densities. The first is to establish net density maximums or ranges for specific dwelling types. The second is to establish minimum density targets for greenfield areas to ensure that new development proceeds on a basis that occurs at a minimum density that can support urban service. Table 1 provides a summary of how other municipalities calculate density in their respective jurisdictions. Table 1: Density Calculation Summary Municipality Density Requirement Town of Bracebridge District of Muskoka Town of Huntsville Town of Gravenhurst Town of Midland Gross Density Maximum Low 20 uph Medium 40 uph High 60 uph No Density Requirements Gross Density Maximum Low 20 uph Medium 40 uph High 60 uph Gross Density Maximum Low 20 uph Medium 40 uph High 60 uph Net Density - Maximum Low 18 uph for detached Low 24 uph for semi s and duplex Medium 30 uph High 60 uph Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

128 Municipality City of Orillia City of Barrie Sudbury Density Requirement Gross Density Minimum Overall minimum density of 42 persons and jobs per hectare Based on average household size of uph Gross Density Overall 50 persons and jobs per hectare Based on an average household size of uph Net Density Low 12 uph minimum and 25 uph maximum Medium 26 uph minimum and 35 uph maximum High more than 54 uph Maximum Net Density Low - 36 uph Medium - 90 uph High uph Table 1 indicates that there are a variety of approaches to calculating greenfield densities. The City of Barrie takes a unique approach in that they provide a range for net densities by establishing a minimum and a maximum net density for different development styles. Given that a component of this Report is to consider opportunities for reduced low density lot sizes, it would be appropriate to also consider a density range for net density. Net density is calculated as follows: Total Residential Units Total Residential Land Area (excluding roads, open space, etc.) Net Density Figure 4 and Figure 5 provide a calculation of the net density of low density development based on the standard R1 lot size (18 metres) and a reduced lot size (12 metres). Figure 4 illustrates the number of houses that could be accommodated along a portion of a road that is 216 metres long. As outlined in Figure 4, 24 dwelling units would be able to be accommodated along the stretch of road at the current R1 minimum lot frontage (18 metres). Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

129 Figure 4: Standard R1 Lot In comparison, Figure 5 illustrates that 36 dwellings would be able to be accommodated along 216 metres of road frontage under a reduced lot frontage scenario. Figure 5: Reduced R1 Lot A reduced lot size of 12 metres (R1S) would be able to accommodate 12 additional housing units. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

130 The net density of lots developed in accordance with the current R1 Zone standard is 18 units per hectare. The net density of lots developed in accordance with the reduced R1S Zone standard is 33.3 units per hectare. Based on the current R1 Zone standard and the proposed reduced low density zone standard, an appropriate range for net density would be 18 units per hectare to 33.3 units per hectare. In considering the current use of gross density in the Official Plan and the information in this Section related to net density, there may be a role for both gross density and net density in the Official Plan. Gross density could be used at the preliminary stages of planning for development where the principle of use is being established, as the use of gross density would not require a detailed analysis of the factors considered in net density once a specific housing style has been determined. An example of where the use of gross density could be appropriate would be to evaluate an OPA to consider the designation of additional greenfield land for residential purposes. Net density could be used at the time when a specific style of residential use is proposed. Table 2 identifies the density calculations for medium density housing styles in the Town of Bracebridge based on the standards contained in the Zoning By-law. Table 2: Density of Medium Density Built Forms Municipality Medium Density Housing Style Frontage Lot Area Net Density Calculation Town of Bracebridge Semi-Detached 10m 325m units / ha (R2, R3, R4) Duplex (R2) 20m 650 m units / ha Row Dwelling (R2) 6m 278m units / ha Triplex Dwelling (R3, R4) Fourplex Dwelling (R4) Average Lot 41.3 units / ha Area of 242m 2 25m 850 m units / ha 30m 1,205 m units /ha Based on the information contained in Table 2, medium density built forms range from 30.8 units per hectare to 41.3 units per hectare. On this basis, it would be appropriate to include a net density range for medium density development of 30 to 42 units per hectare. Table 3 summarizes the net density calculations for high density housing styles (apartments) in the Town of Bracebridge. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

131 Table 3: Density of High Density Built Forms Municipality High Density Housing Style Frontage Town of Bracebridge Apartment Dwelling (R4) 36m Min. Lot Area 167m 2 / unit + 46m 2 per bedroom in excess of 2 Max. Lot Coverage Max. Height Net Density Calculation (assuming 2 or fewer bedrooms) 35% 12.5m 59.9 units / ha Based on Table 3, the net density for high density development in the Town of Bracebridge Official Plan should be development over 60 units per hectare. It may be appropriate for the Town to apply an overall net density target for greenfield development. The net density target is a tool used to ensure a mix of housing styles are developed in greenfield area and to ensure that new development proceeds at a density that will make efficient use of municipal services. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

132 6.0 RECOMMENDATIONS 6.1 Criteria for Small Lot Residential Detached Development Infill Lots Include policies in the Official Plan to require new infill lot creation to be consistent with similar lot characteristics of existing lots in the area. Recommended Policy C2.4.1 Where new infill lot creation is proposed in established neighbourhoods within residential designations, the development will occur in accordance with the policies of Section C2.2.2 and the lots will be of a lot frontage and lot area that is similar to other lots in the area Greenfield Lots Establish criteria for the consideration of new greenfield lots that are smaller than the traditional R1 lot size. Recommended Policy C2.4.2 Where low density development is proposed that is not considered infill lot creation, the Town will consider a reduced minimum lot area and a reduced minimum lot frontage where the development has demonstrated a regard to the following: i) The developable area is large enough to generally accommodate a number of smaller lots in order to make efficient use of municipal infrastructure; ii) The development is in proximity to traditional low density residential areas; iii) There is a demonstrated demand for more affordable and smaller lots; iv) The development should be located withinclose proximity to public open space and/or recreational faciliites are provided as part of the development; Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

133 v) The development allows a mix of unit types and lot sizes where appropriate; vi) Existing vegetation is maintained where possible; and, vii) The availability of appropriate municipal infrastructure including municipal water and sewer services, storm sewers, curbs, gutters, grass, boulevards, sidewalks and streetlight. 6.2 Density Consideration A net density approach be applied to site specific development applications that propose new lot or unit development such as infill developments or plans of subdivision for greenfield development. It is recommended that the current use of gross density in the Official Plan be replaced by the use of net density and that net density be applied as a Town-wide target for greenfield development and as a range for specific development applications on the basis of housing style. It is recommended that C2.1.9 of the Official Plan be modified by replacing the current Section C2.1.9 with the following: Residential development densities shall be calculated on a net basis. The net density will not include: i) The area of a lot where development is prohibited due to a development constraint as outlined in Section B9.0 of this Plan unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in the area of the identified development constraint. These development constraints include: a. floodways and areas of a lot that can only be accessed through a floodway; and b. steep slopes. ii) The area of an environmental feature as outlined in Section B10.0 of this Plan where development is prohibited unless a technical study is received to the satisfaction of the Town that demonstrates development can occur in that feature. These environmental features include; a. wetlands; b. Provincially significant Areas of Natural and Scientific Interest (ANSI); c. Muskoka Heritage Areas; and d. The Habitat of Endangered or Threatened Species where an Environmental Impact Statement has identified the limits of the habitat on site and required the preservation of the habitat. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

134 iii) Any existing or proposed right-of-way. All residential development shall generally conform to the following net densities: i) Low density development shall have a maximum density of 18 units per hectare, with the exception that where development meets the criteria in Section C2.4 for small lot detached dwelling development the maximum density of 34 units per hectare is permitted; ii) Medium density development shall have a maximum density range of 30 to 42 units per hectare, which will be dependent on the form of housing proposed. Semi-detached and duplex dwelling development shall have a maximum density of 30 units per hectare. Triplex and Fourplex dwelling development shall have a maximum density of 36 units per hectare and Row Dwellings shall have a maximum density of 42 units per hectare; i) High density development shall have a maximum density of 60 units per hectare; and ii) For mixed development types an average density between the different types of development shall be taken depending on the composition of the development. Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

135 7.0 CONCLUSION Based on a detailed review of all applicable District and Town policies, as well as considering the Town of Bracebridge s location, condition and context, it is the opinion of the undersigned that the recommendations contained in this Report represents good planning. The implementation of the recommendations outlined in Section 6 of this Report will provide clarity with respect to considerations for smaller R1 lots both in the built-up area and greenfield areas in the Town of Bracebridge. The use of net densities will also provide for a more appropriate evaluation of lands that are available for development by excluding infrastructure and constraints from land area calculations. Respectfully submitted, MHBC Jamie Robinson, BES, MCIP, RPP Partner Town of Bracebridge - Criteria for Evaluating Small Lot Residential Detached Development & Policy Framework for Calculating Residential Density on a New Developable Land Basis Final Planning Report November 27,

136 Appendix 1 Low Density Zone Summary Table Municipality/Zone Minimum Lot Frontage Minimum Lot Area Orillia R1 Single 15m 550sq.m R2 - Single 15m 460sq.m R3 Single 12m for the first dwelling unit plus 2m for each additional 300sq.m for the first dwelling unit plus 90m for each additional unit. Barrie R1 Single 22m 900m R2 Single 15m 500sq.m R3 Single 12m 400sq.m Collingwood R1 Single 20m 1400sq.m R2 Single 15m 450sq.m R3 Single 10m 325sq.m R3 Semi Detached 9m 275sq.m Springwater R1 Single 22.5m 555sq.m R2 Single 22.5m 555sq.m R2 Semi-Detached 13.5m 325sq.m R3 Townhouse, Street townhouse, Fourplex 27m 200sq.m /unit Midland R1 Single 18m 610sq.m R2 Single 15m 460sq.m R3 Single and Duplex 15m 460sq.m R3 Semi Detached 10.5m 320sq.m / unit R4 Single 15m 460sq.m R4 Semi 10.5m 320sq.m / unit 136

137 Huntsville R1 Single (full services) 18m 650sq.m R2 Single & Semi 15m 465sq.m detached (full services) R3 Semi and Duplex 15m 250sq.m (Medium Density) R4 Duplex, Multi Townhouse (Multiple Residential Zone) 30m 167sq.m / unit Severn R1 Single (Full services) 18m 600sq.m R2 Semi Detached 7m / unit 300 sq.m / unit RM1 Multiple Dwelling and Townhouse 6m / unit 250sq.m / unit Bracebridge R1 Single (Public Water and Sewer) R2 Single (Public Water and Sewer) R3 Single (Public Water and Sewer) 18m 15m 15m 555sq.m 450sq.m 450sq.m Gravenhurst R-1 Single (Public Water 11m and Sewer) R-2 Single As existing on date of passage of Zoning By-law R-3 Single (Public Water 20m and Sewer) 350sq.m As existing on date of passage of Zoning By-law 1,220 sq.m RM-1 - Single 11m 350 sq.m 137

138 Staff Report PD December 6, 2017 Page: 1 TO: FROM: SUBJECT: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee M. Holmes, Manager of Planning Services A. Ghikadis, Senior Planner Site Plan Application D11-14/17 LOBO Developments Inc. RECOMMENDATION 1. That the site plan application D11-14/17 for the property described as Part of Lot 5, Concession 1, Macaulay Ward of the Town of Bracebridge, being Part 1 on Plan 35R-12443, be approved for the construction of two mini storage buildings with a total footprint of square metres (7,699 square feet), subject to the conditions outlined in Appendix A to Staff Report PD ORIGIN 2. A site plan application has been submitted by LOBO Developments as the owner of land located at 6 Gray Road and legally described as Part of Lot 5, Concession 1, Macaulay Ward of the Town of Bracebridge, being Part 1 on Plan 35R A map showing the location of the subject property is attached as Appendix B. 4. An aerial photograph of the subject property is attached as Appendix C. 5. The subject property has a lot area of approximately 0.34 hectares (0.85 acres) with approximately 38 metres (125 feet) of frontage on Gray Road. 6. The Site Plan drawing showing the proposed development is attached as Appendix D. 7. The Site Plan drawing shows the proposed two mini storage buildings of square metres (5,099 square feet) and square metres (2,599.5 square feet). 8. The Site Plan drawing includes details about the proposed entrance, access routes, parking spaces, snow storage areas, storm water management facilities, fencing and proposed tree plantings. 9. A Stormwater Management and Construction Mitigation Plan prepared by Pinestone Engineering Ltd. was submitted with the site plan application and reviewed by the Town s Public Works Department. 10. In accordance with Section 41 of the Planning Act R.S.O. 1990, which provides regulations for Site Plan Control, there is no provision for input from members of the public on a site plan application. Despite the lack of a provision for input from members of the public, the Town has made it a practice to circulate a site plan application to any member of the public, if they have requested such notice from the Clerk. As no notices were requested, no neighbours were circulated. 138

139 Staff Report PD December 6, 2017 Page: 2 ANALYSIS 11. The following table provides a summary of the Official Plan designation, the zoning of the site and the action requested or required to be taken: Policy/Regulation Current Status Requested/Required Zoning By-law Town Official Plan Zoned Business Park Industrial (M1) Designated Business Area within the Urban Centre Complies no action required Conforms no action required Muskoka Official Plan Designated Urban Centre Conforms no action required 12. The Business Park Industrial (M1) zone permits the following uses: Artisan Studio, Assembly Hall, Audio Visual Studio, Day Nursery, Emergency Service Depot, Equipment Sales and Rental, Farm Implement Dealer, Financial Services Establishment, Fitness Centre, Fitness Studio, Home Improvement Centre, Indoor Storage Facilities, Light Manufacturing, Mobile Food Service, Motor Vehicle Dealership, Motor Vehicle Detailing Shop, Motor Vehicle Parts Establishment, Motor Vehicle Rental Agency, Motor Vehicle Repair Garage, Office, Outside Display and Sale (accessory use only), Outside Storage (accessory use only), Personal Service Shop, Place of Entertainment, Printing and Publishing Establishment, Recreation Facilities, Rental Agency, Repair Shop, Restaurant, Drive-Thru Restaurant, Retail Store (accessory use only and must not exceed 25% of the gross floor area), Service Trade Shop, Training Centre, Truck or Transportation Depot, Veterinary Clinic, Warehouse, Wholesale Operations, Winery, and Workshop. The proposed mini storage use is classified as an Indoor Storage Facility. 13. The following is a table of the zone standards for the Business Park Industrial (M1) zone and the proposed standards for the development with an indication if the site plan as submitted complies with the zone standards: Zone Standard M1 Requirement Proposed Proposal Complies with M1 Standard Minimum Lot Area 0 m 2 3,483 m 2 Yes Minimum Lot Frontage Minimum Front Yard Setback 30 m 38 m Yes 15 m 15 m Yes Minimum Interior Side Yard Setback 3 m 5.5 m on south side 10.3 m on north side Yes Minimum Rear Yard Setback 7.5 m 24.4 m Yes 139

140 Staff Report PD December 6, 2017 Page: 3 Zone Standard M1 Requirement Proposed Proposal Complies with M1 Standard Minimum Setback from Centreline of Gray Road Maximum Lot Coverage Minimum Landscaped Area 25 m 25 m Yes 50% 20.5% Yes 5% 29% Yes Maximum Height 12 m 3 m Yes Parking Location All yards provided no parking area is located closer than 1 m to any street line. All parking spaces greater than 1 m to any street line. Yes Number of Parking Spaces 11 spaces 16 spaces Yes 14. Parking space requirements are based on the use of the building. A mini storage use is classified as an industrial use which requires 1 parking space per 70 square metres (753.5 square feet). Based on buildings with a total footprint of square metres (7,699 square feet), a total of 11 parking spaces are required, and 16 parking spaces are proposed. 15. The Comprehensive Zoning By-law requires 1 of the parking spaces to be accessible. There are currently no accessible parking spaces shown on the site plan. The plan will need to be modified to show a minimum of 1 accessible parking space. 16. Under the Business Park Industrial (M1) zone, all zoning requirements will be met. 17. As shown on the aerial photography in Appendix C, the site was well treed with mature vegetation until mid-may of The majority of the trees were removed from the site without either site plan approval or a tree cutting permit. Charges were laid against the applicant and his contractor which is a separate process that has been dealt with through the Provincial Offenses Court. As part of that process, the applicant was encouraged to submit site plan applications for both of the properties involved (4 Gray Road and 6 Gray Road), in order to ensure that an appropriate level of landscaping can be restored to the sites. A separate staff report has been prepared for 4 Gray Road. 18. The Site Plan drawing attached as Appendix D shows a total of 13 proposed 1.6 metre (5.2 feet) high cedar shrubs along the lot line abutting Gray Road. Although this does not replicate the vegetation which was previously on site, the property is zoned Industrial, is located within a Business Park and is intended to be developed with industrial uses, and staff are therefore satisfied with the proposed planting in this situation. Notwithstanding staff s opinion that sites should be naturalized as much as possible for aesthetic and environmental reasons, where appropriate, it is recognized that properties have development rights and the ability to achieve enhanced vegetation levels are reduced in an industrial area. 140

141 Staff Report PD December 6, 2017 Page: In reviewing the Town of Bracebridge s Official Plan Appendix A Environmental Features and Constraints Mapping and the District of Muskoka Constraint Web Mapping, there are no identified constraints to development. 20. The subject lands are located within the Business Area Designation within the broader Urban Centre Designation in the Town of Bracebridge Official Plan. 21. Under the Land Use Concept in Section A3.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section A3.1, the Urban Centre designation identifies the major settlement area in the Town. This area contains the necessary public infrastructure to enable it to be the major service centre for the surrounding waterfront and rural areas. To promote the efficient use of land and infrastructure as well as to reinforce the character and function of the Urban Centre, the majority of permanent residential and Employment Area growth shall be directed to this area, unless the use is more appropriate in another designation due to land requirements or the nature of the use. In the Urban Centre designation there are a series of more specific land use designations that recognize commercial, industrial, open space, natural heritage and residential land uses. 22. Under the Vision in Section A5.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: It is the vision of the Town to enrich the social, cultural, economic and natural environments and success in this vision will be achieved in Section A5.1vii) by increasing the non-residential tax base through business expansion and attraction. 23. Under the Principles in Section A6.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section A , the creation and retention of a spectrum of jobs are a priority for the Town and will be based on growth that is managed and appropriate in order to protect the quality of life and the unique mix of amenities available to residents and visitors. Policies shall strike a balance between recruiting new businesses, retaining and growing existing businesses, and developing the required infrastructure and community amenities to attract growth while protecting the natural environment. 24. Under the Goals and Objectives in Section A7.0 of the Town of Bracebridge Official Plan, the following goals and objectives would be relevant to the application: In Section A , it is the goal of this Plan to develop a vibrant, prosperous and economically sustainable community that will provide new and continuing employment growth and opportunities; In Section A , to develop initiatives that support the retention, maintenance and expansion of the existing business sectors; In Section A , to promote commercial, industrial and institutional development in a manner that will broaden, strengthen and diversify the economic base of the Town in a visually attractive and environmentally sound manner; and 141

142 Staff Report PD December 6, 2017 Page: In Section A , to maintain and strengthen the commercial, industrial and institutional bases of the Town, while ensuring a varied economy with appropriate flexibility to accommodate changes in these sectors to serve the needs of the residents of the Town, adjacent communities, and the traveling and vacationing public. 25. Under the Land Use Compatibility policies in Section B15.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section B15.1, new development or use of land shall be compatible with: Other legal land uses in the vicinity so as to ensure the continued operation of such uses and to allow expansion where feasible and appropriate to such uses; and The type and character of the area in which the use is being proposed In Section B15.2, development shall occur in such a manner as to ensure compatibility with surrounding areas and between uses. In determining compatibility, the following factors shall be considered: Off-street parking and loading areas shall be located in such a manner so as to minimize the impact on adjacent residential uses with respect to noise, traffic, emissions and visual appearance; Outdoor storage shall be appropriate for the site and may be required to be screened, fenced, and/or provide a vegetative buffer and where possible, located to the rear of existing buildings; The exterior lighting of any building or parking area shall be designed to deflect glare away from adjacent properties and shall be sensitive lighting; Landscaping and vegetative buffers using native species should be used where appropriate to mitigate conflicts between uses; An adequate separation distance or other suitable mitigation measures shall be implemented to protect sensitive land uses; and The number and location of vehicular access points shall be limited to minimize disruption to traffic flows In Section B15.3, development which requires parking areas shall meet the following criteria: Parking areas will be established at a rate that will adequately service the related facilities subject to the provisions of the Zoning By-law; Access points shall be limited in number and assigned in a manner which will minimize hazards to pedestrian and motor vehicle traffic in the immediate area; Parking areas shall be adequately landscaped and where adjoining lower density residential uses, should be screened from view; and Parking areas may be required to provide infrastructure for active transportation, such as bicycle racks. 142

143 Staff Report PD December 6, 2017 Page: Under the Urban Centre policies in Section C1.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C1.1.2, the function of the Urban Centre is to accommodate a wide range of land uses that meet the needs of local residents, businesses and visitors. The Urban Centre provides a nucleus for a full range of residential, commercial, industrial and community facility uses at a density that will make the most efficient use of municipal services and infrastructure; In Section C1.2.4, the Urban Centre shall continue to function as a centre for employment by supporting the existing industrial and commercial uses and providing appropriate locations for a mix of new industrial and commercial uses in order to attract new businesses and provide employment opportunities; and In Section C1.2.5, the Urban Centre shall provide a broad range of activities, goods and services to meet the diverse needs of the permanent and seasonal population, work force, business and community facilities sectors, as well as those in the surrounding area, and tourists and visitors. 27. Under the Business Area Designation policies in Section C18.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C18.1.1, Business Areas are intended to provide for an optimum business development environment that responds to emerging trends in workplace arrangements and industrial and commercial activity. A wide range of light industrial, commercial and other related uses are encouraged; In Section C18.1.2, Business Areas will function as business parks with a mix of industrial and non-industrial uses on full municipal services with the exception of those lands identified on Schedule D of the Town s Official Plan; In Section C18.2.1, a range of light to medium industrial uses shall be permitted, including manufacturing, fabricating, assembly, storage, transportation, distribution, recycling, service and repair, service trades and construction, utilities, research and technology facilities; and In Section C18.2.2, a range of non-industrial uses shall be permitted, including personal and professional service commercial, office commercial, automotive commercial, limited retail commercial uses that are linked to production on site, floor space extensive entertainment and recreation related uses and community facilities provided such community facilities are compatible with the industrial uses generally permitted in the designation. 28. Under the Stormwater Management policies in Section I5.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section , all substantial commercial, industrial, institutional and residential development shall be supported by a Stormwater Management (SWM) report. The content and depth of the SWM report shall be determined based on the development parameters of the proposal; and 143

144 Staff Report PD December 6, 2017 Page: In Section , the SWM Report shall be prepared by a qualified professional to the satisfaction of the Town, and be prepared in accordance with The Ministry of Environment s Stormwater Management Practices Planning and Design Manual (Ministry of Environment 2003) or as amended, or its successor, and shall: provide recommendations on a stormwater quantity system which ensures that post-development run-off rates will not be greater than the pre-development runoff rates for storms up to and including the 1:100 year flood and the regional storm flood (a storm centered event based on the Hurricane Hazel storm of 1954); document the possible impacts of development on watershed flow regimes including their interconnection with groundwater resources; provide recommendations on how to maintain pre-development water quality and improve run-off where appropriate; document the means by which stormwater volume control will be provided; and determine and describe the necessary measures required to be undertaken during construction to mitigate the potential negative impact of development. 29. Under the Site Plan Control policies in Section J6.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section J6.2, Site Plan Control and agreements shall be utilized by the Town to ensure: Safe, orderly and functional development; Safety and efficiency of vehicular and pedestrian access; Land use compatibility between new and existing development; The provision of functional and attractive on site amenities and facilities such as landscaping, fencing and lighting to enhance the urban design policies of this Plan; The provision, appropriate placement, and construction elements of required services such as driveways, parking, loading facilities and garbage storage and collection; The preservation and enhancement of shoreline vegetation; The provision of easements or grading and site alterations necessary to provide for public utilities and site drainage; The proposed development is built and maintained as approved; and Appropriate dark sky lighting is implemented. 144

145 Staff Report PD December 6, 2017 Page: In Section J6.3, the Town shall not approve a site plan agreement until the District Municipality of Muskoka, has been advised by the Town and afforded a reasonable opportunity to require the owner of the land to meet the District Municipality of Muskoka requirements where the District Municipality of Muskoka interests would be affected pursuant to the provisions of the Planning Act with respect to sanitary sewer or water services, solid waste disposal or for Muskoka Roads. 30. It is staff s opinion that the proposal conforms with the Official Plan of the Town of Bracebridge, will comply with the Town of Bracebridge Zoning By-law, is appropriate and represents good planning subject to meeting the conditions in Appendix A. 31. Departmental and agency comments are as follows: Department/Agency Chief Building Official Public Works Department Comment Fire Hydrant location needs to be shown on the plans. Public Works has reviewed the revised stormwater management and Construction Mitigation (SWM) plan and drawings by Pinestone Engineering Ltd. dated November 9, 2017 submitted in support of this revised application. Based on that review the following preliminary comments are provided: The applicant shall submit an application for Entrance Permit from Public Works. Final gradients of less than 1.0% in certain areas of the gravel parking lot are a concern for nuisance ponding. Recommend revising the grading to achieve minimum 1.0% gradient in all areas of the gravel parking lot. Final gradients of less than 1.0% and as low as 0.3% in grass swales are a concern for nuisance ponding. Recommend revising the grading to achieve minimum 1.0% gradient in all grassed areas. Proposed final grades along the north property boundary should be shown on Drawing SWM-1. The make and model of the coir fabric should be specified on Drawing SWM-1. The SWM Dry Pond Outlet Detail shown on drawing SWM-1 should specify the top elevation of the riser Fire Chief No concerns with the application subject to compliance with the Ontario Building Code. 145

146 Staff Report PD December 6, 2017 Page: 9 Department/Agency District of Muskoka Comment This property currently has water and sewer services. The developer is to confirm that the existing services are suitably sized for the proposed development. If these services require upgrading this will be done at the developer s cost. This work will also include sealing and disconnection of the deficient service from the main. Upgrading services will require the owner to enter into a District Servicing Agreement. Based on the zoning (industrial), the applicant may be required to obtain Ministry of the Environment and Climate Change (MOECC) approval. Recommend the applicant arrange for a pre-consultation meeting with the MOECC Barrie office. Foundation drains, roof leaders and sump pumps shall not be cross connected to the District sanitary system. Ensure these systems are incorporated into the design of the storm sewer and SWM facilities. Owner will be responsible for disposal of all garbage beyond the three bag weekly limit permitted either through the purchase of a bag tag(s) or direct delivery to the landfill. Blue box disposal at curbside is limited to four blue boxes Lakeland Power Requests to be contacted when electrical requirements are known Hydro One No concerns with the application. Contact local area distribution supplier for proposals affecting Low Voltage Distribution Facilities Canada Post No concerns with the application Other Agencies No comments received from Bell Canada, Union Gas, Ministry of Transportation, MPAC or By-law Branch, Corporate Services Department. 32. It is staff s opinion that the comments made are technical in nature and will not fundamentally alter the layout of the site plan. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 33. The site plan is well aligned with the community-based strategic plan objectives: A Vibrant, Prosperous and Economically Sustainable Community A Green, Mindful and Environmentally Sustainable Community 34. The site plan is in keeping with the Community Based Strategic Plan as it will aid in creating a vibrant, prosperous and economically sustainable community by continuing efforts in the expansion of the existing industry base, and attracting people who will create business and jobs. 35. The site plan is in keeping with a green, mindful and environmentally sustainable community as an appropriate level of landscaping and tree planting for an industrial property will offset the trees that were cut prior to approvals being in place. 146

147 Staff Report PD December 6, 2017 Page: 10 LINKAGE TO COUNCIL PRIORITIES 36. The site plan supports a Vibrant, Prosperous and Economically Sustainable Community which has been identified by Council as a priority area. The site plan helps to support this priority by continuing efforts in the expansion of the existing industry base. ALTERNATIVE 37. The following alternatives are available for Committee s consideration: Alternative #1 The Committee could not approve the proposed Site Plan. This is not recommended because the Site Plan complies with the Zoning By-law, conforms to the Town of Bracebridge Official Plan and outstanding matters identified in Appendix A can be addressed through staff. EXISTING POLICY 38. Town of Bracebridge Official Plan, Town of Bracebridge Comprehensive Zoning By-law Site Plan Control By-law FINANCIAL IMPLICATIONS 41. Approval of the site plan will facilitate building permit revenue for the Town in the future. COMMUNICATIONS 42. This staff report was distributed to Council, Media, and all Town Staff and was published on the Town s website in accordance with the Town s Procedural By-law. 43. The complete site plan application package was received on November 13, Notice of the site plan application and a request for comments was sent to municipal staff, District of Muskoka Engineering, utilities, Ministry of Transportation, MPAC and Canada Post. 44. The notice of the site plan application included a copy of the application form and Site Plan Drawing. A copy of the Stormwater Management and Construction Mitigation Plan and drawings was also provided to the Public Works Department. Prepared By: Approved By: Approved for Submission to Planning and Development Committee By: M. Holmes C. Kelley J. Sisson Manager of Planning Services Director of Planning and Development Chief Administrative Officer Ext. 258 Ext. 253 Ext. 229 A. Ghikadis Senior Planner Ext

148 Staff Report PD December 6, 2017 Page: 11 Appendix A Conditions of Site Plan Approval 1. That prior to the execution of the Site Plan Agreement with the Town: 1.1. That the Site Plan and Stormwater Management drawings be revised to the satisfaction of the Director of Planning and Development and the Director of Public Works as follows: That a minimum of one accessible parking space be shown in compliance with Comprehensive Zoning By-law parking space size and aisle width; That the fire hydrant location be shown; That the grading be revised to achieve minimum 1.0% gradient in all areas of the gravel parking lot; That the grading be revised to achieve minimum 1.0% gradient in all grassed areas; That the proposed final grades along the north property boundary should be shown on Drawing SWM-1; That the make and model of the coir fabric should be specified on Drawing SWM- 1; The SWM Dry Pond Outlet Detail shown on drawing SWM-1 should specify the top elevation of the riser; and That foundation drains, roof leaders and sump pumps be incorporated into the design of the storm sewer and SWM facilities. 2. That the Applicant enters into an amended Site Plan Agreement with the Town of Bracebridge to be registered on title, subject to the following provisions: 2.1. That the owner will develop the property in accordance with approved plans; 2.2. That an Entrance Permit be approved by the Town s Public Works Department; 2.3. That a building permit is not issued until confirmation has been received from the District of Muskoka that a Servicing Agreement has been executed for the development or that a Servicing Agreement is not required; 2.4. That foundation drains, roof leaders and sump pumps shall not be cross connected to the District sanitary system; 2.5. That the Owner confirm to the Town the requirements from MOECC with respect to the storm water facilities approval and that any necessary application be made to the satisfaction of the Director of Public Works; 2.6. That the owner is responsible for snow clearing and regular snow removal from the property; 148

149 Staff Report PD December 6, 2017 Page: That the owner provides sufficient snow storage on the property and that snow storage shall not be permitted that would adversely affect driveways, parking areas, planted landscape areas or adjacent un-owned lands; and will not adversely affect the operation of the approved drainage plans for the lands or drainage on adjacent lands; 2.8. That the owner is responsible to ensure that drainage does not negatively impact neighbouring property owners or any other municipal infrastructure; 2.9. That all lighting is to be full cutoff Dark Sky Compliant; That the owner is responsible for the provision of suitable garbage storage areas and the removal of all garbage from the site; That the owner post regulatory signs as outlined in the Highway Traffic Act under Regulation 581 (Accessible Parking for Persons With Disabilities) in front of any accessible parking spaces; and That security estimates be provided together with financial securities for all required outside works. 3. That prior to entering into the Site Plan Agreement the owner provides cost estimates and securities in the amount of 100% of the cost estimates for the following to the satisfaction of the Director of Planning and Development and the Director of Public Works: 3.1. Construction of any new required parking areas and driveways including paving of all parking areas as required; 3.2. Any storm water management works: 3.3. Any required landscaping feature; and 3.4. Any construction mitigation works. 149

150 Staff Report PD December 6, 2017 Page: 13 Appendix B Location of Subject Property 150

151 Staff Report PD December 6, 2017 Page: 14 Appendix C Aerial Photograph 151

152 Staff Report PD December 6, 2017 Page: 15 Appendix D Site Plan Drawing 152

153 Staff Report PD December 6, 2017 Page: 1 TO: FROM: SUBJECT: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee M. Holmes, Manager of Planning Services A. Ghikadis, Senior Planner Site Plan Application D11-20/17 LOBO Developments Inc. RECOMMENDATION 1. That the site plan application D11-20/17 for the property described as Part of Lot 5, Concession 1, Macaulay Ward of the Town of Bracebridge, being Lot 11 on Plan M-556, be approved for the construction of four mini storage buildings with a total footprint of square metres (12,337.5 square feet), subject to the conditions outlined in Appendix A to Staff Report PD ORIGIN 2. A site plan application has been submitted by LOBO Developments as the owner of land located at 4 Gray Road and legally described as Part of Lot 5, Concession 1, Macaulay Ward of the Town of Bracebridge, being Lot 11 on Plan M A map showing the location of the subject property is attached as Appendix B. 4. An aerial photograph of the subject property is attached as Appendix C. 5. The subject property has a lot area of approximately 0.49 hectares (1.21 acres) with approximately 57 metres (187.5 feet) of frontage on Gray Road. 6. The Site Plan drawing showing the proposed development is attached as Appendix D. 7. The Site Plan drawing shows the proposed four mini storage buildings which includes one building of square metres (1,537 square feet) and three buildings of square metres (3,600 square feet). 8. The Site Plan drawing includes details about the proposed entrance, access routes, parking spaces, snow storage areas, storm water management facilities, fencing and proposed tree plantings. 9. A Stormwater Management and Construction Mitigation Plan prepared by Pinestone Engineering Ltd. was submitted with the site plan application and reviewed by the Town s Public Works Department. 10. In accordance with Section 41 of the Planning Act R.S.O. 1990, which provides regulations for Site Plan Control, there is no provision for input from members of the public on a site plan application. Despite the lack of a provision for input from members of the public, the Town has made it a practice to circulate a site plan application to any member of the public, if they have requested such notice from the Clerk. As no notices were requested, no neighbours were circulated. 153

154 Staff Report PD December 6, 2017 Page: 2 ANALYSIS 11. The following table provides a summary of the Official Plan designation, the zoning of the site and the action requested or required to be taken: Policy/Regulation Current Status Requested/Required Zoning By-law Town Official Plan Zoned Business Park Industrial (M1) Designated Business Area within the Urban Centre Complies no action required Conforms no action required Muskoka Official Plan Designated Urban Centre Conforms no action required 12. The Business Park Industrial (M1) zone permits the following uses: Artisan Studio, Assembly Hall, Audio Visual Studio, Day Nursery, Emergency Service Depot, Equipment Sales and Rental, Farm Implement Dealer, Financial Services Establishment, Fitness Centre, Fitness Studio, Home Improvement Centre, Indoor Storage Facilities, Light Manufacturing, Mobile Food Service, Motor Vehicle Dealership, Motor Vehicle Detailing Shop, Motor Vehicle Parts Establishment, Motor Vehicle Rental Agency, Motor Vehicle Repair Garage, Office, Outside Display and Sale (accessory use only), Outside Storage (accessory use only), Personal Service Shop, Place of Entertainment, Printing and Publishing Establishment, Recreation Facilities, Rental Agency, Repair Shop, Restaurant, Drive-Thru Restaurant, Retail Store (accessory use only and must not exceed 25% of the gross floor area), Service Trade Shop, Training Centre, Truck or Transportation Depot, Veterinary Clinic, Warehouse, Wholesale Operations, Winery, and Workshop. The proposed mini storage use is classified as an Indoor Storage Facility. 13. The following is a table of the zone standards for the Business Park Industrial (M1) zone and the proposed standards for the development with an indication if the site plan as submitted complies with the zone standards: Zone Standard M1 Requirement Proposed Proposal Complies with M1 Standard Minimum Lot Area 0 m m 2 Yes Minimum Lot Frontage Minimum Front Yard Setback 30 m 57 m Yes 15 m 15 m Yes Minimum Interior Side Yard Setback 3 m 8.8 m on south side 10.6 m on north side Yes Minimum Rear Yard Setback 7.5 m 17 m Yes 154

155 Staff Report PD December 6, 2017 Page: 3 Zone Standard M1 Requirement Proposed Proposal Complies with M1 Standard Minimum Setback from Centreline of Gray Road Maximum Lot Coverage Minimum Landscaped Area 25 m 30 m Yes 50% 23.2% Yes 5% 38% Yes Maximum Height 12 m 3 m Yes Parking Location All yards provided no parking area is located closer than 1 m to any street line. All parking spaces greater than 1 m to any street line. Yes Number of Parking Spaces 17 spaces 18 spaces Yes 14. Parking space requirements are based on the use of the building. A mini storage use is classified as an industrial use which requires 1 parking space per 70 square metres (753.5 square feet). Based on buildings with a total footprint of square metres (12,337.5 square feet), a total of 17 parking spaces are required, and 18 parking spaces are proposed. 15. The Comprehensive Zoning By-law requires 4% of the parking spaces to be accessible. There are currently no accessible parking spaces shown on the site plan. The plan will need to be modified to show a minimum of 1 accessible parking space. 16. Under the Business Park Industrial (M1) zone, all zoning requirements will be met. 17. As shown on the aerial photography in Appendix C, the site was well treed with mature vegetation until mid-may of The majority of the trees were removed from the site without either site plan approval or a tree cutting permit. Charges were laid against the applicant and his contractor which is a separate process that has been dealt with through the Provincial Offenses Court. As part of that process, the applicant was encouraged to submit site plan applications for both of the properties involved (4 Gray Road and 6 Gray Road), in order to ensure that an appropriate level of landscaping can be restored to the sites. A separate staff report has been prepared for 6 Gray Road. 18. The Site Plan drawing attached as Appendix D shows a total of 25 proposed 1.6 metre (5.2 feet) high cedar shrubs along the lot line abutting Gray Road. Although this does not replicate the vegetation which was previously on site, the property is zoned Industrial, is located within a Business Park and is intended to be developed with industrial uses, and staff are therefore satisfied with the proposed planting in this situation. Notwithstanding staff s opinion that sites should be naturalized as much as possible for aesthetic and environmental reasons, where appropriate, it is recognized that properties have development rights and the ability to achieve enhanced vegetation levels are reduced in an industrial area. 155

156 Staff Report PD December 6, 2017 Page: In reviewing the Town of Bracebridge s Official Plan Appendix A Environmental Features and Constraints Mapping and the District of Muskoka Constraint Web Mapping, there are no identified constraints to development. 20. The subject lands are located within the Business Area Designation within the broader Urban Centre Designation in the Town of Bracebridge Official Plan. 21. Under the Land Use Concept in Section A3.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section A3.1, the Urban Centre designation identifies the major settlement area in the Town. This area contains the necessary public infrastructure to enable it to be the major service centre for the surrounding waterfront and rural areas. To promote the efficient use of land and infrastructure as well as to reinforce the character and function of the Urban Centre, the majority of permanent residential and Employment Area growth shall be directed to this area, unless the use is more appropriate in another designation due to land requirements or the nature of the use. In the Urban Centre designation there are a series of more specific land use designations that recognize commercial, industrial, open space, natural heritage and residential land uses. 22. Under the Vision in Section A5.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: It is the vision of the Town to enrich the social, cultural, economic and natural environments and success in this vision will be achieved in Section A5.1vii) by increasing the non-residential tax base through business expansion and attraction. 23. Under the Principles in Section A6.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section A , the creation and retention of a spectrum of jobs are a priority for the Town and will be based on growth that is managed and appropriate in order to protect the quality of life and the unique mix of amenities available to residents and visitors. Policies shall strike a balance between recruiting new businesses, retaining and growing existing businesses, and developing the required infrastructure and community amenities to attract growth while protecting the natural environment. 24. Under the Goals and Objectives in Section A7.0 of the Town of Bracebridge Official Plan, the following goals and objectives would be relevant to the application: In Section A , it is the goal of this Plan to develop a vibrant, prosperous and economically sustainable community that will provide new and continuing employment growth and opportunities; In Section A , to develop initiatives that support the retention, maintenance and expansion of the existing business sectors; In Section A , to promote commercial, industrial and institutional development in a manner that will broaden, strengthen and diversify the economic base of the Town in a visually attractive and environmentally sound manner; and 156

157 Staff Report PD December 6, 2017 Page: In Section A , to maintain and strengthen the commercial, industrial and institutional bases of the Town, while ensuring a varied economy with appropriate flexibility to accommodate changes in these sectors to serve the needs of the residents of the Town, adjacent communities, and the traveling and vacationing public. 25. Under the Land Use Compatibility policies in Section B15.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section B15.1, new development or use of land shall be compatible with: Other legal land uses in the vicinity so as to ensure the continued operation of such uses and to allow expansion where feasible and appropriate to such uses; and The type and character of the area in which the use is being proposed In Section B15.2, development shall occur in such a manner as to ensure compatibility with surrounding areas and between uses. In determining compatibility, the following factors shall be considered: Off-street parking and loading areas shall be located in such a manner so as to minimize the impact on adjacent residential uses with respect to noise, traffic, emissions and visual appearance; Outdoor storage shall be appropriate for the site and may be required to be screened, fenced, and/or provide a vegetative buffer and where possible, located to the rear of existing buildings; The exterior lighting of any building or parking area shall be designed to deflect glare away from adjacent properties and shall be sensitive lighting; Landscaping and vegetative buffers using native species should be used where appropriate to mitigate conflicts between uses; An adequate separation distance or other suitable mitigation measures shall be implemented to protect sensitive land uses; and The number and location of vehicular access points shall be limited to minimize disruption to traffic flows In Section B15.3, development which requires parking areas shall meet the following criteria: Parking areas will be established at a rate that will adequately service the related facilities subject to the provisions of the Zoning By-law; Access points shall be limited in number and assigned in a manner which will minimize hazards to pedestrian and motor vehicle traffic in the immediate area; Parking areas shall be adequately landscaped and where adjoining lower density residential uses, should be screened from view; and Parking areas may be required to provide infrastructure for active transportation, such as bicycle racks. 157

158 Staff Report PD December 6, 2017 Page: Under the Urban Centre policies in Section C1.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C1.1.2, the function of the Urban Centre is to accommodate a wide range of land uses that meet the needs of local residents, businesses and visitors. The Urban Centre provides a nucleus for a full range of residential, commercial, industrial and community facility uses at a density that will make the most efficient use of municipal services and infrastructure; In Section C1.2.4, the Urban Centre shall continue to function as a centre for employment by supporting the existing industrial and commercial uses and providing appropriate locations for a mix of new industrial and commercial uses in order to attract new businesses and provide employment opportunities; and In Section C1.2.5, the Urban Centre shall provide a broad range of activities, goods and services to meet the diverse needs of the permanent and seasonal population, work force, business and community facilities sectors, as well as those in the surrounding area, and tourists and visitors. 27. Under the Business Area Designation policies in Section C18.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C18.1.1, Business Areas are intended to provide for an optimum business development environment that responds to emerging trends in workplace arrangements and industrial and commercial activity. A wide range of light industrial, commercial and other related uses are encouraged; In Section C18.1.2, Business Areas will function as business parks with a mix of industrial and non-industrial uses on full municipal services with the exception of those lands identified on Schedule D of the Town s Official Plan; In Section C18.2.1, a range of light to medium industrial uses shall be permitted, including manufacturing, fabricating, assembly, storage, transportation, distribution, recycling, service and repair, service trades and construction, utilities, research and technology facilities; and In Section C18.2.2, a range of non-industrial uses shall be permitted, including personal and professional service commercial, office commercial, automotive commercial, limited retail commercial uses that are linked to production on site, floor space extensive entertainment and recreation related uses and community facilities provided such community facilities are compatible with the industrial uses generally permitted in the designation. 28. Under the Stormwater Management policies in Section I5.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section , all substantial commercial, industrial, institutional and residential development shall be supported by a Stormwater Management (SWM) report. The content and depth of the SWM report shall be determined based on the development parameters of the proposal; and 158

159 Staff Report PD December 6, 2017 Page: In Section , the SWM Report shall be prepared by a qualified professional to the satisfaction of the Town, and be prepared in accordance with The Ministry of Environment s Stormwater Management Practices Planning and Design Manual (Ministry of Environment 2003) or as amended, or its successor, and shall: provide recommendations on a stormwater quantity system which ensures that post-development run-off rates will not be greater than the pre-development runoff rates for storms up to and including the 1:100 year flood and the regional storm flood (a storm centered event based on the Hurricane Hazel storm of 1954); document the possible impacts of development on watershed flow regimes including their interconnection with groundwater resources; provide recommendations on how to maintain pre-development water quality and improve run-off where appropriate; document the means by which stormwater volume control will be provided; and determine and describe the necessary measures required to be undertaken during construction to mitigate the potential negative impact of development. 29. Under the Site Plan Control policies in Section J6.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section J6.2, Site Plan Control and agreements shall be utilized by the Town to ensure: Safe, orderly and functional development; Safety and efficiency of vehicular and pedestrian access; Land use compatibility between new and existing development; The provision of functional and attractive on site amenities and facilities such as landscaping, fencing and lighting to enhance the urban design policies of this Plan; The provision, appropriate placement, and construction elements of required services such as driveways, parking, loading facilities and garbage storage and collection; The preservation and enhancement of shoreline vegetation; The provision of easements or grading and site alterations necessary to provide for public utilities and site drainage; The proposed development is built and maintained as approved; and Appropriate dark sky lighting is implemented. 159

160 Staff Report PD December 6, 2017 Page: In Section J6.3, the Town shall not approve a site plan agreement until the District Municipality of Muskoka, has been advised by the Town and afforded a reasonable opportunity to require the owner of the land to meet the District Municipality of Muskoka requirements where the District Municipality of Muskoka interests would be affected pursuant to the provisions of the Planning Act with respect to sanitary sewer or water services, solid waste disposal or for Muskoka Roads. 30. It is staff s opinion that the proposal conforms with the Official Plan of the Town of Bracebridge, will comply with the Town of Bracebridge Zoning By-law, is appropriate and represents good planning subject to meeting the conditions in Appendix A. 31. Departmental and agency comments are as follows: Department/Agency Chief Building Official Public Works Department Comment Fire Hydrant Location needs to be shown. Access Route needs to be a minimum of 9 metres wide. Public Works has reviewed the stormwater management and Construction Mitigation (SWM) plan and drawings by Pinestone Engineering Ltd. dated November 9, 2017 submitted in support of this application and provide the following comments: Final gradients of less than 1.0% in certain areas of the gravel parking lot are a concern for nuisance ponding. Recommend revising the grading to achieve minimum 1.0% gradient in all areas of the gravel parking lot. Final gradients of less than 1.0% in grass swales are a concern for nuisance ponding. Recommend revising the grading to achieve minimum 1.0% gradient in all grassed areas. Proposed final grades along the north and west property boundary should be shown on Drawing SWM-1. The interior sides slopes (i.e. H:V) of the SWM pond and an appropriate method of restoration should be specified on drawing SWM-1. The location of the weir appears incorrect and should be revised. The rip-rap overflow spillway appears to discharge at the edge of the road rather than in the ditch which is incorrect and should be revised. Silt fence and a straw bale flow check dam are detailed on the drawing but not shown on the plan view. The T/G of for the outlet riser appears incorrect and should be revised. Note 5 under the Storm Sewer & Culverts conflicts with the note on the plan view and should be revised. 160

161 Staff Report PD December 6, 2017 Page: 9 Department/Agency Comment Note 4 under Erosion Control is incorrect and should be revised. Note 9 under the General Notes which refers to the Town of Huntsville and should be revised Fire Chief No concerns with the application subject to compliance with the Ontario Building Code District of Muskoka This property currently has water and sewer services. The developer is to confirm that the existing services are suitably sized for the proposed development. If these services require upgrading this will be done at the developer s cost. This work will also include sealing and disconnection of the deficient service from the main. Upgrading services will require the owner to enter into a District Servicing Agreement. Based on the zoning (industrial), the applicant may be required to obtain Ministry of the Environment and Climate Change (MOECC) approval. Recommend the applicant arrange for a pre-consultation meeting with the MOECC Barrie office. Foundation drains, roof leaders and sump pumps shall not be cross connected to the District sanitary system. Ensure these systems are incorporated into the design of the storm sewer and SWM facilities. Owner will be responsible for disposal of all garbage beyond the three bag weekly limit permitted either through the purchase of a bag tag(s) or direct delivery to the landfill. Blue box disposal at curbside is limited to four blue boxes Lakeland Power Requests to be contacted when electrical requirements are known Canada Post No concerns with the application Other Agencies No comments received from Bell Canada, Hydro One, Union Gas, Ministry of Transportation, MPAC or By-law Branch, Corporate Services Department. 32. It is staff s opinion that the comments made are technical in nature and will not fundamentally alter the layout of the site plan. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 33. The site plan is well aligned with the community-based strategic plan objectives: A Vibrant, Prosperous and Economically Sustainable Community A Green, Mindful and Environmentally Sustainable Community 161

162 Staff Report PD December 6, 2017 Page: The site plan is in keeping with the Community Based Strategic Plan as it will aid in creating a vibrant, prosperous and economically sustainable community by continuing efforts in the expansion of the existing industry base. 35. The site plan is in keeping with a green, mindful and environmentally sustainable community as an appropriate level of landscaping and tree planting for an industrial property will offset the trees that were cut prior to approvals being in place. LINKAGE TO COUNCIL PRIORITIES 36. The site plan supports a Vibrant, Prosperous and Economically Sustainable Community which has been identified by Council as a priority area. The site plan helps to support this priority by continuing efforts in the expansion of the existing industry base. ALTERNATIVE 37. The following alternatives are available for Committee s consideration: Alternative #1 The Committee could not approve the proposed Site Plan. This is not recommended because the Site Plan complies with the Zoning By-law, conforms to the Town of Bracebridge Official Plan and outstanding matters identified in Appendix A can be addressed through staff. EXISTING POLICY 38. Town of Bracebridge Official Plan, Town of Bracebridge Comprehensive Zoning By-law Site Plan Control By-law FINANCIAL IMPLICATIONS 41. Approval of the site plan will facilitate building permit revenue for the Town in the future. COMMUNICATIONS 42. This staff report was distributed to Council, Media, and all Town Staff and was published on the Town s website in accordance with the Town s Procedural By-law. 43. The complete site plan application package was received on November 13, Notice of the site plan application and a request for comments was sent to municipal staff, District of Muskoka Engineering, utilities, Ministry of Transportation, MPAC and Canada Post. 162

163 Staff Report PD December 6, 2017 Page: The notice of the site plan application included a copy of the application form and Site Plan Drawing. A copy of the Stormwater Management and Construction Mitigation Plan and drawings was also provided to the Public Works Department. Prepared By: Approved By: Approved for Submission to Planning and Development Committee By: M. Holmes C. Kelley J. Sisson Manager of Planning Services Director of Planning and Development Chief Administrative Officer Ext. 258 Ext. 253 Ext. 229 A. Ghikadis Senior Planner Ext

164 Staff Report PD December 6, 2017 Page: 12 Appendix A Conditions of Site Plan Approval 1. That prior to the execution of the Site Plan Agreement with the Town: 1.1. That the Site Plan and Stormwater Management drawings be revised to the satisfaction of the Director of Planning and Development and the Director of Public Works as follows: That a minimum of one accessible parking space be shown in compliance with Comprehensive Zoning By-law parking space size and aisle width; That the fire hydrant location be shown; That the width of the access route be increased to 9 metres; That the grading be revised to achieve minimum 1.0% gradient in all areas of the gravel parking lot; That the grading be revised to achieve minimum 1.0% gradient in all grassed areas; That the proposed final grades along the north and west property boundary be shown on Drawing SWM-1; That the interior sides slopes (i.e. H:V) of the SWM pond and an appropriate method of restoration be specified on drawing SWM-1; That the location of the weir be revised; That the rip-rap overflow spillway be revised to discharge in the ditch; That the silt fence and straw bale flow check dam be shown on the plan view; That the T/G of for the outlet riser be revised; That Note 5 under the Storm Sewer & Culverts be revised; That Note 4 under Erosion Control be revised; That Note 9 under the General Notes be revised to state the Town of Bracebridge; and That foundation drains, roof leaders and sump pumps be incorporated into the design of the storm sewer and SWM facilities. 2. That the Applicant enters into an amended Site Plan Agreement with the Town of Bracebridge to be registered on title, subject to the following provisions: 2.1 That the owner will develop the property in accordance with approved plans; 2.2 That an Entrance Permit be approved by the Town s Public Works Department; 164

165 Staff Report PD December 6, 2017 Page: That a building permit is not issued until confirmation has been received from the District of Muskoka that a Servicing Agreement has been executed for the development or that a Servicing Agreement is not required; 2.4 That foundation drains, roof leaders and sump pumps shall not be cross connected to the District sanitary system; 2.5 That the Owner confirm to the Town the requirements from MOECC with respect to the storm water facilities approval and that any necessary application be made to the satisfaction of the Director of Public Works; 2.6 That the owner is responsible for snow clearing and regular snow removal from the property; 2.7 That the owner provides sufficient snow storage on the property and that snow storage shall not be permitted that would adversely affect driveways, parking areas, planted landscape areas or adjacent un-owned lands; and will not adversely affect the operation of the approved drainage plans for the lands or drainage on adjacent lands; 2.8 That the owner is responsible to ensure that drainage does not negatively impact neighbouring property owners or any other municipal infrastructure; 2.9 That all lighting is to be full cutoff Dark Sky Compliant; 2.10 That the owner is responsible for the provision of suitable garbage storage areas and the removal of all garbage from the site; 2.11 That the owner post regulatory signs as outlined in the Highway Traffic Act under Regulation 581 (Accessible Parking for Persons With Disabilities) in front of any accessible parking spaces; and 2.12 That security estimates be provided together with financial securities for all required outside works. 3. That prior to entering into the Site Plan Agreement the owner provides cost estimates and securities in the amount of 100% of the cost estimates for the following to the satisfaction of the Director of Planning and Development and the Director of Public Works: 3.1. Construction of any new required parking areas and driveways including paving of all parking areas as required; 3.2. Any storm water management works: 3.3. Any required landscaping feature; and 3.4. Any construction mitigation works. 165

166 Staff Report PD December 6, 2017 Page: 14 Appendix B Location of Subject Property 166

167 Staff Report PD December 6, 2017 Page: 15 Appendix C Aerial Photograph 167

168 Staff Report PD December 6, 2017 Page: 16 Appendix D Site Plan Drawing 168

169 Staff Report PD December 6, 2017 Page: 1 TO: FROM: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee C. Kelley, Director of Planning and Development SUBJECT: 911 Numbering and Re-addressing of 1 Manitoba Street (Bird Mill Mews) and 3 Manitoba Street (Bird Mill Parkette) RECOMMENDATION 1. That the portion of roadway between the Silver Bridge and the intersection of Ontario/Entrance Drive, currently known as Manitoba Street, be re-named Ecclestone Drive in accordance with the information set out in Appendix A to Staff Report PD That the addressing of properties between the Silver Bridge and the intersection of Ontario/Entrance Drive, be amended as follows: Current Address New Address Use 1 Manitoba Street 3 Ecclestone Drive Bird Mill Mews (Including Riverwalk Restaurant; Visitor Information Centre; and Bracebridge Chamber of Commerce Office) 3 Manitoba Street 1 Ecclestone Drive Bird Mill Parkette and Speakers Rock 3. That the Director of Corporate Services/Clerk be authorized to present directly to Council, amendments to by-laws required to give effect to the re-addressing identified in Appendix A to Staff Report CS That $500 in compensation be given to each of the Bracebridge Chamber of Commerce and Riverwalk Restaurant to support their re-addressing activities for their businesses to be funded in the 2017 Planning Services Miscellaneous Budget That, as part of the review of the Civic Addressing By-law in 2018 and 2019, staff in the Planning and Development Department continue to collect addressing information from property owners in the Downtown Core and work with the District of Muskoka Geomatics/911 staff to provide direction to property owners to adequately address businesses and apartments along Manitoba Street. ORIGIN 6. Concerns regarding the addressing of 1 Manitoba Street was first identified as an Action without Specific Ranking in the Council Priorities session in early 2011 as follows: 6.1. Develop solution for address issue of Ecclestone Drive and Manitoba Street including numbering of 1 Manitoba and 911 addressing. 169

170 Staff Report PD December 6, 2017 Page: 2 7. The project was included in the Town s 2017 Business Plan as follows: Project PD-14: Manitoba Street Addressing (continued from 2016) Based on discussions with District Emergency Services, 911 Numbering, Fire Department, Building Services Branch and Economic Development Branch determine what changes are required to by-laws with respect to numbering of apartments and rear access units on Manitoba Street as well as to determine the appropriate municipal address for the building currently known as 1 Manitoba Street. Lead Director of Planning and Development, Chief Building Official, and Manager of Planning Services 2017 Budgetary impact nil Expected completion Q2 8. The purpose of this report is to provide an update on the research undertaken with respect to 911/response issues in the Downtown Core, identify for Council a go-forward strategy with respect to addressing on Manitoba Street, Downtown and to seek Council approval to re-address the subject properties as follows: ANALYSIS 8.1. That the portion of roadway between the Silver Bridge and the intersection of Ontario/Entrance Drive, currently known as Manitoba Street, be re-named Ecclestone Drive in accordance with the information set out in Appendix A to Staff Report PD That the addressing of properties between the Silver Bridge and the intersection of Ontario/Entrance Drive, be amended as follows: Current Address New Address Use 1 Manitoba Street 3 Ecclestone Drive Bird Mill Mews (Including Riverwalk Restaurant; Visitor Information Centre; and Bracebridge Chamber of Commerce Office) 3 Manitoba Street 1 Ecclestone Drive Bird Mill Parkette and Speakers Rock 9. On September 14, 2017, a meeting was held to discuss the issues of addressing on Manitoba Street. Attendees at the meeting included: Department Participant(s) Fire Department Murray Medley, Fire Chief 170

171 Staff Report PD December 6, 2017 Page: 3 Department Planning and Development Department Participant(s) Cheryl Kelley, Director of Planning and Development Tom Hookings, Chief Building Official, Planning and Development Department Jill Harris, Economic Development Programmer, Planning and Development Department Rebecca Tickle, Planning Technician (911 Liaison), Planning and Development Department District of Muskoka Paramedic Services District of Muskoka Planning and Economic Development Bob Goodfellow, Deputy Chief, Paramedic Services Graham Good, Manager of Geomatics, Planning and Economic Development Jon Snyder, GIS Technician (911), Planning and Economic Development 10. During the meeting, a number of topics were discussed including Manitoba Street address; Downtown apartment numbering; Impact of numbering on emergency response issues in the Downtown; responsibilities (Town By-law; addressing coordinated with District 911/Geomatics division); and Other Bracebridge 911 addressing concerns. 11. A summary of the discussion and conclusions are noted below: Topic 1 Manitoba Street Addressing Discussion / Conclusions District Staff has conducted a historical review of the road naming for the Chamber/Visitor Centre/Riverwalk. It is believed that the property was addressed 1 Manitoba Street because, prior to the Silver Bridge, this property was the base of Manitoba Street. Also prior to the Silver Bridge, Ecclestone Drive started on the other side of the River from the base of Manitoba Street. When the Silver Bridge was installed, there was no change to the address. The property is legally described as Plan 6, Pt Lot E, Pt Lot 2 Pt Lot 3 Pt Lot 17 and identified by roll #

172 Staff Report PD December 6, 2017 Page: 4 Topic Discussion / Conclusions It was agreed to recommend that 1 Manitoba Street be readdressed to 3 Ecclestone Drive given the location of the property. To be consistent with numbering conventions, District Staff are recommending that the Chamber/Visitor Centre be addressed at 3 Ecclestone Drive, Unit 1 and Riverwalk as 3 Ecclestone Drive, Unit 2. The street sign already indicates that the street is Ecclestone Drive as shown in Appendix B. 3 Manitoba Street Duplicate Addressing Currently, there two properties known as 3 Manitoba Street. The first is a parcel of land where the Speaker s Rock is located and known as the Bird Mill Parkette and legally described as Plan 6, Pt Lot 2, Pt Lot 3, Bracebridge. The second property also addressed 3 Manitoba Street is the location of the Ice Cream Shoppe and legally described as Plan 6 Pt Lot 12 Pt Lot 13, Bracebridge. It was agreed by all parties that the property known as Bird Mill Parkette (location of Speaker s Rock) be re-addressed to 1 Ecclestone Drive legally described as Plan 6, Pt Lot 2, Pt Lot 3, Bracebridge and identified by roll # Impacts of numbering/ addressing on the Emergency Response in the Downtown Both the Fire Chief and Deputy Chief of Paramedic Services indicated that they have not identified any delays in response time as a result of the confusing numbering of 1 Manitoba Street. With regards to apartments and emergency response, the Fire Chief and Deputy Chief of Paramedic Services indicated in their discussions with dispatch in preparation for the meeting, they were not able to identify any specific incident when there was delay for emergency response. Usually the caller identifies a landmark as part of the call (e.g. to the rear of ; the back of, etc). The Fire Department has a number of lock boxes for businesses on Manitoba Street. The District of Muskoka has employed students in the past to conduct test call programs, check blue blades and verify address locations established by hard-wire phone system. 172

173 Staff Report PD December 6, 2017 Page: 5 Topic Apartment Addressing Discussion / Conclusions Economic Development Staff have been working with property owners to identify locations and numbers of apartments. Generally this is done in concert with the processing of Community Improvement Plan Applications. In the past 3 years, the Department has collected apartment information on 40 properties in Downtown. Through the Building Permit process and the Community Improvement Plan, Staff have been able to identify where new apartments are being created on Manitoba Street. The Town is responsible for civic addressing in Bracebridge and is supported through 911 staff at the District. Town Staff are proposing that a 2018/19 activity will be to review the By-law which is the Civic Addressing By-law. Currently any new addressing is determined by the Town s Planning Technician working with the District Staff in Geomatics/911. Potential Strategies There were specific conversations about numbering challenges as follows: If an apartment is accessed from Manitoba Street, the address should be an A. Any units accessing from there should be numbered in sequential order. For example, 15 Manitoba Street is the address of the business and the residential apartments are accessed through a door fronting on Manitoba Street will be addressed as 15A. If there are 3 apartments above, that would be addressed as 15A, Unit 1, 2 or 3. There may be additional opportunities to create 911 numbers for those units that access Robert Boyer Lane. Properties that are accessed from both Manitoba St and Robert Boyer Lane should be addressed with the same civic number with additional unit numbers will be required for each unit. Reflective numbers are needed to identify the various addresses and units. The use of blue blades are prevalent in the rural areas in Bracebridge but not in the Downtown. A few years ago, the BIA contracted a local business person to design/craft uniform address plaques for placement on buildings downtown. However, the plaques are not reflective and there it was discussed that these should be changed going forward. Staff will be exploring alternatives. 173

174 Staff Report PD December 6, 2017 Page: 6 Topic Discussion / Conclusions Given that cell phones are now the primary means of communication, the use of civic number signage is still important to confirm the exact door entrance as using the business name alone is not sufficient. Cell phones only give First Responders a general GPS location (within a few buildings). Cell phones still rely on the caller stating which door has the emergency issue. There are numerous access situations throughout the community of Bracebridge. Some buildings have two front doors (one for each business), business front door, and stairs access beside for apartments above, and some have rear entrance only. The new version of the Muskoka WebMap includes building footprints and access points. Other 911 issues District is recommending the use of range markers for private roads to better enable responders to identify provide properties in the rural/waterfront areas. Units in Shopping Centres need to be better marked with numbers on access doors. The renaming of Windsong is a process that will be initiated by the Town once the Phase 5 subdivision is registered and will be undertaken in accordance with the Town s Road Renaming Policy. This will include a step that will permit public input into the road renaming process. Mattamy has posted the required fees as outlined in the Phase 5 Subdivision Agreement. 12. Based on the comments from the meeting, staff are recommending: That the portion of roadway between the Silver Bridge and the intersection of Ontario/Entrance Drive, currently known as Manitoba Street, be re-named Ecclestone Drive in accordance with the information set out in Appendix A to Staff Report PD That the addressing of properties between the Silver Bridge and the intersection of Ontario/Entrance Drive, be amended as follows: Current Address New Address Use 1 Manitoba Street 3 Ecclestone Drive Bird Mill Mews (Including Riverwalk Restaurant; Visitor Information Centre; and Bracebridge Chamber of Commerce Office) 3 Manitoba Street 1 Ecclestone Drive Bird Mill Parkette and Speakers Rock 174

175 Staff Report PD December 6, 2017 Page: A map showing the properties, existing addresses and proposed changes are included in Appendix A. 14. Staff have reached out to both the Chamber of Commerce and Riverwalk Restaurant on October 13 th, to review the re-addressing and to gather comments: The Executive Director of the Chamber of Commerce provided verbal comments on October 18 th, indicating that the Chamber has no concerns with the re-addressing. The Chamber has been discussing chronic complaints with the Manager of Economic Development from downtown merchants attempting to provide directions to the Visitor Centre at 1 Manitoba Street because the road signs indicate that the street name was Ecclestone Drive Chef David Friesen indicated on November 28 th, that he has no real concerns with readdressing because it does not currently make sense. He also suggested starting Manitoba Street at the Silver Bridge or on the other side of the River which would have Manitoba Street starting at the curve. He suggested that he has seen many streets that change names without an intersection. However, he is concerned that he has just purchased new business cards. He also indicated a concern about parking because the Bird Mill Parking Lot is currently not identified with a street address. 15. As a result of the concern raised by Chef Friesen with respect to parking for the Bird Mill Mews, Town staff consulted with District Geomatics staff with regards to the address for the Bird Mill Parking Lot. Some work had already been undertaken between the Town s Public Works staff, Planning Services staff and District staff to address the Bird Mill Parking Lot to 7 Entrance Drive. Previously the lot had no civic address. A map of the Bird Mill Parking Lot is attached as Appendix C. A motion of Council is not required to implement this street numbering correction. Staff will proceed with this matter in consultation with the District of Muskoka. 16. Given, the Town s recent requirement for Mattamy to compensate the owners of Windsong Crescent in the amount of $500 per address in the event of the address change, staff are recommending that the Town provide $500 each to the Chamber and Riverwalk to offset any costs they may incur to change their addresses. Because they are businesses, their costs will include changing websites, social media platforms, business cards and any other advertising/print materials they may distribute. 17. Staff consulted other Town Departments with respect to the re-addressing and there were no concerns identified except that there will be impact on staff time to change by-laws or policies that include specific addresses. District staff would notify MPAC, Canada Post, utilities and other organizations about the change. 18. District Geomatics/911 staff reviewed the proposed changes with Public Works staff confirmed that the District Roads By-law does not require a change. These address changes will match the existing road names as shown on the road signs. Geomatics/911 Staff will need to modify our road centreline and Civic Address Point files once these changes have been approved. 19. Although the re-addressing does create additional work for staff, it is recommended that rectifying the historical confusing addressing will be of future benefit to the organizations housed at 1 Manitoba Street. In addition, with addressing of the Bird Mill Parking Lot, address signage and clear directions to parking can be utilized to make it easier to access the Chamber/Visitor Centre and Riverwalk Restaurant. 175

176 Staff Report PD December 6, 2017 Page: With respect to the apartments and other addressing concerns in Downtown Bracebridge, Planning and Development staff have developed an action plan below that will form part of a business plan item under the By-law Review for the Civic Addressing By-law to be undertaken in 2018 and It should be noted that the items below many not be undertaken in the order outlined as staff may review the by-law first, in an effort to consolidate the actions with property owners Utilizing summer and full-time staff as well as the data collected by Economic Development staff, examine all doors and entrances to all buildings in the downtown core (i.e. create an inventory); Working with District Geomatics staff, Planning Services and Building Services staff develop guidelines and requirements for signage that identifies 911 numbers and incorporate into the Civic Addressing By-law. These guidelines and requirements will review numbering parameters such as: Size and composition of numbers to be affixed to ensure the numbers can be seen from the road; Determine who is responsible for the cost and installation of these signs; and Determine how follow-up and enforcement will be undertaken to ensure the civic addressing has occurred and who/how reminders will be issued; Provide recommended changes to Council for incorporation into the Civic Addressing Bylaw; and Provide notification to property owners to install or change existing address signs and addressing to meet the by-law requirements or guidelines. 21. Although, civic addressing is important for emergency response times, there have been no immediate concerns voiced by either the Bracebridge Fire Department or District Paramedic Services in Downtown Bracebridge. However, Staff are recommending that 1 Manitoba Street, 3 Manitoba Street and the Bird Mill Parking Lot be re-addressed as outlined in this Staff Report. This would be done as soon as possible. 22. Further, staff at both the Town and District have agreed that some additional work is required, particularly with respect to addressing of businesses and apartments and therefore, as a result of limited available resources in Planning and Development, staff are recommending that the review of the Civic Addressing By-law and associated action plan as outlined in this staff report will take undertaken over a two year period. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 23. The re-addressing of 1 Manitoba Street and the Bird Mill Parkette and the review of the Civic Addressing By-law and accompanying action plan is well aligned with the community-based strategic plan objectives: An Engaged, Healthy and Socially Sustainable Community 24. The re-addressing and Civic Addressing By-law review will provide clear property addresses for the properties affected to ensure that the properties can easily be located. 176

177 Staff Report PD December 6, 2017 Page: 9 LINKAGE TO COUNCIL PRIORITIES 25. Concerns over the addressing of 1 Manitoba Street was first identified as an Action without Specific Ranking in the Council Priorities. The issue was tracked as a Work Program Item for Planning and Development Department in 2015 and included as a Business Plan project in 2016 and The re-addressing will provide clear property addresses for the properties affected to ensure that the properties can easily be located. The proposed review of the Civic Addressing By-law and associated action plan will support the location of businesses and residences in the future. ALTERNATIVE(S) 27. The following alternatives are available for Committee s consideration: Alternative #1 The Committee could recommend that the re-addressing of 1 Manitoba Street and 3 Manitoba Street (Bird Mill Parkette) not occur. This alternative is not recommended as re-addressing will assist in ensuring that the properties can be clearly addressed and located in when emergency services are required. Alternative #2 The Committee could recommend that Manitoba Street be resigned/re-addressed to begin at the Silver Bridge and therefore no actions other than moving a road sign and adjustments to the GIS mapping would be required. This alternative is not recommended as staff believe that readdressing to Ecclestone at the intersection is more appropriate and given that this is a District Road, District Staff are supporting the readdressing as proposed in this Staff Report. Alternative #3 The Committee could recommend that Manitoba Street be resigned/re-addressed to begin before the Silver Bridge on Ecclestone Drive making and therefore no actions other than moving a road sign and adjustments to the GIS mapping would be required. This alternative is not recommended as staff believe that readdressing to Ecclestone at the intersection is more appropriate and given that this is a District Road, District Staff are supporting the readdressing as proposed in this Staff Report. Alternative #4 The Committee could recommend that no action be taken for either addressing or a review of the Civic Addressing By-law and proposed associated action plan. This alternative is not recommended as re-addressing and the review of the Civic Addressing By-law and Action Plan as proposed in this Staff Report will assist in ensuring that the properties can be clearly addressed and located in when emergency services are required. 177

178 Staff Report PD December 6, 2017 Page: 10 EXISTING POLICY 28. Civic Addressing By-law Municipal Servicing By-law Road Naming By-law FINANCIAL IMPLICATIONS 31. The re-addressing will result in an unplanned expenditure in the 2017 Planning Services Miscellaneous Budget of $1, Although there are no other monetary impacts to the Town of Bracebridge, staff resources are required for: Preparation and passing of a by-law amendments including but not limited to Municipal Servicing by-law; Urban Road Naming for 911 purposes; Parking By-law, etc; Further communications with District Geomatics/911 Staff; Further communications with the tenants at 1 Manitoba Street; and Updating of GIS information (District/Town). COMMUNICATIONS 33. This staff report was distributed to Council, Media, and all Town staff and was published on the Town s website in accordance with the Town s Procedural By-law. 34. This matter has been discussed with the tenants at 1 Manitoba Street. Prepared & Approved By: Approved for Submission to Planning and Development Committee By: C. Kelley J. Sisson Director of Planning and Development Chief Administrative Officer Ext. 253 Ext

179 Staff Report PD December 6, 2017 Page: 11 APPENDIX A Addressing Proposal 179

180 Staff Report PD December 6, 2017 Page: 12 APPENDIX B Street Sign Manitoba/Ecclestone/Ontario/Wharf 180

181 Staff Report PD December 6, 2017 Page: 13 APPENDIX C 7 Entrance Drive Bird Mill Parking Lot 181

182 Staff Report PD December 6, 2017 Page: 1 TO: FROM: SUBJECT: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee R. Mattice, Manager of Economic Development K. Turchet, Economic Development Programmer (Culture) Ontario Winter Games Pre-Budget Approval RECOMMENDATION 1. That funding in the amount of $5,000 be approved for inclusion in the 2018 Municipal Budget and Business Plan for the 2018 Ontario Winter Games taking place March 1, 2018 to March 4, 2018 as outlined in Staff Report PD ORIGIN 2. The Ontario Winter Games have been held since 1970 and take place every two years. They are the largest multi-sport event in the province and feature over 3,500 athletes, coaches, managers, and major officials. 3. There are over 25 different sporting events to take part in and they highlight young up and coming winter athletes from 11 to 22. The games provide development and competitive opportunities for these young athletes and help to prepare them for national and international competitions. 4. The last games were held in 2014 with Bracebridge as the official host and other municipalities in Muskoka providing venues for the various sporting events. 5. The Ontario Winter Games for 2016 were cancelled when no municipality put forward a bid to host the province's 2016 Winter Games. 6. The City of Orillia has been selected as the official host of the 2018 Ontario Winter Games. The majority of the Games will be held in Orillia; however, neighbouring local-area municipalities such as Oro-Medonte, Chippewas of Rama First Nation, Gravenhurst, Midland, Bracebridge and Huntsville will also participate as sporting venues. 7. Bracebridge will be hosting synchronized swimming and Wushu at the Bracebridge Sportplex. Wushu, which is generally referred to as Kung-fu in the West, is the collective term referring to the various martial arts practiced in China. It has developed and evolved over a period of thousands of years from an art of war into a cultural, martial, philosophical and physical activity now embraced by people on every continent. In contemporary times, Wushu has become a competitive sport that is recognized internationally. 8. The purpose of this Staff Report is to make a funding recommendation for the 2018 Ontario Winter Games. The event takes place within the first quarter of the Town s 2018 fiscal year. ANALYSIS 9. The Town recently received a Municipal Sponsorship Package from the organizers of the 2018 Ontario Winter Games. The package outlines many sponsorship opportunities for the Town to be involved in the Games beyond participating as a venue host for some of the sporting events. 10. The 2018 Ontario Winter Games will attract not only the many participants but also approximately 5,000 spectators from all over Ontario. It is anticipated that 371 athletes will be participating in synchronized swimming and Wushu at the Bracebridge Sportsplex. 182

183 Staff Report PD December 6, 2017 Page: The athletes attending sporting events in Bracebridge will be staying in accommodations in Huntsville. However, there is an opportunity to attract the friends and family of participating athletes to stay in Bracebridge for the events held at the Bracebridge Sportsplex. Planning and Development Staff will work with the organizers to promote Bracebridge s accommodators for friends and families. 12. Being a venue host during the Winter Games is an excellent way to boost the shoulder/off-season tourism traffic as well as sport tourism in Bracebridge and the region. It is estimated the Ontario Winter Games will help generate nearly $6 million in economic activity in Orillia and participating communities. 13. Sponsoring the Ontario Winter Games is unique opportunity for the Town to demonstrate community support and directly assist in the development of amateur athletes from Ontario. 14. Staff recommend that the Town become a Podium Sponsor for the investment of $5,000. The benefits of this sponsorship level as indicated in the sponsorship package are: Naming Rights: Partnership Rights: Named Official Partner of the Orillia 2018 Ontario Winter Games Reserved VIP event seating with priority parking Exclusive invitations to VIP and media functions Recognition and tickets to sports dinners and awards ceremonies Name/Logo Inclusion: In all advertising and promotional material Exposure on all event advertising (print, website) Logo and link on the Games website ( Marketing Elements: Flyer/Coupon/Product placement in 3,000 athlete welcome kits Prominent recognition as Podium Sponsor throughout all Games communication Signage placement at sporting venues, and hotel locations ½ page advertisement in Winter Games Official Athlete s Handbook In-venue audio mention and video board coverage where applicable Promotion: Banners/signs displayed at venue Opportunity to award medals Ownership of co-developed properties Other: Commemorative plaque to display at the Town s venue to show your support to the community before, during and after the Games 183

184 Staff Report PD December 6, 2017 Page: Sponsoring the 2018 Ontario Winter Games in Orillia is an opportunity for the Town to support another community that is trying to effectively showcase the area to the rest of the province of Ontario. 16. Sponsoring the 2018 Ontario Winter Games also provides an opportunity to support another host community similar to the support that the Town of Bracebridge received in 2014 to host the Games. 17. It should be noted that Orillia sponsored the Winter Games in 2014 when the Town of Bracebridge was acting as the host municipality. In 2014, the City of Orillia provided $5,000 in sponsorship support to the Town of Bracebridge. 18. The Recreation Department will be being receiving approximately $8,500 in rental income for hosting synchronized swimming and Wushu at the Sportplex. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 19. The 2018 Ontario Winter Games is well aligned with the community-based strategic plan objectives: A Vibrant, Prosperous and Economically Sustainable Community An Engaged, Healthy and Socially Sustainable Community A Creative and Culturally Sustainable Community 20. Sponsoring the Ontario Winter Games supports sports tourism within the Festival and Event Strategy by attracting visitors to the community as well as promoting sports and fitness. LINKAGE TO COUNCIL PRIORITIES 21. Sponsoring the 2018 Ontario Winter Games supports Arts and Culture which has been identified by Council as a priority area. Specifically, Council s priority was to continue to refine and implement the Festival and Event Strategy. This initiative helps to support tourism and sporting events that generate economic activity for the community. ALTERNATIVE(S) 22. The following alternative is available for Committee consideration: Alternative #1 The Committee could recommend that the Town not sponsor the 2018 Ontario Winter Games. This alternative is not recommended. The Ontario Winter Games provide an opportunity for the Town to boost tourism traffic in the shoulder/off-season. In addition, Ontario Winter Games is well aligned with the Festival and Event Strategy. EXISTING POLICY Festival and Events Strategy 24. Previous official host of the Ontario Winter Games (2010, 2014) 184

185 Staff Report PD December 6, 2017 Page: 4 FINANCIAL IMPLICATIONS 25. Pre-budget approval of the recommendation contained in Staff Report PD would form part of the Event Strategy portion (GL ) of the draft 2018 Municipal Budget and Business Plan. 26. As noted, the Town will be receiving approximately $8,500 in rental income for hosting synchronized swimming at the Sportsplex. Other costs related to serving as a venue for the Winter Games and supporting Games-related activities will be supported through the Planning and Development Department s base 2018 Municipal Budget allocation. COMMUNICATIONS 27. This staff report was distributed to Council, Media, and all Town Staff and was published on the Town s website in accordance with the Town s Procedural By-law. Prepared By: Approved By: Approved for Submission to Planning and Development Committee By: R. Mattice C. Kelley J. Sisson Manager of Economic Director of Planning and Chief Administrative Officer Development Development Ext. 282 Ext. 253 Ext. 229 K. Turchet Economic Development Programmer (Culture) Ext

186 Staff Report PD December 6, 2017 Page: 1 TO: FROM: SUBJECT: Deputy Mayor R. Maloney, Chair and Members of Planning and Development Committee C. Kelley, Director of Planning and Development R. Mattice, Manager of Economic Development Woodchester Villa Working Group Recommendation RECOMMENDATION 1. That the report and recommendations from the Woodchester Villa Working Group, attached as Appendix A to Staff Report PD067-17, be received for information purposes. 2. That Staff in the Planning and Development Department be directed to include the costs to implement the plan as outlined in Appendix A to Staff Report PD in the preparation of the Draft 2018 Municipal Budget and Business Plan. 3. That, subject to approval of the 2018 Municipal Budget and Business Plan, staff be authorized to proceed with implementation of the recommendations from the Woodchester Villa Working Group, attached as Appendix A to Staff Report PD ORIGIN 4. On January 25, 2017, reviewed Staff Report PD regarding options for the use of Woodchester Villa. A copy of Staff Report PD is attached as Appendix B for reference purposes. 5. On February 1, 2017, Town Council considered Motion 17- PD-010/11/12 as follows: 1. That staff be authorized to enter into formal discussions with Muskoka conservancy to develop a Partnership Agreement for the occupancy and operation of Woodchester Villa (Option 1) in accordance with the details outlined in Staff Report PD That staff report back to regarding the terms and conditions of a potential agreement with Muskoka Conservancy including financial impacts on the Town. 3. That staff initiate an Official Plan Amendment and accompanying Zoning By-law Amendment to accommodate the Partnership Agreement for the occupancy and operation of Woodchester Villa. Amendment #1 That the previous motion be deleted in its entirety and replaced with: 1. That staff initiate an Official Plan Amendment and accompanying Zoning By-law Amendment to accommodate the public uses and private offices for the Woodchester Villa property. 2. That staff be authorized to issue an Expression of Interest for a Partnership Agreement for the occupancy and operation of Woodchester Villa (Option 1) in accordance with the details outlined in Staff Report PD

187 Staff Report PD December 6, 2017 Page: 2 3. That staff report back to the with the results of the Expression of Interest and terms and conditions of a potential agreement with preferred respondent including financial impacts on the Town. Amendment #2 That the previous motion be amended to form a Woodchester Villa Working Group consisting of Deputy Mayor R. Maloney, Councillor D. Smith, councillor B. McMurray and two members of the community selected by the Council representatives to work with staff to develop a plan for use of Woodchester Villa and report back to the as required. 6. Based on the direction provided by Council, steps were taken to appoint members to a new Working Group. In March 2017, the Council representatives of the Working Group selected community representatives Mr. Patrick Boyer and Mr. Peter Knight to become members of the Working Group from a group of individuals that responded to a Town advertisement seeking applicants to participate on the Woodchester Villa Working Group. 7. On March 20, 2017, the representatives of the Working Group met for the first time. The group established a meeting procedure for all future meetings. 8. On April 24, 2017, Patrick Boyer resigned from the Working Group. The Council representatives for the Working Group reviewed the remaining community representative applications and selected Mr. Craig Gammage to replace Mr. Boyer. 9. The Woodchester Villa Working Group s report and recommendation is attached as Appendix A 10. The purpose of this report is to request that receive the report from the Working Group and to direct staff to move forward with developing a business plan and budget for implementation of the recommendation. ANALYSIS 11. Following a historical review of the property, the Working Group decided that the best approach to determining a future use was to hold targeted focus group meetings with various community stakeholders. 12. Staff provided administrative support to the Working Group in the form of background research, setting up focus group meetings and information gathering when required. 13. As outlined in the memo, the Working Group believes that Woodchester is not currently a prominent site on the minds of the residents or visitors to Bracebridge. The 2-year Interim Plan is designed to create new interest in the building and property while providing flexibility for the implementation of a longer term plan for Woodchester Villa. The longer term use for the building and property will be adaptable so that it can complement the development of the Timber Mart property and can be readily incorporated in the Downtown Master Plan. 14. The Working Group believes that resident and visitor interest in the site will be increased through programming of various types of activities centred around arts, culture and history as well as those activities that make use of the amazing lands surrounding Woodchester Villa. 15. The Committee has fully reviewed a proposal from Mr. Patrick Boyer for development of a significant museum/interactive centre that would utilize the Woodchester Villa building and property. The Working Group believes that, although Mr. Boyer s proposal may be of interest to the Town in the long-term, there is a need to move forward with the 2-year Interim Plan. 187

188 Staff Report PD December 6, 2017 Page: The Working Group feels that implementation of the 2-year Interim Plan does not preclude consideration of Mr. Boyer s larger original proposal as part of a longer range planning process. The Interim Plan does not preclude Mr. Boyer s project happening in the future or at a different location within Bracebridge. 17. On November 26, 2017, the Working Group was advised that Mr. Patrick Boyer is developing an alternate plan for Woodchester Villa. Unfortunately, Mr. Boyer has indicated that the details of the plan would not be available until after December 1 st, Although the Working Group is interested in seeing Mr. Boyer s alternate plan, the Working Group feels that it is necessary to report to before year end to enable the Town to move forward with a plan in The Working Group feels that it is imperative to implement an interim plan that focuses on inviting the community to use the site, the building and to have the Town working with other partners in the community creating a number of different types of activities that will invite the community and visitors to use the site. 19. The Working Group is recommending that this be a two year approach beginning with programming in mid-2018 through to the end of Building Improvements 20. As noted, Building improvements, as provided by the contractors quotes, estimate that upgrades to HVAC, internet, electrical and plumbing are approximately $32,500. These upgrades are required no matter what final use is approved for Woodchester Villa. These expenditures will make the building habitable for the use as proposed by the Working Group. 21. The furnace has already been replaced in the building at a cost of $8,500. Installation of an air conditioning unit for the building still needs to be determined. It is estimated at a cost of $4, In 2017, the capital improvements of $32,500 were to be funded as follows: $12,500 from capital reserve; and $20,000 from 2017 budget. 23. The unused portion of the 2017 budget allocation will be transferred to the capital reserve for use in Budget Considerations 24. The cost to implement the interim plan has been discussed with the Woodchester Villa Working Group. Staff are proposing to include the following estimates in the draft 2018 Municipal Budget and Business Plan. Item Expenditure Account Temporary Event Coordinator/Staff (Economic Development) Building Improvements Electrical $36, to (Including mandatory employment benefits) $12,500 To be funded from reserve carried forward from

189 Staff Report PD December 6, 2017 Page: 4 Item Expenditure Account Building Improvement Structural floor support Building Improvement Air Conditioning Building Improvement - Contingency in the case of other unforeseen building improvements required Building Furnishings include tables, chairs, office furniture, computer rental, A/V projector $10,000 To be funded from reserve carried forward from $4,500 $1,500 to be funded from reserve carried forward from $3,000 (Capital Building) $5, (Capital Building) $5, (Misc Operations/Woodchester) Arborist $15, (Contracted Services Operations/Woodchester) Parking Upgrades $8, (Contracted Services Operations/Woodchester) Improving access routes and trails upgrades Programming support costs (advertising, incidentals, etc) Building Operations hydro - additional Building Operations natural gas additional Building Operations water/sewer additional Building Operations Maintenance/Cleaning $6, (Contracted Services Woodchester Villa Park) $10, (Misc Operations/Woodchester) $2, (Hydro Operations - Woodchester) $1, (Gas Operations -Woodchester) $2, (Water/Sewer Operations Woodchester) $3, (Building Maintenance Operations Woodchester) Total $120,

190 Staff Report PD December 6, 2017 Page: The proposed Event Coordinator is not a new position for the Town of Bracebridge. It is an extension of duties of the contracted Event Coordinator position in Economic Development that was hired to assist with Canada 150, other events through the 2017 tourism season, What s Cooking Bracebridge, and assisting with the planning, preparation and execution of the 2018 Fire and Ice event. In 2018, the Event Coordinator will be responsible for programming at Woodchester Villa and will assist with the 2018 community events where appropriate. 26. If authorized by Council, the draft 2018 Municipal Budget and Business Plan will contain allocations totaling $120,100 to perform the necessary upgrades to facilitate the Woodchester Villa Working Group s recommendation. These allocation will be subject to further review during 2018 Municipal Budget and Business Plan deliberations. 27. Other costs will be incurred and absorbed by various town departments for the operation and facility management of Woodchester Villa. 28. Subsequent Municipal Budgets and Business Plans will include estimated operating costs as well as costs to further outfit the facility to enhance the recommended use. Planning Considerations 29. Under the Town of Bracebridge s Comprehensive Zoning By-law , the Woodchester Villa property is currently zoned Environmental Protection One (EP1). The Environmental Protection One (EP1) zoning was placed on the property as the majority of the property is designated as Open Space under the 2013 Town of Bracebridge Official Plan, which was in effect at the date of passing of the Comprehensive Zoning By-law. The portion of the land containing the Art Gallery is currently designated as Residential. 30. The current Environmental Protection One (EP1) Zone permits existing buildings and structures and new structures for erosion or flood control. 31. Under Section of the Comprehensive Zoning By-law, a public authority such as the Town is permitted to use any land, building or structure for any use regardless of the zone in which it is located, provided the use meets all the regulations of the zone (i.e. parking, setbacks, coverage, etc.). In the EP1 Zone, buildings and structures are limited to their existing footprint and any expansion of these buildings would require a planning application (i.e. minor variance or rezoning). Woodchester Working Group 32. Given the enthusiasm of the Working Group in the proposed Interim Plan and their interest in working towards a long term plan, Staff is recommending that the Working Group continue to provide input into the improvements to the site and the programming activities by working with Staff and continue long range planning for the site. As indicated in the terms of reference, the Group will report periodically to. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 33. Establishing a use for Woodchester Villa is well aligned with the Community-Based Strategic Plan objectives: A Vibrant, Prosperous and Economically Sustainable Community A Creative and Culturally Sustainable Community 190

191 Staff Report PD December 6, 2017 Page: This project was identified as a specific initiative under Strategic Objective #1, Goal #8, Enhance the tourism sector and respond to merging tourism opportunities, and in more detail, Investigate tourism-related enhancements / re-use options for Woodchester Villa, Chapel Gallery and Associated lands. LINKAGE TO COUNCIL PRIORITIES 35. A new use for Woodchester Villa supports Continued Support for the Downtown and Finalize plans for use of Woodchester Villa, which have been identified by Council as priority areas. ALTERNATIVE(S) 36. The following alternative is available for Committee consideration: Alternative #1 The Committee could recommend that staff move forward with another option for the use of Woodchester Villa. This alternative is not recommended since staff believe that the Woodchester Villa Working Group has presented an informed recommendation. EXISTING POLICY 37. Ontario Heritage Trust Easement Agreement and Statement of Significance; 38. Mary Speers Agreement; 39. Town of Bracebridge Comprehensive Zoning By-law ; 40. Golder and Associates Phase 1 and Phase 2 Reports; and 41. Town of Bracebridge Woodchester Villa Five-Year Cultural Development and Implementation Plan. FINANCIAL IMPLICATIONS 42. The draft 2018 Municipal Budget and Business Plan will contain allocations totaling $120,100 to perform the necessary upgrades and to operate Woodchester Villa based on the Woodchester Villa Working Group s recommendation for consideration by General Committee. 43. Subsequent Municipal Budgets and Business Plans will include estimated operating costs as well as costs to further outfit the facility to enhance the recommended use. 191

192 Staff Report PD December 6, 2017 Page: 7 COMMUNICATIONS 44. This staff report was distributed to Council, Media, and all Town staff and was published on the Town s website in accordance with the Town s Procedural By-law. 45. Previous staff reports regarding the recent restoration work, visioning reports and development plans for Woodchester Villa are available on the Town s website. Prepared By: Prepared and Approved By: Approved for Submission to Planning and Development Committee By: R. Mattice C. Kelley J. Sisson Manager of Economic Director of Planning and Chief Administrative Officer Development Development Ext. 282 Ext. 253 Ext

193 Staff Report PD December 6, 2017 Page: 8 APPENDIX A PDM Woodchester Villa Working Group 193

194 MEMORANDUM Woodchester Villa Working Group TO: FROM: Mayor G. Smith and Members of Town Council Members of the Woodchester Villa Working Group DATE: November 29, 2017 SUBJECT: Results and Recommendations on the Future use of Woodchester After an extensive review of the history of the building since it ceased operation as a historical museum in 2009 that included a review of property lines, the building itself and the restoration project, the Working Group decided that the best approach to determining a future use was to hold targeted focus group meetings with various community stakeholders. A list of focus group participants is included in Appendix A attached to this memorandum. 1. Common observations made by the focus groups include: 1.1. There are two components to Woodchester Villa; the building and grounds. There needs to be a plan for both components; 1.2. A future use of Woodchester Villa should complement the Chapel Gallery, the Downtown, Bracebridge Bay as well as the future use of the Timber Mart property; 1.3. The history of the property is that the building sat prominently overlooking the Downtown. Therefore vistas need to be opened up in the trees so that people at Woodchester Villa can see the town and that people looking up towards the Woodchester Villa property can see the house; 1.4. The lack of parking at the property creates an access issue. In addition, with a large parking lot at the base of a pathway with a significant grade, the property is challenging to access by foot which may prevent the aging population from visiting the property; 1.5. The building should become a multi-use facility. It should be used all year round with public access directed to the tourism season; 1.6. There is a need to create multiple reasons to visit Woodchester Villa such as: the building; the grounds; the views from the property; event programming to bring community and visitors to the property; and the cultural and heritage aspects of the property; 1.7. Re-establishing a use of Woodchester Villa will take some time. There should be a phased approached to achieving the ultimate use of Woodchester Villa; PD Page

195 MEMORANDUM Woodchester Villa Working Group 1.8. The focus groups expressed opinions about potential uses, enhancements and challenges with the building and property at Woodchester Villa: Potential Uses proposed by Focus Groups Small Weddings Rotating artist space Community hub/meeting space Picnic area Interactive centre (historic/cultural) Historic education hub Museum Photography locale Special events venue (concerts, strawberry social, farmers market, etc.) Potential Enhancements proposed by Focus Groups Observation Tower/Platform Land Art Zip line from Woodchester to Timber Mart property Maintain the historical/cultural significance within Woodchester Villa Sculpture trail Accessible trails Historic gardens Rest areas along the pathway to the building Installation of interactive displays Challenges observed by Focus Groups Parking Upgrade service driveway for pedestrian traffic Financial requirements Path from Entrance Drive needs some maintenance and upgrade Limitations of the historic building (e.g. room size) 2. Based on information obtained from the focus groups and discussion amongst the Working Group members, the following goals were identified: 2.1. Re-acquaint the community and tourists with Woodchester Villa by giving them reasons to visit the property; 2.2. Events and activities proposed for the building and property need to integrate harmoniously with the historical significance of Woodchester Villa; 2.3. Where feasible, future uses need to incorporate the grounds (pathways, gardens, etc.); PD Page

196 MEMORANDUM Woodchester Villa Working Group 2.4. Improve the vistas at the property for visibility to take advantage of the views from the property; and 2.5. Future uses will need to complement the other aspects of the community such as Bracebridge Bay, Downtown and the future use of the Timber Mart property. Therefore an interim (2 year plan) may be appropriate until the Downtown Master Plan is completed; 2.6. Capital improvements to the building need to completed and maintained to accommodate any proposed future use; 2.7. Improve parking and access to the public parking lot on Entrance Drive; and 2.8. Year-round occupation of the building. Two-year Interim Plan 3. Based on the goals identified, the working group is recommending an interim plan for 2018 and The interim plan is to create programs for the community and to permit the use of the building and grounds for community events, business meetings and other activities. Resources would be needed to develop programs, create partnerships, manage rentals, manage events, etc. as outlined below: 3.1. Programming this facility for tourism, cultural and historical type activities will meet the goals established by the committee; 3.2. Programming ideas include, but are not limited to: Small Weddings Culture Days Community Hub/meeting space rental Christmas gatherings Rotating Artist space Concert Series both on the grounds and in the building Artist show and sale Historical Celebration Bracebridge Annual Birthday Strawberry Social Sunday Farmers Market Doors Open Muskoka Arts and Crafts workshops Vintage Car Tours Historic re-enactments/dinners 3.3. Programming would be scheduled from May through December; 3.4. Portable washrooms may be required for certain events to accommodate needs; 3.5. An Event Coordinator would be required to develop and execute the various programming opportunities; PD Page

197 MEMORANDUM Woodchester Villa Working Group 3.6. The Event Coordinator would be responsible for the following: Providing rental opportunities to the building to non-for-profit organizations or community groups through a mutually agreed upon rental agreement; Providing public access to the building during the summer season; Providing a qualified and trained staff person to be on site to assist the public; and Providing hosting services to low-impact community events that may or may not be fundraisers; 3.7. The majority of programming for the property may be completed by the event coordinator and/or staff but not necessarily always by them. Partnerships with community groups may augment the activities planned for the property; 3.8. Woodchester Villa would be added to the Town s inventory of rental facilities available for rent from the public; 3.9. Floor space, particularly on the main floor, would be kept to a maximum to accommodate a large gathering of people and/or event space (Artist displays); The third floor and basement will be off-limits to the public due to health and safety issues with the substandard stairs that are the primary access to those levels. Although the basement may be used as storage or event staging for outside events; Office space would be created on the second floor to accommodate the Event Coordinator and to maintain a presence in the building. A constant tenant would assist with security, pest control and leads to long-term stability for the structure. Having the building remain empty for long periods of time leads to the rapid deterioration of the building; The Dining Room on the main floor would be used as a boardroom/meeting room which may contain artefacts and some of the original furniture (e.g. dining room table) from Woodchester Villa collection; and The basement area would be used by staff, event organizers, artists, community groups as a staging area, preparation area, storage or other needs. 4. The steps required to implement the Interim Plan will be as follows: 4.1. Based on the previous assessment, complete the works to bring the building to a useable condition including HVAC, plumbing, electricity, building construction, data communications, and structural engineering; 4.2. Engage an arborist to complete an assessment to finalize a tree cutting and/or pruning plan to open vistas at the property; 4.3. Undertake some minimal changes to the parking lot on King Street by pruning some bushes at the Chapel Gallery. Investigate the creation of accilliary parking areas at Woodchester Villa and Chapel Gallery to accommodate overflow parking; PD Page

198 MEMORANDUM Woodchester Villa Working Group 4.4. Determine if some grading/clearing can be undertaken to improve the access to the property from Entrance Drive. In addition, place 2 or 3 benches in appropriate locations to assist individuals that may have trouble with the uphill climb; 4.5. Create picnic areas to attract passive use of the grounds by residents and visitors; 4.6. Continue with the installation of interpretive signage and wayfinding signage that has been planned previously; 4.7. Mr. Bird s office should be recreated with artefacts from the Woodchester Villa collection to resemble its former status in the home. This room will provide visitors to the property with context and understanding of the historical significance of Woodchester Villa and Mr. Bird s contribution to the evolution of Bracebridge. Interpretive signage will be required; and 4.8. Purchase new equipment and furniture that would be required to accommodate the multiuse function of the facility (i.e. tables, chairs, AV equipment, office for staff). 5. The Working Group fully understands that implementing the interim plan will have financial implications for the Town of Bracebridge. The Working Group has discussed with staff a detailed cost estimate for preparing the building and grounds for implementation of the programmed activities. The Working Group believes that incurring these costs is required to regain the interest of the community and visitors in the property and to maintain the building/property. Longer-term Plan 6. The Woodchester Working Group has also identified a number of longer term enhancements for Woodchester Villa: 6.1. Depending on the success of the proposed programming for Woodchester Villa, enhancement to the building and property can be completed to attract new and returning visitors to the property. New interactive technology/static displays could be installed in the building to enhance the visitor experience and to provide more information about the history of the property and Bracebridge An observation deck and possibly a two-storey tower can be constructed on the property so that visitors can enjoy the view of the main street and the redeveloped Timber Mart property A 360 degree camera can be mounted on the widow s walk with a display screen located either in Woodchester Villa or mounted in a window so that people can see the images of Bracebridge. Visitors would have the ability to control the camera to explore the views of Bracebridge New programming ideas can be easily incorporated into the events rotation. Respectfully submitted, Woodchester Villa Working Group PD Page

199 MEMORANDUM Woodchester Villa Working Group APPENDIX A Focus Group Participants Artist Representative (Conel O Regan) Bracebridge Chamber of Commerce Bracebridge Downtown BIA Bracebridge Public Library Camp Muskoka Horticultural Society Bracebridge Lions Club Muskoka Arts & Crafts Muskoka Conservancy Muskoka Tourism Patrick Boyer, The Octagon Interactive Centre Concept Rotary Club of Bracebridge PD Page

200 Staff Report PD December 6, 2017 Page: 9 APPENDIX B PD Woodchester Villa Future Use 200

201 Staff Report PD January 25, 2017 Page: 1 TO: FROM: SUBJECT: Councillor C. Wilson, Chair and Members of Planning and Development Committee R. Mattice, Manager of Economic Development Woodchester Villa Future Use RECOMMENDATION 1. That staff be authorized to enter into formal discussions with Muskoka Conservancy to develop a Partnership Agreement for the occupancy and operation of Woodchester Villa (Option 1) in accordance with the details outlined in Staff Report PD That staff report back to regarding the terms and conditions of a potential agreement with Muskoka Conservancy including financial impacts on the Town. 3. That staff initiate an Official Plan Amendment and accompanying Zoning By-law Amendment to accommodate the Partnership Agreement for the occupancy and operation of Woodchester Villa. ORIGIN 4. The Town s Community-based Strategic Plan identified a specific action to Investigate tourismrelated enhancements/re-use options for Woodchester Villa, Chapel Gallery and associated lands. The subject lands are located at 15 King Street. 5. Based on that action, funding was received from FedNor to undertake a tourism opportunities study for Woodchester Villa. The contract with FedNor, approved in 2010 with work to be completed over a 2 1/2 year period included a number of projects/initiatives whereby FedNor provided $225, As shown in the timeline chart below work on the Tourism Opportunities Study took place largely in 2011 and The consultants engaged in the project were selected through an RFP process. The team led by Golder Associates included: 6.1. Marcus Letourneau, Golder Associates. Marcus is a Registered Professional Planner (RPP), a member of the Canadian Institute of Planners (MCIP), and a full member of the Canadian Association of Heritage Professionals (CAHP). In 2015 Marcus formed Letourneau Heritage Consulting Inc. after leaving Golder Associates and prior to that Marcus was the Manager for the Sustainability and Heritage Management for the City of Kingston. Mr. Letourneau has worked with government agencies, property owners, developers, community groups, and site managers to identify, manage, plan and conserve historical sites and cultural heritage resources. Specializing in heritage planning, policy and process development, heritage education, and strategic planning, Mr. Letourneau understands the complexities of managing cultural heritage resources; 6.2. Jon Linton, TCI Management. Jon was responsible for public consultation and the plan development. He also was one of the members of the consulting team that developed the Town s Strategic Plan in 2008 as well as Huntsville s Cultural Strategy in 2011; 6.3. Shannon Baker and Erin Eldridge. EcoPlans Ltd. was the landscape architecture division of the MMM Group. Shannon and Erin led the review of the cultural heritage aspect of the grounds and provided recommendations around site development (i.e. furniture, trail linkages, signage, etc.). 201

202 Staff Report PD January 25, 2017 Page: 2 7. Based on a project methodology established by the Town and Golder working together, that included background review and community consultation, the Phase 1 report outlined a series of options that represent the spectrum of future development for Woodchester Villa and the site at 15 King Street. This spectrum ranged from: 7.1. Option 1: Site Development with the Woodchester Villa building sealed as an artifact; 7.2. Option 2: Site Development with the Woodchester Villa building used for community use purposes; or, 7.3. Option 3: Site Commercialization. 8. The Consultants were asked to concentrate on a plan for 15 King Street based on Option This direction lead to the final report, entitled Phoenix Rising: Phase 2 Report, which can be found on the Town s website under Plans and Studies, Final Report Phoenix Rising: Phase 2 Report. 10. The Phase 2 Report outlined a series of recommendations for a draft vision that was developed as a result of the work in Phase 1 and the preferred Option 2. The draft vision for the property as identified in the report is as follows: The 15 King Street property, consisting of Woodchester Villa, the Chapel Gallery, and the surrounding parkland, will be a valued and well-used community resource utilized by a variety of community groups and citizens. The property will feature enhanced pedestrian linkages between the redesigned green space of the property and its surroundings and will re-establish historical views and vistas. A restored Woodchester Villa will serve as a multi-use community facility including office space for community organizations, meeting rooms, and new exhibits based upon a historical thematic framework for the community. The site could be supported by small-scale commercial activities such as office rentals and venue rentals. The Chapel Gallery and its existing uses will be wholly integrated into the enhancements to the property. The history of the property, its former tenants and Woodchester Villa itself will be interpreted through signage located throughout the site. 11. Appendix A contains a detailed chronology of Council-related activity on Woodchester Villa since late May On June 8, 2016 passed Motion 16-PD-102 as follows: 1. That staff undertake a review and an analysis of the following five options as the basis to determine future use of the Woodchester Villa building: 1.1. Rental of a portion of the Woodchester Villa building to Muskoka Conservancy or another non-profit organization with tourism options for the remainder of the building and the property; 1.2. The creation of an Interpretive Centre at Woodchester Villa using Patrick Boyer s suggestions as a guideline; 1.3. Public use of the grounds and building for events; 202

203 Staff Report PD January 25, 2017 Page: Returning Woodchester Villa to its former use as a house museum; or 1.5. A combination of any of the above uses. 2. That staff report back to with recommendation as to the future use of the building. 13. On June 15, 2016, Council passed Resolutions 16-TC-119 and 16-TC-120 to amend and ratify Motion 16-PD-102 by adding the following: 1.6 And any other proposals related to future use of the facility. 14. The purpose of this report is to report back on staff s review of the options and to obtain authorization from Council to move forward with negotiations for a potential partnership agreement with the Muskoka Conservancy for the occupancy and operation of Woodchester Villa. ANALYSIS 15. The draft vision as noted previously was the foundation of the implementation plan developed by staff entitled, Five-Year Cultural Development and Implementation Plan for Woodchester Villa. The plan is included as reference in Appendix B. 16. The approved Five-Year Cultural Development and Implementation Plan included the following goals: To develop and implement a management plan for the Museum Collection; To create a complimentary community use of the Woodchester Villa building; To create a passive park-like setting on the Grounds; To create cultural interpretative programming in relation to history and heritage of Woodchester Villa and its significance to the Town of Bracebridge; and To develop long-term sustainability measures to ensure the requirements of the Ontario Heritage Trust Easement Agreement are adhered to. 17. Additionally, the approved Five-Year Cultural Development and Implementation Plan for Woodchester Villa outlines options for either: Tenant use (preferably one not-for-profit); or Venue rental for events such as small weddings, art workshops, meetings, etc.; or Close the building. 18. With the direction of Council, staff have completed an analysis on the options presented. The following broad categories areas were used as part of the review for each option: Alignment with approved Cultural Development and Implementation Plan; Capital Costs; 203

204 Staff Report PD January 25, 2017 Page: Operational Costs; and Operational Implications. 19. As part of the analysis of options for Woodchester Villa, staff coordinated a facility audit to investigate capital building improvements that would be required to facilitate any of the proposed options for building use. 20. Local contractors were invited to a site visit to provide quotes to upgrade the building to accommodate any of the proposed uses. Contractors specializing in HVAC, plumbing, electricity, building construction, data communications, and structural engineering attended the site visit. 21. Contractors were directed to analyze the building and the necessary upgrades to accommodate different uses ranging from the office use with minimum public access to a fully functioning Interpretive Centre with numerous patrons accessing the building at one time. 22. Building improvements, as provided by the contractors quotes, estimate that upgrades to HVAC, internet, electrical and plumbing are approximately $40,000. These upgrades are required no matter what final use is approved for Woodchester Villa. 23. For all options, the third floor and basement will be off-limits to the public due to health and safety issues with the substandard stairs that are the primary access to those levels. Planning Considerations 24. Under the Town of Bracebridge s Comprehensive Zoning By-law , the Woodchester Villa property is currently zoned Environmental Protection One (EP1). The Environmental Protection One (EP1) zoning was placed on the property as the majority of the property is designated as Open Space under the 2013 Town of Bracebridge Official Plan, which was in effect at the date of passing of the Comprehensive Zoning By-law. The portion of the land containing the Art Gallery is currently designated as Residential. 25. The current Environmental Protection One (EP1) Zone permits existing buildings and structures and new structures for erosion or flood control. 26. Under Section of the Comprehensive Zoning By-law, a public authority such as the Town is permitted to use any land, building or structure for any use regardless of the zone in which it is located, provided the use meets all the regulations of the zone (i.e. parking, setbacks, coverage, etc.). In the EP1 Zone, buildings and structures are limited to their existing footprint and any expansion of these buildings would require a planning application (i.e. minor variance or rezoning). 27. The use of the buildings on the site would be limited to the existing uses being an Art Gallery and a Museum use and any other uses would require a rezoning application unless operated by a public authority. Private office uses are not permitted on the property under the current Official Plan policies or the current zoning. These uses would require both an Official Plan Amendment and a Zoning Amendment. To permit this use a rezoning from the current Residential Type 1 Zone to Institutional Special Zone would be required, which would recognize the public uses on the property and permit private offices. 28. The following zoning implications will apply to the presented options: Muskoka Conservancy/Public Use Official Plan Amendment and Zoning Amendment; Interpretive Centre No change in the existing Official Plan and Zoning; 204

205 Staff Report PD January 25, 2017 Page: Public Use of the Building - Official Plan Amendment and Zoning Amendment; and House Museum - No change in the existing Official Plan and Zoning. Option Analysis 29. The following gross floor areas were used to determine the amount of floor space available for each proposed option: Room GFA ft 2 Muskoka Conservancy Interpretive Centre Public Use House Museum Parlour 166 x x x x Dining Room 204 x x x x Living Room 135 x x x x Study/Office 50 x x x x Master Bedroom 191 x x x Bedroom 54 x x x Dressing Room 60 x x x Total Area 555 s.f. 860 s.f. 860 s.f. 860 s.f. 30. Staff have estimated exhibit costs so that the financial implications for outfitting Woodchester Villa can be evaluated as part of future budget preparations. The table below outlines estimated exhibit costs for each proposed options: Use Square Footage for exhibits Costs for exhibits Total Cost Muskoka Conservancy 555 $350/sq.ft. $194,250 Interpretive Centre 860 $585/sq.ft. $503,100 Public Use 860 $235/sq.ft. $202,100 House Museum 860 $235/sq.ft. $202, A chart outlining the detailed cost considerations for each use option for Woodchester Villa is contained in Appendix C. The Capital Costs column outlines capital costs beyond the required improvements identified above. 205

206 Staff Report PD January 25, 2017 Page: Below is a description of the proposed options that staff used to base their cost analysis. Option 1: Partnership Agreement with Muskoka Conservancy The Conservancy offices would be located in the bedrooms on the second floor of Woodchester Villa. These offices would be generally off-limits to the public; The Dining Room on the main floor would be used as a boardroom/meeting room which may contain artifacts and some of the original furniture (e.g. dining room table) from Woodchester Villa; The Rene Caisse Room located in the basement would be used as a staffroom for the non-profit offices; The remaining rooms would be outfitted with historical furnishings and new exhibits created from the Woodchester Villa collection; Floor space, particularly on the main floor, would be kept to a maximum to accommodate a large gathering of people (e.g. wedding party photos); There would be minimal Town staff costs beyond the current level since the Conservancy would be responsible for providing public access to the building; The Conservancy would be responsible for the following: Providing rental opportunities to the building to non-for-profit organizations or community groups through a mutually agreed upon rental agreement; Providing public access to the building on Saturdays and Sundays in July and August, plus 4 other mutually agreed upon dates throughout the year; Providing a qualified and trained staff person to be on site to assist the public with inquiries and tours; and Providing hosting services to low-impact community events that may or may not be fundraiser It has been estimated that implementing this option will cost approximately $194,250 to outfit Woodchester Villa with static and interactive displays to complement the use of the building by the Muskoka Conservancy. See Appendix C for a listing of all costs for this option; and Staff estimate that operating costs for the Town will be minimal since the Muskoka Conservancy would be responsible for coordinating and providing access to the public Revenues would include $7,200 from Muskoka Conservancy for occupation of Woodchester Villa. Any revenue from the public use of Woodchester Villa will be used to offset Muskoka Conservancy costs of providing access to the building. 206

207 Staff Report PD January 25, 2017 Page: 7 Option 2: Octagonal Interpretive Centre The main floor and second floor of Woodchester Villa would contain interactive historical exhibits showcasing Woodchester Villa and the Bird family; Display cases containing the original Woodchester Villa collection would be located on both floors; New interactive technology would be used throughout the building to enhance the visitor experience in addition to the static displays; The Interpretive Centre would be opened seasonally from April until October each year; New dedicated Interpretive Centre staff would be available to provide supervision, historical information and guided tours; Two Full Time Equivalent (FTE) staff allocation would be required to manage and operate the Interpretive Centre; Administrative offices would be located on the second floor for the daily management of Woodchester Villa as an Interpretive Centre. Staff will be using these offices all year round as they prepare for the upcoming season; A maximum of 28 visitors would be allowed in the building at one time due to occupancy load restrictions; An additional washroom facility located in a separate building on-site would be required to accommodate the increase in visitors to the Centre to meet building code requirements for occupancy loads; Additional lands would have to be acquired to provide parking or a drop-off area to accommodate bus tours; Town staff also met with Ashley Larose, Senior Manager, International Sales at Science North to investigate potential costs for an Interpretive Centre as suggested by Patrick Boyer during his presentation to Council; Ms. Larose provided staff with some cost estimates for outfitting the Interpretive Centre: Cost per Square Foot $235-$350 /sq. ft. $350-$585 /sq. ft. $585+/sq. ft. Typical Components within this Range Conventional cases, pedestals, panels with printed graphics and copy, mounted photographs and some artifacts. Simple AV and simple dioramas and custom artwork. Walk-in dioramas or replicated environments. May include some electronic exhibits and/or computer interactive displays such as games and/or short films. May include creative artwork and custom background murals. Audiovisual is more complex in this price range with custom photography/filming and special effects. Above, plus highly interactive exhibits and complex audiovisual multimedia presentations, animated figures and full sensory immersion exhibits. 207

208 Staff Report PD January 25, 2017 Page: It has been estimated that implementing this option as suggested by Mr. Patrick Boyer during his presentation to Council will, at a minimum, cost approximately $700,000. See Appendix C for a listing of all costs for this option; Staff estimate that the operating costs for this option will be approximately $140,000 per year for staffing, marketing and building a reserve to update the interactive displays every three to five years; and Revenues are estimated to be $70,000 per year based on seasonal operation from April until October. Option 3: Public Use for Events The main floor and second floor of Woodchester Villa would contain interactive historical exhibits showcasing Woodchester Villa and the Bird family; Display cases containing the original artifacts from Woodchester Villa would be located on both floors; Limited interactive technology would be used throughout the building to enhance the visitor experience in addition to the static displays; Floor space, particularly on the main floor, would be kept to a maximum to accommodate a large gathering of people (e.g. wedding party photos); The building would be open to the public seasonally from April to October each year; Staff costs would increase slightly as responsibilities to administer the Woodchester bookings and to ensure the facility is open and cleaned for public events would be added to an existing town department; Portable washrooms may be required for certain events to accommodate needs; It has been estimated that implementing this option will cost approximately $202,100 to outfit Woodchester Villa with static and interactive displays to complement the use of the building by the public. See Appendix C for a listing of all costs for this option; Staff estimate that the operating costs for this option will be minimal and will be absorbed into an existing department s budget to co-ordinate and provide access to the public; and Revenues are estimated to be $7,000 per year for public use of Woodchester Villa. Option 4: House Museum Woodchester Villa would contain static historical exhibits showcasing Woodchester Villa and the Bird family; Display cases containing the original artifacts from Woodchester Villa would be located on both floors; The building would be open to the public seasonally in June, July and August; One FTE staff allocation would be required to operate the facility during scheduled hours; 208

209 Staff Report PD January 25, 2017 Page: It has been estimated that implementing this option will cost approximately $202,100 to outfit Woodchester Villa with static and interactive displays to complement the use of the building as a House Museum. See Appendix C for a listing of all costs for this option; Staff estimate that the operating costs for this option will be $30,000 annual to staff the facility during its seasonal operation; and Revenue is estimated at $5,000 per year as a House Museum. Recommended Option 33. Staff recommends Option 1 as the preferred option for the re-use of the Woodchester Villa building for the following reasons: A partnership agreement between the Town of Bracebridge and Muskoka Conservancy would be beneficial to the Corporation, the Conservancy and the community The mandate of Muskoka Conservancy (To nurture, conserve, and protect Muskoka s natural and built heritage for future generations) is consistent with the Town s vision for Woodchester Villa. The Muskoka Conservancy would have office space in a historical building that projects their mandate The Conservancy would act as a caretaker for the building and would occupy the building year-round. A constant tenant would assist with security, pest control and leads to longterm stability for the structure. Having the building remain empty for long periods of time leads to the rapid deterioration of the building Having the Muskoka Conservancy as a tenant allows for a combination of options for Woodchester Villa. With Muskoka Conservancy predominantly using the upper floor of the Villa, the remainder of the building can be outfitted with displays and interactive technology to showcase the historical significance of the building. The public can access the main floor of the building for community events or could rent the main floor and grounds for low-impact private functions (e.g. wedding pictures) The Conservancy would assist with running public events and allowing the public access to the building. The Conservancy would also assist with fundraising efforts to help with any future capital improvements to the building Notwithstanding the offices in the building, the remainder of the house would contain some artifacts from the original house museum so that they can continue to showcase the significance of Woodchester Villa and the Bird family Negotiating a partnership with Muskoka Conservancy would be Phase 1 of the reuse of Woodchester Villa. Phase 2 of the project would be the development and implementation of a cultural plan to furnish the property to display the historical artifacts of Woodchester Villa Overall staff believe that the capital costs required for the other options are not feasible for the Town and that the protection of the asset in Woodchester would best be achieved through establishing the arrangement with Muskoka Conservancy. The public use component of this option does require the development of displays at a cost of $194,250 which could be achieved over a number of years while the Conservancy occupies the building. 209

210 Staff Report PD January 25, 2017 Page: The goals outlined in the adopted Woodchester Villa Cultural Development plan would act as a guide to the preparation of a partnership agreement with Muskoka Conservancy. 35. Staff believe that the following key aspects of the site need to be considered as part of the formal negotiations with Muskoka Conservancy: Long-term sustainability and protection of the structure; Capital planning to maintain the building; Ongoing maintenance of the building; Adherence to the Ontario Heritage Trust Easement Agreement; Cultural Interpretation of the site (interior and exterior); Tourism opportunities; Public access to Woodchester Villa; Possible partnership opportunities with other organizations; and Fundraising and event opportunities. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 36. A partnership between the Town of Bracebridge and Muskoka Conservancy is well aligned with the Community Adjustment Plan and the Community-Based Strategic Plan objectives: A Vibrant, Prosperous and Economically Sustainable Community A Creative and Culturally Sustainable Community 37. This project was identified as a specific initiative under Strategic Objective #1, Goal #8, Enhance the tourism sector and respond to merging tourism opportunities, and in more detail, Investigate tourism-related enhancements / re-use options for Woodchester Villa, Chapel Gallery and Associated lands. LINKAGE TO COUNCIL PRIORITIES 38. The approved Woodchester Villa Five-Year Cultural Plan and the development of a partnership agreement with Muskoka Conservancy supports Continued Support for the Downtown and Finalize plans for use of Woodchester Villa, which have been identified by Council as priority areas. 210

211 Staff Report PD January 25, 2017 Page: 11 ALTERNATIVE(S) 39. The following alternatives is available for Committee consideration: Alternative #1 The Committee could recommend that staff move forward with another option for the use of Woodchester Villa. This alternative is not recommended since staff believe a partnership with Muskoka Conservancy is the best option to meet the goals for the reuse of Woodchester Villa while minimizing the financial costs of implementing the Five-Year Cultural Development and Implementation Plan for Woodchester Villa. EXISTING POLICY 40. Ontario Heritage Trust Easement Agreement and Statement of Significance; 41. Mary Speers Agreement; 42. Town of Bracebridge Comprehensive Zoning By-law ; 43. Golder and Associates Phase 1 and Phase 2 Reports; and 44. Town of Bracebridge Woodchester Villa Five-Year Cultural Development and Implementation Plan. FINANCIAL IMPLICATIONS 45. The draft 2017 Municipal Budget and Business Plan contains allocations totaling $40,000 to perform the upgrades necessary to facilitate the chosen option for the facility. 46. Subsequent Municipal Budgets and Business Plans will include estimated operating costs as well as costs to outfit the facility with exhibits and displays. COMMUNICATIONS 47. This staff report was distributed to Council, Media, and all Town Staff and was published on the Town s website in accordance with the Town s Procedural By-law. 48. Previous staff reports regarding the recent restoration work, visioning reports and development plans for Woodchester Villa are available on the Town s website. Prepared By: Approved By: Approved for Submission to Planning and Development Committee By: R. Mattice C. Kelley J. Sisson Manager of Economic Director of Planning and Chief Administrative Officer Development Development Ext. 282 Ext. 253 Ext

212 Staff Report PD January 25, 2017 Page: 12 APPENDIX A Chronology of Council-Related Activity/Motions on Woodchester Villa Friday May 29, 2015 Woodchester Villa Cultural Development and Implementation Plan 15-PD-061 (Section A) Moved by: Seconded by: Councillor, S. Clement Deputy Mayor, R. Maloney 1. That the phased work program as set out in the Five-Year Cultural Development and Implementation Plan for Woodchester Villa involving the Museum Collection, Woodchester Restoration / Operational Management / Long-term Sustainability, Grounds and Cultural Interpretation contained in Appendix A to Staff Report PD be endorsed. 2. That as part of the 2016 Municipal Budget and Business Plan development process, staff report back with recommendations regarding Phase 2 projects and initiatives and related budget requirements. 3. That the following goals for the Five Year Cultural Development and Implementation Plan for Woodchester Villa be approved: 1.1 To develop and implement a management plan for the Woodchester Villa Museum Collection; 1.2 To create a complementary community use of the Woodchester Villa building; 1.3 To create a passive park-like setting on the Woodchester Villa Grounds; 1.4 To create cultural interpretative programming in relation to history and heritage of Woodchester Villa and its significance to the Town of Bracebridge; and 1.5 To develop long-term sustainability measures to ensure the requirements of the Ontario Heritage Trust Easement Agreement are adhered to. (PD024-15) AMENDMENT #1 15-PD-062 (Section A) Moved by: Seconded by: Councillor, D. Smith Mayor, G. Smith That item #1 of the preceding motion be amended to limit the phased work program goals to those set out in Phase 1 and Phase 2 of Appendix A to staff report PD CARRIED Upon the question of the adoption of the original motion as moved by Councillor S. Clement and seconded by Deputy Mayor R. Maloney it was CARRIED AS AMENDED BY AMENDMENT #1. 212

213 Staff Report PD January 25, 2017 Page: 13 Wednesday June 3, 2015 Council 15-TC-098 Moved by: Seconded by: Councillor, D. Smith Deputy Mayor, R. Maloney That motions 15-PD-061/062 contained in the Planning and Development Minutes of May 29, 2015 be adopted. Wednesday January 13, 2016 Woodchester Villa Partnership with Muskoka Conservancy CARRIED 6-PD-020 (Section B) Moved by: Seconded by: Councillor, C. Wilson Councillor, A. Buie 1. That staff be authorized to enter into formal discussions with Muskoka Conservancy to explore various occupancy options at Woodchester Villa. 2. That staff report back to regarding terms and conditions for a potential agreement with Muskoka Conservancy including financial and operational impacts on the Town. 3. That staff initiate an Official Plan Amendment and accompanying Zoning By-law Amendment to support the potential use of the Woodchester Villa building and property for a non-profit office use. (PD008-16) CARRIED Wednesday January 20, 2016 Council 16-TC-010 Moved by: Seconded by: Councillor, D. Smith Councillor, C. Wilson That motion 16-PD-020 contained in the Minutes 13, 2016 be adopted. AMENDMENT # 1 16-TC-011 Moved by: Seconded by: Councillor, D. Smith Councillor, C. Wilson That the preceding motion be amended as follows: That prior to completing items 1, 2 and 3, a public meeting be held to obtain input on potential uses of Woodchester Villa. Upon the question of the adoption of the original motion, as moved by Councillor D. seconded by Councillor C. Wilson, it was CARRIED AS AMENDED BY AMENDMENT #

214 Staff Report PD January 25, 2017 Page: 14 Thursday March 10, 2016 Public Meeting held in Council Chambers Wednesday April 27, 2016 Item for Discussion Request for Deputation Patrick Boyer 16-PD-083 (Section A) Moved by: Seconded by: Councillor, B. McMurray Deputy Mayor, R. Maloney That Patrick Boyer be invited to conduct a presentation regarding his Octagon Option for Woodchester Villa. Wednesday May 4, 2016 Council Council ratification of invitation to Patrick Boyer. Wednesday May 18, 2016 CARRIED Memorandum on Council Correspondence circulation from Planning and Development Department - Woodchester Public Meeting Notes. Wednesday May 18, 2016 Delegation - Woodchester Villa Octagonal House Interpretive Centre Dr. J. Patrick Boyer Wednesday June 8, 2016 Woodchester Villa Next Steps 16-PD-102 (Section B) Moved by: Seconded by: Councillor M. Quemby Councillor S. Clement 1. That staff undertake a review and an analysis of the following five options as the basis to determine future use of the Woodchester Villa building: 1.1 Rental of a portion of the Woodchester Villa building to Muskoka Conservancy or another non-profit organization with tourism options for the remainder of the building and the property; 1.2 The creation of an Interpretive Centre at Woodchester Villa using Patrick Boyer s suggestions as a guideline; 1.3 Public use of the grounds and building for events; 1.4 Returning Woodchester Villa to its former use as a house museum; or 1.5 A combination of any of the above uses. 2. That staff report back to with recommendation as to the future use of the building. (PD ) CARRIED 214

215 Staff Report PD January 25, 2017 Page: 15 Wednesday June 15, 2016 Council 16-TC-119 Moved by: Seconded by: Deputy Mayor R. Maloney Councillor C. Wilson That the information items and recommendations identified as Section B from the meeting held on June 8, 2016 be adopted. AMENDMENT #1 16-TC-120 Moved by: Seconded by: Councillor, A. Buie Councillor, M. Quemby That motion 16-PD-102 be amended by inserting item 1.6 as follows: 1.6 And any other proposals related to future use of the facility. Upon the question of the adoption of the original motion, as moved by Deputy Mayor R. Maloney and seconded by Councillor C. Wilson, it was CARRIED AS AMENDED BY AMENDMENT #1. 215

216 Staff Report PD January 25, 2017 Page: 16 APPENDIX B Five-Year Cultural Development and Implementation Plan APPROVED THROUGH PLANNING AND DEVELOPMENT COMMITTEE MOTION 15-PD-061/062, RATIFIED BY COUNCIL, JUNE 3, NOTE: MOTION 15-PD-062 LIMITED THE WORK PROGRAM TO PHASE 1 AND 2 ONLY. The table below outlines a Five-Year Plan for the Museum Collection, Restoration / Operational Management / Long-term Sustainability, Grounds and Public Communication / Cultural Interpretation for the short (1 year), medium (2-3 years) and longer term (4 5 years). These categories align with the areas that Golder and Associates originally commented on in the received reports. The vision and recommendations provided in the Golder and Associates reports have acted as a guide to this Plan, but initiatives have been modified to suit realistic timeframes and the cultural, tourism and community needs of Bracebridge. Museum Collection Phase #1 (1 Year) Phase #2 (2-3 Years) Phase #3 (4 5 Years) 1. Keep Collection in storage 2. Investigate project costs and granting opportunities 3. Actively apply for grant programs that would support Phase 1 of the Collection Project Budget Note: Storage fees are included in the 2015 Woodchester Villa operating budget. 1. Collection Project Phase 1 a. Investigate and secure archival space for collection project b. Hire staff or contractor to properly catalogue the collection c. Move some featured furnishings to Woodchester to prepare for future use of the building Collection Project Phase 2 a. Appraisal of items b. Development and adoption of guiding principles for the Collection c. Proper agreement with Bracebridge Arts Council for Rene Caisse Collection d. Development and adoption of policies in relation to storage, accessioning, deaccessioning, exhibits, etc. e. May continue to need professional expertise (Curator / Conservator) 2. Collection Project Phase 3 a. Sell some items that have been deaccessioned b. Develop appropriate exhibits in municipal facilities c. May continue to require professional expertise (Curator / Conservator)

217 Staff Report PD January 25, 2017 Page: 17 Woodchester Villa Restoration / Operational Management / Long-term Sustainability Phase #1 (1 Year) Phase #2 (2-3 Years) Phase #3 (4 5 Years) 1. Develop basic maintenance standards and secure contracts for maintenance, pest control, security, etc. 2. Finish contract with Empire Restoration. Budget Note: These activities are included in the 2015 Woodchester Villa operating budget and capital budget. 3. Continue to investigate the feasibility of the future use options of the building as: a not-for-profit office space OR a light-use community rental space (seasonal) OR close the building 4. Report back to Council with final recommendation. 1. Develop long-term building maintenance plan and standards based on best practices for historic buildings. 2. Work with approved future use to move the use forward in regards to contracts or policies, including the investigation of any further building improvements that may need to be made in order to accommodate use, health and safety upgrades, etc. 3. If required, investigate an Official Plan Amendment and Zoning Amendment. 1. Go through process to secure a tenant OR promotion plan for rentals. 2. Develop capital replacement plan for building (furnace, electrical, plumbing, etc.) 217

218 Staff Report PD January 25, 2017 Page: 18 Grounds Phase #1 (1 Year) Phase #2 (2-3 Years) Phase #3 (4 5 Years) 1. Finish grounds and introduce some cultural features, including: Sidewalks Sodding Gardens Tree Trimming Accessible Parking Space Chapel Gallery Parking Lot regarding / new gravel Park Furnishings (benches, picnic table, garbage receptacles) Pedestrian Wayfinding Signage X 2 Interpretive Signage x 3 Commemorative Plaque Budget Note: This work is included in the 2015 capital budget and business plan. 1. Enhance linkage to downtown and Historic Walk: a. Upgrade pathway from Entrance Dr. b. Create possible welcoming features such as signage, rest area or planters 2. Enhance trail in Bird Grove area: a. Upgrade surfacing on trail and investigate the installation of furnishings on trail 1. Investigate the feasibility of making Grounds available through Special Event Permitting process for small events or gatherings, which could include: Weddings or wedding photography Muskoka Arts and Crafts workshops or exhibits Family Picnics / Reunions (Portable washroom facilities may be required for events) Cultural Interpretation and Public Communication Phase #1 (1 Year) Phase #2 (2-3 Years) Phase #3 (4 5 Years) 1. Host Council site visit once majority of Grounds project is completed (July, 2015) 2. Work with community partners to develop the stories and artwork for the interpretive signage identified above 3. Host Grand Opening (Aug) 1. Host 2 Public Open Houses 2. Update Woodchester Villa website and include the stories and artwork from the interpretive signage 1. Investigate Webcam installation to tie into BIA system 2. Develop further interactive interpretation through the addition of QR codes attached to interpretive signs that link to an online experience to give more detail or stories 3. Investigate participation in Provincial cultural programs, such as Culture Days or Doors Open Ontario 218

219 Staff Report PD January 25, 2017 Page: 1 APPENDIX C Cost Consideration for Woodchester Villa Options The chart below outlines considerations for each option. The Capital Costs column outlines capital costs beyond the required improvements identified. Use Alignment with Cultural Plan Goals Capital Costs Operational Costs Operational Implications Option 1: Partnership Agreement with Muskoka Conservancy 2 3 offices on the second floor; Interactive heritage exhibits on the main floor; Public access to the building in the summer months; Rental opportunities Muskoka Conservancy s mission is stated as: To nurture, conserve, and protect Muskoka s natural and built heritage for future generations. $194,250 for Interactive Exhibits on the main floor (as a backdrop to other uses). Annual utility costs for heat, hydro, building and property maintenance. $7,200 Revenue is based on $600 per month for the occupancy of Woodchester Villa by the Muskoka Conservancy Agreement would include: Parameters for light rental of the building for community organizations; Fundraising events for Muskoka Conservancy that would highlight the heritage aspects of the property and building; Enhancements to the gardens and trail system; Public access in the summer months for visitors to view proposed exhibits; Occupancy and operational management of facility. 219

220 Staff Report PD January 25, 2017 Page: 2 Use Alignment with Cultural Plan Goals Capital Costs Operational Costs Operational Implications Option 2 Octagonal Interpretive Centre Interactive exhibits on main and second floors; Administrative office on second floor; Open seasonally from May October. Exhibits would highlight the heritage aspects of the building and Bird family. $503,100 for Exhibits; $40,000 for Design Creation; $10,000 - $20,000 for structural integrity improvements to accommodate expected occupancy load; $10,000 for new wayfinding signage; $40,000 for accessible washroom facility to be built on site; Purchase / expropriate 2 properties surrounding the existing property for parking and increased public exposure at an undetermined cost. Annual utility costs for heat, hydro, building and property maintenance. $30,000 for annual marketing plan; $40,000 per year starting in year 2 for ongoing exhibit renewal; $70,000 per year for 2 FTE employees. $70,000 Revenue is based on 156 days of operation with 20 people per day at a $15.00 admission fee. The total also includes 30 bus tours of 50 people throughout the season. Integrate the management and operation of Woodchester Villa into an existing Town Department. Option 3 Public Use for Events Open seasonally from May October. Furnish the property to display the historical significance of Woodchester Villa $202,100 for Interactive Exhibits on both floors of the building Annual utility costs for heat, hydro, building and property maintenance. $7,000 Revenue is based on 30 events occurring at $200 to rent the facility. Also included are other community events that may generate revenue. Integrate the management and operation of Woodchester Villa into an existing Town Department. 220

221 Staff Report PD January 25, 2017 Page: 3 Use Alignment with Cultural Plan Goals Capital Costs Operational Costs Operational Implications Option 4 House Museum Open seasonally in June, July and August Furnish the property to display the historical significance of Woodchester Villa $202,100 for exhibits and displays throughout Woodchester Villa. Annual utility costs for heat, hydro, building and property maintenance. $30,000 per year for 1 FTE employee $5,000 Revenue is based on 90 days of operation with 10 patrons paying $5.00 admission fee. Also included are community events that may generate revenue. Integrate the management and operation of Woodchester Villa into an existing Town Department. 221