PLANNING AND DEVELOPMENT COMMITTEE AGENDA Wednesday September 26, :00 p.m. Town Council Chambers Page 1

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1 PLANNING AND DEVELOPMENT COMMITTEE AGENDA Wednesday 7:00 p.m. Town Council Chambers Page 1 1. CALL TO ORDER 2. DECLARATIONS OF PECUNIARY INTEREST 3. PUBLIC MEETINGS 3.1. Rezoning Application D14-14/18 Harry and Kelly Bentley 3.2. Rezoning Application D14-16/18 Loon Call Development Group 4. DELEGATIONS AND PRESENTATIONS Nil. 5. MINUTES FROM ADVISORY COMMITTEES 5.1. Accessibility Advisory Committee Minutes September 10, NEW BUSINESS That the minutes from the Accessibility Advisory Committee Meeting of September 10, 2018 be received Rezoning Application D14-14/18 Harry and Kelly Bentley (PD039-18) That the property described as Part 1 on Registered Plan 35R and Part 1 on Registered Plan 35R-12681, Bracebridge Ward of the Town of Bracebridge be rezoned from the present zone of Residential Type 4 Special - 8 (R4-8) to Residential Type 1 Special 57 (R1-57) in part and Residential Type 3 Special 24 (R3-24) in part, as attached in Appendix A to Staff Report PD Rezoning Application D14-16/18 Loon Call Development Group (PD040-18) 1. That the property described as Part of Lot 1, Concession 4, Macaulay Ward of the Town of Bracebridge, being Part of Lot 53, RCP 510 and Parts 2 and 3, Plan 35R be rezoned from the present zone of Residential Type 1 (R1) to Residential Type 1 Special 56 Holding (R1-56H), in part, Residential Type 3 Special - 23 Holding (R3-23H), in part, Open Space One Special 5 (OS1-5), in part and Open Space One Special 6 (OS1-6) as attached in Appendix A to Staff Report PD That further notice is not required pursuant to Section 34(17) of the Planning Act Site Plan Application D11-17/18 Camp Tamarack (PD041-18) That site plan application D11-17/18 for the lands described as Part of Lots 22 and 23, Concession 6 and Lot 22, Concession 5, Macaulay Ward of the Town of Bracebridge, being Parts 1, 2 & 3, 35R-2184 be approved for the expansion of the children s camp known as Camp Tamarack, subject to the conditions outlined in Appendix A to Staff Report PD

2 PLANNING AND DEVELOPMENT COMMITTEE AGENDA Wednesday 7:00 p.m. Town Council Chambers Page 2 7. ONGOING BUSINESS 7.1. 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. 2

3 ACCESSIBILITY ADVISORY COMMITTEE MINUTES Monday, September 10, :00 p.m. Council Chambers Page 1 1. CALL TO ORDER Committee Chair Councillor S. Clement called the meeting to order at 2:04 p.m. and the following were recorded as being present: Committee Members: Regrets: Staff: Councillor, S. Clement (Chair) Councillor, A. Buie D. Lloyd R. Fudge M. Young D. Bullock J. Caughey Director of Planning and Development, C. Kelley Economic Development Programmer, J. Harris 2. DECLARATIONS OF PECUNIARY INTEREST Nil. 3. DELEGATIONS AND PRESENTATIONS Nil. 4. NEW BUSINESS Nil. 5. ONGOING BUSINESS 5.1 Kirby s Beach Park Update R. Fudge reported that there is still a problem with sand washing out underneath the Mobi Mat at the water s edge. Staff agreed to review the situation with Public Works to try to identify a solution. 5.2 Accessible Playground Update C. Kelley indicated that she reached out to R. Doty from Canadian Tire to determine the timeline and next step in the accessible playground application. 5.3 Audible Traffic Signal Update S. Clement reported that he received confirmation that the planned Salmon Avenue audible traffic signal was being delayed for The District will go ahead with an installation at Manitoba Street and Mary Street in its place. M. Young reported that she had received a complaint that the walk signal at Monck Public School was very short and barely left pedestrians enough time to cross the street. Staff to pass this information along to the District for consideration. 3

4 ACCESSIBILITY ADVISORY COMMITTEE MINUTES Monday, September 10, :00 p.m. Council Chambers Page Utility Guy Wire Update Councillor Clement confirmed that Lakeland Distribution would be checking their utility guy wires in September. He indicated that he would forward the list of questionable guy wires identified by staff for Manitoba Street North to both Bell Canada and Hydro One. 5.5 Transit Committee Update Staff indicated that Bracebridge Mobility was now serving 122 patrons. 5.6 Report from District of Muskoka Accessibility Committee Representative D. Lloyd reported that the next meeting of this Committee was scheduled for September 12, She indicated that she had requested audible traffic signals be included on the agenda. 5.7 Roundtable Discussions Items for Future Meetings M. Young circulated a staffing schedule for the Bracebridge Fall Fair for Committee members to populate. It was agreed that Kirby s beach upgrades, access now, audible traffic signals and Bracebridge Transit would remain the primary focus of the booth. Staff agreed to contact the Fair Board to confirm that additional accessible parking spaces be added for the Fair. S. Clement volunteered to set up the temporary reserved signs if required. J. Harris indicated that both she and T. Larkman of the BIA had registered for the OBIA workshop being held in Huntsville called Creating Accessible Public Spaces. Councillor Clement reported back that District staff had assured him that a clear walkway had been maintained for pedestrians during the Highway 118 West culvert repair. C. Kelley indicated that she would contact District Public Works to see if they had any future plans to pave the shoulder on this section of highway. C. Kelley asked Committee members to give some consideration to the type of projects they might like to focus on for future years. Some ideas that were immediately brought forward included: Install curb ramps to make street events in the downtown more accessible; Add some accessible playground elements to Kelvin Grove Park/Playground; Make the gazebo in Memorial Park accessible; Identify a section of the town to make more accessible; Add an accessible parking space in front of Illusions Hair Salon; and, Talk to the owner of the Wellington Street Plaza about the possibility of widening their accessible parking spaces. 4

5 ACCESSIBILITY ADVISORY COMMITTEE MINUTES Monday, September 10, :00 p.m. Council Chambers Page 3 6. CORRESPONDENCE C. Kelley agreed to review the Town s Accessibility Plan and circulate that information to the Committee for reference at the next meeting. R. Fudge asked where he should direct business owners who want to access municipal Community Improvement Funds for accessibility projects. J. Harris provided business cards to circulate to business owners in the urban core of Bracebridge. 6.1 Accessibility Advisory Committee Minutes August 13, CLOSED SESSION Nil. 8. RESOLUTIONS ARISING FROM CLOSED SESSION Nil. 9. ADJOURNMENT 18-AA-017 Moved by: Seconded by: M Young R. Fudge That Committee adjourn until the next regular meeting or any special meeting called by the Chair. CARRIED The meeting adjourned at 2:45 p.m. A copy of this document in alternative formats is available upon request. 5

6 Staff Report PD Page: 1 TO: FROM: Councillor A. Buie, Chair and Members of M. Holmes, Manager of Planning Services J. Rand, Senior Planner SUBJECT: Rezoning Application D14-14/18 (Harry and Kelly Bentley) RECOMMENDATION 1. That the property described as Part 1 on Registered Plan 35R and Part 1 on Registered Plan 35R-12681, Bracebridge Ward of the Town of Bracebridge be rezoned from the present zone of Residential Type 4 Special - 8 (R4-8) to Residential Type 1 Special 57 (R1-57) in part and Residential Type 3 Special 24 (R3-24) in part, as attached in Appendix A to Staff Report PD ORIGIN 2. An application has been received from Harry and Kelly Bentley for a zoning amendment of the subject lands located at 96 River Road and legally described as Part 1 on Registered Plan 35R and Part 1 on Registered Plan 35R-12681, Bracebridge Ward of the Town of Bracebridge. 3. Provisional consent approval was granted on September 4, 2018 for severance application D10-17/18 for the subject lands, which proposed to create one severed and one retained lot. The zoning amendment application is required as a condition of the provisional consent approval in order to implement a rear yard setback from the Canadian National Railway as well as facilitate the proposed uses on the lands. 4. The applicant is proposing to construct a detached dwelling on the retained lands and a triplex dwelling on the severed lands. 5. A map showing the location of the subject property is attached as Appendix B. 6. An aerial photograph of the subject property is attached as Appendix C. 7. The subject lands have frontage on River Road and the Muskoka River is located directly across the road from the subject lands. The subject lands are currently vacant. The lands contain a small flat grassy area adjacent to River Road and slope gently up as you move west on the lots. Outside of the grassy area at the roadway, the lands are well treed with a mixture of vegetation. 8. Surrounding land uses are primarily detached dwelling development with an apartment building located directly north of the subject lands. The CN railway abuts the property to the north. 9. The total property prior to the consent application was 0.9 hectares (2.2 acres) with 61.4 metres (201 feet) of frontage on River Road. The retained lands are 0.5 hectares (1.2 acres) in area with 36.4 metres (119 feet) of frontage on River Road. The severed lands are 0.4 hectares (1.0 acres) with 25.0 metres (82 feet) of frontage on River Road. 10. A map showing the zoning and surrounding zoning of the subject lands can be found in Appendix D. 6

7 Staff Report PD Page: 2 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 4 Special 8 (R4-8) Rezone the lands to Residential Type 1 Special 57 (R1-57) in part and to Residential Type 3 Special 24 (R3-24) in part, with both zones requiring a 91.4 metre (300 foot) setback to the rear yard. Town Official Plan Designated Urban Centre Residential Area Conforms to general intent no action required. Muskoka Official Plan Designated Rural Conforms to general intent no action required. 12. The subject property is currently zoned Residential Type 4 Special 8 (R4-8) according to Comprehensive Zoning By-law The Residential Type 4 Special 8 (R4-8) zone permits Semi-Detached Dwelling, Duplex Dwelling, Row Housing, Triplex Dwelling, Fourplex Dwelling, Apartment Dwelling, Group Housing and Home Occupation. The Residential Type 4 Special 8 (R4-8) zone contains a special provision requiring a 30.0 metre (98.4 foot) rear yard setback. All other provisions of the Residential Type 4 (R4) zone apply to the current Residential Type 4 Special 8 (R4-8). 13. The proposed zoning by-law would amend Comprehensive Zoning By-law by rezoning the subject lands from Residential Type 4 Special - 8 (R4-8) to Residential Type 1 Special 57 (R1-57) in part and Residential Type 3 Special 24 (R3-24) in part. 14. The application would change the zoning of the severed to Residential Type 3 Special 24 (R3-24), which would permit all those uses in the Residential Type 3 (R3) zone. The Residential Type 3 (R3) zone permits a Detached Dwelling, Semi-Detached Dwelling, Duple Dwelling, Row Dwelling, Triplex Dwelling, Home Occupation, Bed and Breakfast and Group Home A. The Residential Type 3 Special 24 (R3-24) zone would require a 98.4 metre (300 foot) setback to the rear yard for the purposes of providing a buffer to the Canadian National Railway right-of-way. All other provisions of the Residential Type 3 (R3) zone apply to the current Residential Type 3 Special 24 (R3-24). This zoning would facilitate the proposed triplex dwelling on the severed lands. 15. The application would change the zoning of the retained lands to Residential Type 1 Special 57 (R1-57), which would permit all those uses in the Residential Type 1 (R1) zone. The Residential Type 1 (R1) zone permits a Detached Dwelling, Home Occupation, Bed and Breakfast, Group Home A, Second Dwelling Unit and Backyard Hens. The Residential Type 1 Special 57 (R1-57) zone would require a 98.4 metre (300 foot) setback to the rear yard for the purposes of providing a buffer to the Canadian National Railway right-of-way. All other provisions of the Residential Type 1 (R1) zone apply to the current Residential Type 1 Special 57 (R1-57). This zoning would facilitate the proposed detached dwelling on the severed lands. 7

8 Staff Report PD Page: The subject lands also contain Floodway Phase 1 (F1) and Flood Fringe Phase 1 (F2) overlays zones. No structural development is proposed in the Floodway Phase (F1), however development is permitted in the Flood Fringe Phase 1 (F2) subject to floodproofing (i.e. raising the building and ensuring openings are above a certain elevation). The rezoning application would not change the Floodway Phase 1 (F1) and Flood Fringe Phase 1 (F2) overlay zones on the subject lands. 17. Additionally, another condition of the consent application requires the applicant to provide a floodplain elevation survey to determine the regulatory flood elevation for both the severed and retained lands in order to demonstrate that appropriate flood proofing can be implemented. It should be noted that the elevation survey has not yet been submitted, however based on the Town s floodplain mapping, staff are satisfied that each lot would contain a building envelope outside of the floodway 18. In reviewing the Town of Bracebridge s Official Plan Appendix A Environmental Features and Constraints Mapping as well as the District of Muskoka Constraint Web Mapping, no sensitive environmental features have been identified on the subject lands. 19. A drainage course has been identified on the subject lands near the Canadian National Railway right-of-way. There is no required setback in the Comprehensive Zoning By-law for a drainage course, however staff would note that due to the proposed 98.4 metre (300 foot) rear yard setback development will be well separate from the drainage course. 20. The subject lands are located within the Urban Centre Residential Area 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. 22. Under the Principles in Section A6.0 of the Town of Bracebridge Official Plan, the following principles 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; In Section A6.3.1, 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 8

9 Staff Report PD Page: In Section A6.3.2, within the Urban Centre, a goal of 25% of all new residential development, will occur through intensification in the Built-Up Area shown on Appendix B. The remaining residential development may occur in the Future Development Area as shown on Appendix B. The progress of achieving this goal will be monitored over the life of the Plan in accordance with Section J. 23. 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 direct the majority of development and intensification to the Urban Centre and to place the highest emphasis for growth within the Built-up Area, while providing a variety of housing forms and employment opportunities; In Section A , to direct the majority of new permanent residential and Employment Area growth to the fully serviced Urban Centre; In Section A , 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 , to direct permanent population and Employment Area growth to the Urban Centre; In Section A , to ensure that appropriate servicing is available to support new development in an efficient and effective manner; and In Section A , to promote a mix of housing types, tenure and affordability in the community. 24. 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; 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; 9

10 Staff Report PD Page: 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. 25. Under the Property Access Policies in Section B19.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section B19.1.1, development shall front on and have access from a year round publicly maintained road where approvals have been or may be obtained from the road authority having jurisdiction. 26. Under the Settlement Pattern policies in Section B22.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section B22.2, development of any scale requiring municipal services shall be directed to locate within the Urban Centre. The lands designated Urban Centre on Schedule A are intended to support the growth in the urban population of the Town over at least a twenty-year time horizon. Residential, commercial, community facilities and industrial uses will be encouraged to locate in the Urban Centre, consistent with the capability of the municipal services to accommodate such development; and In Section B22.3, growth shall be directed to the Urban Centre in accordance with the Growth Management goals, objectives and policies. 27. 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 C1.2.1, 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; and In Section C1.2.2, housing opportunities and development patterns that support pedestrian and bicycle transportation networks and facilitate the future development of public transit, shall be encouraged. Trail linkages in the Urban Centre will be promoted. 10

11 Staff Report PD Page: Under the General Residential Designation policies in Section C2.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C2.1.5, to ensure that a range of housing and tenure types are available to meet the various lifestyle and income needs of the existing and future population, new residential development is encouraged to meet a variety of needs in terms of size, type, tenure and location; and In Section C2.1.6, 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 C2.1.9; In Section C2.1.9 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. The retained lot, which is proposed to contain a detached dwelling, will have a density of 2 units per hectare (1 unit on 0.5 hectares); In Section C2.1.9 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. Triplex Dwellings shall have a maximum density of 33 units per hectare. The severed lot, which is proposed to contain a detached dwelling, will have a density of 7.5 units per hectare (3 units on 0.4 hectares); and In Section C2.3.1, in considering the development of new Medium and High density residential development by way of a Planning Act Approval, the Town shall be satisfied that: the development should be in proximity to collector or arterial roads, however, it is recognized that medium forms of multiple residential uses (semi-detached to townhouse styles) may be appropriate to front on and obtain access from local roads; appropriate access, both vehicular and pedestrian, can be provided from the site that is safe, accessible and interconnected for vehicles, pedestrians and other modes of active transportation; the orientation shall be compatible with the adjacent type and form of residential development in terms of character, height, bulk and massing; the development should be located within close proximity to public open space or adequate on-site open space and/or recreational facilities are provided; the development can be appropriately serviced with water, wastewater and storm water services; where apartment-type residential development is proposed abutting existing or proposed single detached residential development, an increased buffer and setback shall be employed through the implementing Zoning By-law.; 11

12 Staff Report PD Page: the development will not cause a traffic problem and may utilize existing engineering and development standards to improve safety for all users, including traffic calming and safety features; and the development is subject to Site Plan Control. 29. 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. 30. Under the Railways policies in Section I3.4 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section I3.4.1, rail infrastructure is important to the movement of goods and people and new development shall not impact the functionality of existing rail lines. In order to ensure that proposed land uses are compatible with existing rail lines the following requirements shall be considered: Development located within 300 metres of a railway right-of-way may be required to undertake noise studies, to the satisfaction of the Town and the Authority having jurisdiction in consultation with the appropriate railway, and shall undertake appropriate measures to mitigate any adverse effects from noise that were identified; All proposed development located within 75 metres of a railway right-of-way may be required to undertake vibration studies, to the satisfaction of the Town and the authority having jurisdiction in consultation with the appropriate railway, and shall undertake appropriate measures recommended in those studies to mitigate any adverse effects from vibration that were identified; All proposed development located adjacent to railways shall ensure that appropriate safety measures such as increased setbacks, berms, security fencing, and sightline requirements of Transport Canada are provided, to the satisfaction of the Town in consultation with the appropriate railway or Authority; and Implementation and maintenance of any required rail noise, vibration and safety impact mitigation measures, along with any required notices on title, such as warning clauses and/or environmental easements, will be secured through appropriate legal mechanisms to the satisfaction of the Town and the appropriate railway 31. The applicant had provided correspondence to the Town during the pre-consultation process for this application that CN Rail would not require Noise and Vibration studies or safety measures such as berming for this site based on the number of units that could be created if the zoning was approved. Comments received in item 35.7 of this report from CN Rail are consistent with preconsultation comments; however they do provide some design recommendations for future buildings. As a result of these comments, a 91.4 metres (300 foot) setback has been included in the proposed by-law. 12

13 Staff Report PD Page: The District of Muskoka Official Plan identifies the subject lands as being within the Urban Centre designation. In the District of Muskoka Official Plan it is a principle that a range of housing options will be available and attainable for all demographic groups and income levels. The Plan also contains a number of policies on efficient use of land and services, and providing a range of housing types and tenures. 33. The Provincial Policy Statement (PPS) encourages strong, healthy communities through efficient land use and development patterns which support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth Section b) of the PPS states that healthy, livable and safe communities are sustained by accommodating an appropriate range and mix of residential, employment, institutional, recreation, park and open space, and other uses to meet long-term needs; Section of the PPS states that planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated; and Section of the PPS states that new development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. 34. It is staff s opinion that the zoning amendment conforms to the Official Plan of the Town of Bracebridge, 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 with the application Public Works Department No concerns with the application Fire Chief No concerns with the application Manager of Economic Development No concerns with the application District of Muskoka District staff would not be opposed to the approval of the above noted application. From an Engineering and Public Works perspective, District staff advise that for each of the severed and retained parcels, the applicant shall be responsible for verifying the adequacy of existing water and sewer services for the proposed use and that the owner shall be responsible for the replacement of these services, within the road allowance, of so required by the District Lakeland Power No concerns with the application. 13

14 Staff Report PD Page: 9 Department/Agency Comment CN Rail CN has reviewed the proposed application and has no objection. As a recommendation for future residential development of the site, besides maintaining the minimum setback from the railway corridor, the proponent should implement appropriate noise mitigation, as may be applicable such as locating noise sensitive rooms away from the railway, and appropriate choice of glazing Other Agencies No comments have been received from Canada Post, Hydro One, Veridian Connections, Bell Canada, the Ministry of Municipal Affairs and Housing, Ministry of Transportation, Infrastructure Ontario, Simcoe Muskoka Catholic District School Board, Trillium Lakelands District School Board, Union Gas, TransCanada Pipeline Ltd. or MPAC. 36. Staff are recommending the approval of the zoning amendment as attached in Appendix A for the following reasons: The use is appropriate and compatible with the surrounding area; The zoning would support additional development potential through supporting the lot creation as well as making the lots more viable and increase housing options in the area; The zoning would help to mitigate impacts on future development by increasing minimum setbacks for development on the subject lands to noise and vibration hazards from the adjacent railway lands; and The floodplain provisions on the property will be carried forward. 14

15 Staff Report PD Page: 10 LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 37. The zoning amendment is well aligned with the strategic theme(s): Recognize the importance of the Town s decisions in shaping the future of the community. Ensure that the Town s planning practices, policies and processes encourage responsible growth and development that aligns with the community s identity and heritage. Focus on specific areas highlighted as priorities, including, develop options to support the diversification and affordability of housing options to meet the needs of the entire community. Ensure that the Town offers a welcoming and equitable environment for residents and visitors of all ages. Promote a vibrant community that celebrates the critical role of arts, culture and heritage in promoting quality of life. Continually strive to improve efficiency and accountability in governance. Encourage civic engagement as a means to foster a strong and transparent relationship between the Town and community. Commit to partnering and working with outside organizations to leverage efforts with the community. 38. The zoning amendment will: Support Creative and Considerate Planning by ensuring that the Town s planning practices, policies and processes encourage responsible growth and development that aligns with the community s identity and heritage by evaluating all information prior to Council making an final decision on the development Support Governance and Civic Engagement by allowing Council to take public comments into consideration as part of making an informed decision on the application. The nature of the zoning amendment process is to encourage civic engagement and discussion between various government agencies to help Council make an informed decision. LINKAGE TO COUNCIL PRIORITIES 39. The zoning amendment supports a Vibrant, Prosperous and Economically 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. 15

16 Staff Report PD Page: 11 ALTERNATIVE 40. 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 it is staff s opinion that the application conforms to general intent of the Town of Bracebridge Official Plan, conforms to general intent of the District of Muskoka Official Plan and is consistent with the Provincial Policy. EXISTING POLICY 41. Town of Bracebridge Official Plan, Town of Bracebridge Comprehensive Zoning By-law FINANCIAL IMPLICATIONS 43. The zoning amendment has no direct financial impact on the Town; however, it will facilitate building permit and development charge revenue in the future. 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. Notice of the Public Meeting for the proposed Zoning by-law amendment was sent September 6 th, 2018 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. 46. 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. 47. A sign providing Notice of the Public Meeting was posted at the entrance to the property on September 6 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. 16

17 Staff Report PD Page: If the zoning amendment is approved by Council on October 3 rd, 2018 a Notice of Passing will be mailed within 15 days (by October 18 th ) 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. Within 20 days of the mailing of the Notice of Passing, the by-law can be appealed to the Local Planning Appeal Tribunal. Prepared By: Approved by: Approved for Submission to Planning and Development Committee By: M. Holmes, Manager of Planning Services Ext. 258 J. Rand, Senior Planner Ext. 254 C. Kelley, MCIP, RPP, Director of Planning and Development Ext. 253 J. Sisson, Chief Administrative Officer Ext

18 Staff Report PD Page: 13 APPENDIX A Draft By-law 18

19 Staff Report PD Page: 14 19

20 Staff Report PD Page: 15 20

21 Staff Report PD Page: 16 APPENDIX B Location of Subject Property 21

22 Staff Report PD Page: 17 APPENDIX C Aerial Photography 22

23 Staff Report PD Page: 18 APPENDIX D Surrounding Zoning 23

24 Staff Report PD Page: 1 TO: FROM: Councillor A. Buie, Chair and Members of M. Holmes, Manager of Planning Services J. Rand, Senior Planner SUBJECT: Rezoning Application D14-16/18 Loon Call Development Group RECOMMENDATION 1. That the property described as Part of Lot 1, Concession 4, Macaulay Ward of the Town of Bracebridge, being Part of Lot 53, RCP 510 and Parts 2 and 3, Plan 35R be rezoned from the present zone of Residential Type 1 (R1) to Residential Type 1 Special 56 Holding (R1-56H), in part, Residential Type 3 Special - 23 Holding (R3-23H), in part, Open Space One Special 5 (OS1-5), in part and Open Space One Special 6 (OS1-6) as attached in Appendix A to Staff Report PD That further notice is not required pursuant to Section 34(17) of the Planning Act. ORIGIN 3. A zoning amendment application has been received from List Planning Ltd. on behalf of Loon Call Development Group for the two properties fronting onto Manitoba Street and legally described as Part of Lot 1, Concession 4, Macaulay Water of the Town of Bracebridge, being Part of Lot 53, RCP 510 and Parts 2 and 3, Plan 35R The subject lands are located at 529 Manitoba Street. 4. A map showing the location of the subject lands is attached as Appendix B. 5. An aerial photograph of the subject property is attached as Appendix C. 6. The subject property consists of two separate adjacent properties which are, in total, approximately 6.5 hectares (16 acres) in area with a split frontage of approximately 60.0 metres (197 feet) and metres (341 feet) of frontage on Manitoba Street. The southerly portion of the property is vacant and the northerly portion has an existing dwelling with accessory structures. The property is relatively level and well treed with mature vegetation. 7. Surrounding uses include detached residential dwellings, institutional uses including a church and cemetery as well as the South Muskoka Curling and Golf Club. Two properties to the north is an approved multiple residential project. Further to the south are the Granite Springs Condo Development and row dwellings at the end of Fairway Court. The northeasterly boundary of the property is adjacent to lands owned by Mattamy Homes and currently being developed with Phase 5 of that Plan of Subdivision. 8. A map showing the existing zoning and the current surrounding zoning is attached as Appendix D. 9. Previous subdivision and rezoning applications were submitted for the subject lands in The applications were deferred in May 2017 pending additional information respecting vegetation retention and planting, parkland dedication, road layout, traffic impacts, pedestrian pathways, drainage, and location of existing utilities and entrance locations. 24

25 Staff Report PD Page: Additionally, at that time, the applicant had not conducted soil investigations or geotechnical reports as part of the subdivision approval process. Staff therefore requested that this work be done prior to any further consideration of the draft Plan of Subdivision. 11. It should be noted as well that the owners had undertaken vegetation removal on site to permit the required geotechnical investigations to be completed (i.e. sampling) and, as a result, a tree cutting permit was issued in this regard. 12. The applicants have pre-consulted with the District of Muskoka and Town of Bracebridge regarding the updated Plan of Subdivision and zoning amendment application. Submitted with the zoning amendment application was planning justification provided by List Planning Limited. It was indicated in the planning justification that a formal submission of the Plan of Subdivision application to the District of Muskoka is pending. It was also noted that a public information session was held on September 4 th to introduce the revised zoning to members of the public. 13. The applicant s agent has noted that as a result of the public information session, a number of changes were made to the plan including the elimination of a second road access onto Manitoba Street as well as a change to a drainage easement along the southerly portion of the lot. 14. The subdivision proposal is for the establishment of freehold lots to accommodate 97 new dwelling units and one (1) existing detached dwelling unit on separate lots for a total of 98 units. The dwelling units would consist of 35 single dwelling units and 63 row dwelling units which are all proposed to be accessed from a new internal roadway. A draft of the preferred Plan of Subdivision layout is attached as Appendix E 15. The applicant is requesting zoning that would provide flexibility for the proposed subdivision in case of changing market demands. The applicant has provided an alternative draft of the Plan of Subdivision would create 68 lots, all containing detached dwellings. This alternative draft of the Plan of Subdivision is attached as Appendix F. Each of the two scenarios would require an internal roadway with an identical layout as well as parkland, stormwater management and pedestrian pathways blocks. 16. The preferred subdivision plan would contain 98 units over 3 phases as follows: Phase 1 being Lots 1 to 34 consists of 34 new detached dwellings; Phase2 being Lots 35 to 53 consists of 19 row dwellings; and Phase 3 being lots 54 to 98 consists of 44 row dwellings and 1 existing detached dwelling. 17. The proposed lot frontages and area in the preferred subdivision plan are as follows: Phase 1 lot frontages would range from 11.2 metres (37 feet) to 20.4 (67 feet) and the proposed lot areas would range from square metres (4,392 square feet) to square metres (22,602 square feet) Phase 2 lot frontages for row dwellings would range from 6.0 metres (19.7 feet) to 8.3 metres (27 feet) and the proposed lot areas would range from square metres (2,421 square feet) to square metros (4,151 square feet). 25

26 Staff Report PD Page: Phase 3 lot frontages would range from 6.0 metres (20 feet) to 14.7 metres (48 feet) and the proposed lot areas range from square metres (2150 square feet) to square metres (18,705 square feet) for row dwellings. The third phase would also include the existing dwelling which has a lot frontage of 21.7 metres (71 feet) and a lot area of square metres (13,665 square feet) as is identified as Lot The alternative proposal would consist of 67 lots containing new detached dwellings and one (1) lot containing the existing dwelling unit over 2 phases as follows: Phase 1 being Lots 1 to 34 consists of 34 new detached dwellings. This would be identical to Phase 1 in the preferred Plan of Subdivision; and Phase 2 beings Lots 35 to 68 consists of 33 new detached dwellings and one (1) existing detached dwelling. 19. The lot frontages and area in the alternative subdivision plan for detached dwellings are as follows: ANALYSIS Phase 1 lot frontages would range from 11.2 metres (37 feet) to 20.4 (67 feet) and the proposed lot areas would range from square metres (4,392 square feet) to square metres (22,602 square feet) Phase 2 lot frontages would range from 11.5 metres (37.7 feet) to 19.9 metres (65.2 feet) and the proposed lot areas would range from square metres (5151 square feet). The second phase would also contain the existing dwelling which has a lot frontage of 21.7 metres (71 feet) and a lot area of square metres (13,665 square feet) 20. The following table provides a summary of the Official Plan designation and zoning of the property and action requested or required to be taken: Policy/Regulation Current Status Requested/Required Zoning By-law Residential Type 1 (R1) To rezone the lands to Residential Type 1 Special 56 Holding (R1-56H), in part, Residential Type 3 Special 23 Holding (R3-23H), in part, Open Space One Special 5 (OS1-5) in part and Open Space One Special 6 (OS1-6) in part. Town Official Plan Designated Residential within the Urban Centre Conforms no action required Muskoka Official Plan Designated Urban Conforms no action required 21. The lands subject to this application are currently zoned Residential Type 1 (R1) according to Comprehensive Zoning By-law The Residential Type 1 (R1) zone permits a Detached Dwelling, Group Home A, Home Occupation, Bed & Breakfast, Second Dwelling Unit and Backyard Hens. 26

27 Staff Report PD Page: As shown in Appendix A in the draft by-law and in Appendix G, the proposed zoning by-law would amend Comprehensive Zoning By-law by rezoning the subject lands to: Residential Type 1 Special 56 Holding (R1-56H), in part as shown in red on Appendix G ; Residential Type 3 Special 23 Holding (R3-23H), in part, as shown in green on Appendix G ; Open Space One Special 5 (OS1-5), in part as shown in yellow in Appendix G ; and Open Space One Special 6 (OS1-6), in part as shown in orange in Appendix G. 23. The Residential Type 1 Special 56 Holding (R1-56H) zone would limit uses to only existing uses until the Holding (H) is removed by By-law, at which time the permitted uses are limited to Detached Dwellings with the accessory use of Home Occupations with the following provisions: The minimum lot frontage is 11.2 metres when measured at the front yard setback line; The minimum lot area is 400 square metres; The minimum interior side yard setback is 1.2 metres; The maximum width of a driveway is 6.5 metres; The maximum lot coverage is 35% for Lot 33 as identified on the concept plan and the maximum lot coverage for all other lots is 30%; The setback from the centreline of Manitoba Street does not apply to Lot 34 identified on the concept plan; The minimum landscaped area of the front yard is 40%; and The Holding (H) Symbol may be removed once the following has been satisfied: An updated Traffic Impact Study is prepared to the satisfaction of the Town of Bracebridge and the District of Muskoka; A peer review of the updated Traffic Impact Study is completed to the satisfaction of the Town of Bracebridge and the District of Muskoka; A Functional Servicing Report is prepared to the satisfaction of the Town of Bracebridge and the District of Muskoka; and A Servicing Agreement has been entered into with the District of Muskoka All other applicable provisions of the Residential Type 1 (R1) would continue to apply with respect to the lands located within the Residential Type 1 Special 56 (R1-56) zone. 27

28 Staff Report PD Page: The Residential Type 3 Special 23 Holding (R3-23) Zone, the permitted uses are limited to the existing uses until the Holding (H) Symbol is removed by By-law, at which time the uses would be limited to Detached Dwellings and Row Dwellings with the accessory use of Home Occupation with the following provisions: The R1-56 zone requirements shall apply to any detached dwelling development in this zone; The minimum lot frontage for an end unit row dwelling is 7.75 metres when measured at the front yard setback line; The minimum lot area is 225 square metres for Lots 48 to 52 as identified on the concept plan, if being developed for an interior row dwelling unit; The minimum lot area is 195 square metres for Lots 55 to 58 as identified on the concept plan, if being developed for an interior row dwelling unit; The minimum lot area is 215 square metres for Lot 75 as identified on the concept plan, if being developed for an interior row dwelling unit; The minimum interior side yard setback is 1.0 metres for end unit row dwelling; The minimum rear yard setback for row dwellings is 7.5 metres on Lots 54 to 58, and Lots 80 to 82, as identified on the concept plan; The maximum lot coverage for a row dwelling is 40% on Lots 48 to 51 and 75 to 79, as identified on concept plan; The maximum lot coverage for a row dwelling is 45% on Lots 52 to 58, as identified on concept plan; and The Holding (H) Symbol may be removed once the following has been satisfied : An updated Traffic Impact Study is prepared to the satisfaction of the Town of Bracebridge and the District of Muskoka; A peer review of the updated Traffic Impact Study is completed to the satisfaction of the Town of Bracebridge and the District of Muskoka; and A Functional Servicing Report is prepared to the satisfaction of the Town of Bracebridge and the District of Muskoka; and A Servicing Agreement has been entered into with the District of Muskoka. 25. All other applicable provisions of the Residential Type 3 (R3) zone would continue to apply with respect to the lands located within the Residential Type 3 Special 23 (R3-23) zone. 26. The Holding Provisions were added to the Residential Type 1 Special 56 (R1-56) and the Residential Type 3 Special 23 (R3-23) following circulation of the application in response to comments received by the District of Muskoka. Given the nature of the additional requirements being more restrictive through the use of the Holding Symbol, staff are of the opinion that the application would not require a re-circulation. 28

29 Staff Report PD Page: The Open Space One Special 5 (OS1-5) zone would limit uses to Stormwater Management facilities only. All other applicable provisions of the Open Space One (OS1) zone would continue to apply with respect to the lands located within the Open Space One Special 5 (OS1-5) zone. 28. The Open Space Once Special 6 (OS1-6) zone would limit uses to Public Park and Recreational Facilities. All other applicable provision of the Open Space One (OS1) zone would continue to apply with respect to the lands located within the Open Space One Special 6 (OS1-6) zone. 29. The proposed Open Space Once Special 6 (OS1-6) lands are anticipated to contain a public park and additional lands for a potential future road linkage to the north. Under Section of Comprehensive Zoning By-law , municipal road allowance and public owned trails are permitted in any zone. 30. In reviewing the Town of Bracebridge Official plan Appendix A Environmental Features and Constraints Mapping and the District of Muskoka Natural Constraint Web based Mapping, there are no identified constraints to development. 31. The subject lands are located within the Residential Designation within the broader Urban Centre Designation in the Town of Bracebridge Official Plan. 32. 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. 33. Under the Vision in Section A5.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section A5.1, 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, among other matters: Increasing the amount of land set aside for preservation and encouraging the greening of residential, commercial and industrial development; and 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. 34. Principles in Section A6.0 of the Town of Bracebridge Official Plan, the following principle would be relevant to the application: In Section A6.3.1, permanent residential and Employment Area growth will generally be directed to the Urban Centre on full municipal services; In Section A6.3.2, within the Urban Centre, a goal of 25% of all new residential development will occur through intensification in the Built-Up Area; 29

30 Staff Report PD Page: In Section A6.3.4, 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; In Section A6.4.5, growth that supports the residents and visitors in a cost effective manner shall be encouraged; and In Section A , 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. 35. 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 direct the majority of development and intensification to the Urban Centre and to place the highest emphasis for growth within the Built-up Area, while providing a variety of housing forms and employment opportunities; In Section A , to direct the majority of new permanent residential and Employment Area growth to the fully serviced Urban Centre; In Section A , to encourage permanent residential growth in accordance with a goal of 80% to the Urban Centre designation; In Section A , 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 , to encourage transit-oriented development patterns for new development in the Urban Centre in order to reduce motor vehicle use and air pollution; In Section A , 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; In Section A , to protect and maintain significant wildlife habitat including habitat of threatened and endangered species; In Section A , it is the goal of this Plan that the Urban Centre is the primary location for permanent residential and Employment Area growth in the Town and that the Urban Centre develops in a sustainable manner that recognizes the importance of the natural environment, cultural, social and economic opportunities in the community; In Section A , to direct permanent population and Employment Area growth to the Urban Centre; 30

31 Staff Report PD Page: In Section A , to ensure that the character of established neighbourhoods is maintained by requiring that new development and redevelopment is compatible with the character of existing areas; In Section A , to ensure that appropriate servicing is available to support new development in an efficient and effective manner; In Section A , to promote safe, accessible and interconnected pedestrian and active transportation friendly environments; In Section A , to promote a mix of housing types, tenure and affordability in the community; and In Section A , to encourage a safe, accessible and interconnected active transportation network throughout the Town. 36. Under the General Development policies in Section B of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section B3.4.1, the design of subdivisions will be encouraged to provide for varying lot and unit sizes and dwelling types that will recognize and encourage a variety of housing in the development; In Section B3.4.2, the Zoning By-law may be utilized to ensure efficient use of services and infrastructure; In Section B6.4.8, the protection, and maintenance of native vegetation and the revegetation of areas with native vegetation shall be encouraged where possible in an effort to maintain and enhance the natural appearance and aesthetics of the Town and provide a natural buffer, particularly in the Rural Area and Waterfront Area designations; and In Section B6.4.9, the enhancement and preservation of the natural and man-made environments shall be incorporated within any development or redevelopment proposal. Where landscaping is required, the use of native species shall be required. 37. 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; 31

32 Staff Report PD Page: 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. 38. Under the Settlement Pattern policies in Section B22.0 of the Town of Bracebridge Official Plan, the following policy would be relevant to the application: In Section B22.2, development of any scale requiring municipal services shall be directed to locate within the Urban Centre. The lands designated Urban Centre are intended to support the growth in the urban population of the Town over at least a twenty-year time horizon. Residential, commercial, community facilities and industrial uses will be encouraged to locate in the Urban Centre, consistent with the capability of the municipal services to accommodate such development; and In Section B22.3, Growth shall be directed to the Urban Centre in accordance with the Growth Management goals, objectives and policies. 39. Under the Subdivision of Land policies in Section B23.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section B23.1.2, the preferred means of land division and new lot creation shall be by registered plan of subdivision or condominium where one or more of the following applies: The development requires the provision of new roads or other municipal infrastructure (including parks and hard services); It is necessary to ensure that the entire land holdings or area is developed in an orderly and efficient manner; and/or A significant number of lots would be created In Section B , where lot density development is proposed by Plan of Subdivision, 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: Size of developable area warrant reduced lot sizes in order to make efficient use of municipal infrastructure; The reduced lot is in proximity to traditional low density residential areas; There is a demonstrated demand for more affordable and small lots; 32

33 Staff Report PD Page: The proposed reduced lot is in proximity to parkland and shared amenity space; The proposed reduced lots have connections to parkland and shared amenity spaced; The development proposes a mix of uses where appropriate; The development provides for the preservation of existing vegetation and forested areas; and, The availability of appropriate municipal infrastructure including municipal water and municipal sewers, municipal storm sewers, curbs, gutters, grass boulevards, sidewalks and streetlight. 40. The planning justification provide from List Planning Ltd. with respect to small lot detached dwelling development criteria and indicates the following: The introduction of small lot single and row unit development on the subject lands is supportive of and implements the provision for a range of housing types available to lower income needs and which provides a variety of dwelling sizes and types that are designed to be affordable. The applicant has indicated that many of the dwelling units proposed, both small lot singles and rows, will either meet or be very close to the threshold established by the District for affordability. This is achieved by alternative standards with respect to lot frontages, lot areas, side yard setbacks, rear yard setbacks and lot coverage to reduce housing costs; The subject lands are approximately 6.5 hectares (16 acres) and are therefore of sufficient size to accommodate a significant number of smaller lots and make efficient use of municipal sewer and water services as detailed in the subdivision design; When viewed from a larger neighbourhood perspective the lands abutting south are institutional in the form of a cemetery (St/ Thomas) and open space in the form of a vacant field, to the abutting east private open space in the form of a golf course, to the abutting north primarily undeveloped, to the adjacent west low density residential (McCrank subdivision) and along Manitoba Street low density strip residential; With respect to demonstrated market demands, the applicant has noted that other developments in the Town as well as neighbouring municipalities in Muskoka and Simcoe County by the proponent have been completely sold out including developments currently under construction; The development will be in close proximity to the Bracebridge Sportsplex and will contain a parkland block; A large amount of vegetation is proposed to be maintained on the property including a 25 metre buffer along the southerly limit of the property along with a vegetative buffer along the east and northerly property lines. The concept plan also provides for the provision of tree plantings on each lot both in front and rear yards. Additionally, the existing dwellings on Manitoba Street are proposed to be screened via a wooden privacy fence; and 33

34 Staff Report PD Page: It was also noted by the applicant s agent that with the help of public input, a second road access was eliminated in favour of an emergency access. The appropriateness of the access as well as the details surrounding construction and maintenance of the access would be determined through the subdivision approval process and formalized in the subdivision agreement. 41. 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 C1.2.1, 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; and In Section C1.2.2, housing opportunities and development patterns that support pedestrian and bicycle transportation networks and facilitate the future development of public transit, shall be encouraged. Trail linkages in the Urban Centre will be promoted. 42. Under the General Residential Development policies in Section C2.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C2.1.5, to ensure that a range of housing and tenure types are available to meet the various lifestyle and income needs of the existing and future population, new residential development is encouraged to meet a variety of needs in terms of size, type, tenure and location; In Section C2.1.6, 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. ; In Section C2.1.7, the Town will encourage the development of affordable housing for middle and lower income people and families in the Town. In order to provide opportunities for affordable housing units, Council may consider increased densities, smaller dwelling units, various forms of tenure and relief from development fees. Consideration may also be given by Council to ensure that affordable housing is provided in the early stages of phased development; In Section C2.1.9 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; and In Section C2.1.9 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. Row Dwellings shall have a maximum density of 42 units per hectare In Section C2.1.9 iii), Residential development densities shall be calculated on a net basis. The net density will not include any existing or proposed right-of-way 34

35 Staff Report PD Page: In Section C2.1.9 iv) for mixed development types an average density between the different types of development shall be taken depending on the composition of the development 43. In the preferred draft of the Plan of Subdivision the net density, which does not include the proposed road right-of-way or the blocks not to be developed, is as follows: For the lots proposed to be developed for detached dwellings, the net density is 14.1 units per hectare, which meets the low density requirement for detached dwellings; and For the lots proposed to be developed for row dwellings, the net density is 27.6 units per hectare, which meets the medium density requirement for row dwellings. 44. In the alternative draft of the Plan of Subdivision the net density, which does not include the proposed road right-of-way or the blocks not to be developed, is 15.0 units per hectare, which meets the low density requirement for detached dwellings. 45. Under the Residential Designation policies in Section C3.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section C3.1.1, the Residential designation applies to lands in the Urban Centre that are serviced and generally support residential development at a variety of densities; and 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. 46. Under the Transportation, Servicing and Utilities policies in Section I of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section I1.2.7, to develop a safe, accessible, and interconnected trail system in the Town and an integrated urban walkway system in the Urban Centre; In Section I1.2.8, to ensure that new development does not create traffic hazards or unmanageable levels of congestion; In Section I2.6.1, local roads carry traffic from the regional road system, collector roads and from the arterial roads to individual properties. Local roads should have a minimum right-of-way width of 20 metres; In Section I3.7.1, the reconstruction of existing roads and the construction of new roads shall include safe, convenient and attractive active transportation facilities such as sidewalks, corner ramps and pedestrian signals. On some low volume roads, active transportation facilities may not be needed; In Section I15.1.3, all stormwater management facilities in a Plan of Subdivision shall be placed in an appropriate Open Space or Environmental Protection Zone in the Implementing Zoning By-law to reflect the potential for these lands to be flooded and to ensure that their intended use is recognized. Agreements with the Town may be required as a condition of approval, to provide for their continued maintenance; 35

36 Staff Report PD Page: In Section I5.1.4, alterations to natural streams, watercourses and wetland areas shall be avoided. Stormwater management facilities are encouraged to be naturalized using native species and are encouraged to use on-site stormwater management techniques such as swales and soak away pits to maximize infiltration and reduce off-site runoff; and In Section I5.1.5, storm water management facilities shall protect natural environmental features to the greatest extent possible, shall blend with the surrounding environment and shall be developed on the basis of best management practices. 47. Under the Implementation policies in Section J of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section J10.1, the Town shall establish provisions for the dedication and use of lands for park or other public recreational purposes, where an increase in demand for land or services occurs, pursuant to the Planning Act; In Section J10.2, in considering development or redevelopment of land, or lot creation by registered Plan of Subdivision, Condominium or Consent application, the Town may require the applicant to dedicate up to 5% of the gross area to the provision of public open space in residential developments and up to 2% for commercial or industrial developments. This dedication may take the form of viable parkland or as cash payment under the provisions of the Planning Act; In Section J10.5, in order to enhance the potential for a network of linked multi-use recreational trails throughout the Town, all development applications will be reviewed and evaluated on the extent to which the creation, expansion and preservation of such a network can be accomplished as part of that development application; In Section J10.6, where deemed appropriate by the Town, the parkland dedication may be used to acquire or develop land for a linked recreational trail system; In Section J19.8, Subdivision design will contribute to the health, wellbeing and social cohesiveness of the community. To promote this, the following principles are used to guide subdivision layout, both within subdivisions and between subdivisions: Street patterns will be designed to distribute traffic throughout the site and provide numerous linkages both within the subdivision and with abutting development; Alternative development standards may be considered to encourage a variety of street types and neighbourhood character; Subdivisions will be designed to facilitate efficient future transit service; A mix of housing types that are affordable and accessible to a full range of income and age groups will be encouraged; Proximity and accessibility to schools and parks will be considered in the subdivision design; Active transportation facilities, including sidewalks, bike path/lanes and links with schools, recreation facilities, open space and commercial areas, should be considered in the development; 36

37 Staff Report PD Page: Natural features will be integrated into the design and preserved for public enjoyment; Views and vistas should be preserved and new ones created where feasible; Parks, open space areas, and schools sites should be integrated where feasible; Trees will be planted adjacent to the boulevard on private property; Energy conservation issues may be addressed through siting of buildings and orientation of streets; Walking and bicycle trails linking the development to other facilities in the community should be provided; Driveways will be designed to ensure sufficient separation distances at the street to allow for on-street parking; and Home occupations will generally be allowed in residential areas, subject to standards established in the zoning by-law. 48. The District of Muskoka Official Plan designates the subject lands within the Urban Centre designation. In the District of Muskoka Official Plan it is a principle that a range of housing options will be available and attainable for all demographic groups and income levels. The District Official Plan also contains a number of policies on efficient use of land and services, and providing a range of housing types and tenures. 49. The Provincial Policy Statement (PPS) encourages strong, healthy communities through efficient land use and development patterns which support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth. Accordingly: Section states that healthy, liveable and safe communities are sustained by: promoting efficient development and land use patterns which sustain the financial wellbeing of the Province and municipalities over the long term; accommodating an appropriate range and mix of residential, employment, institutional, recreation, park and open space, and other uses to meet long-term needs; and, promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; Section directs that settlement areas shall be the focus of growth and development; Section states that appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form; Section directs municipalities to provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents by: directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; and by promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities; and 37

38 Staff Report PD Page: Section confirms that municipal sewage services and municipal water services are the preferred form of servicing for settlement areas and intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible. 50. It is staff s opinion that the zoning amendment conforms to the Official Plan of the Town of Bracebridge, conforms to the Official Plan of the District of Muskoka, is consistent with the Provincial Policy Statement, is appropriate and represents good planning. 51. Initial comments from other Town Departments and outside agencies based on current information are as follows: Department/Agency Chief Building Official Public Works Department Comment No concerns with the application. No concerns with the application Fire Chief No concerns with the application Manager of Economic Development District of Muskoka No concerns with the application. District staff would recommend deferral of the above noted application as it appears to be premature due to a number of outstanding requirements, including the submission of a draft plan of subdivision application and required supporting documentation to the District of Muskoka for consideration. Should Council wish to consider the application, District staff would recommend that the by-law is amended to include a holding (H) symbol. Removal of the (H) should only be considered when the following conditions have been fulfilled: i) That the lands be subject to an agreement with the District Municipality of Muskoka to address the provision of municipal services, hydraulic modelling, capacity allocation, improvements to the District Road, and the disposal of solid waste, among other matters; ii) iii) iv) The submission of an update traffic Impact Study to the satisfaction of the District Municipality of Muskoka; Peer review of the Traffic Impact Study to the satisfaction of the District Municipality of Muskoka; and The submission of a Function Servicing Report, to the satisfaction of the District Municipality of Muskoka. 38

39 Staff Report PD Page: 16 Department/Agency Ministry of Transportation Lakeland Power Comment No concerns with the application. No concerns with the application Union Gas Union Gas has an underground plan in the area of this project, please obtain locates and dig with caution Other Agencies No comments have been received from Canada Post, CN Rail, 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. 52. Staff are recommending the approval of the zoning amendment as recommended in Appendix A for the following reasons: Staff has reviewed the proposal in the context of the Provincial Policy Statement, the District of Muskoka Official and the Town of Bracebridge Official Plan. The proposal addresses the broader goals of intensification within the serviced Urban Centre, as well as the efficient use of municipal services; The proposal would streamline potential future changes to the Plan of Subdivision by building in flexibility with respect to the uses proposed in later phases of the development; It is staff s opinion that the criteria for small lot detached dwelling residential as set out in the Town s Official Plan is satisfied by the proposal; The approval of the zoning facilitates the construction of additional single detached dwelling and row dwelling units and supports the development of a range of housing types and tenue as set out in the Town s Official Plan. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 53. The zoning amendment is well aligned with the strategic theme(s): Recognize the importance of the Town s decisions in shaping the future of the community. Ensure that the Town s planning practices, policies and processes encourage responsible growth and development that aligns with the community s identity and heritage. Focus on specific areas highlighted as priorities, including, develop options to support the diversification and affordability of housing options to meet the needs of the entire community. 39

40 Staff Report PD Page: 17 Continually strive to improve efficiency and accountability in governance. Encourage civic engagement as a means to foster a strong and transparent relationship between the Town and community. Commit to partnering and working with outside organizations to leverage efforts with the community. 54. The Zoning Amendment will: Support Creative and Considerate Planning through assisting with the creation of a range of housing type and tenure Support Governance and Civic Engagement by allowing Council to take public comments into consideration as part of making an informed decision on the application. LINKAGE TO COUNCIL PRIORITIES 55. The zoning amendment supports a Vibrant, Prosperous and Economically 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 56. The following alternatives are 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 proposal conforms to the policies of the Town of Bracebridge Official Plan. Alternative #2 The Committee could refer the zoning amendment application back to staff for further consultation with the District of Muskoka. This alternative is not recommended as the purpose of the zoning is to set out the uses of the land and the reports recommended by the District are more appropriately required during the Plan of Subdivision process. Staff believe that the concerns of the District will be addressed satisfactorily at the subdivision stage. EXISTING POLICY 57. Town of Bracebridge Official Plan, Town of Bracebridge Comprehensive Zoning By-law FINANCIAL IMPLICATIONS 59. The zoning amendment has no direct financial impact on the Town; however, it will facilitate building permit and development charge revenue in the future. 40

41 Staff Report PD Page: 18 COMMUNICATIONS 60. 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. 61. Notice of the public meeting for the proposed zoning by-law amendment was sent on September 6, 2018 by first class mail to the respective owners and assessed persons within 120 metres (400 feet) of the property in accordance with the regulations under the Planning Act. 62. 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 this evening s meeting in accordance with the Planning Act. 63. A sign providing Notice of the Public Meeting was posted on the property on September 6 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. 64. If the zoning amendment is approved by Council on October 3 rd, a Notice of Passing will be mailed within 15 days (by October 18 th ) by first class mail to anyone who requests notice and to the owner, agent 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 Local Planning Appeal Tribunal. 65. In accordance with Section 41 of the Planning Act R.S.O. 1990, which provides regulations for Site Plan Control, there are no provisions for input from members of the public on a site plan application. Despite this lack of provisions, 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. No requests have been made by members of the public to date. 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. 229 J. Rand Senior Planner Ext

42 Staff Report PD Page: 19 APPENDIX A Draft By-law 42

43 Staff Report PD Page: 20 43

44 Staff Report PD Page: 21 44

45 BILL NO. Schedule A Part of Lot 1, Concession 4, Macaulay Ward of the Town of Bracebridge, Part of Lot 53, Registrar s Compiled Plan No. 510 and Parts 2 and 3 on Plan 35R BLOCK B BLOCK F 45

46 Staff Report PD Page: 23 APPENDIX B Location of Subject Property 46

47 Staff Report PD Page: 24 APPENDIX C Aerial Photography 47

48 Staff Report PD Page: 25 APPENDIX D Existing Zoning and Surrounding Zoning 48

49 Staff Report PD Page: 26 APPENDIX E Preferred Draft of the Plan of Subdivision 49

50 Staff Report PD Page: 27 APPENDIX F Alternative Draft of the Plan of Subdivision 50

51 Staff Report PD Page: 28 APPENDIX G Preferred Plan of Subdivision 51

52 Staff Report PD Page: 1 TO: FROM: Councillor A. Buie, Chair and Members of M. Holmes, Manager of Planning Services J. Rand, Senior Planner SUBJECT: Site Plan Application D11-17/18 Camp Tamarack RECOMMENDATION 1. That site plan application D11-17/18 for the lands described as Part of Lots 22 and 23, Concession 6 and Lot 22, Concession 5, Macaulay Ward of the Town of Bracebridge, being Parts 1, 2 & 3, 35R-2184 be approved for the expansion of the children s camp known as Camp Tamarack, subject to the conditions outlined in Appendix A to Staff Report PD ORIGIN 2. A site plan application has been submitted by Wayne Simpson and Associates dated August 13, 2018 on behalf of Tamarack Property Inc. for the lands located at 1391 Stoneleigh Road and legally described as Part of Lots 22 and 23, Concession 6 and Lot 22, Concession 5, Macaulay Ward of the Town of Bracebridge, being Parts 1, 2 & 3, 35R The subject lands are located at 1394 Stoneleigh Road. 3. The proposed site plan is attached as Appendix B. Due to the scale of the development on the site, six (6) detailed plans were provided with the application, which show enlargements of development areas. The six (6) detail plans are attached as Appendix C. 4. A map showing the location of the subject property is attached as Appendix D. 5. An aerial photograph of the subject property is attached as Appendix E. 6. Site plan approval is required for all non-residential development in accordance with the Town s Site Plan Control By-law. 7. The subject lands contains a Children s Camp, which currently contains ninety two (92) buildings and structures including: 7.1. Seven (7) washrooms buildings; 7.2. Six (6) showers buildings; 7.3. Four (4) Recreational buildings; 7.4. One (1) dining hall; 7.5. Four (4) pump house buildings; 7.6. Fourteen (14) storage buildings; 7.7. One (1) kiln/studio building; 7.8. One (1) assembly hall; 52

53 Staff Report PD Page: Two (2) maintenance buildings; Forty two (42) cabins for campers and staff; One (1) dwelling, utilized by the owner; One (1) medical building; Two (2) office buildings; and Six (6) docks. 8. The site plan applications proposes to demolish seventeen (17) existing buildings and construct twenty (20) new buildings, increasing the total number of buildings from 92 to 95, as outlined below: 8.1. Currently there are forty two (42) cabins. The site plans proposes a net increase of three buildings, however the number of cabins will remain at forty two (42) as follows: Converting three (3) of the forty two (42) cabins to non-habitable space; Demolishing fourteen (14) cabins; and Constructing seventeen (17) new cabins; 8.2. Constructing a new assembly hall; 8.3. Constructing a new winterized lodge; 8.4. Constructing a new staff quarters building; 8.5. Expanding the dining hall with a new deck; 8.6. Demolishing one (1) washroom building, resulting in six (6) remaining washroom buildings; 8.7. Demolishing one (1) maintenance building, resulting in one (1) remaining maintenance building; and 8.8. Demolishing one (1) recreational buildings, resulting in three (3) recreational buildings 9. A table outlining all of the existing and proposed buildings is attached as Appendix F. 10. The lands subject to the site plan application are approximately 24.3 hectares (60 acres) with approximately 700 metres (2,297 feet) of frontage on Stoneleigh Road. The property also contains a significant amount of frontage on Stoneleigh Lake. 11. A map showing the zoning of the subject lands and the zoning of surrounding lands is attached as Appendix G. 12. The applicant also owns a number of adjacent properties surrounding Stoneleigh Lake. The total land holdings are approximately 400 hectares (1000 acres) with frontage on Stoneleigh Road, Kirk Line and Stoneleigh Lake. A map of all the total land holdings is attached as Appendix H. 53

54 Staff Report PD Page: The subject lands are well treed throughout with the exception of access roads for the camp and building sites. There are also a number of trails that run through the subject lands and join up with other lands owned by the applicant. 14. The properties contain a small waterbody on the southwest portion of the subject lands and a small wetland area on the northwest portion of the subject lands. The wetland drains into Cougar Lake by a small creek. None of the existing or proposed development is located in close proximity to the small waterbody or small wetland. 15. Surrounding uses around Stoneleigh Lake appear to be vacant lots. Surrounding uses along Stoneleigh Road and Muskoka Road 117 further to the north are a mix of rural residential uses on a range of lot sizes. ANALYSIS 16. 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 Zoned Commercial Tourist Two Special 2 (CT2-2) in part, Rural (RU) in part, and Shoreline Residential Type 1 (SR1) in part No action required as use is permitted in CT2-2 zone and considered legal nonconforming in RU and SR1 zone. Town Official Plan Muskoka Official Plan Designated Waterfront Area Shoreline in part and Rural Area Countryside in part Designated Waterfront in part and Rural in part No action required No action required 17. The Commercial Tourist Two Special 2 (CT2-2) zone permits all those uses in a Commercial Tourist Two (CT2) zone including Accessory Dwelling Unit, Accessory Apartment Dwelling Unit, Assembly Hall, Camping Establishment, Convenience Store, Outside Display and Sale, Place of Entertainment, Restaurant and Retail Store. The special provision permits a Children s Camp as an additional permitted use. 18. The following is a table of the zone standards for the Commercial Tourist Two Special 2 (CT2-2) zone and the proposed standards for the development with an indication if the site plan as submitted complies with the zone standards: Zone Standard CT2-2 Requirement Proposed Proposal Complies with CT2-2 Standard Minimum Lot Area 4 ha 24.3 ha Yes Minimum Lot Frontage 6 m 700 m Yes 54

55 Staff Report PD Page: 4 Zone Standard CT2-2 Requirement Proposed Proposal Complies with CT2-2 Standard Minimum Front Yard Setback (from Stoneleigh) Minimum Interior Side Yard Setback Minimum Rear Yard Setback (Building) Minimum Setback from Centreline of Stoneleigh Road Maximum Lot Coverage Minimum Landscaped Area 20 m varies Yes for all proposed and enlarged buildings or structures. Some existing buildings and structures do not meet the required 20 m setback however they would be considered legal noncomplying as they predate the Comprehensive Zoning By-law 15 m Over 200 m Yes 15 m Minimum 30 m Yes 22 m Over 60 m Yes 35% +/- 5% Yes 10% +/- 90% Yes Maximum Height 9 m Building heights will be confirmed at building permit stage. Parking Location All yards Side Yards and Rear Yard Yes Yes Number of Parking Spaces Yes 19. Based on the Town s GIS mapping it appears that the lands subject to the children s camp use may be comprised of multiple lots owned by the same property owner. The site plan, as attached in Appendix B, does not indicate lot line boundaries, and staff are proposing a condition that confirmation is required that the subject lands have been merged into one lot. The comparison table of zoning provision with the proposal was prepared based on the assumption that the lots will merge in title. 55

56 Staff Report PD Page: Staff would note that the use of the Children s Camp, is primarily located within the Tourist Commercial Two Special 2 (CT2-2) zone, however portions of the use are located within lands zoned Rural (RU) and Shoreline Residential Type 1 (SR1). Given the Children s Camp use on these lands legally existing prior to Comprehensive Zoning By-law, the use is considered a nonconforming use. Under Section 4.7 of Comprehensive Zoning By-law , new buildings and structures can be constructed for legal non-conforming uses. Staff have included the subject lands as property to be reviewed during the Housekeeping By-law to the Comprehensive Zoning By-law, which is proposed as a project under the Planning and Development Department in the Draft 2019 Municipal Budget and Business Plan. 21. The Original Shore Road Allowance (OSRA) surrounding Stoneleigh Lake is still in public ownership. Some of the existing structures are located on the OSRA and therefore staff are recommending a condition in the Appendix A that the applicant enter into temporary License of Occupation and submit an application to purchase the OSRA from the Town. 22. In reviewing the Town of Bracebridge Official Plan Appendix A Environmental Features and Constraints Mapping and the District of Muskoka Constraint Web Mapping, there is a wetland and steep slopes identified on these properties. 23. The wetlands on the subject lands have been zoned Environmental Protection Wetland One (EPW1), as highlighted in green on the zoning of the subject lands map attached as Appendix G. All development is proposed more than 30 metres from the EPW1 zone as required. 24. The steep slopes on the property are identified as being between 20% to 40%. The site plan demonstrates that no buildings are proposed to be located on the steep slopes. 25. The subject lands are located within the Rural Area Countryside and Waterfront Area Shoreline Designations in the Town of Bracebridge Official Plan. 26. Under the Land Use Concept in Section A3.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section A3.3, the Rural Area designation includes lands outside of the Urban Centre, Waterfront Area and Muskoka Falls Community designations. The Rural Area designation contains expansive undeveloped areas which provide opportunities for space extensive resource, recreational uses, small scale commercial and industrial uses and low density residential development. Subject to the environmental policies of this plan, space extensive industrial or commercial uses may be located in the Rural Area designation provided the use is resource based and cannot be accommodated in the Urban Centre and does not require urban services. Many significant natural, environmentally sensitive and wildlife habitat areas exist within this designation. Public lands in the Rural Area designation are generally recognized by the Open Space designation; and In Section A3.4, the Waterfront Area designation includes lands that are physically and functionally related to significant lakes and rivers. The water resources and shoreline areas contained in the Waterfront Area designation provide major leisure and recreational opportunities, which benefit the Town. The Waterfront Area designation identifies and describes the permitted low density residential, tourist commercial, marina and open space uses. These uses are located in this designation due to the recreational and aesthetic opportunities presented by a significant water resource. These uses will continue to be accommodated in this designation. Many significant natural, environmentally sensitive and wildlife habitat areas exist within this designation. 56

57 Staff Report PD Page: Under the Vision in Section A5.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section A5.1 vii), increasing the non-residential tax base through business expansion and attraction. 28. Under the Principles in Section A6.0 of the Town of Bracebridge Official Plan, the following principles 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; In Section A6.3.1, 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; In Section A6.3.5, the Rural Area will continue to support a mix of natural areas, resource production opportunities, low density residential uses, small scale commercial, industrial and community facility or space extensive uses that are compatible with the rural land uses and by their nature are required to be located in the Rural Area; In Section A6.3.6, the waterfront is a unique recreational resource and land asset and, as such, low density residential, service and tourist commercial development in the Waterfront Area should enhance and protect those qualities that contribute to its attraction, including among others, environmental qualities; and In Section A6.4.1, Bracebridge has a diversified economy that is shaped by strong and growing businesses in the construction, geo-tech/green, education, tourism and culture, retail and niche manufacturing sectors. The retention and expansion of these sectors is a key component to sustaining economic growth in the Town. 29. 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 A7.2.1, it is the goal of this Plan to direct the majority of development and intensification to the Urban Centre and to place the highest emphasis for growth within the Built-up Area, while providing a variety of housing forms and employment opportunities. As the Muskoka Falls Community is serviced with individual private water and sewage services, and the focus of the Rural Area is on space extensive resource and recreational uses, permanent residential and Employment Area growth will be limited. The Waterfront Area designation will accommodate low density residential, tourist commercial, marina and open space uses; In Section A , to allow a limited amount of permanent residential and Employment Area growth in the Muskoka Falls Community and the Rural Area that maintains the character of the area; 57

58 Staff Report PD Page: In Section A , to allow tourist commercial, marina, open space uses and low density residential growth in the Waterfront Area that maintains the character of the shoreline and protects the quality of the natural waterfront environment; In Section A , 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; In Section A , to recognize and encourage the long term viability of tourism and waterfront commercial uses; 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 visual attractive and environmentally sound manner; In Section A , it is the goal of this Plan to protect and maintain the character of the Rural Area; In Section A , to permit development that would not negatively impact natural areas in the Rural Area; and In Section A , to limit development that would adversely impact existing rural land uses. 30. Under the Environmental Features policies in Section B10.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section B10.7.1, 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. 31. Under the Rural Area Countryside designation policies in Section E2.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section E2.1.1, the purpose of the Rural Area Countryside designation is to permit development that recognizes the rural character of the Town and has minimal negative impacts on the natural environment; In Section E2.2.1, to ensure that development is sustainable and has minimal negative impacts on the existing environment; In Section E2.2.6, to protect and promote resource based recreational and tourist uses and activities that are compatible with the environment and surrounding land uses; In Section E2.3.1, land uses permitted in the Rural Area Countryside designation are generally space extensive resource based activities; 58

59 Staff Report PD Page: In Section E2.3.2, permitted uses in the Rural Area Countryside designation include traditional resource based uses such as forestry, agriculture, and small scale (Class B) pits and accessory uses. Limited low density residential development, bed and breakfast establishments, and home businesses shall also be permitted. Small scale community facilities, rural industrial and commercial uses, recreational camps, wilderness tourist facilities and hunt camps shall also be permitted subject to the policies of this Plan; and In Section E , the development of new campgrounds or recreational camps for commercial or non-commercial purposes shall require an amendment to this Plan. Existing campgrounds shall be zoned and the zoning may permit expansion where appropriate to the existing campground. In addition to assessing environmental impacts, new applications for campgrounds and recreational camps or expansions to campgrounds and recreational camps shall be supported by reports assessing impacts related to: traffic; impact on municipal roads; compatibility with existing land use; visual impact of the surrounding landscape; and stormwater management. 32. Under the Waterfront Area Shoreline designation policies in Section F2.0 of the Town of Bracebridge Official Plan, the following policies would be relevant to the application: In Section F2.1, the purpose of the Waterfront Area designation is to accommodate a community of appropriate Tourist Commercial, marina, and low density shoreline residential uses with the protection or enhancement of the character of this area; In Section F2.2.1, to protect and enhance the natural visual quality of lake and river environments; In Section F2.2.3, to maintain and protect the character of the waterfront area; In Section F2.2.4, to promote the preservation of naturalized shorelines and to promote the re-naturalization of shoreline areas; In Section F2.2.7, to permit development that is in character with the waterfront environment; In Section F2.3.1, permitted uses in the Waterfront Area Shoreline designation include low density residential uses, tourist commercial uses, marinas, open space, waterfront landings and individual access points; In Section F , new development and redevelopment adjacent to the shoreline shall be sensitive to the preservation of tree cover and native vegetation to prevent erosion, siltation and possible nutrient migration and maintain the complex ecological functions of the shoreline and littoral zone environment; 59

60 Staff Report PD Page: In Section F , site alteration and disturbance of vegetation within 15 meters of the shoreline shall be limited to minor alterations to accommodate access trails, marine related structures, water pumping equipment or restoration work and limited limbing of mature trees. At a minimum, 75% of the linear shoreline frontage of a lot will be maintained in a natural state to a target depth of 15 metres from the shoreline. As a condition of development or redevelopment, revegetation of shorelines with natural species may be required. In these instances, undisturbed shorelines shall be used as an example of how to appropriately revegetate a disturbed shoreline; In Section F , the character of the waterfront includes exposed bedrock and a forested landscape where the natural environment predominates over built form; In Section F , buildings in the Waterfront Area Shoreline designation shall be sited to limit the removal of vegetation and to protect significant landscape features in the Waterfront area; and In Section F , development and redevelopment proposals should be designed and sited so that buildings are incorporated into the existing landscape and buffered from the waterbody in order to maintain the character of the shoreline environment. 33. 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. 34. Departmental and agency comments are as follows: Department/Agency Chief Building Official Comment Building Services will require confirmation that the sewage system is designed to support any new construction that would add any additional daily flow to the sewage system. Building Services will also require the location of any dry hydrants as well as any water storage on the property is required for firefighting. Public Works Department Corporate Services Department District of Muskoka The applicant shall install and maintain adequate siltation controls during and following construction to ensure any erosion is contained and does not migrate into Stoneleigh Lake. The Shore Road Allowance has not been closed on the subject lands. Prior to the registration of the Site Plan Agreement, the applicant be required to make an application to purchase the Original Shore Road Allowance (OSRA) and during the closing process, have in place an executed Temporary Licence of Occupation for the OSRA in front of Lots 22 and 23, Concessions 5 and 6, Macaulay Ward. Comments received from the District of Muskoka Engineering and Public Works Department indicate that as a single lot development, the approval authority for stormwater management will be the Town of Bracebridge and the Ministry of the Environment Conservation and Parks (MOECP). The District has no concerns with the SWM and has no further comments pertaining to this issue. 60

61 Staff Report PD Page: 10 Department/Agency Comment With respect to waste management services, it was noted that the owner will be responsible for disposal of solid waste materials as per by-law 98-59, as amended. Hydro One Union Gas Other Agencies No concerns with the application. No concerns with the application. No comments have been received from Lakeland Power, Canada Post, CN Rail, Ministry of Municipal Affairs and Housing, Ministry of Transportation, Infrastructure Ontario, Hydro One, Veridian Connections, Simcoe Muskoka Catholic District School Board, Trillium Lakelands District School Board, Bell Canada, TransCanada Pipeline Ltd. or MPAC. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 35. The site plan approval is well aligned with the strategic theme(s): Develop and engage in policies and initiatives to enhance Bracebridge as a service community for the surrounding areas. Recognize the importance of Town decisions in attracting and retaining talent. Work to diversify the local economy to create an open for business all year round environment. Ensure that environmental protection is a priority in the Town s operations and plans. Encourage environmental stewardship and educational opportunities in the community. Promote the natural environment as a year-round destination for tourists and visitors. 61

62 Staff Report PD Page: 11 Recognize the importance of the Town s decisions in shaping the future of the community. Ensure that the Town s planning practices, policies and processes encourage responsible growth and development that aligns with the community s identity and heritage. Focus on specific areas highlighted as priorities, including, develop options to support the diversification and affordability of housing options to meet the needs of the entire community. Ensure that the Town offers a welcoming and equitable environment for residents and visitors of all ages. Promote a vibrant community that celebrates the critical role of arts, culture and heritage in promoting quality of life. 36. The site plan approval is well aligned with the strategic themes of the Community Based Strategic Plan by: Supporting a Modern and Prosperous Economy through the expansion of an important tourism business that attracts visitor to the area and provides year round jobs; Supporting Environmental Stewardship by ensuring that existing vegetation is maintained where possible; there are adequate setbacks from wetlands and waterbodies; and, that proper mitigation measures are taken to preserve water quality; and Supporting Creative and Considerate Planning as the conditions outlined in Appendix A will ensure that the properties are being development in a manner that represents responsible growth and development. LINKAGE TO COUNCIL PRIORITIES 37. While the site plan approval for Camp Tamarack is not directly linked to an individual priority of Council, the approval supports a Vibrant, Prosperous, and Economically Sustainable Community by facilitating business expansion and the creation of additional jobs. The site plan approval supports a Green, Mindful and Environmentally Sustainable Community through vegetation retention and the protection of wetlands. ALTERNATIVE 38. The following alternative is available for Committee s consideration: Alternative #1 The Committee could decide not to approve the site plan application. This is not recommended as the Site Plan application is required implement the regulations of the Zoning By-law on this property. The Site Plan application will comply with the Zoning By-law once all of the conditions of approval have been met. 62

63 Staff Report PD Page: 12 EXISTING POLICY 39. Town of Bracebridge Official Plan, Town of Bracebridge Comprehensive Zoning By-law Site Plan Control By-law FINANCIAL IMPLICATIONS 42. The approval of the Site Plan Application will facilitate building permit and development charge revenue for the Town in the future. COMMUNICATIONS 43. 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. 44. Notice of the site plan application and a request for comments was circulated on August 22, 2018 to applicable municipal staff, the District of Muskoka Engineering and Public Works Department, utilities, the Ministry of Transportation, MPAC and Canada Post. 45. The notice of the site plan application included a copy of the application form and Site Plan Drawing. 46. In accordance with Section 41 of the Planning Act R.S.O. 1990, which provides regulations for Site Plan Control, there are no provisions for input from members of the public on a site plan application. Despite this lack of provisions, 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. No requests have been made by members of the public to date. 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 Chief Administrative Officer Development Ext. 258 Ext. 253 Ext. 229 J. Rand Senior Planner Ext

64 Staff Report PD Page: 13 APPENDIX A Conditions of Site Plan Approval 1. That prior to entering into the Site Plan Agreement with the Town, the applicant: 1.1. Provide evidence to the satisfaction of the Director of Planning and Development that the lands subject to the site plan approval have been merged into one lot; 1.2. Provide confirmation that the sewage system(s) is designed to accommodate the proposed development to the satisfaction of the Chief Building Official Provide confirmation that adequate services are on-site for fire-fighting purposes; and 1.4. Submits an application to purchase the Original Shore Road Allowance (OSRA) as well as executes a Temporary Licence of Occupation in front of Lots 22 and 23, Concession 5 and 6, Macaulay Ward. 2. That once all of the above matters are addressed, the applicant enter into a Site Plan Agreement with the Town of Bracebridge to be registered on title that will include, but not be limited to, the following: 2.1. That the owner is responsible for snow clearing and regular snow removal from the property; 2.2. 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; 2.3. That all lighting is to be full cutoff Dark Sky Compliant; 2.4. That the owner is responsible for the provision of suitable garbage storage areas and the removal of all garbage from the site; and 2.5. That no vegetation is removed outside of the area approved for development on the site plan. 64

65 Staff Report PD Page: 14 APPENDIX B Proposed Site Plan 65

66 Staff Report PD Page: 15 APPENDIX C Detailed Site Plan Drawings 66

67 Staff Report PD Page: 16 67

68 Staff Report PD Page: 17 68

69 Staff Report PD Page: 18 69

70 Staff Report PD Page: 19 70

71 Staff Report PD Page: 20 71

72 Staff Report PD Page: 21 APPENDIX D Location of Subject Property 72

73 Staff Report PD Page: 22 APPENDIX E Aerial Photograph 73

74 Staff Report PD Page: 23 Building Name Proposed/ Existing APPENDIX F Summary Table of Buildings On Site Paradise 2 Existing 5.5 m 2 Washroom Paradise 2 Existing 2 m 2 Washroom Floor Area Use Location Proposal Detail 1 on OSRA Detail 1 on OSRA Sprinkler Existing 18 m 2 Shower Detail 1 Clean Scene Existing 21.9 m 2 Shower Detail 1 Library Existing 18.6 m 2 Washroom Detail 1 Loo Existing 18 m 2 Washroom Detail 1 Melody Existing 43.2 m 2 Rec. Building Detail 1 Dining Hall Existing 670 m 2 Dining Details 2 and 3 Pumphouse 1 Existing 13 m 2 Pumphouse Detail 2 on OSRA Heaven Existing 36.3 m 2 Showers Detail 2 Owner s Cabin Existing 172 m 2 Dwelling Detail 2 Mega Sports Existing 44.5 m 2 Maintenance Building Body Shop Existing m 2 Recreation Building Spa Existing 67.1 m 2 Showers Detail 6 Main Plan south of Detail 6 Main Plan west of Detail 3 To be removed Pumphouse 2 Existing 9.25 m 2 Pumphouse Detail 3 Shvitz Existing 57 m 2 Showers Detail 3 Ski Shed Existing 9 m 2 Storage Detail 3 Womens WR Existing 13.4 m 2 Washroom Pavilion Existing 88.3 m 2 Recreation Building Creativity Existing 89 m 2 Studio Brandon Existing m 2 Assembly Hall Detail 3 labelled but not shown Detail 3 Main Plan west of Detail 3 Main Plan southwest of Detail 3 74

75 Staff Report PD Page: 24 Building Name Proposed/ Existing Pumphouse 3 Existing 9 m 2 Pumphouse Maintenance Office Floor Area Use Location Proposal Existing m 2 Maintenance Building Main Plan south of Detail 3 Detail 5 Palace Existing 13.7 m 2 Staff Cabin Detail 5 VTKS Existing 58.5 m 2 Staff Cabin Dawg Pound Existing 45.7 m 2 Staff Cabin Coop Existing 53.5 m 2 Staff Cabin Abode Existing 57.4 m 2 Staff Cabin Health Cabin Existing m 2 Medical Office Existing 94.2 m 2 Office/Store Mail Existing 11.3 m 2 Mail Building Showers Existing m 2 Showers Fitness Existing 46 m 2 Storage Club Med Existing 45.1 m 2 Staff Cabin Washroom A Existing 13.4 m 2 Washroom Theatre Existing m 2 Recreation Building Cabin JB2 Existing 77.5 m 2 Guest Cabin Cabin JB3 Existing 77.5 m 2 Guest Cabin Between Detail 1 and Detail 2 Between Detail 1 and Detail 2 Top right of Detail 6 Top right of Detail 6 Bottom left of Detail 6 Middle of Detail 6 Middle of Detail 6 Middle of Detail 4 Middle of Detail 4 South of large dock South of Large Dock and Theatre South of Large Dock Detail 1 on OSRA Detail 1 on OSRA Replace by P2 (Cabin) Replace by P1 (Cabin) Cabin A28 Existing 9.6 m 2 Staff Cabin Detail 1 Cabin JG1 Existing 77.5 m 2 Guest Cabin Cabin JG3 Existing 77.5 m 2 Guest Cabin Detail 1 on OSRA Detail 1 on OSRA Replace by P3 (Cabin) 75

76 Staff Report PD Page: 25 Building Name Proposed/ Existing Cabin A27 Existing 15.2 m 2 Staff Cabin Floor Area Use Location Proposal Detail 1 and Box 2 Cabin A24 Existing 35.3 m 2 Staff Cabin Detail 2 Cabin A26 Existing 35.3 m 2 Staff Cabin Detail 2 Replace by P6 (Cabin) Replace by P5 (Cabin) Cabin HG1 Existing 89.7 m 2 Guest Cabin Detail 2 Cabin HG4 Existing 64 m 2 Guest Cabin Detail 2 Cabin B1 Existing m 2 Guest Cabin Detail 3 Cabin HB4 Existing 75.6 m 2 Guest Cabin Detail 2 Cabin A22 Existing 10.2 m 2 Staff Cabin Cabin A20 Existing 30.6 m 2 Staff Cabin Cabin A21 Existing 17.3 m 2 Staff Cabin Main Plan west of Detail 3 Main Plan west of Detail 3 Main Plan west of Detail 3 Cabin SB1 Existing 77.5 m 2 Guest Cabin Detail 3 Cabin SG4 Existing 77.5 m 2 Guest Cabin Detail 3 Replace by P8 (Cabin) Replace by P10 (Cabin) Replace by P9 (Cabin) Replace by P11 (Cabin) Replace by P12 (Cabin) Cabin A19 Existing 9.6 m 2 Staff Cabin Detail 3 Cabin SG5 Existing 77.5 m 2 Guest Cabin Detail 3 Cabin SG1 Existing m 2 Guest Cabin Detail 3 Cabin SB3 Existing m 2 Guest Cabin Detail 3 Cabin B18 Existing 18.3 m 2 Staff Cabin Cabin A2i Existing 42.2 m 2 Staff Cabin Cabin A3 Existing 11.8 m 2 Staff Cabin Main Plan west of Detail 3 Bottom Right Detail 6 Bottom Middle Detail6 Replace by P14 (Cabin) Replace by P15 (Cabin) Cabin A12 Existing 10.5 m 2 Staff Cabin Detail 4 76

77 Staff Report PD Page: 26 Building Name Proposed/ Existing Cabin A6 Existing 16.1 m 2 Staff Cabin Cabin A7 Existing 20.1 m 2 Staff Cabin Floor Area Use Location Proposal Main Plan east of Detail 4 Main Plan east of Detail 4 Cabin B2 Existing m 2 Guest Cabin Detail 4 Cabin EG1 Existing m 2 Guest Cabin Middle Detail 4 Replace P17 Replace P16 Cabin A9 Existing 9.6 m 2 Staff Cabin Detail 6 Cabin A10 Existing 13.7 m 2 Staff Cabin Cabin A11 Existing 9.6 m 2 Staff Cabin U1 Existing 13.7 m 2 Storage Top right Detail 4 Top right Detail 4 At Intersection of detail 1, 2 and 6 U2 Existing 7.2 m 2 Storage Detail 6 U3 Existing 22.8 m 2 Guest Cabin Detail 6 U4 Existing 6 m 2 Storage Above Detail 4 U5 Existing 3.2 m 2 Storage Below Detail 3 U6 Existing 4 m 2 Washroom Detail 3 Demolished U7 Existing 5.8 m 2 Storage Detail 3 U8 Existing 33.7 m 2 Staff Cabin U9 Existing 8.1 m 2 Storage U10 Existing 36.6 m 2 Staff Cabin U11 Existing 6.3 m 2 Dock U12 Existing 8.9 m 2 Storage U13 Existing 3 m 2 Storage U14 Existing 7.9 m 2 Storage Bottom left of large dock Bottom left of large dock Bottom of Large Dock Top of baseball diamond Top right of baseball diamond Top right of baseball diamond Bottom right of baseball diamond 77

78 Staff Report PD Page: 27 Building Name Proposed/ Existing U15 Existing 5.8 m 2 Storage Floor Area Use Location Proposal U16 Existing 45.1 m 2 Building (Bike Maintenance Mait) Bottom right of baseball diamond Bottom right of baseball diamond U17 Existing 1.5 m 2 Storage Left of Detail 5 U18 Existing 5.8 m 2 Pumphouse U19 Existing 2.2 m 2 Storage U20 Exiting m² Dock U21 Exiting 9.1 m² Dock Right of Detail 1 Top of baseball diamond Large Dock Top Right of Detail 4 Between Detail 2 and 3 U22 Exiting 5.5 m² Dock Detail 1 U23 Exiting 5.0 m² Dock U24 Exiting 4.5 m² Dock Top right of Baseball diamond Far right of site plan (end of trail) P1 Proposed m 2 Cabin Detail 1 New P2 Proposed m 2 Cabin Detail 1 New P3 Proposed m 2 Cabin Detail 1 New P4 Proposed m 2 Cabin Detail 1 New P5 Proposed m 2 Cabin Detail 2 New P6 Proposed m 2 Cabin Detail 2 New P7 Proposed m 2 Cabin Detail 2 New P8 Proposed m 2 Cabin Detail 2 New P9 Proposed m 2 Cabin Detail 2 New P10 Proposed m 2 Cabin Detail 3 New P11 Proposed m 2 Cabin Detail 3 New P12 Proposed m 2 Cabin Detail 3 New P13 Proposed m 2 Cabin Detail 3 New P14 Proposed m 2 Cabin Detail 3 New 78

79 Staff Report PD Page: 28 Building Name Proposed/ Existing Floor Area Use Location Proposal P15 Proposed m 2 Cabin Detail 3 New P16 Proposed m 2 Cabin Detail 4 New P17 Proposed m 2 Cabin Detail 4 New P18 Proposed m 2 Assembly Hall Detail 6 New P19 and P20 Proposed 221.1m² Dining Hall expansion and Decking Detail 6 Expansion of Existing Building P20 Proposed m 2 Dining Hall Detail 6 New P21 Proposed m 2 Lodge Detail 5 New P22 Proposed m 2 Staff Cabin Detail 5 New 79

80 Staff Report PD Page: 29 APPENDIX G Zoning on Subject Lands and Surrounding Lands 80

81 Staff Report PD Page: 30 APPENDIX H All Lands Owned by the Applicant 81