PLANNING OPINION REPORT Proposed Consent 674305 Hurontario St W Part Lot 16, Concession 1 EHS (Part 1 RP 7R5547) Town of Mono County of Dufferin Roll # 221200000716900000 Prepared for: James Olar Mono ON L9W 5S1 Prepared by: 978 First Avenue West Owen Sound, ON N4K 4K5 Tel: 519-372-9790 Fax: 519-372-9953 cuesta@cuestaplanning.com Cuesta File No. 21731 Ctesta P~G Urban and Rural Planning and Resource Management CONm=~
TABLE OF CONTENTS 1.0 BACKGROUND & CONTEXT... 1 1.1 PURPOSE OF REPORT... 1 1.2 LOCATION AND DESCRIPTION OF SUBJECT LANDS... 1 1.3 SURROUNDING LAND USE... 2 1.4 DESCRIPTION OF PROPOSAL... 2 1.5 REQUIRED APPROVALS... 3 2.0 LAND USE POLICY CONSIDERATIONS... 4 2.1 PROVINCIAL POLICY STATEMENT (PPS)... 5 2.2 DUFFERIN COUNTY OFFICIAL PLAN... 7 2.3 TOWN OF MONO OFFICIAL PLAN... 11 2.4 TOWN OF MONO COMPREHENSIVE ZONING BY-LAW... 14 2.4.1 ZONING BY-LAW PROVISIONS... 15 2.4.2 MDS (MINIMUM DISTANCE SEPARATION)... 16 2.4.3 NVCA REGUALTED AREA... 17 2.4.4 NATURAL HERITAGE SYSTEM MAPPING... 18 3.0 SEVERANCE LAYOUT CONSIDERATIONS... 19 4.0 PLANNING SUMMARY... 22 LIST OF TABLES TABLE 1 REQUIRED APPROVALS... 3 TABLE 2 PROVINCIAL POLICY STATEMENT... 4 TABLE 3 COUNTY OF DUFFERIN OFFICIAL PLAN... 8 TABLE 4 TOWN OF MONO OFFICIAL PLAN... 12 TABLE 5 TOWN OF MONO ZONING BY-LAW PROVISIONS... 15 iii
LIST OF FIGURES FIGURE 1 AERIAL OF SUBJECT PROPERTY... 2 FIGURE 2 SURROUNDING LAND USES... 3 FIGURE 3 COUNTY OF DUFFERIN OFFICIAL PLAN SCHEDULE... 7 FIGURE 4 TOWN OF MONO OFFICIAL PLAN SCHEDULE... 13 FIGURE 5 TOWN OF MONO ZONING BY-LAW SCHEDULE... 14 FIGURE 6 MDS SETBACKS... 16 FIGURE 7 NVCA REGULATED AREA... 17 FIGURE 8 DRAFT NATURAL HERITAGE SYSTEM MAPPING... 18 FIGURE 9A ORIGINAL SEVERANCE LAYOUT... 19 FIGURE 9B REVISED SEVERANCE LAYOUT... 19 FIGURE 10 NVCA SUGGESTED EDIT... 20 FIGURE 11 ALTERNATE SEVERANCE LAYOUT: NHS CONSIDERATIONS... 21 iv
PLANNING JUSTIFICATION REPORT Proposed Consent 674305 Hurontario St W Part Lot 16, Concession 1 EHS (Part 2 RP 7R3095) Town of Mono County of Dufferin 1.0 BACKGROUND & CONTEXT 1.1 Purpose of Report (CPC) has been retained by Jim Olar to prepare a planning report examining a proposed severance off a rural property in the Town of Mono. This planning opinion report will evaluate the merit of the proposal against applicable policy contained within the Provincial Policy Statement, Dufferin County Official Plan, Town of Mono Official Plan, and Town of Mono Zoning By-law. This report and the previously submitted application documents are intended to satisfy the requirements of Sections 34.10.1 and 34.10.2 of the Planning Act, RSO 1990 regarding the submission of a complete application. 1.2 Location and Description of Subject Lands The subject property is located at 674305 Hurontario St at the northeast corner of its intersection with Mono Centre Rd (Dufferin Rd 8) approximately 1.5 km east of Highway 10 (see Figure 1). It is legally described as W Part Lot 16, Concession 1 EHS, Town of Mono in the County of Dufferin. It is also shown as Part 1 on RP 7R5547. The property is approximately ±38.03 hectares in area with ±500 metres of frontage along Hurontario St, as well as ±677 metres of frontage along Mono Centre Road (Dufferin Rd 8). The subject property contains a single detached dwelling, storage shed, former agricultural fields, and woodlands. About half of the fields are at various stages of reverting to forest while the remainder have been recently planted with seedlings. The dwelling is accessed from a driveway off Hurontario St. A branch of the Nottawasaga River runs along the western edge of the parcel from north to south. 1
Figure 1 - Aerial of Subject Property (subject property outline in orange) 1.3 Surrounding Land Use In the area immediately adjacent to the subject property there are agricultural uses to the northeast, south, southwest, and northwest (see Figure 2). Numerous residential parcels are located along Hurontario St to the north and south of the subject property as well as on Mono Centre Rd to the west, south and east. Woodlands occur to the north and in smaller patches to the east and west of the subject property. 1.4 Description of Proposal The proposed severance would create a severed lot of ±26.7 ha and a retained lot of ±11.33 ha (see Figure 9B). The current designation of Rural would apply on the severed parcel, while Rural and Environmental Protection would remain on the retained parcel. The severed lot would contain a vacant tract of land with forest patches and some areas recently planted with seedlings. The proposed use for the severed lot is residential and managed forest The retained lot would include the existing dwelling, a storage shed and servicing including the existing laneway, septic system, drilled well, and geothermal system, as well as woodland, wetland and a watercourse. The existing residential and managed forest uses would continue. 2
Figure 2 Surrounding land uses are a mix of rural residential parcels and agriculture with patches of woodland (subject property outlined in red). 1.5 Required Approvals The proposal will require approval of a consent application from the Town of Mono (see Table 1). The provisions of the Town of Mono Comprehensive Zoning By-law can be met by the proposal, so an amendment is not required. Table 1 Required Approvals Application Consent to Sever To sever a ±26.7 ha parcel of land and retain a ±11.3 ha parcel that includes the existing dwelling and accessory structure. Approval Authority Town of Mono 3
2.0 LAND USE POLICY CONSIDERATIONS 2.1 Provincial Policy Statement (PPS) As stated under Section 3 of the Planning Act, all decisions by any authority that affects a land use planning matter shall be consistent with the Provincial Policy Statement (PPS). The Province of Ontario implemented the 2014 Provincial Policy Statement on April 30 th, 2014. The following analysis will evaluate the proposal against applicable PPS policy. Although the PPS is to be read in its entirety, the provisions highlighted in Table 2 are deemed to be applicable to the consideration of the proposed consent. Section Policy Table 2 Provincial Policy Statement Evaluation 1.0 Building Strong Healthy Communities 1.1 Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns 1.1.1 Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; There will be no deleterious effects on the rural character of the area. The severed parcel is large enough to support a range of rural activities. The proposed severance will leave natural heritage features, such as a provincially significant wetland, with the retained parcel. The layout of the proposed severance keeps nearly all of the former fields together on the severed property. This preserves the opportunity to use this large lot for agricultural purposes in the future. The severed parcel fronts on a County road with utilities available at the road. 4
Section Policy 1.1.4 Rural Areas in Municipalities Table 2 Provincial Policy Statement Evaluation 1.1.4.1 Healthy, integrated and viable rural areas should be supported by: a) building upon rural character, and leveraging rural amenities and assets; 1.1.5 Rural Lands in Municipalities 1.1.5.2 On rural lands located in municipalities, permitted uses are: a) the management or use of resources; b) resource-based recreational uses (including recreational dwellings); c) limited residential development; d) home occupations and home industries; e) cemeteries; and f) other rural land uses. 1.1.5.4 Development that is compatible with the rural landscape and can be sustained by rural service levels should be promoted. 1.1.5.9 New land uses, including the creation of lots, and new or expanding livestock facilities, shall comply with the minimum distance separation formulae. 1.6.6 Sewage, Water and Stormwater 1.6.6.4 Where municipal sewage services and municipal water services or private communal sewage services and private communal water services are not provided, individual on-site sewage services and individual on-site water services may be used provided that site conditions are suitable for the long-term provision of such services with no negative impacts... The proposed severance is of similar character to the mix of agricultural and rural residential parcels in the vicinity. The proposed severance will be of sufficient size to allow a range of permitted uses, including a residence, forest management and agriculture. The proposed severance will be in keeping with the agricultural and rural residential parcels in the vicinity. No change in service levels are anticipated as a result of the severance. The MDS setbacks from existing barns have been calculated and the severance can comply with MDS requirements. One of the MDS arcs crosses onto the far eastern edge of the severed lot, but only overlaps the minimum side yard where development would not be allowed by the local zoning by-law. The proposed severance is of sufficient size to accommodate an on-site sewage system if such development is proposed in the future. There is a high likelihood of sufficient water for a private well supply given that registered well records include more than 30 wells within 1 km of the subject property at depths from 15m to 30m. 5
Section Policy Table 2 Provincial Policy Statement Evaluation 2.0 Wise Use and Management of Resources 2.1 Natural Heritage 2.1.1 Natural features and areas shall be protected for the long term. The wetland and riverine features on the subject property are situated primarily on the retained parcel. The existing dwelling is outside of these features and no development within these features is planned. The most mature sections of woodland are also found on the proposed retained parcel, while the severed parcel has patches of regenerating forest. There are several open areas and old field sections on the severed parcel that could be utilized for a dwelling or accessory structure without the need to disturb the regenerating sections. 2.3 Agriculture 2.3.2 Planning authorities shall designate prime agricultural areas and specialty crop areas in accordance with guidelines developed by the Province, as amended from time to time. A LEAR study (Land Evaluation and Area Review) was conducted for the Town of Mono. The results indicate that the Crown lot containing the subject property scored below the threshold value to be considered a prime agricultural area; thus, the designation of Rural in the official plan and zoning by-law. Conclusion: The proposed consent will conform to the Provincial Policy Statement, 2014. 6
2.2 Dufferin County Official Plan (DCOP) The Dufferin County Official Plan (DCOP) establishes an upper-tier planning framework for all land within Dufferin County (DCOP s.1.1.4(1)). Local official plans provide more detailed policies to aid in the implementation of the County Official Plan. The DCOP includes the subject property within the Countryside Area and assigns the designation of Rural on Schedule C (see Figure 3). The applicable policies are reviewed in Table 3. A provincially significant wetland is mapped along the watercourse at the west side of the subject property on Schedule B of the DCOP. This is noted in correspondence from the Nottawasaga Valley Conservation Authority as part of the Elba Camilla Wetland Complex. Figure 3 The Dufferin County Official Plan on Schedule C designates the majority of the subject property as Rural Lands, which appear as orange on the map (subject property outlined in red). Areas to the northwest are designated as Prime Agricultural Areas (pink shading on map). Unshaded portions of the map, such as along the watercourse at the west side of the subject property, are marked as Provincially Significant Wetland on Schedule B of the DCOP. 7
Table 3 Dufferin County Official Plan Section Policy Evaluation 4.3 Rural Designation 4.3.1 Objectives The objectives of the rural lands are to: (a) (b) (c) (d) Promote development opportunities related to the management or use of resources; resource-based recreational uses (including recreational dwellings); tourism, limited residential development; home occupations and home industries; and other rural land uses that cannot be located in settlement areas; Protect and promote agricultural uses, agriculture-related uses, on-farm diversified uses and normal farm practices; Promote opportunities to support a diversified rural economy by protecting agricultural uses and other resourcerelated uses and directing non-related development to areas where it will minimize constraints on these uses; Promote development that is compatible with the rural landscape and character and can be sustained by rural service levels, which generally includes individual on-site sewage and individual on-site water services; Limited residential development is listed as one of the objectives for Rural areas. The proposal complies with the lot density provisions for severances in Rural areas. The severed lot is of sufficient size to be used for a variety of agricultural purposes. The proposal does not constrain agricultural uses on neighbouring properties. The severed parcel contains regenerating forest and recently planted seedlings that could support forest management as a use. The future use of the severed parcel for residential, forestry and/or agricultural use would be similar to those on surrounding lots and can be sustained by on-site water and sewage services. (g) Provide for the protection of natural heritage features and their ecological functions. The proposal will leave the wetland under one ownership on the retained lot. A large forested area will be situated on both the severed and retained lot. These will be of sufficient size to conserve ecological functions and also have the potential to be increased in area through proper management. 8
Table 3 Dufferin County Official Plan Section Policy Evaluation 4.3.2 Permitted Uses The following policies will apply in determining the uses that are permitted in the rural lands: (a) (c) The primary use of land will be for: i. the management or use of resources, such as forestry and mineral aggregate operations; ii. resource-based recreational uses (including recreational dwellings); iii. limited residential development, which includes no more than three new lots or units; iv. home occupations and home industries; v. cemeteries; vi. agricultural uses, agriculture-related uses, on-farm diversified uses and normal farm practices as permitted in Section 4.2.2; and vii. other similar rural land uses that cannot be located in settlement areas. Recreational and tourist commercial uses, publicly-owned open spaces, and limited residential development in the form of single detached dwellings, which includes no more than three new lots, may be permitted in rural lands without requiring an amendment to this Plan, but may be subject to a rezoning, and provided the use is permitted in the local municipal official plan, and meets the criteria established within the local municipal official plan. 4.3.3 Land Uses The following land use policies apply to the rural lands: (c) (d) Development in rural lands will be subject to the policies of Section 7.3, with respect to servicing. The development of new or expanding uses must be compatible with the rural landscape and must be sustained by rural service levels. Residential development and forestry are listed as some of the primary uses in a Rural area. Residential dwellings at the lot density in the proposal are a permitted use in a Rural area. See comments in this table under 7.3. The severed lot can support a detached dwelling and forestry uses that are in keeping with the surrounding landscape and would not require an extension of municipal services. 9
Table 3 Dufferin County Official Plan Section Policy Evaluation (e) (f) (m) All farm and non-farm development, including lot creation and new or expanding livestock facilities, will comply with the Minimum Distance Separation Formulae as implemented through the applicable local municipal planning documents. Access to a Provincial Highway, County road or municipal road will require approval from the Ministry of Transportation, County and/or local municipality, as applicable. Lot creation in the rural lands will only be permitted in accordance with the policies of this Plan and the local municipal official plan. The severed parcel can comply with the MDS formulae. Setbacks from existing barns have been calculated and indicate a small portion of one arc crosses onto 0.4 ha of the severed parcel along the east property line. The severed lot will be accessed from an existing entrance onto Mono Centre Rd. The applicant has contacted the County about a permit to upgrade the field entrance for a future residential use. A reply from the County Manager of Engineering indicates the field entrance will be eligible for reclassification as a residential entrance. The proposal will be able to meet the criteria for a severance in a Rural area. 7.3 Sewage and Water Systems 7.3.1 Sewage and Water Services (c) Where municipal sewage services and municipal water services or private communal sewage services and private communal water services are not provided, individual on-site sewage services and individual on-site water services may be used provided that site conditions are suitable for the long-term provision of such services with no negative impacts. In settlement areas, these services may only be used for infilling and minor rounding out of existing development. The retained lot will contain an existing dwelling, which is already supplied with a functioning septic system and a drilled well. The proposed severance is of sufficient size to accommodate a future onsite sewage system and properties near the severed parcel are serviced by drilled wells from 15m to 30m in depth. Conclusion: The proposal for a severance on the subject property will conform to the applicable policies of the Dufferin County Official Plan. 10
2.3 Town of Mono Official Plan (TMOP) The Town of Mono Official Plan (TMOP) applies the designation of Rural to a majority of the subject property (see Figure 4). A section of Hazard land is designated along the west side of the property near the watercourse. The applicable policies are reviewed in Table 4. A LEAR Study (Land Evaluation and Area Review) was conducted for the Town of Mono. The results indicate that the Crown lot containing the subject property scored below the threshold value to be considered a prime agricultural area. The LEAR study scored the subject property at a value of 4.8, whereas the threshold value for prime agricultural land was set at 6.5. This evaluation created the designation of Rural in the official plan and zoning by-law, as well as the policies that are applicable to the current proposal. Regardless, the prosposed lot size can rreadily Figure 4 The Town of Mono Official Plan designates the majority of the subject property as Rural, which appears as white on the map (subject property outlined in red). Sections of the west end of the subject property are designated as Hazard Lands, which are indicated by green on the map. 11
Table 4 Town of Mono Official Plan Section Policy Evaluation 15 Rural Areas 15.1 Basic Objectives (c) 15.2 Permitted Uses (a) 15.3 Planning Policies To provide consistent policies for dealing with severance and development applications in rural areas in order to restrict any new developments which could require extended road maintenance or other municipal services, or would not encourage conservation of the natural environment and natural features; and to minimize potential adverse effects which any one group of uses could have on other use-types and which would not be compatible with the rural uses in existence. The predominant land uses in areas designated Rural shall be uses oriented to the natural environment such as conservation, forestry, agriculture, limited rural residential and certain related smallscale institutional, small-scale commercial or home trade uses. The proposed severance layout would minimize division of the important natural heritage features between the retained and severed parcels. The wetland feature would be situated completely within the retained area, although some of the setback area would be on the severed parcel. Residential development, agriculture and forestry are listed as permitted uses in a Rural area. (a) (iii) Land Division Where land division is required and is appropriate for minor development or consolidation of adjoining agricultural operations, it will occur mainly by consent of the Committee of Adjustment. Generally severances should be considered premature when proposed on previously severed parcels, which remain undeveloped for residential purposes. It shall be a policy for the Committee of Adjustment to circulate applications for consent to the Town of Mono Planning and Environmental Advisory Committee for comment on each application, and such comments shall be given due consideration by the Committee of Adjustment. Land division shall occur in accordance with the policies contained in Sections 15 and 24 of this Plan. One parcel was previously severed from the northwest corner of the half-lot several years ago and a dwelling exists on that lot. The severance can meet the provisions of Sections 15 and 24 12
Table 4 Town of Mono Official Plan Section Policy Evaluation (c) POLICIES FOR RESIDENCES IN RURAL AREAS (i) Uses Permitted The residences permitted in Rural Areas shall be restricted to single detached dwellings of such size that they will not create an undue financial burden on the Town, and home occupations which shall be strictly regulated by the implementing Zoning Bylaw to ensure their compatibility with the basic residential uses. (ii) Soils Capability It is the general intention of this Plan that residences be permitted only in areas of low soils capability for agriculture, as identified on the most recent Ontario Ministry of Agriculture, Food and Rural Affairs (OMAFRA) Canada Land Inventory Soil capability for Agriculture maps. Accordingly, residences shall not be permitted on any lands having Classes 1, 2, 3 soil capability, except where there is conclusive evidence that due to site characteristics such as topography or forest, the land is totally unsuitable for any form of agricultural operation, then such lands may be considered for a limited amount of residential development. (iii) Lot Sizes Residences shall be located generally on lots of not less than 2 acres in area and a minimum lot frontage of 200 feet... (iv) Land Division Where land division is proposed on an existing public road and is appropriate in accordance with the policies of this Section and the General Development policies of Section 24, it will occur by consent of the Committee of Adjustment.. The LEAR study scored the subject property below the threshold value for prime agricultural land (4.8 ranking versus 6.5 threshold). Therefore, a residence may be permitted in this instance. The severed and retained lots would meet the minimum lot size and frontage values. The number of severances will not be exceeded, as the proposal represents the second severance from the original township half lot. The first severance was granted to a previous owner and the lot was developed with a dwelling. The applicant has owned the property for more than five years. The severed and retained parcels will be on larger lots and will not lead to clustering of residences. The layout of the severance should keep all of the wetland area with the retained parcel so as not to fragment ownership. Conclusion: The proposal for a severance on the subject property will conform to the applicable policies of the Town of Mono Official Plan. 13
2.4 Town of Mono Comprehensive Zoning By-law The land that is proposed to be severed is zoned Rural (A) in the schedules of the Town of Mono Comprehensive Zoning By-law. The retained lot is primarily zoned Rural (A) with a section zoned Environmental Protection (EP) (see Figure 5). A farm, forestry and detached single-family dwelling are among the permitted uses in a Rural zone. Figure 5 The subject property, outlined in red on the above map, is zoned primarily as Rural on the Town of Mono Zoning By-law (shaded tan on the map). A section of Environmental Protection Zone (shaded green on the map) extends along the river and wetland at the west edge of the property. 14
2.4.1 Zoning By-law Provisions Table 5 presents the required dimensions for lands zoned Rural (A) and compares these to the actual dimensions of the retained and severed parcels. The retained lot would be considered a residential lot based on the size. The severed lot can be considered a farm or forestry use. The proposal will meet each of the provisions for the Rural zone. Table 5 Rural (A) Zone Provisions Compared to Actual Dimensions of Proposal Provision Required Retained Residential Lot Lot Area Minimum: Dwelling house accessory to, or located on the same lot as, a permitted farm, specialized farm or forestry use Lot Area Minimum: All other dwelling houses Lot Frontage Minimum: Residential uses Lot Frontage Minimum: All other uses Severed Lot 19.43 ha n/a ±26.7 ha 0.41 ha ±11.33 ha n/a 45.73m ±237m on Mono Centre Rd n/a 304.90m n/a ±440m on Mono Centre Rd Front Yard Depth Minimum 19.82m ±25.5m n/a Exterior Side Yard Minimum 19.82m ±22.8m n/a Interior Side Yard Minimum: Accessory private garage Interior Side Yard Minimum: All other buildings or structures Rear Yard Minimum: Accessory private garage Rear Yard Minimum: All other buildings or structures 4.58m ±183.0m n/a 9.15m ±186.7m n/a 4.58m ±472.5m n/a 9.15m ±428.6m n/a Lot coverage Maximum 15% 0.4% 0% Denotes zone deficiency to be amended Conclusion: The severed and retained lots will meet the provisions for a Rural zone as stated in the Town of Mono Zoning By-law. 15
2.4.2 MDS (Minimum Distance Separation) The MDS setbacks (Minimum Distance Separation) were calculated for 11 properties with livestock facilities within 750m of the subject property. One MDS arc crosses onto the eastern edge of the proposed severed parcel, but lies mostly within the required side yard setback from the zoning provisions (see Figure 6). This should not impact on future development as a building envelope can be readily accommodated on the remainder of the parcel. Therefore, the severed lot is not constrained by MDS..., SKETCHFOR MOS PART Of LOT 16 CC»K:ESSK>N1, EAST OF HUROHTARIOSTREET GEOGiW"'l4C T~SHP Of" MONO TOWN OF MOHO COUNTY OF DUFFERIN ~~l..j;!n~.t:=- ::..-...:-.-- Figure 6 The MDS setbacks for 11 livestock facilities were calculated and are plotted on the above map. Only one MDS arc crosses onto the subject property at the east lot line. 16
2.4.3 NVCA Regulated Area The Nottawasaga Valley Conservation Authority (NVCA) regulates development near watercourses. NVCA mapping indicates there is a regulated area adjacent to the branch of the Nottawasaga River at the west side of the retained parcel (see Figure 7). The proposed severance will have small sections along the west side that are in the NVCA regulated area. An NVCA permit would be required in the future if development is proposed in these areas. Figure 7 The Nottawasaga Valley Conservation Authority mapping indicates the NVCA regulated area includes portions of the subject lands adjacent to the branch of the Nottawasaga River, as shown by the red cross-hatching on the map. 17
2.4.4 Natural Heritage System Mapping The Town of Mono is in the process of preparing a Natural Heritage Strategy (NHS) to fulfill a policy directive in the Town of Mono Official Plan. Draft Natural Heritage Planning Mapping shows several features on the subject property (see Figure 8). Provincially significant wetland (PSW) occurs adjacent to the watercourse on the west side of the subject property. Other wetlands are situated along the west lot line at Hurontario St and in a band extending eastward from the PSW. Areas of significant woodland occur coincident and adjacent to the wetland areas. On the former agricultural fields on the property, natural succession and tree planting are contributing to the regeneration of forest cover. This is most advanced on the southernmost field areas and less so toward the north lot line. The draft NHS mapping further identifies the wetland areas as EP1 (Environmental Protection 1) and the woodlands as EP2 (Environmental Protection 2). Figure 8 The Town of Mono has Natural Heritage System mapping currently in draft form. The subject property, outlined in red on the above map, has several natural heritage features. Provincially significant wetland is marked in blue with a grey border (PSW label added for clarity), while other wetlands are marked with blue shading (Wetland label added for clarity). Significant woodland is marked with a green shading (Woodland label added for clarity). 18
3.0 SEVERANCE LAYOUT CONSIDERATIONS The original application submitted for B02/17 proposed a severed lot of 25 ha and a retained lot of 13 ha. The Committee of Adjustment requested that the applicant consider a revised lot configuration that would have a larger severed parcel. After consultation with the Town of Mono planning department, the applicant shifted the severance line westward by 40m and brought forward a proposal with a severed parcel of 26.7 ha and a retained parcel of 11.33 ha. A B Figure 9A The original application proposed to divide the subject property into a 25 ha severed parcel and 13 ha retained parcel. Figure 9B The revised proposal has increased the severed parcel to 26.7 ha with a retained parcel of 11.33 ha. The Nottawasaga Valley Conservation Authority provided comments about the revised proposal and noted that the severance line would bisect the provincially significant wetland near the northern edge of the retained parcel. The NVCA planner suggested a short segment at a northeasterly angle be included on the severance line so that the wetland would lie wholly within the retained lot and the ownership would not be split. The suggested revision is shown by the black line on Figure 10. 19
' pov<1uo;t I. ">r WGlmMoO''_(>0<,,...,...""~ -. 'im ~_ I,,",,~... NVCA Maps 20-Sep-2017 legend Jur1tdieHon BoIJnd.ry Munlclpa~tIe. NVCA Properties Street NumberLibels Parcel Boundaries Lake. NeIghbouringCAs Steep Slopes "~.I "-3:1 JurlldlcUon Boundary MunlcipallOo. NVCA Properties SlnNI Number Labels Parcel Boundaries Evaluated Wetlands (MNRF) o Ey.~IId C»... En~ ~. Nottawasaga VaUay Con.erv.tlon Authority 81IJSBlhune Utol)l., ON LOMno 100 zoo 400 m 1 : 10000 IIMIIIII. (M 1It01II ''')I''"'~I',~,.. "".,.~~...',..... u.o.r." 1M ""'.. nno! -.,.1ftt4 III 1hf)1"'j.lp'OOU('.tfI"RIUQlr\:t~II01'1.dtov,"rvotll.lftltlIIMI""btIoI.",.. ""...,.. 4t(ltII..", '" 2GI7~~"'04\ICllonorml. m,,'ii ~""~.d... _ ",tit",..mii.im"'" 'IIIt"'Il"''bg~ V~"V(;Dft""'MIDn...,~r""'I, Figure 10 The NVCA suggested a further change to the revised severance line so that it would angle around the provincially significant wetland, shown as orange hatching. While the Committee of Adjustment has commented that it would be desirable for the severed parcel to be enlarged to provide for greater flexibility in future agricultural use, this consideration cannot be taken in isolation. It must be remembered that the official plan designation for the subject property is Rural. The TMOP policy about lot creation where natural heritage features are present also needs to be considered: Lot creation is prohibited in provincially significant wetlands... Where a consent will result in the fragmented ownership of the natural heritage feature, consideration shall be given to modifying the lot line to ensure the feature and its buffers remain within one lot, to assist in the long term protection of the natural heritage feature. (TMOP s. 24(1)(c)(iv) in part) The Town of Mono Zoning By-law schedule (Figure 5) shows an EP zone in the general area of the provincially significant wetland, although it has a smaller extent than what the NVCA mapping shows (Figure 10). The outline of the PSW shown on the draft Natural Heritage Strategy mapping (Figure 8) agrees with the NVCA map. The original proposal omitted a small corner of the PSW and the revised proposal positioned an even-larger portion of the PSW on the severed parcel. The NVCA suggested addition of a triangular area at the north lot line (Figure 10) would achieve compliance with s. 24 of the TMOP. 20
Although the NHS mapping is at the draft stage and has not been formally incorporated into the Town of Mono Official Plan, there is merit is reviewing the available natural heritage information on wetlands and woodlands. The draft NHS mapping shows an area of Other Wetland extending east of the PSW. Woodlands also extend across the south half of the parcel. These features are divided almost in half by the severance line. A further revision to the proposed severance line could be entertained so as to minimize the partitioning of natural heritage features. An alternate layout is shown on Figure 11 below. The west edge of the former agricultural field abuts a section of woodland on the subject property. A severance line situated approximately 35 metres east of the original proposed line would effectively capture all of the provincially significant wetland and nearly all of the other wetland. The forested lands would be severed along some of the existing edges of open areas. The resulting blocks would be of sufficient size for forest management activities to occur on both the severed and retained parcels. Figure 11 An alternate layout for the severance, shown by the orange dashed line on the map, would begin at the northeastern limit of the PSW, go south along the edge of woodland, cross the east edge of the other wetland, and connect to the south lot line. The severed parcel would be 22.47 ha and the retained parcel would be 15.56 ha. For comparison, the NVCA layout is shown by a thin yellow line on the map. 21
The alternate severance layout presented in Figure 11 would address the natural heritage and severance policies of the Town of Mono Official Plan and would be consistent with the Town of Mono Zoning By-law provisions for a Rural zone. Should the Committee of Adjustment feel a larger severed lot size would be appropriate, the proposal from NVCA, as shown in Figure 10, with an additional angled line around the provincially significant wetland would be the most suitable approach. 4.0 SUMMARY & CONCLUSIONS The proposed consent is meant to sever a rural lot from the subject lands. A residential dwelling is a permitted use in the Rural zone. The proposed consent reflects appropriate rural land use planning and will conform to the policies of the Provincial Policy Statement, the Dufferin County Official Plan, the Town of Mono Official Plan and the Town of Mono Zoning By-law. Respectfully submitted, Prepared By David Ellingwood Approved By Don Scott 22
KEY MAP Subject Property SITE PLAN - Overview 674305 Hurontario St W Part Lot 16, Concession 1 EHS (Part 2 RP 7R3095) Town of Mono County of Dufferin Roll # 221200000716900000 Jim Olar LOT LINES LEGEND SUBJECT PROPERTY REVISED SEVERANCE (includes NVCA comment) ALTERNATE SEVERANCE LAYOUT (reflecting natural heritage features) Draft NHS Mapping PSW Wetland Woodland Provincially Significant Wetland Other Wetland Woodland SEVERED LOT 22.47 ha LOT DIMENSIONS BLOCK Frontage Depth Area Notes Current Lot Severed Parcel Retained Parcel 500m Hurontario St 369m Mono Centre Rd 298m Mono Centre Rd 609m 609m 609m 38.03 ha 22.47 ha 15.56 ha includes existing house and shed RETAINED LOT 15.56 ha 369m± SCALE 0 25 50 75 m PLANNING CONSULTANTS INC. 978 First Avenue West (519) 372-9790 e-mail: cuesta@cuestaplanning.com Owen Sound, Ontario Fax: (519) 372-9953 N4K 4K5 1-800-653-7692 Dwn. By: Date Printed: 298m± File: D. Ellingwood 21731 Oct. 23, 2017 Dwg No.: 1 of 1