The Town of South Bruce Peninsula Planning Advisory Committee Minutes 1. Call to Order The Planning Advisory Committee met on Wednesday May 28, 2014. Deputy Chair Don Tedford opened explained the outline of the meeting. Time 10:08 am 2. Prohibition on Recording and Electronic Devices Deputy Chair Tedford noted the prohibition on recording and electronic devices; members of the public will not be permitted to make recordings of open proceedings. The use of electronic devices including but not being limited to cameras, laptops, cellphones and recorders is prohibited during proceedings unless expressly permitted by the Committee. 3. Attendance and Regrets All members of the Committee were present except for Jim Martell and Gary Harron. 4. Declaration of Pecuniary Interest and General Nature Thereof No member of the Committee indicated being aware of any pecuniary or other interest with the upcoming applications. 5. Closed Session Closed Session was not required. 6. Public Notice/General Announcements There were no notices or announcements made. 7. Adoption of Minutes R-07-2014 It was Moved by Councillor Turner, Seconded by Councillor Kirkland and Carried That the minutes of the April 23, 2014 Planning Advisory Committee meeting be adopted as received.
8. Delegations No delegations were scheduled. 9. Reports (New Business) 9.1 Z-19-2014.58 Bruce County, Planning Report Presentation and Public Meeting All members of the Committee agreed to move to this item in the agenda. Deputy Chair Tedford advised that they will review the Bruce County application first as there are a lot of members from the public present for this application. Deputy Chair Tedford opened the meeting to Planner Jack Van Dorp. Planner Van Dorp gave a brief review of the planning application that had been previously provided to the Committee. Planner Van Dorp said that lands already zoned Open Space with a special provision are not affected by this as they have a special zoning designation. The standard agencies were circulated for their comments regarding the application. No objections were raised by the agencies. The MTO provided general information about requirements for MTO permits, should permits be required. The Grey Sauble Conservation Authority advised that as part of the Official Plan process, they mapped environmental hazard areas that were accepted by the OMB and inserted into the OP as Schedule T. A note should be added to the amendment that would stipulate that buildings would not be permitted within these mapped hazard areas as per Schedule T within the OS zone. Typically, these areas would be regulated anyway under the CA s ON REG 151/06. Planning Staff note that by and large the management plans of the public authorities and the GSCA regulations should address this. Planning Staff recommend inserting an information note into the Zoning By-Law regarding the existence of this mapping and the CA s regulations. There was brief discussion regarding not adding a note to the text of the by-law but to refer to the regulation on the schedule. Councillor Kirkland asked if the properties will then be restricted to one building. Planner Van Dorp confirmed that they aren t restricted to one building. There was discussion on the lot coverage of 40% for buildings and that it was high. Planner Van Dorp said that they can deal with this in the housekeeping by-law that will be coming forward shortly. Planning staff are recommending that this be reduced to 5% lot coverage. Deputy Chair Tedford said that they could take lot coverage right out of the by-law and that it would be dealt with by setbacks on smaller lots. Councillor Turner asked how it arrived at 40% in the first place. Deputy Chair Tedford said he
believes it was a typo. Councillor Kirkland agreed with the Deputy Chair to not have it in the by-law at all. There was discussion regarding regulating it through a Site Plan Agreement and whether it could apply. Planner Van Dorp said that if it is removed from the by-law there would be no restriction on coverage. Councillor Turner said he would rather they deal with it now instead of fixing it later in case it gets missed. Planner Van Dorp said that if Council feels it is a minor change then they do not need to circulate the public. If it is a major change then the public will need to be recirculated. Councillor Kirkland said that they can put that in the recommendation to Council. There was brief discussion regarding smaller lots, setbacks and Site Plan Control By- Laws. Councillor Kirkland said he would be ready to move ahead to remove lot coverage from the OS zone. Staff received a number of telephone calls and counter inquiries from landowners with OS-zoned properties, but did not receive any written objections or comments. Deputy Chair Tedford opened the meeting for public comment. John Chivers (president of the Sauble Snow Riders) said that he appreciates everyone s efforts and he wanted to emphasize how important it is to our community as well as how important the Sauble Snow Riders are in contributing to the community businesses. Councillor Kirkland confirmed through Mr. Chivers that they are aware of what they can do on the property and can do what they want to do. Mr. Chivers said that he was clear on what is going on and satisfied with it. Mr. Chivers acknowledged that this is one obstacle and they may have a few more including arrangements for the lease agreement for the land. Robert Trask said that he appreciates what the Planning Department is doing and that it will be beneficial to the area. Larry Ernewein inquired about the location of the building for the snowmobile club. Planner Van Dorp pulled up a map as to where it will be going. Mr. Ernewein owns a bunch of OS on private land that is conservation area but he still owns it. He inquired to the reasoning behind the OS zoning for his property as the designation was there when he bought the property. Planner Van Dorp answered that the property may be lowlands and that those lands are not suitable for zoning. Mr. Ernewein inquired what the RU2 zone meant. There was brief discussion regarding the RU2 zone. Donald Rork who is a cottager in the Oliphant area, owns a small private lot that is zoned OS. He said that if there is no percentage someone can build a shed without a permit. If there is nothing in there sheds will pop up on unopened roads. Councillor Turner said that you cannot put anything on an unopened road allowance that is owned by the Town. Councillor Kirkland said further to that that if the municipality decided that
they don t need the unopened road allowance anymore and was to sell it adjacent landowners would have the first opportunity to purchase it. Deputy Chair Tedford indicated that they could get rid of lot coverage and set a higher setback. Councillor Kirkland asked that the recommendation be modified to delete Section 27.3 and replace with minimum setback of 15m to all yards. Also that Council considers this change to be minor and not require any further circulation. R-08-2014 It was Moved by Councillor Kirkland, Seconded by Councillor Turner and Carried That the Planning Advisory Committee receives Z-19-2014.58 regarding an application for lands zoned Open Space (OS) throughout the Town of South Bruce Peninsula; And that Section 27.3 be deleted and replace with a minimum setback of 15m to all yards; And that Council considers this change to be minor and not require any further circulation; And that the Planning Advisory Committee forwards a recommendation of approval to the Town of South Bruce Peninsula Council that the necessary by-law be adopted. 9.2 Z-18-2014.56 Korpikoski Homes Inc., Planning Report Presentation and Public Meeting Deputy Chair Tedford opened the meeting to Planner Jack Van Dorp. Planner Van Dorp gave a brief review of the planning application that had been previously provided to the Committee. The applicant is proposing to construct semi-detached dwelling units on two lots and to later sever the lots. The dwellings will be connected by the garage so there will be a total of 4 dwelling units. Each would have a 51 foot frontage per unit if severed. The dwellings are 38 wide with 12 to 14 left as an interior sideyard setback. The applicant may propose to sever each lot so each unit is on its own property. These lots seem tight and small for private services. However, the applicant has had a groundwater impact study assessment completed as well as a karst assessment. Those studies were completed and submitted. The studies determined that by using an advanced tertiary treatment system they can achieve Ontario drinking water standards. The by-law will stipulate that those requirements will be necessary. The engineer confirmed well locations, casing depth, grading etc. The Bruce County Highways Department indicated that there exists a wide mountable curb and gutter along this frontage and they would wish to have an 8' paved boulevard
with supporting excavation and granular along the entire frontage. Planner Van Dorp said that this can be dealt with as conditions of the consent when it comes forward. The Grey Sauble Conservation Authority has no objection to this application. GSCA advised that the there is a sinkhole just north of the property which is the drainage outlet for the adjacent subdivision. GSCA recommended that a storm water management plan be prepared for the proposed lots to address any increases of storm water being conveyed to the sinkhole treatment of water quality. GSCA also recommended that footings be located above the seasonally high water table, as noted in the servicing report submitted with the application. Town staff noted that a zero side yard setback should be clarified in the by-law and a storm water management plan be submitted as a condition for building permits. The application was circulated to the public within 60 metres of the properties and a notice posted on the property on May 2, 2014 with written comments requested by May 20, 2014. No comments had been received at the time of writing the planning report. The proposal maintains the goals and objectives of the Town of South Bruce Peninsula Official Plan and it conforms to the intent and purpose of the Town of South Bruce Peninsula Comprehensive Zoning By-Law 122-2009. Councillor Kirkland wanted to confirm that they are allowing the applicant to build two units on one lot thinking in the future there could be a severance at a later time. Councillor Turner inquired about the Bruce County Highways 8 boulevard requirement. Planner Van Dorp said that it s already there in some spots on that road. You can consider this a tiny subdivision; that the equivalent of the Hepworth sidewalk be constructed when 4 lots are created. They have the mountable curb at this time. Deputy Chair Tedford commented that these pieces are separate now and don t need to be severed. He said that they would have a survey completed pinning the foundation and apply for part lot release. The surveyor shows them where to put the foundation. The Part Lot Release By-Law is allowed under the Planning Act through Council. It is frowned upon by Planning but it s done through the municipality. He wanted to acknowledge that you can do a consent application later or do part lot release. Planner Van Dorp said he can put part lot release in general on a future agenda for discussion. Planner Van Dorp talked to Mr. Korpikoski as the original proposal is to do two linked dwellings where they are connected by the same foundation but they are a different house. They confirmed that the lots weren t big enough for that. Deputy Chair Tedford said that 15m frontage is low for this type of development but because of the depth of the lots and already having the engineering complete, he felt that it sounds that the lot has cured its own problems.
Patrick McKee inquired about the lot in between Mr. Korpikoski and his on Pine Tree Drive. He was curious about the zoning if Mr.Korpikoski decides to build further homes in the future. Planner Van Dorp confirmed that the property is zoned EH and that it is owned by the Town. There was brief discussion on the sinkhole and drainage. Mr. Korkpikoski has nothing further to add. R-09-2014 It was Moved by Councillor Turner, Seconded by Councillor Kirkland and Carried That the Planning Advisory Committee receives application Z-18-2014.56 regarding lands described as Pt Lot 1 Concession 9, RP 3R7813 Part 4 and Part 5 (Hepworth) in the Town of South Bruce Peninsula; And that the Planning Committee forwards a recommendation of approval to the Town of South Bruce Peninsula Council that the necessary by-law be adopted. 9.3 Provincial Policy Statement (2014) Discussion No discussion took place. 10. Matters of Urgency No matters of urgency were presented. 11. Reports from Committee Members No reports were received. 12. Unfinished Business There was no unfinished business. 13. Adjournment R-10-2014 It was Moved by Councillor Turner, Seconded by Councillor Kirkland and Carried That the Planning Advisory Committee be adjourned at 11:21 a.m.