planning committee wednesday, june 14, 2017, at … · meeting held on wednesday, june 14, 2017, at...

Corporation of the Town of Huntsville

PLANNING COMMITTEE

Meeting held on Wednesday, June 14, 2017, at 9:30 a.m.

in the Huntsville Civic Centre, Municipal Council Chambers

______________________________________________________________________________

Attendance Chair: Councillor Bob Stone

Members: Councillor Nancy Alcock

Councillor Jason FitzGerald

Councillor Jonathan Wiebe

Absent: Deputy Mayor Karin Terziano

Staff: Denise Corry Chief Administrative Officer

Derrick Hammond Director of Development Services Jasmine Last Planning Customer Service Rep. (Recording Secretary)

Kirstin Maxwell Manager of Planning Christopher Nagy Chief Building Official

Elizabeth Reimer Senior Planner

1. CONVENE

Moved by Bob Stone PC100-17

IT IS RECOMMENDED THAT: We do now convene as a Planning Committee at 9:37

a.m.

Carried.

2. ADOPTION OF AGENDA


IT IS RECOMMENDED THAT: The Planning Committee Agenda dated June 14, 2017,

be adopted as printed and circulated. Carried.

3. DISCLOSURE OF PECUNIARY INTEREST

-Nil-

4. INVITED AND CEREMONIAL PRESENTATIONS

4.1 Steve Scholten, Ministry of Natural Resources and Forestry

Mr. Scholten outlined a visual presentation regarding the impact of development on fish

habitat (attached as Appendix “A”).

5. REPORTS

5.1 CONCURRENT OFFICIAL PLAN AMENDMENT / ZONING

a) OPA#13 & Z/22/2017/HTE Langford/Lalor – Island No. 2, Lake of Bays

Application was deferred at the request of the applicant and will be re-advertised when

a new public meeting has been scheduled.

Planning Committee Meeting Minutes – June 14, 2017 - 2 -

5.2 ZONING AMENDMENTS

a) Report DEV-2017-105 – Z/01/2017/HTE MacLennan – 77 Vernon Reach Road

Elizabeth Reimer outlined the report.

Chair Alcock called upon the applicant or their representative to provide additional

comments.

Lanny Dennis, representing the applicant, concurred with staff’s recommendation. Mr.

Dennis stated that an engineer’s report had identified that the subject lands are outside the limits of the Big East River delta, and further explained that the lot is located on an

open stretch of water, rather than on a river system where the flow velocities and catchment area would have greater impact. Mr. Dennis noted that the lot is not

characteristic of a floodway due to the steep slopes. Mr. Dennis outlined similar

development in proximity, and stated that the flood elevation is consistent with other shoreline development on Lake Vernon.

Mr. Dennis stated that the applicant proposed to install a floating boathouse and that

the design would be dealt with at the site plan approval and building permit stage. Mr. Dennis stated that a floating boathouse could be constructed with no zoning

amendment required.

Chair Alcock asked if there was anyone present that wished to provide comments or ask

questions regarding the application.

-Nil-

Chair Alcock asked if there were any questions or comments from Committee Members.

Committee requested clarification on the design of a floating boathouse.

Mr. Dennis clarified that the boathouse would be designed to rise and fall with the water level.


IT IS RECOMMENDED THAT: Planning Committee recommend to Council that Zoning By-law amendment Z/01/2017/HTE be APPROVED, changing the

zoning from a Natural Resource Floodway (NR1) Zone to a Natural Resource

(NR) Zone. Carried.

b) Report DEV-2017-106 – Z/26/2017/HTE Strongman – 410 Highview Drive


Chair Alcock called upon the applicant or their representative to provide additional comments.

Graeme Huzinga, representing the applicant, explained that the application would allow

the owner to eventually build a dwelling on the lot. Mr. Huzinga stated that the property

has unique topography but that the owner had identified an area suitable for development on the lot. Mr. Huzinga explained that the zoning by-law permits

development when only water services are available, and that the application was proposing the inverse, where only sewer services are available, and stated that his client

would connect to water services when available.


Chair Alcock asked if there was anyone present that wished to provide comments or ask questions regarding the application.

-Nil-


Committee questioned if the property owner intended to drill a well.

Mr. Huzinga responded affirmatively but clarified that if the water connection were to

become available before construction begins, a well would not be necessary.


IT IS RECOMMENDED THAT: Planning Committee recommend to Council that

Zoning By-law amendment Z/26/2017/HTE be APPROVED, changing the

zoning from a Rural One (RU1) Zone to a Rural One (RU1) Zone with the following exception:

to permit the construction of a single family dwelling on a single service;

that the subject lands will be subject to site plan control.

Carried.

5.3 CONCURRENT CONSENT / ZONING

a) Report DEV-2017-107 – Z/27/2017/HTE & B/23-26/2017/HTE Monkman/Whyte –

3095 & 3177 South Portage Rd



comments.

Nicholas Hiley, representing the applicant, concurred with staff’s recommendation and stated that he was present to answer any questions.



-Nil-


Committee questioned the need for the shared driveway when the proposed lots abut South Portage Road.

Ms. Reimer clarified that a driveway already exists and the rights-of-ways would tie into the existing driveway to maintain a single access off South Portage Road.

Committee discussed the request for an increase in the permitted shoreline structure

width.

Ms. Reimer stated that a 25% amenity area, to a maximum width of 15 metres, would

be currently permitted and that the applicant was requesting an additional 2.7 metres of shoreline amenity area. Ms. Reimer explained that due to the amount of proposed

frontage on the lot, staff felt the increase was an appropriate request.



BE IT RESOLVED THAT: Planning Committee APPROVE Consent Applications

B/23/24/25/26/2017/HTE for the creation of three new shoreline residential lots and

right-of-ways;

CONDITIONAL ON: 1. A registerable description of the severed lot being submitted to the Clerk, (including

all rights-of-ways and easements), along with a registered copy of the reference plan;

2. The Owners’ taxes being in good standing;

3. A site inspection fee of $225.00 being paid to the Town of Huntsville per lot; 4. A consent finalization fee in the amount of $170.00 being paid to the Town of

Huntsville per lot; 5. The lands being rezoned for their intended use, where applicable;

6. 5% Cash-in-lieu of parkland being paid to the Town of Huntsville on the severed

lands; 7. The Original Shore Road Allowance being stopped up, closed, and purchased by the

owner. Carried.


IT IS RECOMMENDED THAT: Planning Committee recommend to Council that

Zoning By-law amendment Z/27/2017/HTE be APPROVED, changing the zoning from a Shoreline Residential Four (SR4) Zone to:

• a Shoreline Residential Two (SR2) Zone for the Retained and B/24 lands; • a Shoreline Residential Two (SR2) Zone with exception to permit a lot

area of 0.9396 hectares for B/25;

• and a Shoreline Residential Two (SR2) Zone with exception to permit an increase in shoreline structure width to 17.7 meters and increased

boathouse width to 11 meters for B/23. Carried.

b) Report DEV-2017-108 – Z/28/2017/HTE & B/27/2017/HTE Chipperfield – 591 Ravenscliffe Road



comments.

Peter Cotterchio, representing the applicant, stated that he was present to answer

questions.



-Nil-


-Nil-


Moved by Jonathan Wiebe PC106-17

BE IT RESOLVED THAT: Planning Committee APPROVE Consent Application

B/27/2017/HTE for an access easement in favour of, and a lot addition to, 653

Ravenscliffe Road;

CONDITIONAL ON: 1. A registerable description of the severed lot being submitted to the Clerk, (including

all rights-of-ways and easements), along with a registered copy of the reference plan.

2. The Owners’ taxes being in good standing.

3. A site inspection fee of $225.00 being paid to the Town of Huntsville. 4. A consent finalization fee in the amount of $170.00 being paid to the Town of

Huntsville. 5. An undertaking is to be provided from the solicitor acting for the parties indicating

that the severed land and the abutting property to the west will be consolidated into

one PIN under the Land Titles System.

The severed lands are to join in title to the lands to which they are being added. Section 50(3) or (5) of the Planning Act, R.S.O. 1990, as amended, applies to any

subsequent conveyance or transaction in relation to the land subject to this consent.

Carried.


IT IS RECOMMENDED THAT: Planning Committee recommend to Council that Zoning By-law amendment Z/28/2017/HTE be APPROVED, changing the

zoning of the lot addition lands from a Rural Two (RU2) Zone with exception

0121 to a Rural Residential (RR) Zone. Carried.

5.4 CONSENTS

a) Report DEV-2017-109 – B/28-32/2017/HTE Claudex – 731 Etwell Road

Kirstin Maxwell outlined the report.

Chair Alcock called upon the applicant or their representative to provide additional comments.

Wayne Simpson, representing the applicant, explained that the consent applications were required to be registered prior to the condominium road.



-Nil-


-Nil-


BE IT RESOLVED THAT: Planning Committee APPROVE Consent Applications B/28-

32/2017/HTE for the creation of 5 new rural lots;


CONDITIONAL ON:

1. A registerable description of the severed lands being submitted to the Clerk,

(including all rights-of-ways and easements), along with a registered copy of the reference plan;

2. The Owners’ taxes being in good standing; 3. A consent finalization fee in the amount of $170.00 being paid to the Town of

Huntsville; 4. 5% cash in lieu of parkland being paid on the severed lands.

Carried.

6. REPORTS FROM MUNICIPAL OFFICERS

6.1 Report DEV-2017-110 – RC/10/2017/HTE Barkey – 63 Europe Lane


Moved by Jason FitzGerald PC109-17

IT IS RECOMMENDED THAT: Application RC/10/2017/HTE be approved in accordance with the Road and Shore Road Allowance Closing Policy and

Procedure;

CONDITIONAL ON:

1. The Applicant pay all survey, legal and associated expenses;

2. The sale price for the land proposed to be closed be in accordance with

the Fees and Charges By-law, as amended; 3. The applicable fee, in accordance with the Town’s “Shore Road Allowance

Closure as a Requirement of Planning Applications” policy, as amended, be provided;

4. A survey, in duplicate, be provided showing the road allowance as a

specific part on the Plan; 5. A registered Transfer/Deed of Land for the road allowance be filed with

the Municipality within one year from the date of the motion approving the application or the motion will be considered null and void and a new

application will be required; 6. That any utility plant located on the property proposed to be closed be

given an easement;

7. The shore road allowance is hereby declared as surplus to the Town’s needs;

8. The portion of the shore road allowance being closed merge in title with the lot to which it is being added;

9. That the Mayor and Clerk are hereby authorized to sign the necessary

documentation pertaining to the closure and sale of said shore road allowance.

Carried.

6.2 Report DEV-2017-112 – Official Plan Review – Policy Background Papers



IT IS RECOMMENDED THAT: Planning Committee ENDORSE the policy

background papers for Healthy Communities and a Sustainable Natural

Environment.


Carried.

6.3 Report DEV-2017-111 – Ontario Municipal Board Appeals


Committee directed staff to bring forward information to the July meeting regarding

changes to the Ontario Municipal Board.


IT IS RECOMMENDED THAT: Staff be directed to advise the Ontario Municipal

Board that the Town will not participate in any of its current outstanding appeals.

Carried.

7. NEW BUSINESS

Pioneer Camp Road Allowance Closures

A discussion occurred regarding the previously-approved application to close the road

allowances surrounding Pioneer Camp. Committee directed staff to advise a

neighbouring property owner to Pine Road to submit a deputation request for the JulyPlanning Committee meeting.

Hyundai Dealership

A discussion occurred regarding the dealership’s compliance with dark-sky friendlylighting by-law.

Sign By-law

Christopher Nagy outlined an application for a sign permit at 234 Main Street West.

8. ADJOURNMENT


IT IS RECOMMENDED THAT: We do hereby adjourn at 11:18 a.m. to meet again on

Wednesday, July 12, 2017, or at the call of the Chair.Carried.

________________________________ Chair, Councillor Nancy Alcock

SIGNED

Protection of Fish Habitat through

Municipal Planning

June 14, 2017

Appendix "A"

2

Outline

• Importance of fish habitat

• Impact of development on fish habitat

• municipal, federal and provincial roles and PPS

• Habitat Mapping

• Fish habitat assessments

• Cumulative effects

Importance of Fish Habitat

3

“Habitat is the Key”

• Coarse scale • Geology, climate,

• Bathymetry, nutrients, water quality/quantity

• Fine Scale • Physical attributes

• Shallow, near shore littoral

• Substrate, vegetation, wood

• ‘Ribbon of life’

4

Impact of Development

• Direct• Physical change

• vegetation, rocks, woody debris, sediment

• Indirect• water quality (temperature, nutrients), quantity

• Associated uses

• Cumulative

6

7

A R M O U RA R M O U R

T W PT W P

KE

NT

RD

History

• Prior to 1997• MNR administered fish habitat sections of Fisheries

Act on behalf of DFO,

• MNR commented directly on municipal planning

matters

• Since 1997• Admin. of habitat sections of FA returned to DFO

– Site-specific project review

• Planning review transferred to municipalities

– MNR provided lake summary sheets and habitat mapping to

municipalities, with advice on application

8

Roles • DFO

• review/approve projects that directly impact habitat

(Fisheries Act) (not activities)

• MNR • Approve projects (Public Lands Act) – refer to DFO for fish

habitat advice

• Manage fish – monitoring, regulations, enhancement

• planning advice

• Information

• Municipality • Planning approval, Apply PPS

9

Habitat Mapping

• Variety of sources• Quality varies

• Broad-scale, generalized (Type 1, 2,

unknown)

• Sensitivity varies (even within Type 1)

• Consider Type 1 a ‘flag’

• Map, with tabular data

10

11

C H A F F E YC H A F F E Y

T W PT W P

S I N C L A I RS I N C L A I R

T W PT W P

Harp

Lake

HARP LAKE RD

ENADR

SYD

NEY

TR

AIL

MCLEAN DR

SHARON

DR

Type 2

Coldwater Stream

Coldwater LakeLake Trout LakeAt Capacity

Stream Mouth

Aquatic Vegetation

Lake Trout Spawning AreaUnknown Habitat/Thermal Regime

C H A F F E YC H A F F E Y

T W PT W P

S I N C L A I RS I N C L A I R

T W PT W PHarp

Lake

HARP LAKE RD

ENADR

SYD

NEY

TR

AIL

MCLEAN DR

SHARON

DR

PPS

2.1.6 Development and site alteration shall not be permitted in

fish habitat except in accordance with provincial and federal

requirements.

2.1.8 Development and site alteration shall not be permitted on

adjacent lands to the natural heritage features and areas identified

in policies 2.1.4, 2.1.5, and 2.1.6 unless the ecological function of

the adjacent lands has been evaluated and it has been

demonstrated that there will be no negative impacts on the natural

features or on their ecological functions.

12

MNR Advice

Type 1 (Critical) Habitats are those, which have high productive

capacity, are rare, highly sensitive to development, or have a critical

role in sustaining fisheries (e.g. spawning and nursery areas for

some species, and ground water discharge areas).

Type 2 (Important) Habitats are moderately sensitive to development

and although important to fish populations, are not considered

critical (e.g. feeding areas and open water habitats of lakes).

Unknown habitat refers to areas where no information currently exists.

Until specific information is generated, these areas should be

treated in the same manner as Type 1 Habitats.

13

MNR Advice

• new shoreline lots should have sufficient suitable areas

for shoreline use (docks, swimming, etc.) that are not

within critical fish habitat

• new shoreline structures be located outside areas of

critical fish habitat

• studies should be required when development is

proposed in critical and Type 1 or unknown fish habitat,

or on adjacent lands.

14

Site Assessments

• preliminary ecological site assessment

• Identify values

• a qualified biologist

• If site assessment reveals a likelihood of a natural heritage value

• site-specific impact assessment,

• identify values,

• assess potential impacts

• proposed mitigation measures

15

Cumulative Impacts

• generally not done

• appropriate scale

16

planning committee wednesday, june 14, 2017, at … · meeting held on wednesday, june 14, 2017, at...

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