THE CORPORATION OF THE

TOWNSHIP OF RAMARAProud History - Progressive Future

PUBLIC MEETING OF COUNCIL AGENDAMONDAY JANUARY 20TH 2014 — 7:00 P.M.

COUNCIL CHAMBERS

OPENING OF MEETING

2. DISCLOSURE OF PECUNIARY INTEREST

3. PUBLIC MEETING

3.1 Report by Mark Dorfman dated January 2Qth 2014, regarding a Planof Subdivision/Condominium Application RA-CDM-13-01 andZoning Bylaw Amendment Application Z-5/1 1Rama Lakefront Resorts Inc (Henderson) 7199 Rama Road

3.2 Correspondence from Tim Collingwood, CC Tatham & AssociatesLtd dated January 81 2014, regarding applications RA-CDM-13-01and Z-5/1 I

3.3 Correspondence submitted by Rama Lakefront Resorts Incregarding applications RA-CDM-13-01 and Z-5/11

4. ADJOURNMENT

P.O. Box 130, Brechin, Ontario LOK 1B0, (705) 484-5374 Toll Free 1-800-663-4054 (for 689 exchange only) Fax (705) 484-0441Email: ramara(ramara.ca Web Site: www.ramara.ca

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January 20, 2014

Report to:

Subject:

Township of Ramara Planning Committee

Public Meeting Report Plan of Subdivision/Condominium Application RA-CDM-13-01 and Zoning Bylaw Amendment Application Z-5/ 11 7199 Rama Road Rama lakefront Resorts Inc., Mr. Russ Henderson

On October 28, 2013, the Township received a planning application for draft approval of a plan of subdivision/condominium. The application to amend Ramara Zoning Bylaw 2005.85 was received on October 5, 2011. The zoning bylaw amendment application was deferred by Council at its meeting on November 19, 2013 pending the acceptance of the plan of subdivision.

The applicant indicant intends to seek approval of a condominium plan for the subject property.

The subject property is located on the east side of Rama Road and south of Southwood Beach Boulevard. The subject area is approximately 3.80 hectares (9.39 acres) with frontage of approximately 126.5 metres (415 feet) on Rama Road. The subject property abuts a 20.12 metre (66 feet) wide Original Shore Allowance that is adjacent to Lake St.John.

Currently, the property is vacant. Previously, it was used as a seasonal trailer park with six permanent occupancy dwelling units.

The subject property is designated in the Ramara Official Plan as "Shoreline Residential" with special policy 9.7.19.5. This designation and policy came into effect on AprilS, 2013 by Amendment No. 14.

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The official plan policy allows the development of a total of 36 lots and dwellings in a plan of subdivision/condominium, on a private driveway. The development is to be implemented by a plan of subdivision/condominium and a zoning bylaw amendment.

Amendment No. 14 provides that any further planning applications (i .e. the plan of subdivision/condominium and the zoning bylaw amendment) "may be determined as complete applications following the satisfactory completion of the approval and design of private water supply, wastewater treatment and stormwater management services, the design of the plan of subdivision/condominium, and a revised zoning bylaw amendment, using the Integrated Approach."

The applicant now wants to proceed with a development of 24 lots and dwellings on individual tertiary wastewater treatment facilities and possibly individual or communal water supply services. In the submission of the application, the applicant has provided documentation to explain the proposed servicing schemes. The Ramara Official Plan provides for individual services of Shoreline Residential lots.

As part of the Township and agency review of these planning applications, the acceptability of the servicing schemes will be determined according to Township and provincial standards.

The proposed development consists of 24 lots and dwellings. The range of lot areas is 741 m 2 (7,976 fe) to 1,763 m 2 (18,977 fe).

Not considering two relatively large lots, the average lot size is 904.7 m 2 (9,738 fe).

The proposed lots front on an internal private driveway. The range of lot frontages is 12.19 metres (40 feet) to 51.34 metres (168.4 feet).

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Not considering two relatively large lots, the average frontage of 22 lots is 14.25 metres (46.75 feet).

The proposed plan of subdivision/condominium does not include the 0.66 hectare Shore Allowance that is owned by the Township of Ramara, as part of the proposed residential condominium lots or as part of the common features.

As part of the application submission, the following documents were provided:

Burnside. Summary Report. October 10, 2013.

Burnside. Servicing Feasibility Report. October 2013.

Burnside. Stormwater Management Brief. October 2013.

Burnside. Existing Contours Plan. October 24, 2013.

Burnside. Preliminary Grading and Drainage Plan. October 24, 2013.

Burnside. General Servicing Plan. October 24, 2013.

Golder. Letter re: Water Supply Potential. October 11, 2013.

Amick. Stages 1 and 2 Archaeological Assessment of Lake St. John. June 6, 2013.

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Comments Received from the Township Circulation

Jill C.C. Thatham & Associates

The engineering submissions assume that the existing Shore Allowance is part of the plan in various calculations and utilizes the allowance for stormwater outlets and construction of a boat ramp. The technical documents will need to be revised prior to draft plan approval.

The proposed zoning bylaw amendment requests a minimum interior side yard of 1.5 metres on each lot. This is inadequate for manoeuvring large maintenance equipment to the rear yard.

The preliminary grading plan will need to be revised as part of the detailed design.

The private internal right-of-way should be increased to 12 metres wide for its entire length.

The plan needs to show the daylighting triangle at Rama Road and the details of the entrance design.

Some revisions to the General Servicing Plan is required.

Quality control of stormwater needs to be considered since the Shore Allowance is not part of the plan.

Other design details need to be changed to meet the Township's Engineering Design Criteria.

Servicing will be approved by the Ministry of the Environment. The Servicing Feasibility Report should not include the Shore Allowance and other land to the north in the impact assessment.

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There are concerns with the density of development, the use of advances treatment systems, effluent disposal areas on shallow fractured bedrock, and impacts to surface and groundwater. A hydrogeological peer review may be required by the M.O.E.

The preliminary analysis supporting development on individual or shared drilled wells is sufficient depending on M.O.E. comments.

Fire Chief/Manager, Fire and Rescue Services Internal roads must meet the municipal road standards to provide access for fire vehicles. For private water supply, a dry hydrant be provided with supply from the lake or a storage tank with access for fire apparatus.

II1II Simcoe County District School Board If draft approval is given, then two conditions are required: a notice in agreements of purchase and sale that public schools are not guaranteed in the community and students may be accommodated in temporary facilities or bussed to schools outside the area; notice in agreements of purchase and sale that school busses will not enter on cul-de-sac and pick up points will be on through street.

II1II Rogers Communications There is no cable services in the area. Rogers has no plan to extend the cable plant from approximately 5 kilometres south at Benson Road.

II1II County of Simcoe Planning The applicant must satisfy two of the policies in Official Plan Amendment No. 14: incorporate the shoreline road allowance in the plan of subdivision, and complete servicing studies using the Integrated Planning Approach.

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Dwellings and structures are to be setback a minimum of 10 metres from the limit of Rama Road. This restriction should be included in the zoning bylaw amendment.

An entrance permit from the County is required.

The daylighting triangle at the intersection of the private road and Rama Road is required to meet the standard of 15m x 15m.

Prior to draft plan approval, the County requires an updated Traffic Impact Study, a Drainage and Grading Report, a Stormwater Management Report, and a Functional Servicing Report.

II CN Rail A blanket easement be registered on title for lands within 300 metres of the railway advising that CN Rail has the right to generate rail noise. CN recommends that air conditioning be provided in the units, brick veneer on walls facing the railway, and windows with panes and frames having an STC rating of least 40.

II Ministry of Natural Resources The proposed development should not hinder the continued use of the licenced Fowler operation located adjacent to the south.

II Ministry of the Environment The technical reports were sent by the Township to the Ministry. We are advised that the Ministry only responds through the one-window approach by Municipal Affairs and Housing. Prior to any further report to Committee and Council, the Township will seek and review Ministry comments.

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Next Steps

At this Public Meeting, comments and concerns from the public will be heard. Further inquires will be made to public agencies for review and response. Following the public meeting, a report and recommendation will be brought forward for consideration by Committee and Council.

Mark L. Dorfman, R.P.P.

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C.C. Tatham & Associates Ltd. Consulting Engineers

Collingwood Brace bri 0 ge

January 8, 2014

Deb McCabe, C.P.T., A.CST Planning and Zoning Administrator Township of Ramara 2297 Highway 12, P.O. Box 130 Brechin, ON LOK 190

Orillia

Re: Rama Lakefront Developments Inc. Lake St. John, Township of Ramara

Dear Deb:

Barrie

60 And row Street South, Suil0 100

OrHlia, Ontario L3V 71'5

Tel: (706) 325-1753

fax: (705) 325-7420

Email: inic@cctatl1am.com

Web: W'lf'lI.cctattlam.com

via Email eeT A FHe 310852

We have reviewed the following documents received from the developer's consultant October 29, 2013 in support of this development application:

Draft Plan of Subdivision;

Existing Contours Plan (C1), Preliminary Grading and Drainage Plan {G1}, General Servicing Plan (S1);

Stormwater f\.'lanagement Brief, October 2013;

Servicing Feasibility Report, October 2013;

Golder Hydrogeology Letter, October 2013;

Response letter to our September 30, 2013 comments. October 10, 2013.

We acknowledge the completeness of the submission and beHave it now meets the requirements of the Township's Engineering Criteria for a submission is support of a draft approval application, and provide the following comments:

General Comments

The submission assumes the existing Shore Road Allowance (SRA} is part of the development, including the land area in various calculations and utilizing the SRA for storm'water outlets and construction of a boat ramp. The SRA is currently owned by the Township and if it is not obtained by the development, the technical documents will have to be revised accordingly and resubmitted.

~ Professional Engill~er.~ Authorized by the Association of Professional I:ngineers of Ontaric to offer Professional engineering so",'icas. ~ OrmJio

Consulting Engineers of Ontario

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The submission refers to a Plan of Subdivision, however we understand the development will proceed as a Plan of Condominium. This is important to note as the internal road currently presented does not meet the standards for a municipal roadway in a subdivision and could not be assumed by the municipality if there were ever future issues with maintenance, etc.

The Zoning Bylaw Amendment proposes a special exception to allow a minimum interior side yard of 1.5 m. This side yard dimension will not allow large equipment to enter the rear yard for maintenance of the proposed sewage disposal system. We suggest at least one side yard of 2.5 m, or adjacent lots should be required to obtain reciprocal easements over the adjacent 1.5 m setback to provide an access width of 3.0 m. This would require consideration for fences, hedges constructed on the common lot line.

Draft Plan

No comments.

Existing Contours Plan

No comments.

Preliminary Grading Plan

The typical 4.0 m drainage easement detail shows a maximum depth of 0.67 m and a slope of 2.0%, while the inverts shown on the plan calculate to 1.05 m and 0.4% respectively, which will not fit within a 4.0 m easement. The plan requires revision. The detail notes "enhanced swale" but there are no features shown which would provide an enhanced function. These will be required as part of the detailed design.

The typical road cross section detail is for a 12 m wide right-of-way. The right-at-way to the boat launch area is only 8 m wide and incorporates a deep ditch and cut/fill slopes. This right-of-way should be increased to 12 m or further details for the boat launch access should be provided to show it can be constructed in the 8 m ROW.

.. The plan should show the daylighting at Count Road 44 and details for the entrance radii, etc.

.. The plan should show additional preliminary elevations and slopes for lot grading and swales. It appears the common lot boundary swales in many locations are 0.3% or less which don't meet Township design criteria.

General Servicing Plan

The detailed lot layout labels the treatment system for 2,250 L/day, whUe the servicing report uses 2.125 Uday.

Deb McCabe, C.P.T., ACST Township of Ramara

Page 2 of 4 January 8. 2014

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The note for the area bed shows values for the stone and sand areas different than those in the report.

• The minimum 3 m offset from distribution piping to property lioe should be increased to account for a raised bed,

Storm water Management Brief

Due to the proximity of the development to Lake S1. John the report does not consider quantity control of stormwater runoff. This is generally acceptable although may have to be reconsidered if the SRA does not become part of the development, as the runoff is discharged across the SRA.

Details should be provided for the enhanced swale system proposed for quality control. The report suggests a wide flat grassed swale with check dams however this is not reflected in the detail on the preliminary grading plan.

The report should discuss quality control measures for Swale 3, particularly as it carries runoff directly from the boat launch and access road with a high potential for sediment and contaminants from boats and trailers.

• Swa[e flow calculations are based on 2% longitudinal slopes which do not match the grades calculated from the drawing. As previously noted the swale grades need to be revised, which may require revisions to the flow calculations.

The report makes a general statement that the subdivision will be graded to comply "where possible" with To\}mship standards which is unacceptable. All development should comply with the Township of Ramara Engineering DeSign Criteria.

Servicing Feasibility Report

With respect to sewage treatment and disposal, the report presents a nitrate impact assessment in accordance with MOE Procedure 0-5-4, and a phosphorus balance calc~lation comparing the prevIous trailer development to the proposed development. As the submission has been forwarded to the MOE for review, we believe it is appropriate for MOE to comment on the calculations in accordance with their guidelines. However, we do note the area of development used for the impact assessment (4.47 ha) appears to include the SRA and addftionalland upstream of the sewage disposal beds, .which we believe is incorrect. We also continue to have concerns as noted in previous letters regarding density of development, the use of advanced treatment systemsl effluent disposal areas on shallow fractured bedrock, and Impacts to surface and groundwater. We will be flagging these items in discussion with the MOE, and suggest the Township reserves the right to obtain a hydrogeological peer review, subject to receiving MOE comments.

Deb McCabe, C.P.T.; A.CST Township of Ramara

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The report and the Gorder letter of October 11, 2013 appear to provide sufficient preliminary information to support development on individual (or shared) drilled wells for potable water, although again we will be looking to the MOE for comments.

Please cal! if you have any questions or require further information regarding any of our comments. We will be attending the public meeting on January 20 if there are additional questions from Council or the public.

Tim Colli gwood, BASe., P.Eng. Director, Manager - Orillia Branch TC:ha

copy: M. Dorfman, Mark L. Dorfman Planning Inc. (via email dmark@mldpi.ca)

8;12010\3 t 0852 - \'\'al'd~'\ Woods DI)·~loplll9nrI.Word Occumellts'LelterslL ·l)04 - McCabe 01-06-14 Poor R()'JiDlv.dec

Deb McCabe, C.P.T., ACST ToWnship of Ramara

Page40f 4 January 8, 2014

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Statutory Public Meeting

Rama Lakefront Resorts Inc.

Zoning By-law Amendment Plan of Subdivision

7199 RamaRoad

Township of Ramara

January 20, 2014

07199 Rama Roa.a(Simcoe 44); south of Beach Blvd.

03.80 ha, frontage 126.7m on RamaRoad

oBrownfield Site that was once fully developed but now currently vacant

o Previously used as trailer park with approximately 81 trailers both full time and part time

Lake St. John

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-West: Residential

-South: Aggregate Pit

-East: Lake St. John

-NOlth: Shoreline Residential

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ProvIncIal

John ranging in size from 740-1763sq.m. (7965-18,977sq.fi.)

·Common Element Condominium

·Alllots will have access to water at existing boat as pmt of condominium

• Dwellings ",,:ill access onto a private condominium road with one ingress/egress to Rama Road

.Single detached dwellings compatible with existing surrounding neighbourhood

Proposed Plan of Subdivision ConfOlIDs to the Places to Grow Gwwth Plan and is Consistent with the Provincial Policy Statement:

Redevelopment of Brownfield Site

Promotes a higher quality development than what existed;

Development based on recreation resource of Lake St. John; lUralland use that cannot be located in a Settlement Area

Compatible and complimentmy with character of the surrounding area

Policy SUPPOlts tourism industry in Township; economic development Statement

No natural heritage features; ESA completed

Setbacks from Lake St. John respected

Proximity to Rama Road Economic Employment Area

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Not a Prime Agricultural area, no CourityGreenlands, wetlands or ANSI's

Not within 1 km of Settlement Area

Development takes advantage of a natural resource such as Lake St. John providing recreational opportunities to all residents

Compliments and compatible with adjacent shoreline development

Protection of natural resources such as the Lake

One access point for ingress/egress onto Rama Road (Simcoe Rd 44)

Redevelopment of a Brownfield site at a much higher quality

Reports have been submitted in SUppOlt of development including Servicing Feasibility, Stormwater Management, Geotechnical, Environmental Site Assessment, Traffic Impact Study

< "~atiOn~.r and "Rural" to "'Shoreline ResidentlalH

"=? -; .• ')"

C EClAL POUCY 9.7.19.5

NATURAL MEA PROTECTION AGRlCUL TURE RURAL VILLAGE HAMLET SHORELINE RESIDENTIAL INDUSTRIAL DESTINATION COMMERCIAL HIGHWAY COMMERCIAL MINERAL AGGREGATE EXTRACTION MEA ESTATE RESIDENTIAL -RAW. ROAD SPECIAl. DeVa.OPI.IEHT AIl&. __

Notes:_"""""

-County of Simcoe Approved OPA#14 in March 2013

-OPA#14 designates the lands Shoreline Residential

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Currently Zoned Rural (RU) and Destination Commercial (DC) in Township Comprehensive Zoning By-law

speci) xceptions will recognize variations to the develotment standards:

• Mfnirnum Lot Frontage • Mfr'drrunFrontYord • Minimum Exterior side yard

Minimum Intorl", side yard • Minimum Rea yatd • Minimum lot Area • 5etback from hlghwaler mark of Lake st. Jotv1 • Maximum lot C()ll8(OQe • Maximum dwellings per lot • Maldmum Building Height

12m 5.5m 705m 1.5m 7m 711Jmt IS.Qm 30% 1 10.Qm

=--­[=::J .... Ir'--

f";"·j-··-........ =..~ ....... ---Proposed Zoning - Shoreline Residential Special Exception (SR-XX)

.:E~chi()t,vill·hav~iridiVidu~l'~eIIf()~pot~ble~'at~is~pplj;~hydroge~i6gi:cal··· studies show that there is an adequate supply of water (1:ioth quantity and quality) from underlying aquifer

• Each lot will have individual tertiary wastewater system - an enhanced septic system that provides treatment to attenuate Nitrate and Phosphorus loading

• Proposed systems (including beds) meet MOE's Procedure D-5-4 for individual onsite sewage systems - the governing design standard in this scenario

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• Stormwater quantity control is not warranted as outfall (Lake St. John) is adjacent to site

• Stormwater quality control will be provided by passive, low-impact measures such as enhanced swales and vegetated filter strips

• Conveyance will be via overland swales and culverts

• No storm sewer is proposed

• Easements will be required for shared swales as shown on plan

• Private access road will be owned, operated, Condominium Corporation

• Main entrance off Rama Road will align as best as possible with road allowance on other side of Road

• Turning circle will be provided for emergency vehicles

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• Development takes advantage of a natural resource, Lake st. John, providing recreational opportunities, views and vistas to future residents

• Broadly, PTG and PPS encourage rural and resource based development in areas outside of Settlement boundaries where municipal services do not exist and the use is considered appropriate and to scale

• Redevelopment of a Brownfield property resulting in a higher quality development-more suited to the area than previous use

• Compatible and complimentary to surrounding uses-no negative impact

• Will support tourism, local businesses and generate tax dollars for Township; promotes economic development

• Functional Servicing Report, Stormwater Management report, Environmental Impact Assessment and Traffic Study prepared in support of proposed development

·The proposed amendment conforms to Places to Grow, is consistent with the Provincial Policy Statement, and conforms to the County of Simcoe and Township of Ramara Official Plans .

• Proposed Plan of Subdivision represents good planning and will be an asset to the Township of Ramara

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