Corporation of the County of Grey Committee Report Report PDR-PCD-24-12 To: Chair Wright and Members of Planning and Community Development Committee From: Scott Taylor, Senior Planner Meeting Date: August 16, 2012 Subject: Official Plan Amendment Merit Report for Re-designation from Rural and Hazard Lands to Recreational Resort Area and Hazard Lands Recommendation(s) THAT Report PDR-PCD-24-12 is accepted as presented; AND THAT this proposal proceed to a Public Meeting to consider the Amendment to the County Official Plan to re-designate the subject lands from Rural and Hazard Lands to Recreational Resort Area and Hazard Lands for lands described as Part Lots 9 and 10, Concessions 1 and 2 (geographic Township of St. Vincent), Municipality of Meaford, provided the Municipality of Meaford is prepared to hold a joint public meeting in consideration of the local amendment requirements. Background Meaford A2A Developments Inc. have submitted an Official Plan Amendment application (County File Number 42-10-48-OPA-117) on behalf of 2280 fractional ownership interests in the subject properties. The proposed amendment would re-designate the subject lands from Rural and Hazard Lands to Recreational Resort Area and Hazard Lands to permit a resort style development (referred to as Meaford Highlands Resort) with a focus on active living and wellness, including; 1. 1,071 residential units (including singles, semis, and town-homes), 2. a 9 hole executive golf course and teaching facility including a clubhouse and practice facility, 3. a 60 room inn, 4. a wellness centre, 5. an aquatic centre, 6. 20,000 ft 2 of commercial retail space, 7. an amphitheatre, and PRD-PCD-24-12 1 August 16, 2012
8. trails, parks, and natural areas. The development is proposed to be serviced by municipal water and sewer services which would be extended from the geographic Town of Meaford. The subject properties are located approximately 3.5 kilometres from the geographic Town of Meaford, with road access off of Third Line. The properties are located at the top of a bluff which overlooks Highway 26 and Georgian Bay to the north. See Map 1 below. To the south and east of the subject properties the lands are predominantly maintained in larger acreages for farm and natural purposes, while north and west of the site there are a number of existing residential lots and a County forest on the north-west side of Highway 26. Map 1: Location of the Subject Lands (Source: Weston Consulting Group Inc. Planning Justification Report, July 2012) The subject properties were previously the site of two former development proposals, including Burnett Estates, which was comprised of 82 lots, and a former draft approved plan of subdivision (known as Shoreview Peaks file number 42T-23756), which was comprised of 91 lots and 19 blocks. It should be noted that neither proposal has any development status any longer. PRD-PCD-24-12 2 August 16, 2012
Evidence of the proposed street layout from the former Shoreview Peaks is evident in the aerial photograph in Map 1 above, and a few lots from Burnett Estates did get registered and are now landlocked. Weston Planning Consulting Group Inc. have submitted a Planning Report in support of the proposal. In addition, the applicant has also submitted a Phase 1 Environmental Site Assessment, a Report for the Potential Occurrence of Karst, a Stage 1 Archaeological Assessment, a Trails Plan, a Development Concept Plan, a Phasing Plan, a Topographic Survey, a Geotechnical Report, a Scoped Environmental Impact Study, a Functional Servicing Report, a Transportation Study, a Phase 1 Market Demand Analysis, a Natural Hazard Setback and Slope Stability Report, an Arsenic and Pesticide Assessment and Draft Official Plan and Zoning By-law Amendments. The proposed Development Concept Plan has been included as Appendix A to this Report. Copies of the aforementioned studies can be found at the below link: http://www.grey.ca/services/planning-development/new-planning-applications/42-10-48-opa- 117-meaford-highlands-resort/ Official Plan Amendment and Zoning By-law Amendment applications have also been submitted to the Municipality of Meaford. At this point the proponent is holding off on submitting any draft plans of subdivision or condominium until such time as further details have been completed. Analysis of Planning Issues Planning Authorities must have regard for matters of Provincial interest, as set out under the Planning Act and be consistent with the Provincial Policy Statement (PPS). Decisions must also conform to the County of Grey Official Plan and any Municipal Official Plans which are in force and effect. Section 2 of the Planning Act sets out the matters of Provincial interest which all land use decisions shall have regard for. Amongst the matters most relevant to this particular application are subsections; (a) the protection of ecological systems, including natural areas, features and functions, (f) the adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems, (h) the orderly development of safe and healthy communities, (i) the adequate provision and distribution of educational, health, social, cultural and recreational facilities, (j) the adequate provision of a full range of housing, (p) the appropriate location of growth and development, and (q) the promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians. PRD-PCD-24-12 3 August 16, 2012
Section 1 of the PPS promotes development within settlement areas which can be serviced by municipal water and sewer systems. Section 1 further promotes the efficient use of land, resources and infrastructure, and notes that a planning authority may identify a settlement area, or permit the expansion of a settlement area boundary, only after a comprehensive review has been completed. Section 1.1.4 of the PPS permits resource-based recreational activities within rural areas, which can be sustained by infrastructure which is planned or available. Recreational, tourism and economic opportunities are also to be promoted within rural areas. Section 2.1 of the PPS provides for the protection of significant natural heritage features within the Province. All development must conform to the purposes and policies of the County Official Plan. Within Section 6.3 of the County Plan there are criteria set out for amending the Plan. The proposed County Official Plan Amendment was deemed complete after June 25, 2012, and as such would be tested against the County Official Plan policy as amended by Official Plan Amendment # 80 (OPA 80). Through OPA 80, a new settlement area designation Recreational Resort Area, was added for those settlement areas which have developed as a result of site specific amendments to the County of Grey Official Plan and/or local Official Plan consisting of a defined development area, specific recreational amenities, residential development and serviced with full municipal services (sewer and water). Section 1.7 of the County Plan includes permanent and seasonal population projections and growth allocations to the year 2026. The Meaford Highlands Resort proposal is projected to be made up largely of seasonal residents, and would exceed the seasonal projections within the County Plan. The proponent has submitted a number of reports and technical studies which are aimed at addressing Provincial, County and Municipal policy. Following a detailed review of the background materials, and following circulation to the required agencies and the public, County planning staff will be in a position to offer a recommendation with respect to: 1. regard for matters of Provincial Interest, 2. consistency with the Provincial Policy Statement, and 3. conformity with the goals and objectives of the County Official Plan. PRD-PCD-24-12 4 August 16, 2012
Financial / Staffing / Legal / Information Technology Considerations At this time there are no expected financial, staffing, or legal considerations beyond those normally encountered in processing an Official Plan Amendment application of this magnitude. The County has received an amendment application fee and peer review deposit with the file. Based on the nature of this application, County staff have implemented a trial Development Review Committee (DRC) to assist in ensuring that the applications are processed in a streamlined fashion. The DRC is comprised of staff from multiple County departments, as well as municipal / agency staff, and representatives from the First Nations and the Métis. The aim of the county DRC is to work alongside Meaford s municipal DRC to provide streamlined commenting and agency feedback. Should the County DRC function successfully on this trial period, County staff would implement the process for future larger development applications and pre-submission consultations. Link to Strategic Goals / Priorities An application of this nature has the ability to influence a number of goals contained within the County of Grey Corporate Strategic Plan. Goals 1, 2, 3 and 5 would be of primary importance to a development proposal of this nature. Actions 2.10, 3.1, and 3.4 with respect to managing and directing growth while supporting and enhancing economic and tourist experiences, would be particularly relevant to this application. In accordance with Goal 5 listening and working together, the County will utilize the County DRC to work with a diverse group of stakeholders, to gain a broader perspective of the impacts and opportunities resulting from this development proposal. A more wholesome analysis of the proposed Meaford Highlands Resort, in relation to the Corporate Strategic Plan, will be included within future reports on this development proposal. Respectfully submitted, Scott Taylor, MCIP, RPP Senior Planner Director Sign Off: Randy Scherzer PRD-PCD-24-12 5 August 16, 2012
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Appendix A: Proposed Development Concept Plan of the Meaford Highlands Resort Development PRD-PCD-24-12 7 August 16, 2012