HELD IN THE ADMINISTRATION OFFICE, 1024 HURLWOOD LANE, THURSDAY, OCTOBER 15, 2015 … Planning... · 2015. 11. 9. · 6, 2015, with respect to a Fill Permit Application for 3156 South

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MINUTES OF THE MEETING OF THE PLANNING & DEVELOPMENT COMMITTEE HELD IN THE ADMINISTRATION OFFICE, 1024 HURLWOOD LANE, THURSDAY, OCTOBER 15, 2015 AT 7:00 P.M. PRESENT: Chair Judith Cox Members Mike Burkett Jane Dunlop Ron Stevens Mark Taylor Donald Westcott ABSENT: Member Ian Crichton STAFF: Director of Planning & Andrew Fyfe (part of meeting) Development Clerk Sharon Goerke Planner Katie Mandeville Chief Administrative Officer Henry Sander CALL TO ORDER Chair Cox called the meeting to order. DISCLOSURE OF PECUNIARY INTEREST & THE GENERAL NATURE THEREOF Councillor Dunlop with respect to Agenda Item No. D-1, being that Tom Shaw of the Simcoe County Mountain Bike Club is her Nephew. PUBLIC MEETINGS

Public Meeting with respect to Proposed Official Plan & Zoning By-law Amendments – 8803 Highway 11 North. MOTION PD101515-01: Moved by Member Burkett and seconded by Member

Stevens that Applications for Official Plan & Zoning By-law Amendments for 8803 Highway 11 be referred to staff pending receipt of additional information.

CARRIED

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October 15, 2015

DELEGATIONS Tom Shaw of Simcoe County Mountain Bike Club with respect to a Request to Develop a Biking & Hiking Trail. MOTION PD101515-02: Moved by Member Burkett and seconded by Member

Stevens that a presentation of the Simcoe County Mountain Bike Club with respect to a hiking and biking trail to be located on the Township’s reservoir property be referred to staff for a report.

CARRIED Greg Louth of Lake St. George Golf Club with respect to Proposed Berm Extension – Nichols Road. MOTION PD101515-03: Moved by Member Burkett and seconded by Member

Westcott that a presentation of the Lake St. George Golf Club with respect to a Proposed Berm Extension on Nichols Line be received as information.

CARRIED REPORTS FROM OFFICIALS (for information)

Building Report for the Month of September 2015.

By-law Enforcement Report for the Month of September 2015.

Society for the Prevention of Cruelty to Animals – Statement of Pound Services for the Month of September 2015.

Planning Report No. P15-054, 10/05/15, with respect to Applications for Official Plan and Zoning By-law Amendment – 8803 Highway 11 North.

MOTION PD101515-04: Moved by Member Westcott and seconded by Member Stevens that the following Reports from Officials be received as information: (a) Building Report for the month of September 2015; (b) By-law Enforcement Report for the month of September

2015; (c) SPCA Report for the month of September 2015; and

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October 15, 2015

(d) Planning Report No. P15-054, 10/05/15, with respect to Application for Official Plan & Zoning By-law Amendments – 8803 Highway 11.

CARRIED REPORTS FROM OFFICIALS (for direction) Planning Report No. P15-056, 10/06/15, with respect to a Fill Permit Application – Lake St. George Golf Club – 3156 South Sparrow Lake Road (Nichols Line). MOTION PD101515-05: Moved by Member Burkett and seconded by Member

Westcott that Planning Report No. P15-056, dated October 6, 2015, with respect to a Fill Permit Application for 3156 South Sparrow Lake Road – Lake St. George Golf Club be received;

AND FURTHER THAT staff be authorized to issue a Fill Permit for the importation and placement of fill upon the Lake St. George Golf Club property subject to:

(a) Payment of an initial deposit of $7,000.00 for any outside consulting support, damage to municipal roads and mud and dust control on municipal roads;

(b) Truck traffic being restricted to Nichols Line; (c) Submission of an acceptable soils analysis confirming

that the material is classified as “clean” fill and satisfies the applicable MOE standards;

(d) Submission of an acceptable Fill Plan showing the area to be filled and anticipated depths and volumes to fill;

(e) Confirmation in writing that the material comes from within the County of Simcoe; and

(f) Confirmation in writing from the Walker Quarry for approval of use of the haul route.

CARRIED

CORRESPONDENCE (for information) Simcoe County District School Board, 09/30/15, with respect to the Proposed Official Plan Amendment and Zoning By-law Amendment – 8803 Highway 11 North. Sustainable Severn Sound, 09/10/15, with respect to Sustainability Plan Steering Committee Meeting Minutes – September 10, 2015.

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October 15, 2015 Wireless Communication Site – 8571 Highway 12.

(a) Rogers Communication Inc. (b) Borden Ladner Gervais LLP

Curve Lake First Nation, 10/01/15, with respect to General Amendments to Zoning By-law No. 2010-65. Ministry of Transportation, 10/13/15, with respect to 8803 Highway 11 North.

MOTION PD101515-06: Moved by Member Taylor and seconded by Member Dunlop that the following correspondence be received as information: (a) Simcoe County District School Board, 09/30/15, with

respect to 8803 Highway 11; (b) Sustainable Severn Sound, 09/10/15, with respect to

Sustainability Plan Steering Committee Minutes; (c) Correspondence with respect to Rogers Wireless

Communication Site – 8571 Highway 12; (d) Curve Lake First Nation, 10/01/15, with respect to

General Amendments to Zoning By-law No. 2010-65; and (e) Ministry of Transportation, 10/13/15, with respect to 8803

Highway 11; AND FURTHER THAT the petition received from Borden Ladner Gervais be forwarded to Rogers for their consideration; AND FURTHER THAT this Committee recommends to Council a reconsideration of the previous motion on the telecommunication tower.

CARRIED

CORRESPONDENCE (for direction)

Georgian College with respect Food Entrepreneurs: Producing Economic Growth in Ontario’s Lake Country.

MOTION PD101515-07: Moved by Member Burkett and seconded by Member Stevens that members of Council be authorized to attend the Georgian College Orillia Campus Food Entrepreneurs Seminar to be held October 26, 2015, with expenses.

CARRIED

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October 15, 2015 The Lighthouse Soup Kitchen & Shelter with respect to a Request for Support and Endorsement of the Building Hope Committee Business Plan.

MOTION PD101515-08: Moved by Member Dunlop and seconded by Member Taylor that a letter from the Lighthouse with respect to Building Hope be received;

AND FURTHER THAT an endorsement letter be forwarded to the Building Hope Advisory Committee on behalf of the Township of Severn.

CARRIED Ontario Good Roads Association with respect to the 2016 OGRA/ROMA Conference. MOTION PD101515-09: Moved by Member Burkett and seconded by Member

Stevens that the following be authorized to attend the Ontario Good Roads Association Conference to be held February 21-24, 2016, with expenses:

Mayor Burkett Councillor Taylor Councillor Dunlop

CARRIED

UNLISTED ADDITIONS

“NIL” Motion to close the meeting to the public. MOTION PD101515-10: Moved by Member Dunlop and seconded by Member Taylor that this meeting be and it is hereby closed to the public pursuant the Municipal Act, S.O. 2001, Chapter 25,

Section 239.(2), for the purpose of considering; (a) litigation or potential litigation, including matters before

administrative tribunals, affecting the municipality or local board; and

(b) advice that is subject to solicitor-client privilege, including communications necessary for that purpose.

CARRIED

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October 15, 2015

CONFIDENTIAL Motion to reopen the meeting to the public. MOTION PD101515-11: Moved by Member Dunlop and seconded by Member Taylor

that this meeting be and it is hereby now reopened to the public.

CARRIED CONFIDENTIAL AGENDA Reports from Officials Confidential Planning Report No. P15-055, 10/05/15, with respect to an Ontario Municipal Board Appeal – Official Plan Amendment Application for 3600 Narrows Road. MOTION PD101515-12: Moved by Member Stevens and seconded by Member

Westcott that Confidential Planning Report No. P15-055, dated October 5, 2015, with respect to an Ontario Municipal Board Appeal – 3600 Narrows Road be received;

AND FURTHER THAT the Township Solicitor be retained for participation at the OMB Hearing;

AND FURTHER THAT staff continue discussions with the applicant and their agents in an effort to scope the issues pertaining to the proposed development;

AND FURTHER THAT staff continue to keep the Committee apprised of the status of these discussions and any possible resolution of the matter. CARRIED

Correspondence

“NIL” ADJOURNMENT – 8:25 p.m.

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October 15, 2015 MOTION PD101515-13: Moved by Member Stevens and seconded by Member

Burkett that this meeting be and it is hereby now adjourned. CARRIED Judith Cox Sharon R. Goerke Chair Clerk

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MINUTES OF THE MEETING OF THE PLANNING & DEVELOPMENT COMMITTEE HELD IN THE ADMINISTRATION OFFICE, 1024 HURLWOOD LANE, WEDNESDAY, OCTOBER 15, 2015 AT 7:00 P.M. PRESENT: Chair Judith Cox Members Mike Burkett Jane Dunlop Ron Stevens Mark Taylor Don Westcott ABSENT: Member Ian Crichton STAFF: Director of Planning & Andrew Fyfe (part of meeting) Development Clerk Sharon Goerke Planner Katie Mandeville Chief Administrative Officer Henry Sander Chair Cox advised those in attendance that there was one public meeting called this evening in accordance with the Planning Act with respect to development within the municipality. The Chair advised that the purpose of public meetings are to inform and provide the public with an opportunity to ask questions or express views with respect to development proposals. In accordance with By-law No. 2007-153, members of the Planning & Development Committee are here to observe and listen to comments. The Chair advised that the format of the public meetings will be as follows:

1. The Township Planner will generally explain the purpose and details of the application;

2. Next, the public will be permitted to ask questions and express views on the proposal and then the public portion of the meeting will be closed; and

3. Next, members of the Committee will be given the opportunity to ask questions for clarification on the proposal.

The Chair advised that at the conclusion of the meeting Township staff will be given the opportunity to respond to the questions and comments received. After the public meeting is concluded, this Committee will consider the application with due regard to the presentations and views expressed this evening. The Committee will then do one of three things:

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October 15, 2015

(1) recommend the application be approved by Township Council - at a future meeting, or

(2) deny the application, or (3) defer the application pending further reports from Township staff.

Chair Cox advised that if Township Council decides in favour of the application by adopting this Committee’s recommendation, members of the public who have provided oral submissions or written objections but disagree with the decision may appeal the decision to the Ontario Municipal Board, as entitled under the Planning Act. If individuals wish further notification of this application, please record your name, address and telephone number on the appropriate list located at the rear of the Council Chambers. PUBLIC MEETING The Chair requested the Township Planner to explain the intent and purpose of the Official Plan & Zoning By-law Amendments for 8803 Highway 11. The Planner advised those in attendance that the purpose and effect of the Official Plan Amendment is to change the designation of the lands on Schedule A3 Westshore of the Township of Severn Official Plan from Settlement Living Area to Settlement Employment Area. The proposed Zoning By-law Amendment would rezone the subject lands from Rural (RU) to Highway Commercial (C4) and refine the current limits of the Environmental Protection (EP) Zone to permit redevelopment of the adjacent take-out restaurant and to better reflect the location of the environmentally sensitive lands on the site. The Planner also advised that the proposed development is south of the existing Webers and will be on full municipal water and sewer services. There has been a Stormwater Management Study and Environmental Impact Study submitted in support of the application. The Environmental Impact Study has identified a required buffered area and quality control of the water entering Shadow Creek to the rear and south of the development which has fish habitat and wetland vegetation. The Ministry of Transportation has not submitted their final comments on this application which is expected to arrive in early November. The Planner advised that notice of this application was given in accordance with the Planning Act on September 24, 2015 and the following correspondence has been received:

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October 15, 2015 Planning Report No. P15-018, 04/14/15 Background: County Official Plan: Settlement Township Official Plan: Settlement Living Area (West Shore) Township Zoning: Agricultural (AG) Legal Description: Part West Lot 4, Concession 9, (North Orillia) Municipal Address: 8803 Highway 11 North (Appendix 1). The proposed Official Plan Amendment would change the designation of the lands on “Schedule A3 West Shore” of the Township of Severn Official Plan from “Settlement Living Area” to “Settlement Employment Area”. The proposed zoning by-law amendment would rezone the subject lands from Rural (RU) to Highway Commercial (C4) and refine the current limits of the Environmental Protection (EP) Zone to permit redevelopment of the residential property for parking and commercial use in conjunction with the adjacent take-out restaurant, and to better reflect the location of the environmentally sensitive lands on the site. As submitted, the proposed uses and site development would satisfy the standard provisions of a C4 zone. In addition to the applications, a “Planning Justification Letter” (the “Loft report”, Appendix 2), a traffic report, a “Stormwater Management and Servicing Brief” and an Environmental Impact Study were submitted in support of the proposal. The Planning submission also contains the proposed site plan, aerial views, neighbouring land uses and relevant zoning and Official Plans mapping and reference should be made to this in conjunction with the discussion below. The subject lands consist of a 1.9 hectare (4.7 acres) parcel with a frontage of 105.53 metres (346.2 ft.) on Highway 11 North, immediately south of the existing Webers Restaurant property. The site is currently occupied by a residence and an outbuilding both of which have been renovated to improve their exterior appearance and make them more functional for future commercial use. Additional renovations to this end require the appropriate zoning and a land-use permit from MTO. The site is located at the southern end of one of the nodes of Highway Commercial development extending along Highway 11 from Orillia to Washago. The immediately adjacent site to the north contains a gas bar and a commercial building with a number of take-out restaurants. An established residential area lies to the east, but is separated from the site by an environmentally sensitive area associated with Shadow Creek. The lands to the south are currently under cultivation, but are the site of a future residential

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October 15, 2015 subdivision, including an open space block which is immediately adjacent to the subject lands. A strip of “Environmental Protection (EP)” zoning associated with a small tributary of Shadow Creek separates the two properties. A parking area for Webers, highway commercial uses and active farmland lie on the opposite (southbound) side of Highway 11. Discussion: Note: the application of the relevant policy documents is discussed in greater detail in the attached planning submission from the applicant’s consultant. Growth Plan for the Greater Golden Horseshoe As the proposal represents the refinement of the boundary between to urban use designations within a fully serviced settlement area and no new building lot is being created there is no apparent issue of Growth Plan conformity. Provincial Policy Statement, 2014 Due to restrictions on direct access onto Highway 11, the development potential of this site is significantly constrained. It is expected that any intensification of use requires the replacement of the existing private residential highway access with access through one of the adjacent properties. Environmental constraints to the east and, to a lesser extent, the south, coupled with land ownership patterns would appear to make further residential development difficult. The impact of traffic noise from the Highway would require mitigative measures and reduce the desirability of this site by potential future residents. Therefore, the proposed commercial development is believed to create a more efficient development and land use pattern within a settlement area and makes better use of the availability of piped municipal services, than the current or potential residential use of the subject lands. By reinforcing the strength of an existing highway commercial node which is home to extremely successful business which serves large numbers of visitors to the area, the proposed commercial redevelopment of the site will have significant benefits to the local economy. Potential Environmental impacts were addressed in the Environment Impact Study submitted from Beacon Environmental. Pending the results of a peer review from Severn Sound, it appears that the environmental concerns are limited to potential impacts on Shadow Creek and its stream corridor and the proposed buffering along the eastern and south sides of the site appropriately address this issue. Based on the above and the discussion contained in the Loft report, the proposal is in keeping with the policy direction contained in the PPS.

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October 15, 2015 County of Simcoe Official Plan Portions of the County’s new Official Plan are still under appeal. Therefore, consideration must be given to the application of the policies of both the “new” and the “old” County Plan. The 2007 version of the County Plan and even more strongly in the 2013 document, both direct that population and employment growth are to be focused in settlement areas, particularly those with full services. The promotion of economic opportunity and diversification are also important policy thrust. Thus, the proposal supports the intent and policy direction contained in the County Official Plan. Township of Severn Official Plan Like the County documents, the Township’s Plan emphasizes the importance of Severn’s settlement areas as the main focus of growth. West Shore is one of three settlements with full municipal services and is a significant focus of new development and redevelopment. Its location on a major transportation corridor with significant tourist traffic provides a unique opportunity for commercial development which can take advantage of that location. The proposed redesignation of the subject lands on “Schedule A3 West Shore” of the Township of Severn Official Plan from “Settlement Living Area” to “Settlement Employment Area” will facilitate an improved transition from commercial to residential uses than the existing boundary between the designations. Closing of the existing residential access as recommended by the traffic analysis and required by MTO should improve traffic safety. As part of its approval process the Ministry may require additional traffic improvements. It also appears that the Plan’s direction regarding the protection of environmentally sensitive features and functions will be appropriately addressed through the implementation of the development envelope and buffering measures recommended in the environment analysis conducted by Beacon Environmental. Township of Severn Zoning By-law 2010-65 The property is currently zoned Rural (RU) and Environmental Protection (EP) Zone under Zoning By-law 2010-65, as amended. It is proposed to rezone the property to Highway Commercial (C4) with a minor modification to the defined limit of the EP zone to better reflect the limits of the environmental features on site as defined in the environmental report. The Minimum Lot Area on full services in the C4 Zone is 0.1 ha and the Minimum Lot Frontage is 25 m. Therefore, at 1.9 ha and 105.53 metres, the rezoned parcel would substantially exceeds the C4 Zone requirements. The existing building locations also exceed the applicable C4 standards. Ultimately, the parcel may be consolidated with the adjacent commercial property.

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October 15, 2015 Subject to the comments received at the public meeting, and any additional submissions from circulated agencies and departments, and any further review that Planning Committee may seek, Staff supports the proposed amendments to the Official Plan and the Zoning By-law. Financial Impact There are no external costs associated with the proposed zoning by-law amendment.

Appendix 1

Subject Property

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October 15, 2015

Appendix 6

THE CORPORATION OF THE TOWNSHIP OF SEVERN BY-LAW NO. 20015-XX BEING A BY-LAW TO ADOPT AMENDMENT NO. 6 TO THE OFFICIAL PLAN FOR THE TOWNSHIP OF SEVERN IN ACCORDANCE WITH SECTION 21 OF THE PLANNING ACT, R.S.O. 1990, (8803 HIGHWAY 11 NORTH) WHEREAS the Council of the Corporation of the Township of Severn has

received an application to amend the approved Official Plan for the Township of Severn;

AND WHEREAS the Council of the Corporation of the Township of Severn held a

formal public meeting, notice of which was given in accordance with the requirements of

the Planning Act, R.S.O. 1990, Chapter P.13, as amended, to receive public input and

submissions in relation to the proposed Official Plan Amendment;

AND WHEREAS the Council of the Corporation of the Township of Severn has

provided such boards, commissions or other agencies, as may have an interest in this

matter, an opportunity to submit comments with respect to the proposed amendment in

accordance with the provisions of Section 17.(21) of the Planning Act, R.S.O. 1990,

Chapter P.13, as amended;

AND WHEREAS pursuant to the provisions of Sections 17 (22) and 21 of the

Planning Act, R.S.O. 1990, Chapter P.13, as amended, the Corporation of the Township

of Severn may provide for the adoption of amendments to the approved Official Plan;

NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWNSHIP OF SEVERN HEREBY ENACTS AS FOLLOWS:

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October 15, 2015 1. That Amendment No. 6 to the Official Plan for the Township of Severn, consisting

of the attached Schedule “A” and related text, be and it is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the

County of Simcoe for approval of Amendment No. 6 to the Official Plan for the Township of Severn.

That this By-law shall come into force and effect on the date of passing thereof. By-law read a first and second time this day of , 2015. By-law read a third time and finally passed this day of , 2015. CORPORATION OF THE TOWNSHIP OF SEVERN

_________________________________________ MAYOR

__________________________________________ CLERK

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October 15, 2015

SCHEDULE “A” TO BY-LAW 2015-XX

AMENDMENT NO. 6

TO THE OFFICIAL PLAN OF THE TOWNSHIP OF SEVERN

THE CONSTITUTIONAL STATEMENT The following Amendment to the Official Plan for the Township of Severn consists of three parts. PART A – THE PREAMBLE Consists of the purpose, location and basis for the Amendment and does not constitute part of the actual Amendment. PART B – THE AMENDMENT Sets out the actual Amendment and consists of the text and Schedule ‘A3’ and constitutes Amendment No. 6 to the Official Plan of the Township of Severn. PART C – THE APPENDICES PART A – THE PREAMBLE

Purpose

The subject lands are presently designated “Settlement Living Area” in the Township of Severn Official Plan. The purpose of this Amendment is to: Establish an Official Plan Amendment to accommodate highway commercial commercial land uses on the subject property. It is proposed to amend Schedule “A3” of the Township of Severn Official Plan as it applies to the subject lands by changing from a Rural to a Highway Commercial designation. Location The lands subject to this amendment are located in the Township of Severn, Part of Lot 4, Concession 9, known municipally as 8803 Highway 11 North. The lands are approximately 1.9ha (4.8 acres) in size.

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October 15, 2015 Basis The proposed Amendment is to designate the subject lands as Highway Commercial to accommodate an extension of the highway commercial uses on the lands immediately adjacent to the north of the subject property. The location of the subject property is appropriate for highway commercial uses. The property is located easterly side of Highway 11. This location has excellent visibility to vehicular traffic with access to the property to be provided through the adjacent commercial lands. The proposed amendment to Highway Commercial is compatible with the surrounding land uses. The property north of the subject land is designated Highway Commercial. This property is occupied by “Webers Restaurant”, an iconic take-out outlet. Commercial properties exist further to the north of the subject lands. The subject property is currently privately serviced by an existing septic system and well, but will be connected to the municipal water and sewer systems as part of its redevelopment. The subject property can provide adequate parking for the proposed commercial uses. An Official Plan Amendment is required to permit highway commercial land uses on the subject property. PART B – THE AMENDMENT Details of the Amendment Schedule “A3” on Part Lot 4, Concession 9, known municipally as 8803 Highway 11 North is amended by re-designating the lands from Rural to Highway Commercial as shown on the attached Schedule ‘A9’ attached hereto. All other policies of the Official Plan of the Township of Severn shall apply. Implementation Upon approval of this Amendment, Council shall consider an implementing Zoning By-law. Interpretation The provisions of the Official Plan, as amended from time to time, shall apply in regard to the Amendment.

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October 15, 2015

AMENDMENT NO. 6 TO THE OFFICIAL PLAN OF THE TOWNSHIP OF SEVERN

SCHEDULE ‘A3’ LAND USE PLAN Part Lot 9, Concession 9

Known municipally as 8803 Highway 11 North

TOWNSHIP OF SEVERN COUNTY OF SIMCOE

AMENDMENT No. 6 TO THE OFFICIAL PLAN OF THE TOWNSHIP OF SEVERN TO DESIGNATE THE SUBJECT PROPERTY AS:

HIGHWAY COMMERCIAL

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October 15, 2015

Appendix 7

THE CORPORATION OF THE TOWNSHIP OF SEVERN BY-LAW NO. 2015-XX BEING A ZONING BY-LAW TO REGULATE THE USE OF LAND AND THE CHARACTER, LOCATION AND USE OF BUILDINGS OR STRUCTURES ON CERTAIN LANDS DESCRIBED AS PART OF LOT 4, CONCESSION 9, (NORTH ORILLIA), NOW IN THE TOWNSHIP OF SEVERN (8803 HIGHWAY 11 NORTH)

WHEREAS the matters hereinafter set out comply with the Official Plan in effect

for the Township of Severn;

AND WHEREAS the Council of the Corporation of the Township of Severn

deems it advisable to amend the provisions of Zoning By-law No. 2010-65, as otherwise

amended, as they apply to those lands described as Part of Lot 9, Concession 4, (North

Orillia), municipally known as 8803 Highway 11 North;

NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWNSHIP OF SEVERN HEREBY ENACTS AS FOLLOWS:

1. THAT Schedules "S-3-7" and "S-3-8" of Zoning By-law No. 2010-65, as otherwise amended, is hereby amended by changing the Zone Classification on certain lands described as Part of Lot 9, Concession 4, geographic Township of North Orillia, now in the Township of Severn, from the Rural (RU) and Environmental Protection (EP) to Highway Commercial (C4) in accordance with Schedule "1" attached hereto and forming part of this By-law.

2. THAT Zoning By-law No. 2010-65, as otherwise amended, is hereby amended to

give effect to the foregoing, but Zoning By-law No. 2010-65, as otherwise amended, shall in all other respects remain in full force and effect save as same may be otherwise amended or herein dealt with.

3. THAT subject to the provisions of the Planning Act, R.S.O. 1990, as amended,

this By-law shall come into force on the date it is passed by the Council of the Corporation of the Township of Severn.

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October 15, 2015

By-law read a first and second time this day of , 2015.

By-law read a third time and finally passed this day of , 2015.

CORPORATION OF THE TOWNSHIP OF SEVERN

__________________________________________ MAYOR __________________________________________ CLERK

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October 15, 2015

SCHEDULE “1”

CONCESSION 4 PART LOT 9, GEOGRAPHIC TOWNSHIP OF NORTH ORILLIA, NOW IN THE TOWNSHIP OF SEVERN

Lands to be rezoned from Rural (RU) to Highway Commercial (C4).

Lands to be rezoned from Environmental Protection (EP) to Highway Commercial (C4).

This is Schedule ‘1’ to By-law No. 2015-XX

Passed the day of , 2015

________________________________ MAYOR

________________________________ CLERK

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October 15, 2015

SEE APPENDIX “1” FOR CONCLUSION OF PLANNING REPORT NO. P15-054

Simcoe County District School Board, 09/30/15

Thank you for circulating a copy of the notice pertaining to the Public Meeting with respect to the above-noted property. The applicant wishes to redevelop the subject residential property for parking and commercial use in conjunction with the existing adjacent take-out restaurant and to better reflect the location of the environmentally sensitive lands on the site. The subject property will be redesignated from its current Settlement Living Area designation to the Settlement Employment Area designation. The proposed Zoning By-law Amendment will rezone the subject property from the current Rural (RU) Zone to the Highway Commercial (C4) Zone. Planning staff have no objection to this rezoning application. Students residing in this area of the municipality may attend Ardtrea-Cumberland Beach Public School and Orillia Secondary School.

Ministry of Transportation, 10/13/15

MTO recognizes that the Webers OPA and ABLA are going to the statutory Public Hearing this Thursday, October 15th. Please be advised that the Ministry will be commenting on these Planning Applications but will not have comments prepared in time for the Public Hearing. Please advise us when the files are expected to go to Council and we will work on providing comments prior to the Township staff report so that our comments can be incorporated.

The Chair inquired if the applicant and/or agent had any further relevant information to provide respecting the application. Kristine Loft of Loft Planning Inc., addressed the Committee on behalf of the applicant and provided an overview of the proposed development (see Appendix “2”). The Chair inquired if there were any persons present who had either questions or comments on the application? The Chair requested that those providing comments on the application please rise, state their name and address and spell their last name for the minutes. The Vise-Chair also advised that the names and addresses of those individuals who speak at the meeting will appear in the meeting minutes which are public documents. There were no comments from the public.

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October 15, 2015 The Chair inquired if there were any further information which staff may wish to provide? There were no further comments from staff. As there were no further comments on this application, the Chair declared the public portion of the meeting closed at 7:18 p.m. The Chair inquired if members of the Committee required further clarification of the application or had any further comments. Member Stevens advised the Committee that the proposed development appears to meet the policy statements but would prefer to review the comments from the Ministry of Transportation before proceeding with this application. Member Burkett advised the Committee that the applicant is a good corporate neighbour who provides a lot of employment for the Township of Severn. (See Resolution No. PD101515-01)

APPENDIX “1”

Lc::: i:: ‘i308 Hurontaro StreetCollingwood,ON

705.446 1168f:866.391.9771

LAND USE PLANNING I PROJECT MANAGEMENT [email protected]

August 20, 2015

Andrew Fyfe.Director of PlanningTownship of SevernP.O. Box 159Orillia, OntarioL3V 6J3

Aftention: Andrew Fvfe

Re: Planning Justification Letter, Webers Capital Inc.Application for Official Plan Amendment & Zoning By-Law Amendment8803 Highway 11 North, Township of Severn, County of Slmcoe

Dear Mr. Fyfe,

We represent Webers Capital Inc. in regards to the application for a local official planamendment and a zoning by-law amendment on the above-noted property to permit thedevelopment of a restaurant use. The proposal will amend the Township of Severn OfficialPlan and the Township of Severn Zoning By-law No. 2010-65.

The Prooosal Backaround

The subject property is located on the east side of Highway 11 north of Brennan Line (SeeFigure 1: Site Location), within the Westshore Settlement Area that fronts onto LakeCouchiching. The property is surrounded by agricultural uses to the south and the west, retailuses to the north and residential uses to the east (see Figure 2: Surrounding Lands). Theproperty is directly adjacent to Weber’s Restaurant to the north and Highway 11 providesfrontage to the property on the western border (see Figure 3: Subject Lands).

The subject lands have a frontage of 105.53 metres, a depth of 131 metres and a total areaof approximately 1.9 ha. The property was used for residential purposes and is the locationof a single family home. The residence has now been renovated and is no longer aresidence. Road access is currently provided by Highway 11 a provincial road, and servicesto the property ore provided by a municipally operated water and sewer system. Theproponent wishes to expand their commercial uses, eventually merging this property with

F liii.

308 Hurontario StreetColtingwood, ON19Y2M3

t: 705.446.1168f:866.391,9771

PROJECT MANAGEMENT [email protected]

their Weber Restaurant property. Access to the commercial site will be via the existingWeber’s access. All access to Highway 11 will be removed as per MTO requirements.

Studies

The following studies hove been completed and provided as part of this submission:

• Engineering Studies• Traffic Report• Environmental Impact Study• Planning Justification Report

Policy Review

Several policies must be reviewed in light of the application: the Provincial Policy Statement,the Growth Plan for the Greater Golden Horseshoe, the County of Simcoe Official Plan andthe Township of Severn Official Plan and Zoning By-law No. 2010-65.

1. ProvIncial Policy Statement 2014 (ProvInce of Ontario)

The Provincial Policy Statement (PPS) guides development and land use in Ontario andprovides policy direction on matters of provincial interest. The PPS promotes building strongcommunities while protecting resources, public health and safety and the quality of thenatural and built environment. The PPS emphasizes the importance of planning forsustainable communities, a good and healthy environment and a strong and competitiveeconomy. t directs growth to urban and rural settlement areas and promotes efficientdevelopment patterns that encourage a mix of housing, employment, recreation and parkand open space and transportation.

A review of the PPS identified several sections that generally apply to the proposal includingpolicies in Sections 1.1 .1, 1.1.3 Settlement Area Policies, Section 1.3 Employment. Section 1 .7Long-term Economic Prosperity and Section 3.1.1 Natural Hazards.

Section 1 of the PPS provides policies for building strong communities in Ontario. Section1.1.1 advises that healthy, livable and safe communities are sustained by “promotingefficient development and land use patterns which sustain the financial well-being of theprovince and municipalities over the long term” and accommodating a range and mix ofresidential, employment (which includes commercial and industrial), institutional, recreation,parks and open space and other uses to meet long term needs. Section 1.1.3 advises that

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LAND USE PLANNING 1 PROJECT MANAGEMENT [email protected]

settlement areas are the focus of growth and development. Land use planning withinsettlement areas are based on several criteria including a range of densities and mixes ofland uses that efficiently use land and resources and efficiently use infrastructure and publicservice facilities. Section 1.3 includes Employment Policies that encourage municipalities toprovide for a range and mix of employment uses and opportunities for a diversifiedeconomy. Finally, Section .7 includes policies for Long-term Economic Prosperity thatencourages the promotion of economic development.

Section 3.1 of the PPS includes policies that address natural hazards in Ontario. A streamtraverses the subject property in the southern portion of the site. This area is designated asEnvironmental Protection in the local official plan. The PPS advises that development is to bedirected away from hazardous lands adjacent to rivers, streams and small inland lakesystems.

Based on a review of the PPS and the proposed use, the re-development of the property forcommercial uses is in keeping with the intent of the PPS through the following:

> The proposed use will expand the employment uses in an identified settlement area;> The proposed use involves the redevelopment of an existing site by expanding an

already established commercial use to the north (Webers Restaurant);‘ The site provides an ideal location for the expansion of existing highway commercial

uses;> A restaurant use will provide ci service to tourists passing through the area, thereby

benefitting the economy of the surrounding community;> An Environmental Impact Study is being undertaken. Nevertheless, the area around

the stream will remain undeveloped; and,> No upgrade is required to local service levels.

The lands are physically separated from the existing residential to the west of theenvironmental protection lands.

2. Places to Grow Plan, Office ConsolIdation June 2013

The Places to Grow Plan identifies the Greater Golden Horseshoe as one of the fastestgrowing areas in North America. It provides a framework for implementing Ontario’s visionfor building stronger, prosperous complete communities by better managing growth in thisregion. The Growth Plan seeks to build complete communities, intensifying new developmentand directing development into established urban centres, while limiting urban expansionsinto the surrounding rural areas to protect these areas for future generations.

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L:::i:: IIIIII[IIi g 308 Hurontario Street— Collingwood, ON

L9Y2M3t: 705.446.1168f: 866.391.9771

LAND USE PLANNING PROJECT MANAGEMENT krastineOloftplanning.com

The plan largely addresses growth in and around urban settlement areas, setting targets forgrowth and where and how these targets will be met. A review of the Growth Plan revealsseveral sections that apply to the proposal, including Section 2.2.2 Managing Growth andSection 2.2.6 Employment Lands. The subject area is also within the Simcoe Sub-area of theGrowth Plan of which Section 6 of the plan has policies for this area. The policies of Section 6generally do not have any policies that specifically pertain to the proposal.

Section 2.2 Where and How to Grow provides policies to direct how growth will beaccommodated. The policies direct growth to settlement areas, in particular to areas thatare fully serviced, and direct municipalities to ensure that sufficient land is available foremployment. Section 2.2.6 Employment Lands policies require that an adequate supply ofemployment land be provided to accommodate growth forecasts and directs themunicipality to promote economic development and competitiveness by providing a mix ofemployment uses, providing opportunities for diversified economic base and planning foremployment uses.

The policies contained within the Growth Plan ore “high level” in their applicability to specificdevelopment applications and mostly address urban growth within the Greater GoldenHorseshoe. Nevertheless, the proposal generally meets the intent of the Places to Grow Planby expanding employment uses in an established, fully serviced settlement area and bycontributing to the economic viability of the area as noted above in Section 1, PPS.

3 County ofShrlcto,4fficlal Plan Office Consolidation 2007 8 ModIfied Official Plan AcdI

Currently, two Official Plans govern land use in the County of Simcoe: The new County ofSimcoe Modified Official Plan that received partial approval on April 19, 2013 and the older2007 Office Consolidation. Given that the new modified Official Plan has received partialapproval only, both plans must be reviewed for conformity. In both official plans, thesubject site is designated as “Settlements” on Schedule 5.1, the policies of which arespecified in Section 3.6. Policies in Section 3.1 Growth Management Strategy, Section 3.3General Development Policies and Section 3.5 Settlements apply to the proposal. Thesesections are approved in the new Official Plan.

Section 3.1.1 directs non-resource growth and development to settlement areas withservices. The plan advises that Settlement Areas are mixed use central areas where peoplecan live, work and plan. This area of the plan also (Section 3.1.4) promotes the developmentof communities with diversified economic functions and opportunities by directingmunicipalities to promote a wide range of business and employment opportunities to meetfuture needs and to withstand economic changes and cycles,:

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Lc:1: 11111111308 Hurontario Street

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LAND USE PLANNING l PROJECT MANAGEMENT [email protected]

Section 3.5 of the Simcoe County Official Plan includes the policies that apply to the“Settlements” designation. It directs municipalities to focus population and eniploymentgrowth and development into these mixed-use settlements and to promote their vitality andregeneration. A range of residential, commercials industrial, institutional and recreationaluses are permitted in the “Settlements” area on lands appropriately designated within thelocal official plans.

A commercial use on the subject property is a permitted use provided it is recognized in thelocal Township of Severn Official Plan. Generally, the Simcoe County Official Plan supportsthe development of commercial uses that diversify the economic base of the County. ATraffic Impact report and Environmental Impact Study has been completed to justify thedevelopment and to ensure that there are no negative impacts on the environmentalprotection area, and that safe access is provided. The lands are already separated from theexisting residential located to the east of the environmental protection lands. The lands havefrontage on Highway 11 and are a natural extension of the existing Weber’s commercial use.Accordingly, the proposal conforms to the policies of the County of Simcoe Official Plan.

4. Townshb of Severn Official Plan

The Township of Severn Official Plan identifies the property as being located within theWestshore Settlement Area that is one of four main settlement areas in the Township wherethe majority of residential and employment growth will occur. One of the main goals of theOfficial Plan is to encourage economic development in the Township and provide additionalopportunities for economic development in the settlement areas. The plan emphasizes theimportance of creating a vibrant economy by attracting new industries and services.

Currently, the property is designated as “Settlement Living Area” and “EnvironmentalProtection” along a stream that traverses the southern portion of the property (See Figure 4:Official Plan of the Township of Severn). The proposal is requesting a re-designation of aportion of the proprty from “Settlement Living Area” to “Settlement Employment Area”. Aproposal to redevelop the site from settlement area residential uses to settlement areacommercial uses is in keeping with the vision of the plan to attract and encourageeconomic development in settlement areas of the Township. As noted the lands are alreadyseparated by a natural area, have frontage onto Highway 11 and function easily with theexisting Weber’s site on the lands to the north.

Policies in Part A of the Official Plan apply, including Goals arid Objectives (A2) and LandUse Concept - Settlement Area (A3.2). Policies in Part B General Development Policies and

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LAND USE P1ANNNG I PROJECT MANAGEMENT kristine$IoftpIanning.com

Part C Land Use Designations also apply, including C1.4 Environmental Protection AreaDesignation and C3 Settlement Employment Area.

Part A2 Goals and Objectives

Port A of the Plan provides the vision and the land use structure for the Township of Severn,including policies that generally support the application. Generally, Section A2.2 providespolicies for Growth and Development that directs the majority of new residential andemployment growth to the settlement areas, permits development that maintains andenhances settlement area character and scale, encourages the efficient use of land insettlement areas. using existing infrastructure and encourages development andredevelopment in commercial corridors that incorporates excellent planning and designand complements the location and character of the township. Part A2.3 includes thepolicies for “Settlement Areas”. This section generally identifies Settlement Areas as mixed-use areas and encourages further development within settlement areas that is compatiblewith the character of adjacent buildings and neighbourhoods and the scale and density ofexisting development and contributes positively to urban life in the Township.

The re-development of the property for a restaurant use at the proposed site supports thegoals and objectives of the plan through the following:

> By re-developing a property in a settlement area on existing services;By providing a use that is compatible with the surrounding uses being an expansion ofan existing highway commercial use to the north; and,

> By contributing positively to the community by attracting travellers and providing jobsto local residents.

By ensuring there is safe access, and that Highway 11 will not be impact as the existingresidential entrance will be removed and all access will be via the Weber’s existingentrance and parking area.

> That the lands are separated from existing residential, and that a natural environmentarea traverses the lands along the rear boundary.

Part A3 Land Use Concept for Settlement Areas

Section A3 of the plan provides the land use concept for the official plan. As already stated.the proposal is requesting a re-designation from “Settlement Living Areato “Settlement Employment Area”. Section A3.2.2 of the Plan states that the “SettlementEmployment Area” designation applies to lands that ore primarily used for commercial andindustrial uses within defined settlement areas, an area in which the subject site is located.

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LAND USE PLANNING I’ PROJECT MANAGEMENT [email protected]

Part Si General Policies

Part Bi provides the following general development policies that apply to the proposal:

I. 81.4 Prior to development and/or site alteration occurring, and before any landsubdivision or consent for a land severance is permitted, or any amendment to azoning by-law is made, it shall be established to the satisfaction of the Township and allother bodies having jurisdiction, that:

a) Soil and drainage conditions are suitable to permit the proper siting ofbuildings;

Engineering drawings have been prepared by C.C. Tatham & Associates Ltd.that will ensure that soil and drainage conditions are suitable.

b) Suitable arrangements have been made for water supply, sewage disposal,storm drainage and all other necessar,’ public services;

The property will be serviced by existing municipal services, and a servicing planhas been prepared by C.C. Tatham & Associates Ltd. The services will be loopedfrom the existing services at Weber’s located directly to the north.

c) No traffic hazards will ensue because of excess traffic generation, or limitedsight lines on curves or grades;

A Traffic Impact Study has be prepared by Mike Cullip, C.C. Tatham &Associates Ltd. to ensure that traffic impacts will be mitigated. The existingresidential entrance which is now blocked off, but will be removed as part of thisproposal will ensure all access to the site is via the existing Weber’s access, andthrough the Weber’s parking area. The Traffic Impact review concluded that thesite plan will be provide safe access.

d) The land fronts on an improved public road, on a road which is maintainedby the Township and which meets municipal standards, or in the case ofresidential development on existing lots on a private road in accordance withthe relevant policies of this Plan. Umiteci creation of new lots on private roads willbe considered only in shoreline residential designation areas, but only subject toCouncil approval;

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The property fronts on a provincial road being Highway 1. All MTOrequirements will be met. As identified, the existing access on the site toHighway 11 will be closed and removed. All future access to the newcommercial site will be via the existing Weber’s access point to Highway 11.

e) The potential impact of all adjacent land uses upon the proposed use hasbeen adequately investigated;

No impacts are anticipated as the proposal is expanding an existing highwaycommercial use to the north. Nevertheless, an Environmental Impact Study anda Traffic Impact Study have been completed to ensure that surrounding uses willnot be impacted. Furthermore, this letter has addressed planning policy andany potential planning impacts.

f) Appropriate action is taken to minimize any adverse effects of the proposeduse on adjacent lands and/or to afford protection from any such effects and anadequate buffer distance is provided between the use and adjacent uses inaccordance with the policies of the Plan;

All studies required by the municipality are being completed and any concernswill be addressed to ensure that adequate buffers will be in place and noadverse effects are realized.

g) The Minimum Distance Separation Formula ore complied with; and,

Not applicable to the application as the lands are within the settlement area.

h) All new development and/or site alteration permitted by the land usepolicies and designations of this Plan shall have regard for the cultural andnatural heritage resources and, if appropriate and to the extent practical, shall,incorporate these resources into any plan that may be prepared for such newdevelopment and/or site alteration within the Township.

No impacts on cultural and natural heritage resources are anticipated. AnEnvironmental Impact Study has been completed by Beacon Environmental.The site was a residential parcel and the existing residence has been renovated.This existing structure will be utilized for the new commercial use.

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L i:: .iii.ii308 Hurontario StreetCoflingwood,ON

t: 705.446 1168z•. 1:866.391.9771LAND USE PLANNING PROJECT MANAGEMENT kristineIoftpIanning.com

Part C 1.4 Environmental Protection Area Designation

Part of the property is designated as “Environmental Protection” which is the location of astream that runs along the southern border of theproperty. An Environmental Impact Studyhas been undertaken for the property by Beacon Environmental. No development isproposed for this area, all setback requirements will be met and all required measures will beundertaken to ensure that the proposed development does not impact this area. TheBeacon report is enclosed as part of this Submission.

Part C3 Settlement Employment Area

The subject property is currently designated as “Settlement Living Area”. Small localcommercial uses are permitted within this designation but a Highway Commercial use thatpredominantly serves travellers along Highway 11 requires a re-designation of the site to“Settlement Employment Areo’. This designation applies to lands that serve pnmarily ascommercial and industrial focal points located within defined settlement areas, and permitsa range of commercial uses, including restaurants like Weber’s.

Generally, the policies of this section of the plan support the proposal through the following:

> Accommodates new trends in retailing at an appropriate location in the Township(C3. I b);

> Promotes the efficient use of infrastructure;. The proposal is compatible with adjacent (Weber’s Restaurant) development (C3.1 h)> Increases the diversity of employment opportunities; and,

Provides jobs to local residents;

The official plan amendment and zoning by-law amendment to permit development of theproperty for commercial uses is compatible with the policies of the Township of SevernOfficial Plan.

5. Townshlo of Severn Zonina By-law 201 0-65

The application for a new highway commercial use is subject to the Township of SevernZonina By-law 2010-65. The proposal is requesting a re-zoning of the property that isdesignated as Rural (RU) to Highway Commercial (C4). The Environmental Protection (EP)zoning will remain unchanged. The surrounding zones are detailed on Figure 5: Township ofSevern Zoning By-law Schedule S-3-7 and S-3-8.

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308 Hurontano StreetColiingwood, ONL9Y 2M3LOFT t: 705.446. 1168f:866.391.9771LAND USE PLANNING I PROJECT MANAGEMENT [email protected]

A review of the zoning by-law reveals that the following zoning standards are required forHighway Commercial (C4):

C4 Zone Standard ProposedMinimum Lot Frontage 25 m 105.53 mMinimum Lot Area 1000 m2 1.9 haMinimum Required Front Yard 7.5 m 46.35mMinimum Required Rear Yard 7.5 m 59.88mMinimum Required Interior Side 3 m 7.75mYardMinimum Required Exterior Side 7.5 m Not ApplicableyardSetback from Watercourse 20 m 62.1 4mMaximum Lot Coverage 45% 1.5%Parking Requirements 1 space? 15.0 m2 GFA or 1 18

per 4 persons that can beaccommodated, whatever

, is greaterLoading Requirements ‘ 1 1Bamer Free Parking RequQnts 1Queuing Lane Requiremen1 10 ihress/2 egress + 1 /point Not Applicable•

of service deliveryMaximum Building Height 11 m TBCMinimUm Landscaped Open 10% 71.0%SpaceSetback from EPA Zone 3 m

All requirements of the zoning by-law are to be met

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t: 705.446.1168f:866.391,9771

LAND USE PLANNING ) PROJECT MANAGEMENT [email protected]

Conclusions

Given that the proposal conforms to provincial policy and the County of Simcoe Officio)Plans and the Townshio of Severn Official Plan, an Official Plan Amendment and Zoning Bylaw Amendment is in keeping with the intent of the Township of Severn’s policies.

This planning opinion demonstrates that the proposal conforms to current land use planningpolicy. In light of the foregoing review, and given the nature of the existing uses within theimmediate area, it is the conclusion of this analysis that the application for an amendment tothe Official Plan and the Zoning By-law is appropriate and represents good land useplanning.

Respectfully submittedLOFT PLANNING INC.

Kristine A. Loft, MCIP RPPPrincipal

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Figure 1: Site Location

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Webers Capital Inc.8803 Highway 11 NorthGeographic Township of SevernCounty of Simcoe

L\t” I‘tNO PCJC1 MAX %T

SCALE 115000 RENI4I15


lb.LL.I I‘ .!) JS PLANr.JU%C I PROJ” MANGLMeN

SCALE 1:15000 RENI4II5

Figure 3: Subject Lands (Aerial)

Webers Caj,ital Inc.8803 Highway 11 NorthGeographic Township of SevernCounty of Simcoe

. I. A

Figure 4: Official Plan of the Township of Severn N -

Schedule A3 West Shore Settlement AreaSettlement Employment Environmental Protection

] Settlement Living Area

I

‘-SubLands


LH’j IL*D U PLNNNO IP*QiC1 rNAQMNTSCALE 1:15 000 REN14I 15

Figure 5: Township of Severn Zoning By-LawSchedule S-3-7 and S-3-8

Residential One

Open Space

RU Rural


AG Agricultural

C4 Highway Commercial

Environmental Protection

M’.Q UV tANN)N(SCALE 1:15000 RENI4I1S

I

Appendix 3

BEACONENVIRONMENTAL

GUIDING SOLUTIONS IN THENATURAL ENVIRONMENT

Scoped Environmental Impact Study8803 Highway 11 North

Severn TownshipSimcoe County

Prepared For:

Webers Capital Inc.

Prepared By:

Beacon Environmental Limited

Date:

August 2015

Project:

215090

MARKHAM144 Main St. North, Suite 206Markham ON L3P 5T3T)905.201.7622G F)905.201.0639

BRACEBRIDGE126 Kimbertey AvenueBracebridge, ON P1L 1Z9T)705645.10505 F)705.6456639

GUELPH337 Wooteich StreetGueh,ON N1H3W4T)519 826 0419• F)51 9.826 9306

PETERBOROUGH469 Water Street, 2nd FborPeterborough, ON K9H 3M2fl 705.243.7251

OTTAWA470 Soreerset Street WestOttawa, ON Kl R 5J8T) 613 627 2376

BEACONEIVIONMTAL Soaped Environmental Impact Study

8803 Highway II North, Severn Township

Table of Contentspage

Introduction I2. Policy Context I

2.1 Provincial Policy Statement (2014) I2.2 Township of Severn Official Plan (2010) 22.3 Simcoe County Official Plan (2014) 32.4 Lake Simcoe Protection Plan and Conservation Authority 42.5 Fisheries Act 4

3. Methodology 53.1 Background Review 53.2 Field Investigations 5

4. Characterization of Existing Conditions 54.1 General Conditions and Landscape Context 54.2 Aquatic Resources 6

4.2.1 Fish Habitat Assessment 94.3 Terrestrial Resources 9

4.3.1 Vegetation Communities 94.3.2 Flora 144.3.3 Breeding Birds 144.3.4 Amphibians 164.3.5 Reptiles 164.3.6 Mammals 164.3.7 Significant Wildlife Habitat and Corridors 164.3.8 Significant Valleylands 174.3.9 Significant Woodlands 174.3.10 ANSIs 174.3.11 SpeciesatRisk 174.3.12 Provincially Significant Wetland 18

5. Summary Natural Heritage Features 186. Proposed Development 187. Impact Assessment and Proposed Mitigation 18

7.1 Potential Impacts 187.2 Recommended Mitigation Measures 19

8. Policy Conformity Assessment 208.1 Provincial Policy Statement 208.2 Species at Risk 208.3 Fish Habitat 208.4 County of Simcoe and Township of Severn Natural Heritage Policies 21

BEACONENVRONUENTAL Scoped Environmental impact Study

8803 Highway 11 North, Severn Township

9. Suiiiriiary’ 2210. Recommendation 2211. Literature Cited 23

Figures

Figure 1. Site Location after page 2Figure 2. Existing Conditions after page 6Figure 3. Proposed Development Plan after page 18

Tab’es

Table 1. Breeding Birds Documented For Subject Land 15

A p p e n d i c e s

1. Plant List2. NHIC Data

BEACONEVONU(ITAL Scoped Environmental Impact Study

8803 Highway 11 North

1. Introduction

Beacon Environmental Limited (Beacon) was retained by Webers Capital Inc. to prepare a ScopedEnvironmental Impact Study (EIS) for a Zoning By-law Amendment for the proposed development of aproperty located at 8803 Highway 11 North, in the Township of Severn, Simcoe County (Figure 1).The proposed development of the land, includes the creation of a gravel parking lot and the expansionof the existing commercial building to allow for future commercial use. The lands directly adjacent tothe north of the subject property are currently used as a Webers restaurant and associated parkingareas while the lands to the south are currently undeveloped. There is a wetland/woodland locatedalong the eastern property boundary.

As requested by the municipality this Scoped EIS was prepared to support the Zoning By-lawAmendment. The purpose of this report is to:

• Describe natural heritage existing conditions and features both on and adjacent to theproperty;

• Identify the limits of development on the property with respect to the environmentalprotection polices consistent with the Provincial Policy Statement, the County of SimcoeOfficial Plan, and the Township of Severn Official Plan;

• Identify any potential development impacts to natural heritage features and functions; and• Provide recommendations for any appropriate mitigation measures.

2. Policy Context

This report section provides an overview of all the applicable legislation and policies at the Provincial,County, and Municipal levels. An analysis of the conformity of this project to the policies identifiedbelow is provided in Section 6.

2.1 Provincial Policy Statement (2014)

The proposed development is subject to the Provincial Policy Statement, 2014 (PPS). Decisionsconcerning planning matters must be consistent with the policy statements issued under the PPS.Section 2.1 of the PPS provides direction to regional and local municipalities regarding planningpolicies related to the protection of natural heritage resources. The PPS includes policies that addressthe following natural heritage system components: habitat of endangered and threatened species,wetlands, woodlands, valleylands, wildlife habitat, Areas of Natural and Scientific Interest (ANSI), andfish habitat.

Under Section 2.1 of the PPS, no development and site alteration is permitted within:

a) significant wetlands in Ecoregions 5E, 6E and 7E1; andb) significant coastal wetlands.

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Webers Capital Inc.

Site Location Figure 1

First Base SolutionsN

Web Mapping Service 2012W.E

UTMZoneI7N,NAD83 s

0 75 ‘150 300 Metres1:8,000

- I I I I I I I I IProjact 215050I BEACON May

ENVIRONMENTAL

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BEACON£VIROJINtAL Scoped Environmental Impact Study


For the above, development on adjacent lands is permitted provided there are no negative impacts.

For the remaining features, listed below, development can occur within or adjacent to provided thereis no negative impact on:

a) significant woodlands in Ecoregions 6E and 7E (excluding islands in Lake Huronand the St. Mar/s River);

b) significant valleylands in Ecoregions 6E and 7E (excluding islands in Lake Huronand the St. Mary’s River);

c) significant wildlife habitat;d) significant areas of natural and scientific interest; ande) coastal wetlands in Ecoregions 5E, 6E and 7E1 that are not subject to policy 2.1.4(b).

In addition Development and site alteration shall not be permitted except in accordance withProvincial and Federal requirements for the following:

a) fish habitat; andb) habitat of endangered species and threatened species.

Some of these features (i.e., Provincially Significant Wetlands and ANSI5) are identified by theMinistry of Natural Resources and Forestry (MNRF), while others are to be identified by the local areamunicipalities (i.e., significant woodlands, significant valleylands, and significant wildlife habitat).Threatened and endangered species are protected at the provincial level, but their habitat is typicallynot identified or verified until the site-specific level, and if present then confirmed by MNRF.

It is expected that even where features have been identified at the Provincial, Regional or local levelsthat verification and some level of refinement will be required at the site-specific scale.

2.2 Township of Severn Official Plan (2010)

The Natural Heritage policies of the Official Plan (OP June 11, 2010) are detailed in Part C — Cl. TheNatural Heritage System in the Township of Severn is found within the Greenland and EnvironmentalProtection Area designations. The Greenland designation identifies natural features and areas havingProvincial and Regional significance. Lands designated Environmental Protection Area containintermittent and permanent stream corridors, and are important to achieve the Natural HeritageSystem goals and objectives of the Plan.

Section Cl .2.1 states that it is a policy of the OP to restrict alterations to the physical and/or biologicalfeatures and the ecological processes which make up the Natural Heritage System. Any proposedalteration to a natural feature and/or ecological system within the Natural Heritage System shall beconsidered by an Environmental Impact Study that is prepared to the satisfaction of the Township ofSevern in consultation with applicable agencies.

Environmental Protection Areas are comprised of permanent and intermittent streams together with aten (10) metre setback from the top of bank of the stream. In Settlement Areas lands designatedEnvironmental Protection as shown on Schedule A, include watercourses of varying degrees ofimportance and may include wetlands. Some of the identified watercourses have limited ecological

Page 2

BEACONENVIRQNUENtAL Scoped Environmental impact Study


importance and function only as seasonal drainage courses. To determine the importance andfunction of the watercourse, an Environmental Impact Study (EIS) is required prior to development.

Section Cl .6 identifies that development and site alteration shall not be permitted on adjacent lands tothe natural features and ecological functions, unless the adjacent lands have been evaluated by anEIS.

Section Cl .7 identifies Adjacent Lands as follows:

• 120 metres from the boundaiy of provincially significant wetlands;• 120 metres from the boundary of significant habitat of endangered species and

threatened species;• 50 metres from the boundary of other wetlands that have been evaluated by the

Ministry of Natural Resources;• 50 metres from the boundary of an area of natural and scientific interest;• 50 metres from the boundary of a significant woodland;• 50 metres from the boundary of a significant valley land;• 50 metres from the boundary of significant fish habitat area; and• 50 metres from the boundary of significant wildlife habitat.

For the purpose of this EIS, the subject property is located in the West Shore Settlement Area, andGreenlands and Environmental Protection Areas are shown on Schedule A3 of the OP along theeastern property limit.

2.3 Simcoe County Official Plan (2014)

The Natural Heritage Policies of Simcoe County are detailed in Section 3.8 of the Official Plan (OPApproved as of June 2, 2014). The elements of the Greenlands system are detailed in Section 3.8. 10as follows:

a) Significant habitat of endangered species and threatened species;b) Significant wetlands, significant coastal wetlands and all Wetlands 2.0 ha or larger inarea, including but not limited to evaluated wetlands;C) Significant woodlands south and east of the Canadian Shield;d) Significant valleylands south of the southern limit of the Canadian Shield;e) Significant wildlife habitat;f) Significant Areas of natural and scientific interest (ANSIs);g) Regional Areas of natural and scientific interest (ANSIs);h) Fish Habitat;i) Linkage areas, which the County has identified as areas in which it would be

desirable to restore lost or severed natural corridors through natural successionand/or supplementary planting; and,

j) Public lands as defined in the Public Lands Act.

The Greenlands System is shown of Schedule 5.1 of the OP.

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BEACONEIVIRQNME1UA Scoped Environmeotal Impact Study


Section 3.8.20 identifies that proposals to redesignate lands in the Greenlands designation shall notbe permitted unless an EIS is submitted to the satisfaction of the County demonstrating:

L that the subject lands do not contain natural features, or if they do, that theproposed development or site alteration will have no negative impacts on thosenatural features or their ecological functions or to natural features or theirecological functions on adjacent lands as outlined in policy 3.8.18; and,

ii. that the lands are not required as a connection or ecological function to thenatural heritage systems.

Development proposed within Settlement Areas will be consistent with the type, location and scale ofuses permitted in the local municipal official plan and will be subject to submission of an EISsatisfactory to the approval authority and will not require an amendment to this Plan. The EIS wouldinclude consideration of social criteria and values such as improving water quality, reducing erosionalong watercourses, privacy screens and buffering existing natural heritage features and areas.

2.4 Lake Simcoe Protection Plan and Conservation Authority

The subject lands lie within the watershed of Lake Couchiching. The lands are therefore outside of thejurisdiction of the Lake Simcoe Conservation Authority and Lake Simcoe Protection Plan (LSPP2009).

2.5 Fisheries Act

With the recent amendment to the Fisheries Act only the DFO is responsible for implementation of theAct’s fish habitat protection regulations. Fish habitat is defined in the Fisheries Act (Section 34) as:

Spawning grounds and nursery, rearing, food supply and migration areas on which fishdepend directly or indirectly in order to carry out their life processes.

With the advent of the amended federal Fisheries Act, the responsibility now rests on the proponent toensure that the project complies with the federal Fisheries Act. In order to ensure compliance theproponent must undertake a self-assessment evaluation for any project that has the potential to causeserious harm to fish that are part of a commercial, recreational or aboriginal fishery, or to fish thatsupport such a fishery. The objective of the self-assessment process is to determine if there will beserious harm to a fishery and if so to identify measures that will mitigate, avoid or offset the effect onthe fishery.

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I BEACONENVIRONMENTAL Scoped Environmental Impact Study

8803 Highway II North

3. Methodology

3.1 Background Review

Background information pertaining to the biophysical resources on the subject property and environswas gathered and reviewed at the outset of the project. The following information sources wereconsulted:

• Ministry of Natural Resources and Forestry Natural Heritage Information Centre (NHICMay 2015);

• Ontario Breed Bird Atlas;• Ontario Herpetofaunal Summary Atlas;• Official Plans of Simcoe County and Township of Severn; and• Aerial photography and topographic maps.

3.2 Field Investigations

A field survey of the property was undertaken on May 18, 2015. During the field survey an inventoryof the flora and fauna associated with the subject property was undertaken. The survey wasconducted on foot, approaching all parts of the subject property. All birds observed and heard wererecorded. Birds singing in suitable breeding habitat and showing some propensity to breed (e.g.,territorial behaviour) were assumed to be breeding. In addition, vegetation communities were mappedand described according to the Ecological Land Classification (ELC) system for Southern Ontario (Leeet a!., 1998).

4. Characterization of Existing Conditions

4.1 General Conditions and Landscape Context

The property is located within the built up area of the West Shore Settlement Area of the Town ofSevern. The eastern boundary of the property lies approximately 0.8 km from the west shoreline ofLake Couchiching and a residential subdivision occurs on these intervening lands. The rear lots ofresidences lie 80 m to the east of the properties western boundary. Lands to the north support theWebbers Hamburger restaurant, parking area and outdoor picnic area. The lands to the south areactive agricultural lands that grow cash crops such as corn and soya bean. Highway 11 borders theentire western boundary of the property, beyond which is active agricultural land.

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4.2 Aquatic Resources

There are two watercourses and a drainage ditch that are associated with the property (Figure 2).Drainage ditching along the MTO Highway 11 right-of-way (ROW) is found along the western propertyboundary line (Photograph 1). For the construction of the gravel parking lot, as directed, a culvertwas installed that captured ditch drainage and diverted water flow from the ditch underground toWatercourse A that flows along the southern boundary of the property (Photographs 2 and 3).

Photograph 1. Roadside drainage ditching along western boundary of property

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ExistingConditions

Weber’s Capital Inc.

LegendI I Subject Property

Vtercourse-

— Enclosed Pipe

I I New Swale

ELC Communities

ELC Code Description

FOD5-1 Fresh Sugar Maple Forest

MAM2-2 Reed-canary Grass Meadow Marsh

SWD3-1 Red Maple Deciduous Swamp

ANT Anthropogenic

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h;

2

Watercourse A flows along the southern property line and is fed by a culvert under Highway 11 androadside ditching along the property boundary. This watercourse has a high flow, spring freshet floodplain width of approximately 9 m. The normal low flow wetted channel width is 0.5 m. Flow isintermittent in nature, with no flow expected by mid-summer. As Watercourse A flows eastwardtowards the swamp area, the wetted channel width increases to over 4 m (Photograph 4).

I.

Photograph 2. Watercourse A flowing eastward from Highway 11 along southern property boundary

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Photograph 3. Outfall culvert to Watercourse A which was recently installed under the new parking area

Photograph 4. WIdening of Watercourse A near southwest corner of the property

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8803 Highway Ii North

At the southeast corner of the property the eastward flowing Watercourse A merges with a southflowing Watercourse B. Watercourse B flows along the eastern boundary of the property(Photograph 5). This watercourse supports permanent flows through a Red Maple Swamp floodplainarea and has a wetted low flow width of 4 to 5 m.

4.2.1 Fish Habitat Assessment

During the field survey fish, Central Mudminnow (Umbra limi), Pumpkinseed (Lopomis gibbosus) and BrookStickleback (Culaea inconstans) were observed in both Watercourse A & Watercourse B. These watercoursesare assessed to support general spawning, rearing and adult feeding habitat for the fish species present. Thereis also a potential that Watercourse B, which flows through the Red Maple Swamp, supports spring spawning byNorthern Pike (Esox lucius).

4.3 Terrestrial Resources

4.3.1 Vegetation Communities

Most of the property has been filled, graded and covered with gravel for a parking lot under a permit.Bare soil areas have been hydro seeded (Photographs 6 and 7). Natural areas are limited to thesouthern and eastern boundaries of the property. A review of aerial photographs indicates that theserecently altered areas supported lawn and grass field habitat that were associated with an existingresidence on the property.

Photograph 5. Watercourse B flowing southward along the eastern boundary of the property

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Photograph 6. Newly constructed gravel parking area on the property

Photograph 7. Recent site grading and hydro-seeding on the property

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The following details the vanous vegetation communities that were mapped and assessed followingthe Ecological Land Classification (ELC) system for Southern Ontario (Lee et a!., 1998). Figure 2presents location of the communities detailed below.

Upland Communities

Lawn - Field Meadow (CUMI)Remnant pockets of lawn-field meadow are found along the eastern boundary of the property(Photograph 8). This cultural habitat covered most of the property prior to recent site grading works.The field supports a number of species of grasses (Agrosfis, Bromus, Elymus, and Panicum) and avariety of field weeds, including common species such as Buttercup (Ranuncu!us acris), Red andWhite Clover (Trifolium pretense, T. repens), Common Yarrow (Achil!ea millefolium) and Wild Carrot(Daucus carota).

Sugar Maple Deciduous Forest (FOD5-1JA narrow band (4-6 m) of upland Sugar Maple forest lies adjacent to the edge of a Red Maple Swampalong the eastern boundary of the property (Photograph 9). The forest edge is dominated by matureSugar Maple (Acer saccharum), with American Elm (Ulmus americana), Black Cherry (Prunusserotina) and Basswood (Tilia americana) representing secondary species. The shrub layer consistsof Choke Cherry (Prunus virginiana) and whip Sugar Maple. The ground cover is typical of Mapleforest, comprised of ephemerals including White Trillium (Trillium grandiflorum) and Yellow Trout Lily(Erythronium americanum).

PhotographS. Cultural Meadow (CUMI) along eastern boundary of the property

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Wetland Communities

Red Maple Deciduous Swamp (SWD3-1)This Red Maple swamp wetland is found along the eastern boundary of property (Photograph 10).Mature Red Maple (Acer rubrum) dominate the canopy, with a sub component of Silver Maple (Acersaccharinum), Green Ash (Fraxinus pennsyivanica) and American Elm. The shrub layer is sparse,comprised mostly of whip Red Maple. The ground flora is typical of Red Maple Swamp supportingJewel Weed, (Impatiens capensis), Sensitive Fern (Onoclea sensibills), Royal Fern (Osmunda regalis)and Marsh Fern (Thelypteris paiustris).

Photograph 9. Band of Sugar Maple forest along swamp edge

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Reed Canary Grass Meadow Marsh (MAM2-2)This marsh community is associated with the floodplain of Watercourse A that flows along thesouthern property boundary (Photographs 2 and 11). The community is dominated by Reed CanaryGrass (Phalaris arundinacea), with scattered pockets of cattail (Typha angustifolia). Marsh Marigold(Caitha palustris), Sensitive Fern and Jewel Weed are abundant throughout. Shrubs are few andscattered, comprised of Meadow Willow (Safix petiolaris) and Red-osier Dogwood (Cornusstolonifera). Sedges and grasses include (Carex aquatlis, C. hystericina, C. stipata, Agrostisstolonifera, and Poa palustris).

a’” ,. ta..

Photograph 10. Red Maple swamp along eastern boundary of the property

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4.3.2 Flora

A total of eighty eight (88) species of vascular plant were identified on the property. A complete plantlist is presented in Appendix 1. No plant Species at Risk, as listed on the Schedules of theEndangered Species Act (2007 as amended) or Provincially rare species (NH IC Si, S2, S3) werefound to occur. In addition, no native species that are considered to be rare in the County of Simcoewere recorded on the property.

Based on a review of the NHIC data base (Appendix 2), for the local area, there was the potential forthe occurrence of the Threatened Yellow Bartonia (Bartonia virginica), a plant that was last recordedin 1972. Habitat for Yellow Bartonia is not found on or adjacent to the property.

4.3.3 Breeding Birds

The breeding bird survey conducted during the survey of the property recorded twenty three (23) birdspecies on or directly adjacent to the property and are presented in Table 1. Many of the specieswere associated with the Red Maple swamp located along the eastern boundary of the property.

Photograph 11. Meadow Marsh (MAM2) associated with floodplain of Watercourse A along the southernboundary of the property

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Table 1. Breeding Birds Documented For Subject Land

Common Name Scientific NameCanada Goose Branta canadensisWood Duck A& sponsaKilideer Charadrius vociferusDowny Woodpecker Picoides pubescensMorning Dove Zenaida macrouraAmerican Crow Corvus brachyrhynchosBlue Jay Cyanocittacristata)Eastern Phoebe Sayornis phoebeGreat-crested Flycatcher Mylarchus crinltusLeast Flycatcher Empidonax mlnimusEastern Kingbird Tyrannus tyrannusAmerican Robin Turdus migratodusGrey Catbird Dumetella carolinensisEuropean Starling Stumus vulgarisRed-eyed Vireo Virao oiwaceusWarbling Vireo Vireo gilvusYellow Warbler Dendroica petechiaCommon Yellow Throat Geothlyphis tdchasSong Sparrow Melospiza melodiaCommon Grackle Quiscalus gulsculaRed-winged Blackbird Agelaius phoeniceusBaltimore Oriole Icterus gaibulaAmerican Goldfinch Cardeulis tristi.s

The Ontario Breeding Bird Atlas data for survey squares in which the property is located (seeAppendix 2) indicates that over 100 bird species occur in the local area where suitable habitat ispresent. The property and immediately adjacent lands therefore support approximately a quarter ofthe bird species that could occur and the site supports a moderate abundance of bird species, themajority of which are common species tolerant of fields, edges, thickets or partly disturbed habitats.No area-sensitive bird species were found to occur. None of the bird species recorded dunng the sitesurvey are listed on the schedules of the Endangered Species Act (ESA 2007) or is consideredProvincially rare species (NHIC SI, S2, S3). Based on professional experience none of the speciesobserved would be considered regionally rare.

The Ontario Breeding Bird Data identifies that five species of bird that are listed as Threatened on theschedules of the Endangered Species Act are reported to occur in the local area including CommonNighthawk (Chordeiles minor), Whip-poor-will (Caprimulgus vociferus), Barn Swallow (Hirundorustica), Bobolink (Dolichonyx oryzivorus) and Eastern Meadowlark (Sturnella magna). These specieswhere not noted during the survey, and breeding habitat is not present on the property, with exceptionfor Barn Swallow. Current buildings on the property could provide nesting habitat for Barn Swallow.However inspection of the buildings during the site survey did not identify the presence of mud cupnests used by Barn Swallow.

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4.3.4 Amphibians

During site survey three species of frog were noted by site or call, including Spring Peeper(Pseudacris crucifer), Northern Leopard Frog (Lithobates pipiens) and Green Frog (Lithobatesclamitans). The Red Mapie swamp should also be considered to support Wood Frog (Lithobatessylvaticus) and American Toad (Anaxyrus americanus). AN species are considered to be common inSimcoe County. No amphibian breeding ponds area are located on the property. The watercoursesdiscussed above do not provide amphibian breeding habitat due the presence of fish.

4.3.5 Reptiles

No turtle species were found to occur on the subject property and permanent ponds which providehabitat are not present. Two species of snake were observed Little Brown Snake (Storeria dekayl)and Eastern Garter Snake (Thamnophis sirtalis sirta!is); these two species are considered to becommon in Simcoe County.

Based on a review of the NHIC data base (Appendix 2), for the local area, there was the potential forthe occurrence of the Blanding’s Turtle (identified as “Restricted” Species). Blanding Turtle couldinhabit the watercourses associated with the property, however, nesting sites (sand/grave deposits)are not found.

4.3.6 Mammals

During the field investigations tracks, scat and visual observation of several urban tolerant mammalspecies were noted. These included Coyote (Canis !atrans), Raccoon (Procyon lotor), Red Fox(Vulpes vuipes), Gray Squirrel (Sciurus carolinensis), and White-tailed Deer (Odocoileus virginicus).All of these species are common to abundant in the Region (Dobbyn 1994).

4.3.7 Significant Wildlife Habitat and Corridors

The PPS states that the identification of significant wildlife habitat is the responsibility of the localand/or regional planning authorities. The assessment of which areas are to be considered significantwildlife habitat is to be based on the existing conditions of all the lands within the jurisdiction of aregional or local planning authority. Significant wildlife habitat is broadly categorized by MNRF as:

• seasonal concentration areas;• rare vegetation communities or specialized habitats for wildlife;• habitats of species of conservation concern excluding species protected in regulation

under the Endangered Species Act; and• animal movement corridors.

More guidance of what wildlife habitat features and functions could also be considered in the analysisis provided by MNRF in the Significant Wildlife Habitat Technical Guides (MNR 2000, 2010). Basedon criteria for the assessment of significant wildlife, and field assessment of existing natural heritagefeatures and functions, the property does not support significant wildlife habitat.

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Landscape connectivity, including the concept of wildlife corridors or linkage, is recognized as animportant part of Natural Heritage planning. Although corridors are considered primarily formovements by mammals, they can also provide connectivity between habitats for birds, insects andherpetofauna (reptiles and amphibians). Wildhfe corridors generally support the movement of floraand fauna at a larger landscape level, i.e. the Niagara Escarpment in the Niagara Region, whilewildlife linkage function is assessed in a local area.

The property is located within the West Shore Settlement Area and residential development liesdirectly adjacent to the north and east of the property. The multi-lane Highway lilies directly thewest. Based on existing conditions the lands associated with the property do not support a wildlifecorridor or linkage function.

4.3.8 Significant Valleylands

Significant valleylands are defined by distinctive landforms, degree of naturalness, importance ofecological functions, restoration potential and historical and cultural values. There are no definedvalleylands associated with the subject property.

4.3.9 SignIficant Woodlands

The PPS, states that the identification of significant woodlands is the responsibly of local and/orregional planning authorities. The assessment of which woodlands are to be considered significant isto be based on the existing conditions of all the lands within the jurisdiction of a regional or localplanning authority. For the Township of Severn, the OP does not identify Significant Woodland, norcriteria for the assessment of potential Significant Woodlands. It is assumed that Significant Woodlandwould be part of the Greenlands System and no Greenlands designation occurs for the property oradjacent lands.

4.3.10 ANSIs

No Provincial or Regional Significant Life Science ANSIs have been identified by the MNRF to occuron or adjacent to the subject property.

4.3.11 Species at Risk

As noted in the previous sections, surveys of the subject property conducted by BeaconEnvironmental have not identified the occurrence of species of flora or fauna that are listed asThreatened or Endangered on the schedules of the Endangered Species Act. Also as discussedabove, though a number of Threatened Species of bird have been identified to occur in the local area,they were not observed and/or the property dose not support habitat for these species.

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4.3.12 Provincially Significant Wetland

No evaluated Provincially Significant Wetland (PSW) have been identified by the MNRF to occur on orimmediately adjacent to the property.

5. Summary Natural Heritage Features

Based on the findings of the study no provincially or regionally significant natural heritage features orfunctions have been identified to be support by the property or adjacent lands. The natural areas onthe property provide habitat for common flora and urban tolerant fauna and no Species at Risk occur.The watercourses associated with the property support fish and fish habitat.

6. Proposed Development

The proposed development includes the retrofit of the existing building on the property into a storefront for commercial uses. While there are renovations proposed to both the inside and outside of thebuilding, there will be no change in the footprint of the structure itself.

The new storefront will require an expansion to the gravel parking area located on the property to thenorth. There will be an addition of 93 parking spaces as shown on FIgure 3. This area will remaingravel post development.

A bio-swale is proposed along the top of bank in the southern portion of the property. The swale hasno direct outlet. The intention is that frequent storm events would inflftrate into the base of the swale.Infiltrated water that exceeds the infiltration capacity of the ground surrounding the swale is collectedby a sub-drain. The sub-drain outlets along the southern boundary of the property. Runoff thatexceeds the Infiltration and sub-drain capacity will discharge over the flow spreader with a top of bankat elevation 222.50 (C.C. Tatham & Associates 2015).

7. Impact Assessment and Proposed Mitigation

7.1 Potential Impacts

Figure 2 illustrates the existing conditions on the subject property. There are no natural heritagefeatures within the proposed development areas. Thus the potential impacts within the developmentarea are limited to the loss of the anthropogenic and grass/meadow areas associated within theexisting residential dwelling.

Existing policy documents and field investigations identify the two watercourses, one permanent andone intermittent, on the subject property. These watercourses also provide fish habitat. Further, thereis a large Red Maple treed swamp located along the eastern border of the subject property. In order

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Proposed Figure 3Development

Weber’s Capital Inc.

LegendI I Subject Property (1.86 ha)

Watercourse-

— Enclosed Pipe

Proposed Development Plan

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BEACONEVIRONMEWTAL Scaped Environmental Impact Study


to reduce the probability of any potential impacts on the adjacent lands mitigation and protectionmeasures are described in Section 6.2 below.

7.2 Recommended Mitigation Measures

In order to reduce or eliminate the potential impacts detailed in Section 7.1 and to provideenhancement to the adjacent natural features, the following mitigation and compensation measuresare recommended:

Buffer to Natural Features

Development and site alteration should occur no closer than 20m to the watercourses on the subjectproperty.

Sediment and Erosion Control

All construction and development related activities should be confined to the established limit ofdevelopment which will be determined prior to works commencing. Fencing at the development limitshould be regulariy inspected and maintained in good working order throughout the constructionperiod. If grades need to be re-established, a second silt fence should be placed down slope at thelimit of proposed re-grading to ensure that erosion and sediment movement does not occur duringconstruction. Fencing should be removed upon completion of construction after exposed soils havebeen stabilized.

Standard Best Management Practices, including the provision of sediment control measures, shouldalso be employed during the construction process.

Restoration

The buffer area along the watercourse and bio-swale area will be planted with native trees, shrubsand groundcovers post-construction. This will stabilize the soils and will help to enhance the existingwatercourse and associated valley corridor.

Exterior Lighting

To the extent possible exterior lighting associated with the development should be designed to bedirected down and away from the forest edge and watercourse along the development limits tominimize any impacts to species using the adjacent lands.

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8803 Highway 11 ‘Jorth

8. Policy Conformity Assessment

8.1 Provincial Policy Statement

With exception of fish habitat, see below, no other provincial Natural Heritage resources areassociated with the property or adjacent lands. Therefore, the proposed development is consistentwith the PPS for the protection of Natural Heritage resources.

8.2 Species at Risk

No species listed as Endangered or Threatened on the schedules of the Endangered Species Acthave been documented to occur on or directly adjacent to the property. Therefore the development isin conformity with the Regulations of the Endangered Species Act.

8.3 Fish Habitat

Watercourses associated with the properly have been identified to support fish habitat as defined bythe Federal Fisheries Act. In order to ensure compliance the proponent must undertake a self-assessment evaluation for any project that has the potential to cause serious harm to fish that are partof a commercial, recreational or aboriginal fishery, or to fish that support such a fishery.

The recent and proposed future development of the property does not directly impacted on fishhabitat. New structures that have, and will be built are located well away from fish habitat, 20 to 30 m.In addition, recent site grading works have been stabilized with the application of grass hydro-seedthat will prevent erosion and transport of sediment into the watercourse (Photograph 12). Based onthe completed and proposed future development, no impact to fish habitat will occur.

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8.4 County of Simcoe and Township of Severn Natural Heritage Policies

For areas within identified settlement areas, the County of Simcoe requires conformity with theNatural Heritage Polices of the local planning authority, in this case, the Township of Severn. For theTownship of Severn, the Natural Heritage System includes Greenlands and Environmental ProtectionAreas.

No Greenlands have been designated to occur on or adjacent to the subject Property and thereforethe proposed development is in conformity with respect to the protection of Greenlands.

The watercourses on and adjacent to the property are identified as Environmental Protection Areas inthe Town’s Official Plan. Environmental Protection Areas also include a ten (10) metre setback fromthe top of bank of the stream. As noted in Section 6.3 above no development will occur within thewatercourse, and buildings and other features of the development will be setback 20 to 30 m from thewatercourses. Site grading has occurred within the 10 m setback of the watercourses, however, theseworks were completed under a permit and the newly graded soils have been naturalized with theapplication hydro seed. Therefore the development of the lands is in conformity with the protection ofEnvironmental Protections Areas that are associated with the property.

Photograph 12. Building setback and hydro-seeding stabilization of soil grading works nearwatercourse supporting fish habitat

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9. Summary

This EIS has determined that the proposed development of a property located at 8803 Highway 11North, in the Township of Severn, will not negatively impact on any natural features or functions of theNatural Heritage System identified by the Province, County of Simcoe or Township of Severn. Inaddition this EIS has determined that the proposed development is in conformity with the OfficialPlans and Natural Heritage System policies of the Township or Severn and Simcoe County.

These policies also address the Province’s Natural Heritage Polices under the PPS.

10. Recommendation

This EIS concludes that proposed Zoning Amendment and proposed development of a propertylocated at 8803 Highway 11 North1 in the Township of Severn is supported with respect to maintainingthe Natural Heritage System of the Township of Severn and Simcoe County.

Report prepared by: Report reviewed by:Beacon Environmental Beacon Environmental

/2/4

Kristi L. Quinn, B.E.S Ron Huizer, B. Sc. (Honours)Senior Environmental Planner Principal

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11. Literature Cited

Bird Studies Canada. 2007The Atlas of the Breeding Birds of Ontario (2001-2005). Survey Square Data.

Dobbyn, J. 1994.Atlas of the Mammals of Ontario. Federation of Ontario Naturatists.

Lee, H.T., W.D. Bakowsky, J. Riley, J. Bowles, M. Puddister, P. Uhlig and S. MeMurray. 1998.Ecological Land Classification for Southern Ontario: First Approximation and Its Application.Ontario Ministry of Natural Resources. SCSS Field Guide FG-02. 225 pp.

Ontario Ministry of Natural Resources. Natural Heritage Information Centre (NHIC). Available online:www.mnr.gov.on.ca/MNRlnhiclquenes/nhic.mwf.>. Accessed on May, 2015.

Ontario Ministry of Municipal Affairs and Housing (MMAH). 2014.Provincial Policy Statement. Toronto, Ontario.

Ontario Ministry of Natural Resources. 2000.Significant Wildlife Habitat Technical Guide (Appendix G). 151 pp. + appendices.

Ontario Ministry of Natural Resources. 2010.Natural Heritage Reference Manual for Natural Heritage Policies of the Provincial PolicyStatement, 2005, Second Edition.

Simcoe County. 2013.Official Plan of the County of Simcoe, Adopted November 25, 2008, Proposed ModificationsJanuary 22, 2013

Township of Severn. 2010.The Official Plan of the Corporation of the Township of Severn, adopted by Council on July 7,2005 by By-law 2005-90; approved by the County of Simcoe on April 25, 2006; and approvedby the Ontario Municipal Board on June 11, 2010.

Page 23

R

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BEACONENVHONMENTAL Appendix I

R Rare in Simcoe CountySRANK (Status in Ontano from Natural Heritage Information Centre)Si (Critically Imperiled), S2 (lmpenled),S3 (Vulnerable), S4 (Apparently Secure), S5 (Secure), SE (exotic, i.e. non-native)

Federal COSEWIC E (Endangered), T (Threatened) SP (Special Concern)

Provincial COSSARO E (Endangered), T (Threatened) SP (Special Concern)

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BEACONEN V I RON MENTAL

Appendix 2

NHIC Data

r Ministry of Natural Resources and Forestry

Ontario Make-a-Mm: Natural Heritage Areas 215090 Webber NHICNotes: Enter map notes

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I ‘,. OII-T*C CThis map should not be relied on as a predse Indicator of routes or locations, nor as a guide Imagery Copynght Notices: DRAPE C Ahro-Photo (1961) Inc., 2008 - 2009 —-

llable in any way for the use of, or reliance upon, this map or any information on this map.to navigation. The Ontario MInlstnj of Naturai Resources and Forest,y(OMNRF) shall not be GTA 2005/ SMDOP 2006! Simcoe-Musl(oka-Duffenn C FprstBase Solutions, 2005/ 2006 / 2008

C Queens Printer for Ontario, 2014 and may not be repmduced thout pesion. THIS IS NOT A PN OF SURY.C Copyright for Ontario Parcel data is held by Queen’s Printer for Ontario and its licensors (20131 W

Scale: 1: 17,370

Appendix 4

115 Sandford Fleming Drive, Suite 200Collingwood, Ontario L9Y 5A6

Tel: (705) 444-2565Fax: (705) 444-2327

Email: iDto@cctatham cornWeb: www.cctatham corn

August 21 2015 email (kristineIoftplanning.com)CCTA File 115019

Kristine Loft, MCIP RPPLOFT Planning Inc.308 Hurontano StreetCollingwood, ON L9Y 2M3

Re: 8803 Highway 11 — Commercial Development, TownshipStormwater Management and Servicing Brief

Dear Kristine:

CC. Tatham & Associates Ltd. was retained by Webers Capital Inc. to address the potential stormwaterimpacts associated with the proposed commercial development located at 8803 Highway 11 in the Townshipof Severn. The location of the development site, adjacent drainage features and the immediate area roadnetwork are illustrated in Figure 1. This biief has been completed in conjunction with the Scoped EISprepared by Beacon Environmental and in support of the Site Plan for the proposed use.

Site Description

The site is located within the built up area of the West Shore Settlement Area and is immediately south ofthe existing Webers Restaurant parking area. The site is bounded by Highway 11 along the west, awatercourse and woodland on the east and cropland to the south.

Current and Proposed Lend Use

The site has a house and small barn on the property. The lot has recently been graded and covered withgravel in preparation for the future parking lot use.

The proposed development will consist of combining the Webers Restaurant parking lot and the site’sgravelled area and the conversion of the existing house into a commercial use complementary to the existingrestaurant (i.e. coffee operator). The basement of the renovated building will be used for dry goods storageby the Webers Restaurant.

Consulting

C.C.Tatham & Associates Ltd.Consulting Engineers

Collingwood Bracebridge Orillia Barrie

proissiond Engineers Authorized by the Assnchtinn nf Prnfpinn Fnnineprq nf flntrin tn nffr rnfa’nI

Stsrmwater Manegement

The aquatic resources and drainage patterns associated with this property are thorou9hly described andassessed in the Scoped EIS prepared by Beacon Environmental and should be read in conjunction with thisbrief. In Summary the existing site drains away from Highway 11. The proposed use will not impact or impedethe Highway’s drainage. The gravel parking lot drains southeasterly toward the intermittent watercoursealong the south boundary of the site. The landscaped area behind the house drains to the watercourse onthe east boundary. An existing 400 mm HDPE culvert conveys localized highway drainage under the graveledarea. The remainder of the highway drainage is conveyed directly from the right of way to the intermittentwatercourse along the south boundary.

A 3.Om wide vegetated (grassed) filter strip and bio-swale is proposed along the top of bank in the southernportion of the property to mitigate potential impacts from the parking lot drainage on the adjacentwatercourse.

The filter strip will intercept, slow and filter the overland drainage from the parking lot. Runoff will spill fromthe filter strip into the grassed bio-swale A gravel trench and arched perforated plastic pipes are proposedunderneath the invert of the swale. The trench and arched pipes are sized to store the wnoff m the 10year, 6 hour storm event The swale and trench do not have a direct outlet. The intention is that frequentstorm events would infiltrate into the base of the swale and into the stone trench Infiltrated water that exceedsthe infiltrahon capacity of the ground surrounding the swale is collected by the arched pipe A section of thearched piping is connected to the existing 400 mm HDPE pipe. Runoff that exceeds the infiltration and trenchstorage capacity will discharge over the flow spreader with a top of bank at elevation 222.50. The details ofthe proposed filter strip, swale and infiltration strip are provide in the enclosed drawing SWM-1.

Servicing

The subject property will be merged with the existing restaurant property. The restaurant servicing will beshared with the retrofitted house. The owner has confirmed that the following has been completed:

• The house/commercial building on the property has been connected to the Weber Restauranrssewage system under previous approvals.

• Similarly the existing building has also been connected to the Weber Restaurants water system.

• The electrical system of the existing house has been upgraded to support the anticipated futurecommercial use. The building is fed from the restaurant property.

K,isne Loft, MCIP RPP Page 2 of 3Loft Planning Inc. August 21. 2015

Conclusions 8 lecemmendations

The proposed development has adequate servicing to support the proposed commercial use. The proposedStormwater Management strategy supports the concept of an environmentally sustainable development andwill mihgate anticipated stormwater impacts associated with the construction of the proposed developmentThe proposed use will not impact or impede the Highway’s drainage and site drainage is directed away fromthe Highway.

Yours truly,C.C. Tatham & Associates Ltd.

Randy Simpson, B.A.Sc., P.Eng.Senior EngineerRS:

M2015 Proecis115O79 -Weber Burger Pai*ing Lot ExpaisionD amnbLeileisiL - Loft - Sevcing Design BdeI- August 2015 do

Kristne Loft, MCIP RPPLoft Planning Inc.

Page 3 of 3August21, 2015

DWG. Na.

% C.C.Tatham & Associates Ltd. 8803 HWY 11I 1SITE LOCATION PLAN

SCALE: NIS DATE: AUGUST 2015 JOB NO. 115079

Appendix 5

6 Summary

Proposed Development

This study has addressed the transportation impacts associated with the proposed commercial

N development located at 8803 Highway 11, in the Township of Severn. The proposed development wilinclude 204 m2 (2,200112) of commercial gross floor area. Whie the ultimate commercial use has notyet been confirmed, a coffeeldonut shop has been considered in order to establish a conservative andrealistic scenano with respect to potential hip generation. Upon completion, the site is expected togenerate a total of 239 trips during the weekday AM peak hour and 90 trips during the weekday PMpeak hour. However, in considering pass-by hips and sharedflr*ernal trips, the site Is not expected toadd any new trips to the road netwoA

kcess to the site is to be provided via the existing access to Webers Restaurant The subjectproperty and the Webers property are to be consolidated into a single site.

Access Operetions

In addressing the study area operations, the Webers access was analysed under existing conditions(2015) and for the 2016, 2021 and 2026 horizon periods. In order to replicate the actual operatingconditions of the access, consideration was given to the utilization of the paved shoulder as adeceleration!axeleration lane (as observed during a site visit). The results of the operational analysis

N (conducted using the micro-simulation software SimTraffl4 indicate that the access Will provideacceptable operating conditions through 2026 under both future background and future total

conditions.Road System Operations

The northbound lane capacity of Highway 11 was reviewed under both background and future trafficconditions. Based on the projected traffic volumes and the assumed lane capacity, the highway Isexpected to operate at 71% of capacity or less through 2026. The excess capacity indicates that thehighway can accommodate additional growth bend what has otheiwise been considered in theassessment

Sight Lines

Sight rines were reviewed at the existing access point to ensure that adequate sight distances areprovided with respect to MTO design requirements. The sight lines satisfy MTO requirements andthus no improvements are required to address such.

8803 Highway 11 Commerdel Development Page 15Traflic Impa Study August 4, 2015

Official Plan& Zoning By-law AmendmentStatutory Public Meeting

WEBERS CAPITAL INC.

Part West Lot 4, Concession 9

8803 HIGHWAY 11 NORTH

TOWNSHIP OF SEVERN

KRISTINE LOFT, LOFT PLANNING INC.

October 15, 2015

Council LcF11LAND USE PLANNING I PROJECT MANAGEMENT

OUTLINEone PURPOSE AND EFFECT

two PROPERTY LOCATION & DESCRIPTION

three PHOTO OF SITE

four TOWNSHIP OF SEVERN EXISTING ZONING

five TOWNSHIP OF SEVERN EXISTING DESIGNATION

six PROPOSAL

seven SITE PLAN

eight PROPOSED PARKING LOT EXPANSION

nine ACCESS CONFIGURATION

ten PROPOSED AMENDMENTS

eleven CONCLUSION

OUTLINE

PURPOSE AND EFFECT

PROPERTY LOCATION& DESCRIPTION

PHOTO OF SITE

TOWNSHIP OF SEVERNEXISTING ZONING

TOWNSHIP OF SEVERNEXISTING

DESIGNATION

PROPOSAL

SiTE PLAN

PROPOSED PARKINGLOT

ACCESSCONFIGURATION

PROPOSEDAMENDMENTS

CONCLUSION

PURPOSE & EFFECT

The purpose is to rezone the portion of the propertydesignated as Rural (RU) to Highway Commercial (C4) andto re-designate the lands from “Settlement Living Area” to“Settlement Employment Area”. The EnvironmentalProtection (EP) zone within the zoning will also be refined.

• The effect of the proposed amendments is to re-developan existing rural residential property in order to establish acommercial use with the associated parking.

OUTLINE

PURPOSE AND EFFECT

PROPERTY LOCATION& DESCRIPTJON

PHOTO OF SITE


TOWNSHP OF SEVERNEXISTING

DESIGNATION

PROPOSAL

SITE PLAN

PROPOSED PARKINGLOT

ACCESS ICONFIGURATION

PROPOSEDAMENDMENTS

CONCLUSION

PROPERTY LOCATION & DESCRIPTION

a)

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OUTLINE

PURPOSE AND EFFECT


PHOTO OF SITE



DESIGNATION

PROPOSAL

SITE PLAN

PROPOSED PARKINGLOT

ACCESSCONFIGURATION

PROPOSEDAMENDMENTS

LUN(.LUION

DESIGNATION

_Setdemeffl

Fnpkymcnt Environmental Protection

TOWNSHIP OF SEVERN EXISTING

I I Settlement living Area

OUTLINE

PURPOSE AND EFFECT




DESIGNATION

PROPOSAL

SITE PLAN

PROPOSED PARKINGLOT

ACCESSCONFIGURATION

PROPOSEDAMLNUMNTS

CONCLUSION

PROPOSAL• The proposed amendments will permit the

conversion of a residence into a commercialestablishment with a 204 sq.m. GFA. The basementand existing garage structure with a 56 sq.m. GFA.will be used for storage development of an existingrural property to a commercial (restaurant) use.

• The subject site will be merged with the Webersproperty and the parking area will be sharedbetween the existing restaurant and the proposedcommercial use.

• Road access will be provided by Highway 11, aprovincial road, via the existing Webers Restaurantaccess point. Services to the property will beprovided by a municipally operated water andsewer system.

I

Cl) zi m -o I

PROPOSED PARKING LOT EXPANSION

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+1350 41350—.-———-——————H$iway11Soutibowid —

— — — — — — Hiway 11 Norttotmd . — — — a — — — — — — — — a — a a — — — — — — — — — — — a — a —

232+ 20 2O•

41350

Proposed Parking Lot Expansion

235 .

Existing Parking Lot

I IWEBERS

100 FrayPMPeakHour

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0 ‘1 I

OUTLINE

PURPOSE AND EFFEC’

PROPERTY LOCATION& DL.

PHOTO OF SITE

TOWNSH!P OF SEVERNEXISTING ZONING


DESIGNATION

PROPOSAL

SITE PLAN

PROPOSED PARKINGLOT

ACCESSCONFIGURATION

PROPOSEDAMENDMENTS

CONCI JSION

PROPOSED AMENDMENTS• The proposed OPA would re

designate the lands from “SettlementLiving Area” to “SettlementEmployment Area”.

• The proposed ZBA amendmentwould rezone the lands from Rural(RU) to Highway Commercial (C4)and would redefine theEnvironmental Protection (EP) limits.

• To permit the use of the property forcommercial purposes andassociated parking and swm.

OUTLINE

PURPOSE AND EFFECT


PHOTO OF SITE



DESIGNATION

PROPOSAL

SITE PLAN

PROPOSED PARKINGLOT

ACCESS 4CON FIGURATION

PROPOSEDAMENDMENTS

.

CONCLUSION

CONCLUSION

Consistent with the policies of theProvincial Policy Statement and Conformsto the Growth Plan.

Conforms to the policies of the County ofSimcoe and Township of Severn OfficialPlans.

Documents

HELD IN THE ADMINISTRATION OFFICE, 1024 HURLWOOD LANE, THURSDAY, OCTOBER 15, 2015 … Planning... · 2015. 11. 9. · 6, 2015, with respect to a Fill Permit Application for 3156 South