Consent Hearing B 5, 6, 7 & 8 2014 Loucks

8/10/2019 Consent Hearing B 5, 6, 7 & 8 2014 Loucks

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Townshipof ChatsworthLand DivisionCommittee

Agenda

October 15,20149:20 a.m.

l. Call to order2. Disclosureof Pecuniary Interest3. Minutesof September 3, 2014

4. Consent Hearings:9:20a.m. 8512014,8612014,Loucks

B7|2AA&.Bgl20l45. Other Business


2/23

Townshipof ChatsworthLand DivisionCommitteeMinutes

-w-ednesday sepremb er 3,2014 Township" tL::#-

Members Present:Chair Mayor BobPringleMemberTerry McKayMemberBrianGambleMemberScott MackeyMember Cornelius Vlielander

StaffPresent:TownshipPlanner Ron DavidsonSecretary Treasurer Dianne Oldrieve

1. Callto OrderChair Pringlecalled the rneeting to order at 9.30 a.m.

2, Disclosureof Pecuniary Interest and the General Nature Thereof.None

3. Minutesof March lgth2A14.07-14 Movedby McKay

Seconded by GambleThat the minutes of the Townshipof Chatsworth Land DivisionCommittee of Vlarch19,zAUbe approved as circulated. Carried4. PublicHearings:

l) Applicationfor Severance Lot l5o Concession 13, Geographic Townshipof SullivanB4l20l4Lembke FarmsLtd

Publicin Attendance

The Secretaryread the statutory requirements for the Public Meeting.


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Countyof GreyPlanning and DevelopmentDepartment comrnented in theirletter dated August 20,2014;Comtnents havebeen received frorn TrarrsportationServices stating that thereis noobjection tothe proposed severance. Anentrance permitwillbe required ifanentrance is proposed that differsfi-omthe current enfrance.County planningstaffhaveno concernswithtlie subject application.

Grey Sauble Conservation stated in their letter dated September 2,2014 that theygenerallyhave no objectionto the consent application.

Water Services Coordinator,CarolynVlielander-Vlarx:This property is notserviced by mturicipaldrinkingwater.

Septic Inspector, Dan Swedlo:I arn generallysatisfied thatsoil and drainageconditionsare suitable to pennit the proper sitingof buildingsand that conditionsare suitable for se\ilage system constructiou.

Fire Chief,MikeGivens:No issues.

Township Planner,Ron Davidsonnoted in liisPlanningReport dated July 30th20L4that it is evident that the proposed severance confonnswiththe CountyOfficialPlan.

The proposal can be deemed consistent withthe ProvincialPolicyStatement.

Withregard to the Township'sZoningBy-law,the sudect lands are currentlyzoned'Al'and 'EP'. The 'Al' zone requires a 'minirnumlot area' of 2Ahectares and a'minirnumlot frontage'of 180 metres. Boththe severed and retained parcelsexceed these rninimtunstandards.

Favourable considerat.ioncouldbe gi.ren to tileproposed severance.

08-14 N'lovedby VlackeySeconded by Vlielander

That Consent ApplicationB,412014 be granted subject to the followingconditions;1. Payment of severance fee to the Township. Carried


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06-14 Movedby GambleSeconded by McKay

That the Townshipof Chatsworth Land DivisionCommittee adjourn at9:36 a.m. Carried

Bob Pringle,Chair DianneOldrieve,Secretary Treasurer


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Chatslr,'orth Townshp of ChatsworthRR 7, Chatsworth,Ontario,NH1G0Grace Nayler, Treasurer and Assistant CAO/Clerk

519-794-3232 Fax 519-794-4499Will Moore,CAO/ Clerk

Telephone

September 24,2014

Townshipof ChatsworthR.R. 1CHATSWORTH,OntarioNOH,1GO

Dear Committee of Adjustmentmembers:Re: Applicationsfor Consent (8,512014,B,612014,B7l2A14and 88/2014)

Part Lot 4,Goncession 1 EGR, Geographic Villageof Ghatsworth,Township of SullivanOwner: Leanne LoucksApplicant:PlinnyLoucks

The followinghas been drafted to providethe Committeeof Adjustmentwithplanningcomments concerning the above-notedseverance applications.

The subject propertyis located in the northeast quadrant of the formerVillageofChatsworth.The site comprises 6.3 hectares of land and has approximalely217metres of frontage alongMassie Road. The southeastern corner of the property islocated withinclose proximityof the Jane Street cul-de-sac bulbbut is separated fromthis Townshiproad byan odd-shaped reserve.

A forested area exists in the southeast corner ofthe property, at the termination ofJane Street Approximaielyone-thirdof the property is situated withina ProvinciallySignificaniWetland. The remainder of the property, rhichwas once cleared, is nowovergrownin smalltrees and shrubs.

The owner is proposing to sever fourresidentiallois lvithinthe forested area located inthe southeast corner ofthe site. This wouldinvolvethe extension ofJane St'eet andthe removalof the Tolvnship-ownedreserve.

The lot areas of ihe fourproposed parcels and the retained lotare as follows:

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Parcel A,reaLot 1 261A m'Lot2 2749 m'Lot3 2A31m'Lot 4 1318 m'Retained Lot 5.08 ha

The retained parcel is not intended to be developed at this time.

The subject lands are desgnated 'Secondary Settlement Area', 'Wetlands' and'Hazard Lands' on Schedule A (LandUse) to the Countyof Grey OfficialPlan. Thespecificarea of the fourproposed lots appears to be designated mostly'SecondarySettlementArea';however, the developmentdoes appear to include someof the'Hazard Lands' and 'Wetlands' designations.

The 'Secondary Settlement Area' designation is generally intended to accommodatelimitedresidentialgrowthas wellas new communityfacilitiesand employmentuses.Lotcreationfordetached dwellingsis permittedwithinland use designation.

Withregard to servicing,Section2.6.4Secondary Settlement Areas staies:

(3) Where partialservices exist in a Secondary Settlement Area,developmentshatlonlybe permittedto allowfor the development of vacant and/or underutilized/ofgas wellas the creationof lots, subject to satisfyingthe fottowingrequirements:

(a) the developmentis withinthe reserve sewage sysfem capacity or reservewater sysfem capacity; and,

(b) site conditionsare suitable farthe long-termprovisionof such services;(c) providingthe developmentis withinthe existingsettlement arca.

Withregard to these policies:

Reserve capacitydoes exist withinthe Chatsworthwater system toaccommodate the fournew lots.

. The ChiefBuiidingOfficialwillbe visiiingthe siie and commentingon thesuiiabilityof the property for individual,private septic systenrs.

. The propertyis located withinthe existingsettlement ai'ea.With regardto the'Wetland' designaiionon the subject property, the OfficialPian doesnot perrnit development or site alierationwithina ProrrinciallySignificantWoodland.2l '-'r ..:


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Developmentor site aiteration is also prohibitedwithinthe 120 metre adjacent lands"...unless it has been demonstrated through an Environmentaltmpact Study, as persection 2.8 7 of thisPlan, that there wilibe no negatve impacts on the natural featuresor their ecological functions".

ln this regard, Aquaticand WildlifeServices prepared an EnvironmentallmpaciStudyand has conducted an EnvironmentallmpactStudy on behalf of the land orner.Additionalinformationis provided below.

ln addition, the subject property is immediatelyadjacent to lands that are shown onAppendixB (Constraints)to the OfficialPlan as 'significantWoodlands'.Development or site alterationis not permitted rithina 'significantWoodland'or withinthe 50 metre adjacent lands "...unless t has been demonstrated through anEnvironmentallmpact Study, as per section 2.8.7 of this Plan, that there wiltbe nonegative impactson the natural features or theirecological functions".

On this note, the aforementioned Environmentallmpact Study (ElS), in additiontoevaluating the proposed developmenton the'Wetland',also addressed ihe adjacent'SignificantWoodland',and furthermoreconsidered the other natural heritagefeatureslisted in the CountyOfficial Planand the ProvincialPolicyStatement that are typicallystudied when conductingan ElS.

Through the EIS process, the exact boundaryof the 'Wetland'was determined by theauthor and was mapped by an Ontario Land Surveyor.The Ministryof NaturalResources has since approved the'Wetland'mapping,witha very slightmodification.

The EIS supportsthe idea of having the 'Wetland' boundary serve as the rear lot lineof Lots1 and 2 and includingtwo types of bufferwithinthese two proposed parcels.Withinthe firstbuffer,whichincludes lands within15 metres of the 'Wetland'boundary, development and site alterationwouldbe prohibiied.Withinthe secondbuffer, whichwouldbe applied to lands situated between 15 metres and 30 metresfromthe 'Wetland' boundary, onlyminorsite alterations lvouldbe allowed.Suchalterationswouldincludegraded fill,grassed lawns and treed areas. Essentially, theselands ifdisiurbed are io return to a natural state. The two bufferswould notbeincludedin Lots3 and 4. The EIS concludedthat rithihese bufferareas in place, nonegative impacts on the'Wetland' are anticipated.

\A/iihregard to ihe 'SignificantWoodland' identifiedon the lands to the easi onAppendixB, the EIS siates that the "railti"ail"(formerrailwaycori^idor)physicailyseparates the adjacent woodedarea from the subject lands and rherefore there is nodirect linkagebetween the adjacent'SignificantWoodland' and the foresteci poriionofihe subject lands Addjtionaiiy,the EIS states that no significant supportingfeaturesoi' significaniecologicai functionsexisi iithinthe adjacent 'SignificantWoodland'.Based on the foregoing,the EIS concludes that the pi'ooosed deielopmentvouldhare no negaiiveimpact ontne adjacent naturalheritage feature.3l


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Provided the EIS is acceptable, the proposed development should conformwiihthenatural heritage policies of the County of Grey OfficialPlan

The Grey Sauble ConservationAuthority(GSCA)has revieved the EIS and, in a letterdated June 25,2A14,has recommended that the twobuffer areas not be included withLots1 and 2 but rather remain with the retainedparcel. The GSCAreferences Section13.5.4.2 of the NaturalHeritage Reference Manual(implementationdocument of theProvincialPolicyStatement) whichstates:

"Wherefeasible, buffers should notbe located on lats privatelyowned by individuals.Rather buffers shauldbe includedinto the same otvnership that it is to protect. Whenbuffers are incorporatedinto individuallots, consistent management of buffers is notpossb/e. ln such cases, differentlandownerswilltreat the bufferin various ways,andplannngauthorities will havelittleabilityto enforceand zoning or covenants intendedto preserve buffer functions."

The GSCA acknowledgesthat excluding the bufferareas fromLots1 and 2 wouldresult in both parcels becoming too small,whichmeans that the proposeddevelopmentwouldhave to be reconfigured,resultingin three lots beingestablishedas opposed to four.

Aquaticand WildlifeServices has responded witha letter to the GSCAletter datedSeptember 5,2014 stating the following:

"The NHRMclearlysfafes in this regard "wherefeasible",thus, this approach is not apolicyor planningdirectionas you have implied,but a best management approachwhere feasiblypossrb/e. The subject lands witha two tier buffer approachis sufficientto maintainno negative impactsto the wetland feature. The decision as ta the"ownership"of thebuffer landsis at the discretionof the Township of Chatsworth,assuch the EIS recommended approach and Site Plan lot configurationis not in conflictwiththe NHRfi/las yau suggesf. Giventhe small land base area, surroundingresidentialdevelopment, surroundingdisturbances, feaiure fragmentation(old railline), identifiedecologicalfunctionsof the PSW plus adjaceni uplands and existingsiteconditians(littleground cover, primaryoverhead tread cover) toincludethe ownershipof the bufferlands as part of the retained PSW lands utouldserve no additionalpracticalbenefititself.As such, ii is not feasible ic put tne bufferlards withthe sameownershipof the PSW, as the PPS and CountyOF policiespromote developmenivttithinurban Qiliage)enviroitments."ln this discussionregai^dingthe futureownership ofthe v,etland buffer, it is importantio firsiunderstand thai iheTownship is not inte"esteCin acquiringthe portionof thesubject lands correred bythe 'Weilands'or its buffei'iands.The discussion shouldbebased on whether these lands should be incluCedwitn Lois1 and 2 or kept withtheretained parcel.

4l '-, --


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As noted abor/e, the NaturalHeritageResource fi/anualuses the words "vr/herefeasible"to explainin what circumstancesthe bufferlands should not be included withthe development lands. These particularworclsare subjective and leare theremainderof the statement open to interpretation.

ln ihisparticularse, removingthe bufferarea from Lots 1 and2 is not feasible fromthe perspective of being able to sever four lois. As noted above, ifthe buffer area isremoved, the number of lots to be created is reduced to three.

This issue has been given in-depth consideration.The Township Planneris willingtoaccept that the proposed developmentcan conformwiththe natural heritage policiesof the OfficialPlan subject to the conditionsrecommended later in this PlanningReport.

The ProvincialPolicyStatement (PPS) directs urban type uses, such as residentialdevelopment,to the designated settlement areas such as Chatsworth. Withregard toservicing,the PPS states:1.6.6.5 Partialservrbes shall onlybe permittedin the followingcircumstances.

a) where they are necessary to address failedindividualon-site sewageservrbes and individualon-site water services inexistingdevelopment;or

b) withinsettlement areas, to allowfor infillingand minorroundingout ofexisting development on partialseryicesprovided that site conditionsare suitable for the long-termprovisionof such services withnonegative impacts.

The proposed development should qualifyas infilling.The BuildingOfficialwillbecommentingon the suitabilityof the site forprivateseptic systems.

The natural heritage policiesof the PPS are very similarto those of the CountyOfficialPlan. Provided the mitigative measuresrecommended in the EIS are implemented,the proposed development should be consisieniwith these policies.

The subject lands are zoned 'R2' (UrbanResidential),'Wetiands Proieciion'and'EnvironmentalProtection'according to the Tovrnship'sZoningBy-law.The area ofthe prcposed four residentiaiIois is zoned nrcstly 'R2', witha portionzoned'Wetlands' The boundary beiween the 'R2' zone and the 'Wetlands' zone needs tobe redeiineated througha rezoningapplicationin order ic reflecithe surveyed retlandboundaryestablished in the EIS as adjusied by ihe Ministryof NaturalResources.

The'R2' Tone requii-es a 'nninimumlotarea' and 'minimumlot frontage' of 2000 squaremetres and 24 rnetres respectively.Three of the fourproposed lots vrillexceed the lotsl


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area requirement,whereas Lot4 wouldcomprise1318 square metres. The ZoningBy-laurAmendmentrouldneed to refiecithis reduced lotarea. Withregard to lotfrontage,one of the four loisis listedon the applicationformas havingonly23.95metres and thereforethis deficiencyalso needs to be acknowledged in the ZoningBy-lav Amendment.

Based on the foregoing,the followingis recommended:

Providedthe Chief BuildingOfficialis satisfied, priorto the consideration of theseapplicationsby the LandDivisionCommittee,that the four lots are all suitable toaccommodate individual,privateseptic systems, approval couldbe granted subject tothe followingconditions:

1. That the owner enters intoan agreement withthe Townshipwithregard to thedesigning and constructionof the Jane Streei extension. Such agreement shallinclude:the removalof the existing"bulb"at the currentend of Jane Street; therestorationof the "bulb"lands (save for the section of the road to remain) tograss and driveways;and, the dedication of the surplus "bulb"lands (and otherTownshiplands subject to the currentreserve) to the adjacent propertyowners ifso desired by the adjacent propertyowners.

2. That the lands be rezoned as follows:The 'Wetland'zone boundaryon the subject propertybe adjusted toaccurately reflecithe wetlandboundary mapping approvedby the Ministryof Natural Resources;

The two bufiers of the 'Wetland', as identified inthe EnvironmentallmpactStudy prepared by Aquaticand WildlifeServices and dated ltlay2A14,beestablished as separate zones on Lots1 and 2, withthe followingprovisions to be included in the ZoningBy-law.

(i) ln the bufferzone within15 metres of the wetland boundary, nodevelopmentor site alteration, includingtree cuttingor fillplacement,shall be permitted;

(i)ln the bufferzone betvveen 15and 30 metres of the wetlandboundary.no development or site alterationshall be permitted except for:

a. select iree cuttinghinningshall be permittedwithinVegetationComrnuniiyNo 2 sho'run cn Figure6 to the EnvironmentallmpactStudy (and io be specificailyidentifiedas a sub-buffe"area in tne ZoningBy-lawAmendment)providedthat 30% of theupper tree canopy is maintainedon each lotanC provided thatsuch iree cuiiing/thinning occurspriorto siamping of thedeeds

A.

B.

6l


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forLots1 and 2. The subsequent removal of any trees shallbeprohibitedexcept as required for health and safety includingbestmanagement forestrypractices.

b. topsoilplacement and lot grading withimmediate native grassseeding down shall be permittedwithin VegetationCommunityNos. 1 and 3 as shown on Figure 6 to the EnvironmentallmpactStudy (and to be specificallyidentifiedas a sub-buffer areain theZoningBy-lawAmendment.

C. A holding(h) symbol beattached to the 'R2' zoning of the retaned parcel.

3. That a visible barrier(e.9. cedar rail fence,bollards)be established along theboundary betweenthe two bufferareas of Lots 1 and 2 required in Condition28to the satisfactionof the Township.The locationof the arrier shall beestablished by an Ontario LandSurveyor.

4. That the tree removal note in Condition 2B(ii)aforLots 1 and 2 be conducted;and, that the author of the EnvironmentallmpactStudy or similarqualifiedprofessionalmark the trees to be removed priorto their removaland that he/shesubsequently submita letter followingtheir removal explainingthat at least 30%of the tree cover of each lothas been maintained.

5. That the deeds forall four lots be submitted to the Township, stampedby theTownshipand registered on titleby the applicant'slawyer simultaneously.

Thisopinionis providedwithoutthe benefit of having received comments fromanyother agencyor any adjacent land owners. Should new informationarise regardingthis proposal, the Committeeof Adjustmentis advised to take such informationintoaccount when considering the applications.

this informationwillbe of assistance.

Ron Davidson,BES,TouinshipPlanner RPP, MCIP

TlPa'c

ItSi


12/23

Townshipof ChatsworthLand DivisionCommittee

l{oticeof ApplicationsforConsentle ?fnnng Act,"SO lggo,as clrnenlel

Take Notice that the Townshipof Chatsworth Land DivisionComrnitteehas appointedOctober 15. 2014 at 9:20 a.m. fbr the purpose of a publichearirrg into this matter. The Hearirrgr,villbe held at the Towrtshipof ChatsworthCouncilChambers at 316837 Highway ,R.R.#1,Chatswortli,Ontario.

CONSEN'tAPPLICATION:FileNo:B\DA14.8612014.B7l20l4&.B,812014

PI.JRPOSE ANDEFFECT:To sever fbur residentiallots withfi'ontageson Jane Street alrdto retain a residentiallot withfrontage on Massie Road.

LECALDESCRIPTION:Part Lot 4,Corrcession I EGR (formerVillageof Chatsworth)SEVEREDPARCEL: AREA 2610 sq. rn. (28094.7 sq. ftl(Part I on attached drawing)FRONTAGE24.5 metres (80.4 feet)

DEPTH 5l .2 - 7l.lmetres (167 .9 - 233.4 fet) IrresSEVEREDPARCEI-: AREA 2749 sq. m (.2959096 sq ft l(Part 2 on attached drawing)FRONTAGE28 rnetres ('91.9 f-eet)DEPTH 5 I .2 - 86.7 metres ( 167.9 - 284.4 fet) InegSEVEREDPARCEL: AREA 2031 sq. rn (2182.2 sq. ft )(Part 3 on attached drawin-u) FRONTAGE28.3 metres (92.8 f'eet)

DEPTH 32.1 - 86.7 metres ( 105 .2 - 284.4 fbet) InesSEVEREDPARCEL: AREA 1318 sq. m (l4l873 sq. fi.)(Part 4 on attached drawin-u)FRONTACE23.95 rnetres (78.6 fetl

DEPTH32.1

-52.2 metres(105.2-173.6fet) InegRETAINEDPARCEL: AREA 5.08 hectares (12.6 acresl

f.RONTAGE215.4 metres [706.6 feet)DEPTH l9lrnetres (626.6 feet) Irreg

HAVINGACICESSON: Severed - Jane StreetRetailred- Massie Road

West Back Line

SEE SI(E'ICHATTACHED

Propertyo\,vrters within120 metres (legislationrequires 60 rnetres) of subject larrd are herebynotifedof the above applicationf-orcolrsent.

Ifa person or publicbody does not rnake oral submissions at the meetingor make writtensubmissiorrs to the Townshipof ChatsworthLand DivisionCommittee withregard to theproposed severance bef'ore the severance is granted, the person or publicbody is not entitled toappeal the decision of theLand Division Comrnittee. Also,ifa person or publicbody does notrnake oral submissions at the meeting or make writtensubmissions to the TownshipofChatsworth LandDivisionCornmitteebefore the severance is grarrted, the person or publicbody' rnay rrot be added as a party to the hearing of an appeal befbre the OntarioMurricipalBoarclunless, in the opinion of theBoard, there are reasorrable grounds to do so.


13/23

Ifyou wish to be notifiedof the decision of the LandDivisionCornmittee in respect of theproposed consent, you must mke a writtenrequest to the Townshipof Chatsworth.

Additionalinfonnationregarding the application isavailable for publicinspection from Mondayto Friday8:00 a.m. to 4:00 p.m. at the Townshipof ChatsworthOffice.Wlrenrequesting informationplease quote FlIeNo.B5/71014-8612014-87/2014&,88/2A1.4

Secretary-TreasurerTownshipof ChatsworthLand DivisionComrnitteeR.R.# l, Chatsworth,OntNOHlGOPhone: 519-794-3232 Fc 519-794-4499


14/23

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degh- Planningand Development595 9th Avenue East, Owen Sound OntarioN4K3E3

51 9-372-0219/ 1 -800-567-GREY/ Fax: 519-376-7970October 8,2A14

Ms.Dianne Oldrieve, Secretary-TreasurerLandDivisionCommitteeTownshipof Chatswor-thRB#1Chatsworth,OntarioNOH1G0

Re: Gonsent Applications805/2014, 8,0612014, B,O712914 &808/2014Part Lot4, Concession 1 EGR

Township of Ghatsworth (geographicVillage ofGhatsworth)Owner:Leanne Bayne-LoucksA,gent: PlinyLoucks

Dear Ms.Oldrieve:

Thiscorrespondence is in response to the above noted applications. We have had anopportunityto review the applicationsn relation tothe Provincial PolicyStatement(PPS) and the Countyof GreyOfficialPlan (OP). We offerthe followingcomments.

The purpose and effect of the subject applications is to sever four residentiallots with

frontages on Jane Street and to retain a residential lotwithfrontage on Massie Road.The Jour proposed severed lots and the retained lot willrneasure as follows:

f-l-ot---l-nrea lar)26'10 square metres I Zq.SO 51.2-71.12749 ssuare metres i28.00 51.2-86.7

t 32,1-86.7t 32.1-52.2

i Retained I 5.08 hectares 215.4 191.0

Schedule Aof the OP designates the subject lands as 'SeconCary SettlementArea'.

Section 2.6.4 of the OP states,1) The Secondary SettlementAreas, as identifiedin Table 6 and shown on

Schedule A of this Pian incluCe exlsting settlementareas whichmay havesgnificantpopulationsand,ior a wide range ofuses and amenities-Seconda,ry SettlementAreas are intended tc providea limitedopportunityfor growthand prcvide a range of lirringstyles and employmenllocations.

Grey County: Colourlt Your Way

2031 souare metres1318 square metres


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Page 2October 8,zAM

2) PermittedUses in the areas designated Secondary Settlement Areasareresidentialuses, bed and breakfast establishmenls, home lruraloccupations, commrcialand dry industrialuses, publicrecreational andinstitutionaluses intended to support the surroundingagricurturecommunity.

3) Where partialservices exist in a Secondary SetilementArea,developmentshall onlybe permittedto allowfor thedevelopment ofvacant and/or underutilizedlots, as wellas the creationof lots,subject tosatisfying the following requirements:a) the developmentis withinthe reserve sewage systern capacity or

reserve water system capacity;andb) site conditionsare suitable for the long-termprovisionof such

services.c) providingthe developmentis withinthe existingsettlement

areaThe planning report provdedby the Townshipplanner states that the newlots can beaccommodated by the reserve water capacity. lt shall be ensured that the proposedlots can accommodate private septic systems.

Schedule A ofthe OP also designates the subject lands as 'ProvinciallySignificantWetlands' (PSW). Section 2.8.3of the OP states,

1) No developmentor site alterationis permitted withinthe ProvinciallySignificantWetlands designation. Exceptwhere such activityis

associated withforestryand uses connected with theconsenuation ofwater, soll, \/lldllteand other natural resources ut not tncludtngutldtngsand willnot negatively impact the integrityof the wefland.

2) No developmentand site alteration may occur withinthe adjacent landsof the ProvinciallySignificantWetlands designationunless it has beendemonstrated through an Environmental lmpact study, as per section2.8.7 of this Plan, that there willbe no negative impacts on the naturatfeatures or their ecologicalfunctions.Developrnent and site alteration withinthe adjacent lands of theProvinciallySignificantWetlands designationwillrequire a permit from

the appropriateconservation authorityas per the conservation authority'sgeneric regulations.

An Environmenta lmpact Study (EiS)has been compieted for the subject lands.Protzided that the natural heritagemitigationmeasures recomrnended withinthe EISare implemented,tountyplanning staff have no further concernsin lhis regard.

Grey County: Colourlt Your Way


18/23

Page 3October 8, 2014Schedule Afurtherdesignates the subject lands as 'Hazard Lands'. Section 2.8.2(3)ofthe OP states,

ln the Hazard Lands designation buildingsand structures are generallynot permitted.

It appears that the Hazard Landswillbe withinthe buffer recommended in the ElS,whereinno development is permitted.The subject applicationconforms to the abovepolicy.

AppendixA of the OP indicates that the subject lands are located wiihin500 metres ofa 'knownabandoned landfill'.Section 5.4.2(2) ofthe OP states,

No development orsite alteration shall bepermittedwithin500 metres of

an exlsting orknown abandoned landfill site,unless a D-4Study hasbeen prepared and submittedfor review in accordanceviththe Ministryof the Environment Guideline D-4, indicatingthat the lands to bedeveloped are secure frompotentialmethane gas and/or leachatemigrationfromthe landfillsite or what remedial measures or conditionsare requiredprior to any development approvalbeing granted.

The specificarea where the lands are proposed to be severed is outside of the 500metre buffer. A D-4 Study willnot be required.

AppendixB of the OP indicates that the subject lands are located within the adjacentlands of 'SignificantWoodlands'. Section 2.8.4(1)of the OP states,

No developmentor site alterationmay occur within SignificantWoodlands or their adjacent landsunless it has been demonstratedthrough an Environmental lmpact Study, as per section 2.8.7 of this Plan,that there uillbe no negative impacts on the natural features ortheirecological functions.

The aforementionedEIS addressed Significant Woodlands.County planningstaff aresatsfied that the development willnot negativeimpact theWoodlands.

The subject lands abut the CouniyBailTrail.Commentshave een received fromForestryand Trailsstafi stating concems regarding this proposal.Staff requireinfcrmationd emonstratin g tha pre-developmentand post-developmentdrainage doesnot change and that no drainage wiil beCirected to the County trailproperty,With theretland feature alreadypresent, there could be some issues withregard to water beingdirected to the trail,which statf could notsuppott. Additionaily,the entire areaproposed fcrdevelopment is treed. The area is greater than one hectare and all tree

Grey County: Colourlt YourWay


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Page 4October 8,2014removal must be in accordance withthe Grey CountyForestry Management By-law.lnthe absence of drainage information,the applicationsare considered premature.

Countyplanning staff recommend deferral of the subject applicationsuntil suchtimeas Trailsstaff coneerns regardingdrainage are addressed.

The Countyrequests notice ofany decision rendered withrespect to this file.

lfyou wish to discuss this matter further,please do not hesitate to contact me.

Yours truly,

IWPlanner(519)372-0219ext. 1233alisha. bu itenhu is@grey. cawww.orev.ca

uitenhuis,B.E.S.

Grey County:Colourlt YourWay


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Grey SaubleConsewaton 237897 lnglisFalls Road, R.R #4, Owen Sound, ON N4K5N6

Telephone: 519.376.3076 Fax; 519.371.0437 Email:[email protected]

October 8,2014

Mr. WillMoore, CAO/ClerkTownship of ChatsworthRR1Chatswo'th,OntarioNOH lGO

Dear Mr. Moore:

RE: Application forConsent: 85/201 4, Bi612014, B7l2O'l4,Bgt2O14Applicant:Leanne LoucksAgent:Pliny LoucksPart of Lot4, Concession I EGRTownshipof Chatsworth, formerVillageof ChatsworthOur File:P11108

Grey Sauble Conservation Authority(GSCA)has reviewed the above noted applications inaccordance withour mandate and policies fornatural hazards, for natural heritage issuesas perour Memorandum of Agreement withthe Township of Chatsworth and relativeto our policies forthe implementationof OntarioRegulation151/06. We otfer the followingcornments.

Subject ProposalIt is our understanding thatthe purpose of the consent applications is to create 4 new residentiallots withinthe Villageof Chatsworth.The creationof the lots will requirethe extension of JaneStreet in order to create enough frontage toaccommodate the lots. The lots are proposed to beon municipalwater and private sewage disposal systems. An environmentalimpactstudy (ElS)has been completed forthe proposal by Aquaticand WildlifeServices.

Site DescriptionThe subject propertys located on the south side of Massie Road withaccess fromJane Streetwithinthe Villageof Chatsworth.The propertyis bound by Massie Road to the north, a rail trailto the east, and commercialand residentialproperties to the south and west. Four residentiallots are proposed withinthe south east corner of the propey, withconsiderationfor futurephase 2 development on the western portionof thepropefty. The area of the proposeddevelopmentfeatures a predorninately eastern whitecedar stand that is upland froma wetland

feature bordering the rear of the proposeC lots.GSCARegulationsA large portionof the prcpertyis regulated under CntarioRegulation151/06: RegulationofDerralopment,lnterferencewithWetlands &Alterationto Shorelines &Watercourses. Therogulated area is associated withthe Pi'ovinciallySigniiicantCongers Creek Swamp Wetland(PSW) and the 120 metre adjacent lands to the wetiand feature.

f.

ConservationONTARIONual Chtp;oot

Watershed MunicipalitiesArran-Elderslie, Chatsworth,Georgian Bluffs, GreyHighlands

Meaford,Owen Sound,South BrucePeninsula, BlueMountains


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I\4r'.WiilMttole.(AOi('lcrkApplrcat rons folCo nsert : Il5i20I 4, A6120 I 4. )7 /2() | 4. Il8/20 I 4Pari ol'Lol4, ('oncesskrn | iCR.'l'ownshipor'Chatswolth(tbrnrclVilia.ecoi'Chatsworth)Ocrober'8,2()14Oul FileNo. Pl I 108

Under this regulation, a permit is required fromthis officepriorto the constructionof buildingsorsiructures, the temporaryor permanent placement of fillwithinthe affected area, nterferencewitha wetland, and/or the straightenng, changing, divertingor in any way nterferingwithanexistingchannel of ariver, lake, creek, stream or watercourse.

ProvincialPolicyStatement3.1 NaturalHazardsGSCA identifiednatural hazard lands on the subject propertyassociated withthe floodpotentialof the PSW feature and an area identfiedin the EIS as a seasona groundwaterdischarge/seepzone. These areas are identifedon the attached map.

We note that the western porton of the retained parcel exhibits featuresof being poorlydrainedas evident by the presence of standing waterand saturated soils at the time of GSCA's siteinspectionand revew of aerial photography.Anyproposed development shouldaccount forpoor drainage.

2.1 NaturalHeritage ValuesNaturalheritage features identifiedon and adjacent to the subject propertyincludes theProvinciallySignificantCongers Creek Swamp Wetlandand significantwoodland identifiedunder the County of Grey OtficialPlan.

Under Section 2.1.4 a) &b) of the ProvincialPolicyStatement (PPS) developmentand sitealterationshall not be permitted in significantwetlands,

Under Section 2.1.5 b) of the PPS developmentand site alterationshall not be permitted insignificant woodlandsunless it has been demonstrated that there willbe no negative impacts onthe natural features or their ecological function.

Under Secton 2.1.8 of the PPS developmenland site alteration shall not be permitted onadjacent lands to the natural heritage features and areas identifiedin policies2.1.4 and 2.1 .5unless the ecological functionof the adjacent lands has been evaluated and it has beendemonstrated that there willbe no negative impacts on the natural features or on theirecologicalfunctions.

The EIS report provideddemonstrates that the proposal wouldhave no anticipated negativeimpacts to natural features or the ecologicalfunctionsof the Provnciallysignificantwetland andihe adjacent mapped significantwoodland.The reporlproposes mitigation rneasuresandbuffers to maintain naturaihertage values.

The proposalwill requirea zoning by-law amendmentto implementthe measures outlined in theEIS in conjunctionwithmunicipalrequirements.The zoningamendrnent is also required toadjust the wetlandzone.

he TownshipPlanner's report dated September 24, 2014 outlinesa suitableprocess toaddress bulfer provisions withinthe required zoningby-lawfor the propedy. (page 6 and 7 ofthe report)Further to hls 5 points, it should be noted that all fourlots are subject Ontario

2ol -


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l\lWilltukrotc.CAO/Clcrkr\ppl icat iorrs to r (.rnsent l J5/20 1 4. P'6{2() l 4, lt' fl) i 4. ti8/2()1 4Partol'f .()t 4,('(tccssi


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GSCA:Regulationof Development,InterferencewithWetlandsand ^AJtetationsto Shotelines and Watercourses (OntarioRegulation151/06)

GSC ParcelsSubject Property (Approx. )Ontaro Regulaon 151/06

fl NanralHazard Area' , MNRProvinciallySignificantWetland

N Loucks EIS

RollNo. 42-04-340-001-150-00-0000

Part ofLot4,Concession 1 EGROur File:P1 1108

Scale = 1:25O00 50m

Consent Hearing B 5, 6, 7 & 8 2014 Loucks

Documents