PLANNING REPORT TALISMAN RESORT REDEVELOPMENT. March, Prepared for: Talisman Resorts G.P. Inc.

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1 PLANNING REPORT TALISMAN RESORT REDEVELOPMENT March, 2007 Prepared for: Talisman Resorts G.P. Inc.

2 TABLE OF CONTENTS 1.0 PURPOSE LOCATION OF PROPERTY DESCRIPTION OF PARCELS MASTER CONCEPT PLAN PHASE 1 - PROPOSAL REVIEW OF PLANNING DOCUMENTATION PROVINCIAL POLICY STATEMENT NIAGARA ESCARPMENT PLAN COUNTY OF GREY OFFICIAL PLAN MUNICIPALITY OF GREY HIGHLANDS OFFICIAL PLAN TALISMAN DEVELOPMENT POTENTIAL MUNICIPALITY OF GREY HIGHLANDS ZONING BY-LAW DEVELOPMENT CONTROL REGULATIONS OF THE NIAGARA ESCARPMENT COMMISISON SITE PLAN CONTROL OF THE MUNICIPALITY OF GREY HIGHLANDS OVERALL SUMMARY AND RECOMMENDATIONS APPENDICES AND TABLES FIGURES: Figure 1 -- Location Map Figure 2 -- Description of Parcels Figure 3 -- Master Concept Plan Figure 4A -- Core of Master Concept Plan with Aerial Underlay Figure 4B -- Phase 1 Development Figure 5A -- Niagara Escarpment Plan Land Use Figure 5B -- Niagara Escarpment Plan Land Use with Concept Plan Figure 6 -- Grey County Official Plan - Constraints and Land Use Figure 7A -- Grey Highlands Official Plan - Land Use Figure 7B -- Grey Highlands Official Plan Land Use with Concept Plan Figure 8 -- Talisman Development Potential Figure 9 -- Grey Highlands Zoning Bylaw

3 1.0 PURPOSE D.C. Slade Consultants Inc. was retained by Talisman Resorts to provide planning review and support for the. Our mandate for this project is to review the redevelopment proposal and make submissions to the appropriate agencies for approval. This report summarizes the planning principles relating to the redevelopment of Talisman Resort. It includes a general assessment of the Master Concept Plan as well as a more specific analysis of Phase 1, which entails; Part A - Foxridge, Part B Trail s Edge, and Part C Temporary Parking and Stormwater Management. An evaluation of the suitability of such redevelopment and the Planning merit associated with that redevelopment, includes the review of the following documents and/or reports: Environmental Impact Study for Phase 1 Talisman Resort Redevelopment (Gartner Lee Ltd.) Concept Plans and Landscape Plans (Gartner Lee Ltd.) Stormwater Management Implementation Report Talisman Resort Phase 1 (CF Crozier & Associates) Master Servicing & Stormwater Management Report (CF Crozier & Associates) Traffic Impact Study (CF Crozier & Associates) Vacant Land Common Element Condominium and Plan of Condominium (Paul Thomsen, O.L.S.) Architectural Drawings including; elevations, renderings, site plan (Guthrie Muscovitch Architects) D.C. Slade Consultants Inc. 1 March, 2007

4 2.0 LOCATION OF PROPERTY Talisman Resort is a four seasons resort community located within the central area of the County of Grey. It is located within the Beaver Valley, which is part of the Niagara Escarpment, a World Biosphere. The resort is located approximately 1-1/2 hours northwest of Toronto, Ontario, just outside of Kimberley. Talisman Mountain Resort is a year-round, public resort that includes eighteen (18) ski runs of varying difficulty and two (2) all terrain parks. In addition to the downhill skiing, Talisman Resort offers snow shoeing, cross country skiing and groomed snowmobile trails. Summer activities at Talisman Resort include an executive nine (9) hole golf course, river tubing, hiking and mountain biking. The facilities at Talisman Mountain Resort include 95 unit guest rooms, 11 conference rooms, fine dining as well as base lodge facilities that are associated with the ski resort in the winter time and actively used as recreation facilities within the summer months. See Figure 1 - Location Map D.C. Slade Consultants Inc. 2 March, 2007

5 3.0 DESCRIPTION OF PARCELS Figure 2 Description of Parcels indicates the parcels of land that make up Talisman Resort. These lands are based upon assessment mapping provided by the Municipality of Grey Highlands and show the approximate size of each parcel. These parcels are either held in different ownerships or are parcels that are set aside within plans of subdivision and are transferable as independent lots or blocks. Descriptions of the parcels are: Parcel 1 This parcel is approximately 19 hectares and contains the existing tube ride as well as maintenance facilities for Talisman Resort. The subject parcel has frontage on the 6/7 Sideroad as well as the Shivlock Sideroad. The 6/7 Sideroad is not open in the winter months beyond the Shivlock Sideroad. Parcel 1C is the location of Phase 1-A Foxridge Estates. Parcel 2 This parcel is approximately hectares and is the central area of Talisman Resort. This uses include downhill ski facilities, hotel, base lodge facilities, parking, tennis courts and the nine hole executive golf course. Public road access is from County Road #7 as well as the 6/7 Sideroad. The southwestern corner of parcel 2C is the location of Phase 1-B Trail s Edge Condominiums and 1-C Additional Parking and Stormwater Management. Parcel 3 This parcel is approximately 2 hectares in size and is presently vacant. The site is traversed by a creek that flows from the top of the escarpment. Access is from Talisman Mountain Drive. Parcel 4 This parcel is approximately.85 hectares in size and is vacant. The parcel is a block within the Amik Subdivision and has access from Lanktree Drive. Parcel 5 -- This parcel is approximately.7 hectares in size and similarly is a block within the Amik Subdivision. The subject lands are vacant and have access from Lanktree Drive. Parcel 6 This parcel is approximately 5.1 hectares in size and is also a block within the Amik Subdivision. The subject lands are vacant and also have access from Lanktree Drive. Parcel 7 This parcel is approximately 37.1 hectares in size. These lands were the former Old Smokey Ski Resort and presently the old base lodge exists at the eastern portion of the parcel. This parcel does not have any frontage onto a public road. D.C. Slade Consultants Inc. 3 March, 2007

6 4.0 MASTER CONCEPT PLAN The Talisman Project Development team involved in the preparation of the Master Concept Plan redevelopment and Phase 1 development includes: Baulke Augaitis Stahr (barristers, solicitors) Miller Thomson, Sandy Kilgour (barristers, solicitors) Gartner Lee Ltd. (project management, environmental, landscape architecture) Miller Golf Design Group (golf architecture) Guthrie Muscovitch Architects (site plan development, architecture) C.F. Crozier & Associates Inc. (civil engineering) Peto MacCallum Limited (geotechnical engineering) Collaborative Structures Limited (construction management) Patten Thomsen Limited (legal survey) D.C. Slade Consultants Inc. (planning) G.Ryan Design Inc. (marketing) D.R. Matthews & Associates (ski facilities) Collage Designs (interior design) University of Guelph (land resources science) Talisman Resort is proposing the intensification of their resort under new management. The Master Plan seen in Figure 3 Talisman Mountain Resort Redevelopment Master Concept Plan depicts an overall view of proposed redevelopment on the Talisman Resort property in the next 5 years. The Core of this Plan can be seen in Figure 4A Core of Master Concept Plan with Aerial Underlay. The major amenities to be added to the Resort include: 28 single detached residential units 176 apartment condominium units 48 stacked townhouse units 26 stacked golf villas Re-design of the existing 9 hole golf course an amphitheatre tennis courts an artificial water feature private roads additional parking spaces trails Golf Course modifications (layout of holes, cart paths) Golf Course Club House Covered Bridge New maintenance facility D.C. Slade Consultants Inc. 4 March, 2007

7 1.1 Effects of the Master Plan Redevelopment on the Existing Road System and Transportation Network A traffic study was conducted by CF Crozier & Associates and it was determined that, the traffic generated from the proposed development will not materially affect the boundary road system and that no improvements are warranted from a traffic operations perspective. An important component to the overall concept design is to ensure that Talisman Mountain Drive will continue to act as the main entrance to the resort from County Road 7. (see Traffic Impact Study CF Crozier & Associates) 1.2 Effects of the Master Plan Redevelopment on the Existing Stormwater Management System The Master Development Plan has been designed to ensure a coordinated Stormwater Management System for the complete development. This will involve using a shared stormwater management facility for the majority of the Master Plan lands as well as the existing Talisman Ski hill lands. Only the Fox Ridge development will have an independent stormwater management facility which is located within a different sub-watershed. (see Master Servicing and Stormwater Management Report CF Crozier and Associates) 1.3 Effects of Master Plan Redevelopment on the Existing Natural Environment A Comprehensive Environmental Overview Study prepared by Gartner Lee Ltd. has been provided for the overall concept plan as well as a detailed Environmental Impact Study for Phase 1. The Master Plan has been designed to take into account the findings of the Environmental overview provided by the Gartner Lee Ltd. study. (see Environmental Impact Study for Phase 1 Talisman Resort Redevelopment Gartner Lee Ltd.) 1.4 Effects of Master Plan Redevelopment on the Existing Water and Sewer Servicing The Master Development Plan has been designed to ensure that the proposed water lines are connected to the existing water lines throughout Talisman Resort and into Kimberley. The master plan may require adjustments to the existing sewer and water lines of the Talisman lands, however the new locations will continue to provide the adequate municipal water and sewer to all facilities (old and new). All sewer and water lines will have the appropriate municipal easements in order to permit maintenance (i.e. municipal access) and maintain municipal ownership. This proposal will ensure that the sewer and water lines remain under the control and ownership of the municipality, which will be accomplished through the establishment of appropriate easements to the municipality. (see Master Servicing and Stormwater Management Report CF Crozier and Associates) D.C. Slade Consultants Inc. 5 March, 2007

8 5.0 PHASE 1 - PROPOSAL This report is intended to provide a brief description of the Master Plan Concept while focusing specifically on Phase 1 development, for which approvals are being sough after. The first phase of the Talisman Resort redevelopment includes 3 sections (see Figure 4B - Phase 1 Development): Phase 1-A (Fox Ridge) of the project involves the development of 28 single detached homes within a vacant land condominium, which will occur on Parcel 1C of Figure 2 Detailed Description of Parcels. Fox Ridge will include a private lane (i.e. cul de sac), a Stormwater Management Facility, open space (i.e. 30 buffer from stream), and an amenity area (i.e. trail, landscaping, common space). A Site Plan was prepared by Guthrie Muscovitch Architects, a Draft Plan of Vacant Land Condominium was prepared by Paul Thomsen, O.L.S., and a Landscape Plan was prepared by Gartner Lee Ltd., all of which are included in this submission package. It is worth noting that parcels 1-8, as indicated on the SP-2 Fox Ridge (Guthrie Muscovitch Architects), will have direct access to a public road (i.e. Shilvock Road. The re-grading of this parcel is necessary based on the policies laid out in the Grey Highlands Official Plan (see section 6.4 of this report), as explained later in this report. The parcel requires re-grading to restore the slope to its natural state. The slope had been modified in the past for purposes of a tube hill landing area (see Figure 4A Core of Master Concept Plan with Aerial Underlay). Currently, the subject land parcel is occupied by the maintenance building for Talisman Mountain Resort (see Figure 4A) therefore, this process will require the demolition of this building and the relocation of this use to another site on the Talisman Lands. A future submission will occur for the relocation of the maintenance facility as outlined within the Master Concept Plan, this building will most likely occur on the lands above the valley slope (Figure 3 Talisman Mountain Resort Redevelopment Master Concept Plan). There is a cold water stream at the south end of the parcel, which requires a 30m buffer. This buffer has been incorporated in the design of the Draft Plan of Vacant Land Condominium. Driveways will be required on each of the individual parcels to provide adequate parking. The development will be a Vacant Land Condominium which will ensure that all internal facilities will be the responsibility of the Condominium Corporation this includes the roadway, common landscaping, lighting, etc The Condominium documentation will also ensure standards will be established for architectural and landscape controls on the exclusive use areas (i.e. 28 parcels). In addition, the condominium documentation includes building envelopes for all exclusive use areas similar to zoning standards for single family lots. See Figure S-2 Site Plan Guthrie Muscovitch Architects. Phase 1-B (Trail s Edge) includes 2-23 unit condominium apartment buildings (each 3 stories in height), which will occur on the most southwestern section of land that is identified as Parcel 2C in Figure 2 Detailed Description of Parcels. A Site Plan (SP-1) was prepared by Guthrie Muscovitch Architects, a Draft Plan of Condominium was prepared by Paul Thomsen, O.L.S., and a Landscape Plan D.C. Slade Consultants Inc. 6 March, 2007

9 (L-4) was prepared by Gartner Lee Ltd., all of which are included in this submission package. Currently, the subject lands are occupied by a parking lot, and to the Southeast is the Kid s Club building and accessory buildings (see Figure 4A - Core of Master Concept Plan with Aerial Underlay). The parking that is currently occupying this site will require relocation to Phase 1-C lands. The Trail s Edge development will also require; the widening of Maclean Drive (i.e. east of land Parcel 2-C of Figure 2) to ensure there is adequate access and servicing to the development as well as the remaining Talisman Resort lands. Adequate parking, landscaping and amenity areas are all provided on site. All internal access and servicing and landscaping will be the responsibility of the Condominium Corporation. Phase 1-C includes the creation of a temporary parking lot and stormwater management facility. The purpose of Phase 1-C is to provide temporary parking (i.e. 120 spaces) and stormwater management facility. The parking facilities will replace the displaced parking from the Fox Ridge and Trail s Edge lands. The stormwater management facility provides stormwater management functions for the Trail s Edge development and the interim parking lot. D.C. Slade Consultants Inc. 7 March, 2007

10 6.0 REVIEW OF PLANNING DOCUMENTATION 6.1 PROVINCIAL POLICY STATEMENT The Province of Ontario provides general planning direction to all communities within the Province. The Planning Act as well as the Provincial Policy Statement provides this direction. The Province produced an updated version of the Provincial Policy Statement which came into effect on March 1 st, 2005 which replaced the 1996 Provincial Policy Statement. The purpose of the Provincial Policy Statement is to provide for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural environment. The Provincial Policy Statement supports improved land use planning and management, which contributes to a more effective and efficient land use planning system. The Provincial Policy Statement focuses growth within settlement areas and away from significant or sensitive resources, and areas that may pose a risk to public health and safety. The fundamental principles set out in the Provincial Policy Statement apply throughout Ontario and therefore planning documentation such as official plans and zoning by-laws all must be consistent with the Provincial Policy Statement. Of importance to the Talisman Resort lands, are that the subject lands are considered to be a settlement area and therefore the focus of growth. The Provincial Policy Statement has three distinct sections: 1. Building Strong Communities 2. Wise Use And Management Of Resources 3. Protecting Public Health And Safety Generally Section 1, as stated above, is defining that development should be within established settlement areas and should be developed, where possible, on full municipal services. Section 2 is dealing with natural heritage issues and cultural heritage and archaeology issues. Section 3 is dealing with natural hazards and human made hazards. All of these sections have been met. Further an important component of the Master Plan design is to provide intense, compact development. The usage of walk up apartments and townhouse units is the basis of the concept plan that allows for substantially larger open space areas, and to accommodate all natural features. D.C. Slade Consultants Inc. 8 March, 2007

11 6.2 NIAGARA ESCARPMENT PLAN The upper tier planning document in regards to the subject property is the Niagara Escarpment Plan. The Niagara Escarpment Plan was the result of the creation of the Niagara Escarpment Act that established a special Provincial Planning area along the Niagara Escarpment from Tobermory to Niagara Falls. In 1985, the Niagara Escarpment Plan was approved by the Province of Ontario. The Niagara Escarpment Plan is generally an Environment Protection Plan however the majority of Talisman Mountain Resort lands are within the Escarpment Recreation designation (see Figure 5A Niagara Escarpment Plan Land Use). This designation has been set aside for existing ski areas as well as shoreline residential areas. Section Escarpment Recreation states: Designated Recreation Areas are areas of existing or potential recreational development associated with the Escarpment. Such areas may include both seasonal and permanent residences. Objectives 1. To minimize any adverse effects of recreational activities on the Escarpment Environment. 2. To provide areas where new recreational and associated development can be concentrated around established, identified or approved downhill ski centres. The will occur on the current lands occupied by the resort. Infilling on the resort lands will promote the use of municipal services, including sewer, water and roads. Talisman Resort is an established ski resort that has been operating for more then 40 years. 3. To provide areas where new recreational and associated development can be concentrated around established, identified or approved lakeshore cottage areas in Grey and Bruce Counties. 4. To recognize the importance of the Four-Seasons Craigleith-Camperdown Recreation Area (in the Town of the Blue Mountains) to the tourism sector of Ontario s economy. 5. To provide for the development of new ski centres or other recreational areas. 6. To ensure that future recreational development is compatible with the cultural and natural heritage values (e.g. fisheries and wildlife habitats) in the area. The Talisman Recreation Area has not been specifically referenced as a four season recreation area. However, this area does contribute substantially to the recreational base for the Municipality of Grey Highlands and to the Tourism Sector of the Ontario economy. D.C. Slade Consultants Inc. 9 March, 2007

12 Permitted Uses Subject to Part 2, Development Criteria, and the requirements of official plans, and/or secondary plans and, where applicable, zoning by-laws that are not in conflict with the Niagara Escarpment Plan, the following uses may be permitted. 1. Existing uses. 2. In ski centres, accessory buildings, structures and facilities (e.g. snow making pond), signs and the site modifications required to accommodate them and incidental uses (e.g. golf courses, tennis courts) and the sire modifications required to accommodate them provided that any adverse effect on the environment is minimal. 3. In ski centres, facilities such as ski runs, ski lifts, snowmobile trails, slide rides, toboggan runs, ski chalets and commercial development such as lodges, retail stores and service establishments associated with the centre. All proposed uses outlined within the Master Concept Plan as well as the uses outlined in Phase 1 (A, B, and C) are in compliance with the permitted uses. Further the Niagara Escarpment Plan provides overall development objectives. Important to the Talisman Mountain Resort lands is (Section 1.8) Development Objective 1 which states: 1. Except for plans of subdivision which have been draft or final approved or for development which is permitted in existing secondary plans on the day this plan was approved, development on prominent Escarpment slopes shall be limited to those recreational facilities such as ski runs, ski lifts or slides which require the slopes for the proper functioning of the operation. The Master Concept Plan for Talisman does not include any development above the prominent escarpment slope line. This line will be clarified later in this report in the Grey Highlands Official Plan, which has been deemed to be not in conflict with the Niagara Escarpment Plan. All development in Phase 1 and future Phases will be below the prominent escarpment slope line. 4. Growth should be compatible with and provide for the protection of unique ecologic, historic and archeological areas, wildlife habitats, streams and water supplies and other environmentally sensitive areas both inside and adjacent to Escarpment Recreation Areas. The Environmental Impact Study (Gartner Lee Ltd.) addresses the environmentally sensitive areas on and around the entire Talisman Resort Property. The E.I.S. explains that environmentally sensitive areas are neither on nor around the Phase 1 lands. The report also explains that the environmental concerns associated with Phase 1 (A, B and C) can be mitigated with the proper techniques. D.C. Slade Consultants Inc. 10 March, 2007

13 5. Recreational Uses shall be designed to utilize existing site and topographical conditions, with allowance for minimum regrading, placement/excavation of fill and vegetation removal only if they are essential to the use and only if adverse effects can be mitigated. The redevelopment proposed in the Master Concept Plan of Talisman Resort will require minimum regrading of all slopes as well as ensure that the original slope be re-established for the lands associated with the existing Tube Hill (as stated earlier). The most important clause of the Escarpment Recreation designation is the section outlining official plans, secondary plans and/or by-laws. This section allows the local municipality to provide official plan policies for the Escarpment Recreation area. The purpose of these local official plan policies is to implement the general guidelines established within the Escarpment Recreation area in a more detailed fashion. Items such as location of prominent escarpment slope have been analyzed and completed as well as establishing densities for development, and setting areas aside for commercial, residential and other land uses that are allowed within the permitted use section of the Escarpment Recreation area. When this exercise was completed, the policies of the local official plan were deemed to be not in conflict with the Niagara Escarpment Plan. On September 29 th, 2003, the Municipality of Grey Highlands Official Plan was approved by the Ontario Municipal Board which included policies for the Escarpment Recreation area which includes the majority of the Talisman Mountain Resort lands The is also subject to Part 2 Development Criteria of the Niagara Escarpment Plan. Although this section does not provide details related to density or land use, the section does provide direction that must be adhered to. All criteria within the development have been assessed within the Crozier & Associates Engineering Reports as well as the Environmental Report prepared by Gartner Lee. Design of road layouts and architectural buildings have maintained where possible the existing road fabric as well as architectural themes. The overall concept plan meets all the relevant policy established by Part 2 Development Criteria. A detailed review of the development criteria for Phase 1 has been completed to ensure that all relevant policies of Part 2 Development Criteria have been met. In many instances, the Development Criteria of the Niagara Escarpment Plan parallels the policies established within the Provincial Policy Statement and has been further duplicated with the local Official Plan. As displayed in Figure 5A Niagara Escarpment Plan Land Use, the Talisman Mountain Resort lands are also within two other Niagara Escarpment land use D.C. Slade Consultants Inc. 11 March, 2007

14 designations. Approximately 10 hectares south of Sideroad 6/7 is designated Escarpment Protection and lands generally along and east of the Beaver River are designated Escarpment Natural Area. When the Master Concept Plan is overlayed on the Niagara Escarpment Plan Figure 5B Niagara Escarpment Plan Land Use with Concept Plan) it verifies that all redevelopment, in particular all development in Phase 1, is within the Blue Escarpment Recreation Area. No new development is proposed on the Escarpment Protection and Escarpment Natural Area. D.C. Slade Consultants Inc. 12 March, 2007

15 6.3 COUNTY OF GREY OFFICIAL PLAN The subject lands fall under the jurisdiction of the County of Grey Official Plan, which is an upper tier planning document that provides general land use policies for the entire County of Grey. Similar to the Niagara Escarpment Plan approach, the subject lands have been designated within the Escarpment Recreation area and the plan establishes that it is a requirement that the local municipality provide detailed land use policies for the area. This is outlined within Section of the County of Grey Official Plan. Two important policies of Section are subsection: (2) which states: Local Official Plans and/or Secondary Plans shall provide detailed land use policies and development criteria in these areas that are not in conflict with the provisions of the Niagara Escarpment Plan, and sub section, (5) which states: The Escarpment Recreation Area designation, in addition to the designated Settlement Areas, will generally be the focus of growth within the County. These policies are very important as they allow 1) the local municipality to provide detailed land use polices in compliance with the County of Grey Official Plan and 2) state that this area is the area which is the focus of growth and would be considered to be a settlement area. This is important as it implements the direction of the Provincial Policy Statement that directs growth only to defined settlement areas. Figure 6 Grey County Official Plan Constraints and Land Use explains visually that the entire Talisman Resort lands are occupied by the Escarpment Recreation Area of Schedule A Land Use Designations on Map 2 of the Grey County Official Plan. This figure also demonstrates that the following Constraints (i.e. those that have been identified within the scope of the Grey County OP) can be found on the Talisman Resort lands: cold water streams special policy (karst) Special Policy Area The Special Policy Area is a development constraint that is shown on Appendix A attached hereto and forming part of the Plan. The Special Policy Area consists of shallow overburden with Karst topography. The depth of the soil is generally less than one meter over fractured bedrock (karst). In areas identified as Special Policy Area on Appendix A it will be necessary for the proponent of any planning application to address the need of providing an Environmental Impact Study. The objective of the Environmental Impact Study shall be two fold; to determine if in fact that the Special Policy Area (shallow overburden with karst D.C. Slade Consultants Inc. 13 March, 2007

16 topography) does exist. This may be accomplished by simply an on-site test hole. If the Special Policy Area does exist, a study by a qualified individual shall be prepared to assess the planning application. This study shall be to the satisfaction of the County of Grey and the local Municipality. (i.e. Grey Highlands) The Environmental Impact Study for Phase 1 (Gartner Lee Ltd.) explains that development is not planned to occur in or near this special policy area and therefore this environmentally sensitive area will not be affected by this proposal. The only relevant constraint is that outlined by 2.2 (5) which requires no development shall be included within 30 m of a coldwater stream. As outlined in the Gartner Lee Environmental Study this setback has been reflected within the design for the overall concept plans as well as the Phase 1 lands. Section County Roads and Provincial Highways Policies i) Where a development application or site plan is likely to generate significant traffic volumes, the County will require the submission of a traffic impact study. This Study will assess the impact of the application on the County Road system, adjacent access points and Local Roads, and recommend improvements if required. A Traffic Impact Study was completed by C.F. Crozier & Associates (see Traffic Impact Study) and it was concluded within this report that, the traffic generated from the proposed development will not materially affect the boundary road system and that no improvements are warranted from a traffic operations perspective. Section Services Policies In all new subdivisions and other large scale developments, surface water management systems shall be incorporated to prevent on- or off-site flooding or erosion, and to prevent deterioration of environmentally sensitive watercourses. Other developments may also require such systems or studies, as determined by the County or municipality, if runoff from the location could increase existing drainage or water quality problems. Applicants may be required to submit studies or information relating to: a) Analysis of pre- and post-development storm runoff and water source flows, erosion, groundwater levels and infiltration; b) Proposed storm water drainage facilities; c) Means of controlling erosion and sedimentation; d) A grading plan for the proposed development; and e) An assessment of the impacts of the proposed development on the water quality of any watercourse or waterbody, including fisheries habitat, and the means of mitigating any potential reductions in water quality. The Master Servicing & Stormwater Management Report and the Stormwater Management Implementation Report (C.F. Crozier & Associates) considers and provides mediation measures for the above noted servicing issues. D.C. Slade Consultants Inc. 14 March, 2007

17 6.4 MUNICIPALITY OF GREY HIGHLANDS OFFICIAL PLAN As stated previously, the Municipality of Grey Highlands has recently received approval of an Official Plan that affects the Talisman Mountain Resort lands. The Official Plan was approved by the Ontario Municipal Board on September 29 th, The approval of this document is extremely important, as it provides detailed land use policies for future development of the Talisman Mountain Resort lands. Previously to that date, there were no local official plan policies and as result, it was difficult to receive the approval of the Niagara Escarpment Commission for any development plan. The subject lands have been designated within the Recreation Area, Hazard Lands, and Rural. A special area known as Special Recreation policy E has also been of the Municipality of Grey Highlands Official Plan. See Figure 7A - Grey Highlands Official Plan Land Use, is a copy of the Land Use Schedule A- 4 that depicts the subject lands (i.e. Talisman) designation within the local Official Plan. Generally, development is permitted on lands that are within the Recreation Area designation at a density of up to 30 units per hectare. This is a very high density; however, it is based upon the provision of full municipal sewer and water facilities. The overall lands designated Recreation Area account for 63.5 ha as outlined on Figure 8 - Talisman Development Potential. Within this designation according to the designation policies of the Grey Highlands Official Plan up to 1906 units would be permitted. If parcels, 7A and 2A which are lands designated for development above the valley are removed from the density calculation the lands below the prominent escarpment slope would still accommodate 916 units based upon the density criteria. An important policy of the Recreation Area designation is the identification of lands that are considered to be prominent escarpment slope. As shown on Figure 7A, lands at the 410 meter contour at the top of the Beaver Valley to lands that have been exactly identified on the Land Use Schedule at the bottom of the Beaver Valley, are considered to be prominent escarpment slope (Yellow). Within lands identified as prominent escarpment slope, only slope related recreational activities are permitted. Those uses generally are considered to be ski hills, slide rides, tube rides, etc., and recreational features that are slope related. The permitted uses for the Recreation Area designation allow for a variety of development. Section of the Recreation Area designation states: Permitted Uses Outside the Prominent Escarpment Slope: 1. Ski facilities such as runs and lifts, and accessory buildings, structures and facilities. 2. Snowmobile and pedestrian trails for both summer and winter use, in addition to toboggan runs and slide rides. 3. Ski chalets and commercial development such as lodges, retail stores, and service establishments associated with the center. 4. Passive open space uses. 5. Conservation, forest and wildlife management practices. D.C. Slade Consultants Inc. 15 March, 2007

18 6. Detached, attached and multi-attached residential dwelling units, cottages and chalets. 7. Resort/tourist development and related recreational uses and facilities such as golf courses, tennis courts, public or private parks, trail uses, attractions, and other similar uses provided the impact on the Escarpment is minimal. 8. A ski center including associated day use base lodges, maintenance facilities and parking facilities. 9. Resort, hotel, motel and related commercial and recreational uses and facilities. 10. Bed and breakfast establishments. 11. Home occupations. 12. Accessory buildings, structures and facilities essential to the operation of any permitted use. 13. Permitted uses for the Special Recreation Policy Areas, as identified on the Schedules to the Plan, have been detailed in the following Section. Master Plan Review and Analysis All of the proposed redevelopment amenities listed in Section 4 of this report are permitted provided they are outside the prominent escarpment slope. Figure 7B Grey Highlands Official Plan Land Use with Concept Plan, shows that all proposed development is located outside of the prominent escarpment slope. However, one exception is that the amphitheatre area that has been designed to take advantage of the Beaver Valley slope would appear to be above the prominent escarpment slope. Note all proposed development in Phase 1 (A, B and C) is below the prominent escarpment slope in the (Blue) Recreational Area of the Plan. Phase 1 - Review and Analysis Clause 6 of Section 4.9.2, Detached, attached and multi-attached residential dwelling units, cottages and chalets, permits the proposed uses involved in Phase 1 A/B (i.e. Residential Uses including Single Detached and Apartment Dwellings) Clause 12 of Section 4.9.2, Accessory buildings, structures and facilities essential to the operation of any permitted use, permits the proposed uses involved in Phase 1-C (i.e. overflow Parking and Stormwater Management Facility). Section 3 General Development Policies 3.1 Development Criteria a) All new development proposed on private services.not Applicable b) New Development must be designed to provide adequate drainage outlets for stormwater run-off. The Master Servicing and Stormwater Management Report (CF Crozier and Associates) provides this information for the purposes of this submission. D.C. Slade Consultants Inc. 16 March, 2007

19 c) All forms of commercial and industrial development.not Applicable. d) Prior to the issuance of any building permits for properties zoned for shoreline development.not Applicable. e)non-farm development within 300 meters of lands designated Mineral Resource Extraction Not Applicable. f) Development and site alteration within 120 meters of lands designated Wetland may be permitted provided an Environmental Impact Study is prepared to the satisfaction of the appropriate approval authority, in accordance with the policies of Section 3.4 of this Plan Not Applicable. g) New development shall not be permitted within 30 meters of a cold water stream or 15 meters of a warm water stream, except for the restoration or minor expansion of buildings or structures legally existing at the date of the approval of this plan. A 30m buffer from all cold water streams and a 15m buffer from all warm water streams has been instituted into the plans of the Talisman Resort Redevelopment. An Environmental Impact Study (Gartner Lee Ltd.) was conducted and provides recommendations for the Phase 1 development to proceed with mediation measures in order to protect the natural environment in the best possible way. h)non-farm development within 300m of areas designated Urban, Urban Fringe, Hamlet, Inland Lakes and Shorelines and Space Extensive Industrial/Commercial will not be permitted except in cases of infilling. Not Applicable i)all development proposals should address how the proposed use will maintain and enhance the surrounding landscape (i.e. buffering, landscaping) Phase 1 of the redevelopment includes landscaping plans for both the Fox Ridge and Trails Edge portions. j)sound farm land management Not Applicable. 3.3 Servicing a) The method of servicing new development within the Urban, Hamlet, Inland Lakes and Shorelines and Recreation Areas will be based upon the following servicing hierarchy expressed in descending order of preference: i) full services; ii) communal services; iii)individual on-site services; and iv) partial services. Talisman Mountain Resort is on full services. b) Where new development is not proposed on full services Not Applicable. c) The term infilling has been applied differently throughout this Plan due to the diversity of settlement related factors and servicing conditions within the Municipality. Where infilling is permitted, refer to the various land use designations in this Plan for further details. The Talisman Mountain Resort D.C. Slade Consultants Inc. 17 March, 2007

20 redevelopment can be considered infilling or intensification of the current resort recreational lands. d) Where the Servicing Options Study recommends the use of individual on-site systems Not Applicable. e) Where new subdivision or large scale developments are proposed, applicants may be required to submit plans or reports to address flooding or erosion, which will include the following: i) analysis of pre and post development drainage patterns, groundwater levels and infiltration; i) proposed stormwater drainage facilities; iii) erosion and sedimentation control; and iv) assessment of the impacts of development on the water quality of any watercourse or water body, and the means of mitigating any potential adverse impacts. The 2 studies completed by CF Crozier & Associates, as well as the EIS completed by Gartner Lee Ltd. provide the explanation to this policy for the purposes of this report. f) The Municipality recognizes ongoing innovations which improve the environmental sustainability of servicing new developments, and encourages private initiated servicing schemes (which meet the objectives of this Plan and the PPS), to utilize these innovations where appropriate land use conditions permit. The Municipality must assume all such servicing schemes, and the design and type must be approved by Council and validated by an acceptable Servicing Options Study. Not Applicable g) The Municipality may investigate a program of septic system monitoring Not Applicable. 3.4 Environmental Impact Study An Environmental Impact Study for Phase 1 was completed by Gartner Lee Ltd. and is included in this submission. In general, the Environmental Impact Study for Phase 1 Talisman Resort Redevelopment (Gartner Lee Ltd.) explains that all environmental impacts created from Phase 1 development can be mitigated from measures that are identified in the report. Recommendations for eliminating environmental impacts in Phase 1-A, include; appropriate seasonal construction, sediment fencing and monitoring, controlling stormwater appropriately, and using indigenous species in plantings. Recommendations for eliminating environmental impacts in Phase 1-B, include; sediment fencing and monitoring, controlling stormwater management appropriately, and using indigenous species in planting. In addition the EIS concludes that: none of the large forests on the Talisman lands will be disturbed, the suitable habitat for American Hart s Tongue Fern is not found on the lands that are part of Phase 1, D.C. Slade Consultants Inc. 18 March, 2007

21 the majority of species are edge species and will find other suitable habitats nearby. 3.5 Urban Design Guidelines New development will consider the following urban design guidelines: a) The entrances of Primary and Secondary Settlement Areas Not Applicable. b) All new development should be of a form and style, which blends with existing development in the area. Site Plan Control shall be employed for this purpose. The proposed development included in the site plans, elevations and renderings provided in this submission all aim to maintain the existing ski chalet/resort appearance that Talisman Resort currently maintains. c) Council shall enact downtown improvement policies for.not Applicable. 3.6 Site Plan Control All of the Municipality of Grey Highlands is designated as a Site Plan Control area. Site Plan Control shall not comply to land used for agriculture, single detached or two unit dwellings except for the purpose of fulfilling policies related to the natural environment and at the discretion of Council. Development Agreements will be utilized to fulfill development requirements. The required Site Plans for Phase 1 are included in this submission. They include a site plan for 1-B and 1-C. A site plan is not necessary for 1-A as this is included within the Vacant Land Condominium Submission. 3.7 Plans of Subdivision/Condominiums a) Lot boundaries will not extend into hazard lands or wetlands areas. See Plan of Condominium (Paul Thomsen, O.L.S.) b) Hazard lands or wetland areas must be maintained as a single block for the purpose of conveyance to the Municipality, and must be appropriately zoned to preclude development from occurring within the limits of the hazard lands. There are no hazard lands within the Phase 1 Development. c) The following information and studies may be required prior to draft approval or final approval of all plans of subdivision; geodetic mapping of the site to display topographic information using 5.0 meter contour intervals at a minimum, (contours of the property at 1.0m intervals are included in this submission see C.F. Crozier & Associates - reports) grading and filling plans (C.F. Crozier & Associates - reports), drainage and stormwater management plans and reports (C.F. Crozier & Associates - reports), sediment and erosion control plans (Gartner Lee Ltd. EIS C.F. Crozier & Associates reports), hydrogeological and well evaluation assessments (Not Applicable), traffic reports (C.F. Crozier & Associates), servicing options studies (C.F. Crozier and Associates), heritage impact assessments (Not Applicable), archeological impact assessments (Not Applicable as determined in preconsultation with the Municipality), community plans (see our overall Concept Plan), and site plans for lots abutting hazard lands(see Site plans). D.C. Slade Consultants Inc. 19 March, 2007

22 In our opinion, all required studies have been completed and are included in this submission. Section Recreation Area Policies a) Any proposed adjustment or alteration to the location of the Prominent Escarpment Slope, as identified on the Schedules to this Plan, will require an amendment to this Plan. Furthermore, for the purposes of recognizing existing lots of record, the toe of the Prominent Escarpment Slope, is deemed to be located as identified by a dashed line on Schedules A-4 and A-5 around the existing and approved developments of Plan 835, Plan 961, Plan 933 and the existing lots of record along Talisman Mountain Drive. All development proposed within Phase 1 of the Talisman Redevelopment is proposed below the Toe of the Prominent Escarpment Slope. b) New development in the Recreation Area designation, which exceeds infilling, shall be subject to the Servicing Policies of this Plan. Infilling in the Recreation Area is defined as the creation of one new lot on an existing lot of record as of the date of adoption of this plan. The proposal is beyond the definition of infill and therefore will be developed on full municipal services. c) It is a policy of this Plan to encourage, through the coordinated efforts of existing ski clubs, resort operators and municipal, County and Provincial bodies, integrated and coordinated hiking and nature trails to encourage summer use activities. These trails may be used for ski trail purposes in the winter, and where possible should be designed to integrate the Bruce Trail. The existing trails on the Talisman Resort will be retained and new trails are established within the Fox Ridge and Trails Edge developments. d) New privately serviced residential development should not exceed 3 units per hectare. However, this Plan does provide for increased densities based on the recognition of changing technologies and infrastructure to support new growth, and to allow for a more efficient use of land. Where increased densities are contemplated, communal or full municipal services will be required and a maximum density of 30 units per hectare will be permitted. Based on full services a density of 30 units per hectare is permitted on the Talisman Mountain lands. Phase 1A-Fox Ridge (i.e. 28 units) Phase 1-B Trail s Edge (i.e. 46 units) proposes a total of 74 units. Density is based upon the overall land use designation for Talisman Lands and the Phase 1 development is well within the 1906 units permitted for the subject lands. (see Section of this report and Figure 8 Talisman Development Potential) e) The establishment of new or expanded ski slopes, ski, hiking, or nature trails, or other permitted recreational operations, uses or facilities on the prominent escarpment slope may require the preparation of the following plans and reports, at the discretion of the Municipality, who will consider the scope of the proposed D.C. Slade Consultants Inc. 20 March, 2007

23 development, in consultation with the Niagara Escarpment Commission and the Grey Sauble Conservation Authority. Phase 1 of the does not propose any development on the prominent escarpment slope. f) Prior to any development or use occurring in close proximity to, or which has a potential effect on, the Natural Area of Provincial Geological Significance in Lots 5 and 6, Concession 6, former Township of Euphrasia, consultation with the Ministry of Natural Resources shall be undertaken to ensure the protection of identified Provincial Interests. See Environmental Impact Study Gartner Lee Ltd.. g) Notwithstanding the policy directions of this Plan, new residential development on those lands described as being Not Applicable. h) Notwithstanding Special Policy Area A Not Applicable. i) Notwithstanding Special Policy Area B Not Applicable. j) Notwithstanding Special Policy Area C Not Applicable. k) This Plan recognizes Special Policy Area D Not Applicable. l) Development on lands identified as Special Policy Area E on the Schedules to this Plan, which are located on the south side of the 6/7 Sideroad, and between the 255 meters contour elevation, west to the limits of the toe of the Prominent Escarpment Slope as defined on Schedule A-4, shall require the removal of the existing fill, and the re-grading of the area to match the natural slope. More specifically, when developed, the grades of Special Recreation Policy Area E, shall resemble the slope and grades of the 6/7 Sideroad. Presently the subject lands in question, which can be seen in Figure 4A, are used as the landing area for the Tube Hill recreational activity area. The slope was modified in order to stop tube sliders as they came down the slope. The proposed re-grading of the Fox Ridge site is part of this submission. Re-grading will occur to provide a slope that resembles the slope and grades of the 6/7 Sideroad. m) Notwithstanding Special Policy Area F Not Applicable. n) Notwithstanding the permitted uses on the Prominent Escarpment Slope, all registered plans of subdivision, existing lots of record, and existing development is recognized as a permitted use. Furthermore, it is the intention of the Municipality to apply to the Niagara Escarpment Commission for removal of Development Control in these areas and to enact zoning provisions accordingly. With zoning of the subject lands in place in the Zoning Bylaw as seen on Schedule F-1, the removal of Development Controls on the Talisman lands is in progress and may be removed prior to the development of Phase 1 lands. Development Control applications however, have been made for this submission, as Development Control is still in effect. o) Notwithstanding the permitted uses on the lands located on the Prominent D.C. Slade Consultants Inc. 21 March, 2007

24 Escarpment Slope, lands located west of the toe of the Prominent Escarpment Slope on Schedule A-4 of this Plan, from the Base Lodge at the Talisman Mountain Resort, south to the 6/7 Sideroad, may also be used for the purposes of a driving range, subject to the owner obtaining a Niagara Escarpment Plan Amendment. No driving range is proposed TALISMAN DEVELOPMENT POTENTIAL Figure 8 Talisman Development Potential depicts the development potential of Talisman Mountain Resort based upon the interpretation of the policies of the Municipality of Grey Highlands Official Plan. The following is a brief summary of the development potential of the parcels of Talisman Mountains Resort: Parcel 1a) These lands are within the Rural designation that refers the lands to the Niagara Escarpment policies for Escarpment Protection designation. Very limited development is permitted. Only one single family dwelling on a lot of record would be permitted. Parcel 1b) These lands are within the Recreation Area designation however the lands are considered to be prominent escarpment slope and only slope related uses are permitted. Parcel 1c) Recreation Area Development can occur up to 30 units per hectare based upon full municipal sewer and water facilities as well as all the other permitted uses of the Recreation Area designation. This area would yield 180 units. The area above the 255 contour line; however, does have a special policy and requires that these lands when developed shall regrade the property so that it is similar to the existing contours to north and south of the subject property. The purpose of the re-grading is to remove the landing area from the bottom of the tube hill run (i.e. this hill acted as a landing area for tubers, so that they did not fly off the bottom of the hill) and replace the slope to its previous condition. Parcel 1C will be the location of Phase 1-A Foxridge. Parcel 2a) These lands are located above the valley slope and are designated Recreation Area and are not considered to be prominent escarpment slope. Development may occur at a density of 30 units per hectare which would yield up to 792 units based on full municipal services. The policies also allow for other activities such as golf courses and recreational features to be located on these lands. Parcel 2b) These lands are Recreation Area and are considered to be prominent escarpment slope. Generally only slope related activities can occur on D.C. Slade Consultants Inc. 22 March, 2007

25 these lands. Presently they are the location of most of the ski slopes of Talisman Mountain Resort. Parcel 2c) These lands are located below the prominent escarpment slope and are areas where intense development can occur to a maximum of 30 units per hectare. The lands that are designated Recreation Area are approximately 12.5 hectares which would yield up to 375 units. This is the location of Phase 1B Trails Edge Condominiums. As noted earlier, the redevelopment for this area will include; 76 apartment condominium units, 48 stacked townhouse units and 26 stacked golf villas. Therefore, a total of 176 units are proposed, which is less then half of the build out potential that is laid out in the plan. The additional overflow parking lot and Stormwater Management Facility that is part of Phase 1-C of the redevelopment master plan is also located on this parcel. Parking and the Stormwater Management Pond will be located outside of the Hazard lands and entirely within the Recreation Designation. Parcel 3 These lands have the small creek dissecting the property which has been identified as Hazard and approximately one-half of the lands would be considered to be within the prominent escarpment slope Recreation Area. The lower half, approximately.4 hectares are within the Recreation Area designation where development can occur at 30 units per hectare. This area would have an approximate yield of 12 units. Parcel 4 These lands are 100% within the Recreation Area designation and are not considered to be prominent escarpment slope. Development could occur and the site would yield approximately 25 units. Parcel 5 These lands are designated Recreation Area and are not considered to be prominent escarpment slope and could generate a development yield of approximately 21 units. Parcel 6 These lands are located within the Recreation Area designation and based upon the 5.1 hectares could generate approximately a yield of 153 units. Parcel 7a) These lands are considered to be above the prominent escarpment slope and are within the Recreation Area designation. Development could occur at up to 30 units per hectare. This site could also yield 198 units. Parcel 7b) These lands are considered to be prominent escarpment slope however a Special Policy F has been established for a portion of these lands which allows these lands to be used for golf course development, subject to the owner of the lands, obtaining an Amendment to the Niagara Escarpment Plan which would allow an exception from the prominent escarpment slope policies of the Escarpment Recreation designation (has been completed). D.C. Slade Consultants Inc. 23 March, 2007

26 Parcel 7c) These lands are considered to be below the prominent escarpment slope and development can occur on these lands. Approximately 5 hectares are outside the prominent escarpment slope and would generate a yield of 150 units. The policies of the Municipality of Grey Highlands Official Plan allow for substantial development to occur. Based on the density criteria alone, up to 1,906 units are permitted however all development is also subject to the general development policies of the Grey Highlands Official Plan which have been previously reviewed. D.C. Slade Consultants Inc. 24 March, 2007

27 6.5 MUNICIPALITY OF GREY HIGHLANDS ZONING BY-LAW The Municipality of Grey Highlands adopted Comprehensive Zoning By-Law on October 24, The Talisman Resort lands are partially within the Niagara Escarpment Development Control Area and partially covered by Zoning Bylaw All development lands are zoned within the following Zones: Recreational Resort (REC), Recreational Resort Exception (REC-46), Hazard (H) and Development (D). Figure 9 Grey Highlands Zoning Bylaw depicts the Talisman Lands and the overall concept plan outlined in red overlayed on the zoning from Schedule F-1 of the Grey Highlands Comprehensive Zoning Bylaw. Appendix 1 of this report contains Section 14 Recreational Resort Zone (REC) of the Municipality of Grey Highlands Zoning Bylaw , which is the principal zone applied to the Talisman Resort development lands. The following section of this report reviews the proposed development (i.e. Phase 1 A, B, and C) in relation to the regulations of the bylaw. Phase 1A Fox Ridge Zoning Summary Permitted uses in the Recreational Resort (REC) Zone include, a) Detached, attached and multi-attached dwelling units. Therefore the proposed use of 28 single detached units amongst a common element condominium corporation is permitted. Phase 1-A lot characteristics and their requirements within the Recreational Resort (REC) Zone are compared in Table 1 Columns 2, 3 and 4. Column 2 identifies the requirements of the Recreational Resort (REC) Zone. Column 3 considers the development as one entity (i.e. vacant land condo) while Column 4 takes the approach that each of the vacant land parcels are considered for review purposes as conventional lots. Section 5.14 of the Grey Highlands Zoning Bylaw lays out the requirements for Parking and Loading Space Standards. Table 1 shows the Parking Space Requirements for Dwellings (Detached, semi-detached, duplex, or converted) is 2 spaces per dwelling unit. Column 3 and 4 explain that there will be driveways on each individual property with space for at least 2 parking spaces. Zoning Review of Fox Ridge The subject proposal complies with the REC Zone as the subject proposal is considered one lot based upon the vacant land condominium submission. The proposal to create 28 single family lots on one lot can meet all setback standards of the REC Zone. If the vacant land parcels are considered as lots there are minor zoning variance issues. The first variation relates to the minimum rear yard standard of 9m. The Fox Ridge development has provided for 8m rear yards as outlined in the building envelope plan. The second variation relates to individual frontage on a public road. Since the access road is not a public road vacant land parcels 9-28 do not front upon a public road as required by the REC Zone. D.C. Slade Consultants Inc. 25 March, 2007

28 Phase 1B Trail s Edge Zoning Summary Permitted uses in the Recreational Resort (REC) Zone include, a) Detached, attached and multi-attached dwelling units. Therefore the proposed use of 2 resort apartment buildings each housing 26 units (i.e. 1, 2, 3 bedrooms) amongst shared amenities and open space is permitted. Phase 1-B lot characteristics and their requirements within the Recreational Resort (REC) Zone are compared in Table 1 Columns 2 and 5. Column 2 identifies the requirements of the Recreational Resort (REC) Zone. Column 5 provides the lot statistics for comparison. Section 5.14 of the Grey Highlands Zoning Bylaw lays out the requirements for Parking and Loading Space Standards. Table 1 shows the Parking Space Requirements for Apartment, triplex, or fourplex 1.25 spaces per dwelling unit, plus 1 visitor parking space per 2 dwelling units or part thereof. Therefore, 1.75 parking spaces per unit are required. Section 16 Exception (46) has been established on the lands being developed in Phase 1B. (see Figure 9 Grey Highlands Zoning Bylaw) The exception states: Permitted uses on lands identified with a (-46) exception number at the Talisman Mountain Resort, shall be limited to the following and are subject to Site Plan Control Approval. A ski center including associated day use base lodges, maintenance facilities and parking facilities, and resort, hotel, motel and related commercial and recreational uses and facilities. Ski chalets and commercial development such as lodges, retail stores and service establishments associated with the centre. Resort/tourist development and related recreational uses and facilities such as golf courses, tennis courts, public or private parks, trail uses, and attractions. Recreational facilities, which require the slope for the proper functioning of the operation, such as snowboard runs, ski runs, ski lifts and slides. Passive open space uses, and conservation, forestry and wildlife uses. The second bullet (above) includes ski chalets which can be considered the use proposed in Phase 1B, also the fourth bullet allows resort development of which Phase 1-B could also be considered. The subject condominium proposal can be considered a ski chalet or resort development and therefore can comply with exception 46. Zoning Variations of Trail s Edge There is one minor variation to the Zoning Bylaw that will require an amendment for Phase 1B Fox Ridge. The Maximum Height permitted in the Resort Recreational (REC) Zone as explained in Table 1 Column 2 is 11m. The Condominium Building(s) of Trails Edge are proposed at 13.64m (44 9 ) in height. See Trail s Edge Building Elevations (EL-1 Guthrie Muscovitch Architects). It is important to note that 2 of the existing buildings at Talisman Resort already exceed the Maximum Height requirement of 11m. These are the Alpine Lodge D.C. Slade Consultants Inc. 26 March, 2007

29 (2.5 floors with 26 suites), which has an average height of 14m (46 ft) and the Mountainside Lodge (3 floors with 62 suites), which has an average height of 14.6m (48 ft) and a maximum height of 16.2m (53 ft) at the front of the building. Therefore, based on the current heights of the existing buildings on the site and the fact that these 3 buildings (i.e. the Alpine Loge, the Mountainside Lodge and Trail s Edge) are basically aligned with one another the proposed height of the new condominium building (i.e. Trail s Edge) will maintain the character of the resort. It is also important to note that the architectural elements of the roofs of the Trail s Edge Condominiums provide the ski chalet appearance that winter resort inhabitants are accustomed to relating to ski resorts and are aesthetically pleasing. In comparison a flat root, would essentially reduce the building height to approximately 9.2m (31 ft) but at the same time it would reduce the architectural appearance and overall ski resort experience of Talisman Resort. Phase 1C Temporary Overflow Parking and Stormwater Management Facility Zoning Summary Permitted uses in the Recreational Resort (REC) Zone include, c) A ski centre including associated day use base lodges, maintenance facilities and parking facilities. The nature and intent of Phase1-C is to provide temporary overflow parking and stormwater management facilities for the initial phase of the Talisman Resort Redevelopment. The proposed uses and the site plan for Phase 1-C comply with the standards of the REC Zone. Zoning Conclusions The only variance to the standards in place to allow 1-A, 1-B and 1-C would be a minor variance for the height of the Trail s Edge Development (1-B. This variance would be in character with the surrounding development and allow an architectural form/character similar to the other resort structures at Talisman Resort. D.C. Slade Consultants Inc. 27 March, 2007

30 6.6 DEVELOPMENT CONTROL REGULATIONS OF THE NIAGARA ESCARPMENT COMMISISON The complete property is presently within the Development Control Regulations of the Niagara Escarpment Commission. As previously stated, Development Control supercedes zoning and therefore all development must obtain a Development Control Permit before proceeding. All Development Control Permits must be circulated to the surrounding neighbours, of which similar to a Zoning By-law Amendment, the public has the opportunity to appeal. If a formal appeal has been made then a hearing under the Niagara Escarpment Hearing Office would be necessary. All appropriate development control permit applications are incorporated as the overall submission. D.C. Slade Consultants Inc. 28 March, 2007

31 6.7 SITE PLAN CONTROL OF THE MUNICIPALITY OF GREY HIGHLANDS The Municipality of Grey Highlands presently has the subject lands regulated under Site Plan Control. Based upon the size and scale of development, a Site Plan Control Agreement with the Municipality will be necessary prior to development of Phase 1B and 1C. A condominium/subdivision agreement will be adequate for the implementation of Phase 1-A. D.C. Slade Consultants Inc. 29 March, 2007

32 7.0 OVERALL SUMMARY AND RECOMMENDATIONS After reviewing the above mentioned reports/studies and the planning documents associated with the Talisman Resort lands, D.C. Slade Consultants Inc. recommends that the approvals for Phase 1 of development should proceed based on their compliance with the relevant planning legislation. Based upon our review it is our opinion that the objectives and policies of all the related planning documents; including the Provincial Policy Statement, the Niagara Escarpment Plan, the Grey County Official Plan, the Grey Highlands Official Plan and the Grey Highlands Zoning Bylaw, have been met in the Talisman Resort redevelopment proposal. Only one minor amendment is necessary to increase the maximum height on the lands known as Phase 1-B Trails Edge Condominiums from 11m to 13.64m of which an appropriate Zoning Application is part of the submission. Prepared by: Reviewed by: Andrew Pascuzzo, B.E.S. David Slade, B.A.A, M.C.I.P., R.P.P. D.C. Slade Consultants Inc. 30 March, 2007

33 8.0 APPENDICES AND TABLES Appendix 1 - Municipality of Grey Highlands Zoning Bylaw Recreational Zone Table 1 Zoning Provisions D.C. Slade Consultants Inc. 31 March, 2007

34 Appendix 1 Municipality of Grey Highlands Recreational Resort (REC) Zone D.C. Slade Consultants Inc. 32 March, 2007

35 Table 1 Zoning Provisions D.C. Slade Consultants Inc. 33 March, 2007