MEMO KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON To: From: Nick Popovich Jamie Robinson Date: December 20, 2017 File: Subject: 09165AW Six Mile Lake GFA Policies Official Plan Amendment This correspondence has been prepared to provide details and background information on the consideration of revised GFA policies for Six Mile Lake. Residents are encouraged to provide written comments to Lauren Miller at lmiller@gbtownship.ca and/or attend the Open House to discuss the proposed policy changes with Staff. The Open House is to be held at the Baxter Ward Community Centre from 10am to 12pm on January 20 th, 2018. A summary of the background information follows: 1. The Township Official Plan was approved on March 17, 2014. The Official Plan generally carried forward the policies from the Six Mile Lake Community Plan. 2. In October of 2016, the Township of Georgian Bay enacted an Interim Control By-law to restrict the submission of Minor Variance Applications and Zoning By-law Amendment Applications to permit an increase in the maximum permitted Gross Floor Area of dwelling. 3. In October of 2017, the Township of Georgian Bay extended the Interim Control By-law for a period of one year. 4. The current exercise that is being undertaken by the Township to prepare an Official Plan Amendment to provide additional guidance on development applications that propose development in that exceeds the maximum permitted gross floor area. 5. In evaluating variances or amendments to the Zoning By-law, Section F.5.9.7.4 of the Official Plan is operative policy of the Official Plan. While other sections provide Goals, Objectives and general policies, it is Section F.5.9.7.4 that is the most applicable. 113 COLLIER STREET / BARRIE / ONTARIO / L4M 1H2 / T 705 728 0045 / F 705 728 2010 / WWW.MHBCPLAN.COM
6. Based on a review of the Official Plan, consideration should be given to the establishment of a new Section, Section F.5.9.7.5, be added to the Official Plan as follows: F.5.9.7.5 Proposed modifications to permit an increase in maximum permitted Gross Floor Area shall: a) Preserve and protect the natural heritage of Six Mile Lake. b) Maintain and enhance the visual aesthetics of the shoreline when viewed from the Lake by a combination of: i. maintaining existing vegetation; ii. adding new native vegetation where required; iii. ensuring the dwelling is setback an appropriate distance from neighbouring properties; and, iv. designing the dwelling to limit the massing of the structure when viewed from the Lake. c) Use Site Plan Control to achieve items a) and b). 7. Appendix 1 contains a summary of the most relevant policies of the Official Plan pertaining to gross floor area on Six Mile Lake. 2
APPENDIX 1 SUMMARY OF OFFICIAL PLAN POLICIES Section Section Type Section Text B.2.3.6 Objective Growth and Settlement To protect the waterfront as a valuable resource and limit development to that which respects the basic Character and traditional mix of uses, and maintains the natural aesthetic qualities of the area. C.1.3 Framework for Growth The Character of the Urban Centres, Community, and Waterfront (including the Waterfront Communities) and Rural designations is the essence which defines the Township and provides a sense of identity. Character is established over time and is rooted in the following: a) Physical setting and landscape characteristics e) Density, intensity of use and height; D.2.2.4.2 D.2.2.4.3 D.2.2.4.4 - Policies Affection All - Policies Affecting All - Policies Affecting All Vegetation along the shoreline is critical for the protection of Water Quality. Preservation or restoration, where appropriate, of the shoreline buffer is required. A minimum target of 75% of the linear shoreline of a lot will be maintained in a natural state to a targeted depth of 15.0 metres back from the shoreline where new lots are being created and where vacant lots are being developed. A minimum setback of 20 metres from the High Water Mark as identified in Section D.3.4.6 (High Water Mark) shall be required for all development with the exception of permitted accessory shoreline structures and marine facilities. A minimum 30 metre setback from the High Water Mark as identified in Section D.3.4.6 (High Water Mark), for any Individual On-Site Sewage Service bed is required. F.1.1.1 Waterfront Designation Definition The Waterfront Designation shall be defined as those lands, extending inland 150 metres from any standing waterbody greater than 8 hectares in area F.1.3.1 Character The Character of the Waterfront Designation is related directly to the relationship between the waterbody and the adjacent land as well as its historic and recent development patterns.
F.1.3.2 Character The Character of the Waterfront Designation will be maintained by retaining the overall low density of built form and development while generally preserving the shoreline in a natural and undeveloped appearance. F.5.1.4 Waterfront Communities The Waterfront Communities are encouraged to participate in the development of site-specific Waterfront Community Policies that will provide sitespecific development policies that: a) Provide development policies that will reduce adverse impacts of existing and future development on the natural heritage of the area; and b) Preserve and protect the Character and identity of the area through appropriate land use controls. F.5.2.1 Waterfront Communities Goal Basis and Principles To protect and preserve the existing Character of the areas designated. Waterfront Communities have been identified in order to: F.5.9.1.1 Six Mile Lake Waterfront Community - Goal b) Provide development policies that will reduce adverse impacts of existing or future development on the natural environment of the area; and c) Preserve and protect the Character and identity of these areas through appropriate land use controls. To provide land use planning policies that protect the natural heritage and aesthetic integrity of Six Mile Lake while accommodating a limited amount of new development. F.5.9.3.1 Principles The Character of the Six Mile Lake Waterfront Community is of a Residential community composed of distinct neighborhoods focused on the various basins of the lake. It consists of many island and mainland uses, with a variety of access needs. This Character shall be maintained and enhanced through careful land use planning. F.5.9.3.4 Principles The visual impact of development from the water is an important parameter in maintaining the Character of the lake. F.5.9.3.5 Principles New development will be considered within the context of sound natural heritage planning. F.5.9.7.1 Size of Dwelling Units The size of a dwelling, combined with its location on a site, will have a direct effect on the visual impact of the development. As such, the Zoning By-law shall provide standards to regulate dwelling size, to avoid overly large cottages on the lake. Cottage size may be regulated through a combination of restrictions on the total footprint, floor area, width, or height, combined with setback and landscaping considerations.
F.5.9.7.2 Size of Dwelling Units The standards on maximum size of a dwelling may vary depending on the size of the lot on which it is located. F.5.9.7.3 Size of Dwelling Units In general, the size of a dwelling shall not exceed the following standards: a) A maximum Gross Floor Area of 275 square metres, maximum height of 2 ½ storeys; and b) A maximum width of 25% of the Frontage of the lot as defined by the Zoning By-law. F.5.9.7.4 Size of Dwelling Units Variances to the established maximum size and/or width of a dwelling may be considered where the applicant provides evidence satisfactory to the Township that the visual impact of the dwelling will not be significant.