S T A F F R E P O R T

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1 S T A F F R E P O R T Meeting Date: 17 Mar 2015 To: Prepared By: Reviewed/Approved By: Department Report No: Subject: Corporate Strategic Plan: Council Jim Peters Michael Rutter PLN Site Plan Application by Island Park RV Resort Communications Council Recommendation: BE IT RESOLVED that Council receive Staff Report PLN , regarding a site plan application by Island Park RV Resort, for information; AND FURTHER that Council direct staff to prepare a site plan agreement for Island Park RV Resort based on the recommended changes to the site plan included in this report. 1. Purpose/Nature of the Proposal: An application for site plan approval has been submitted by Clark Consulting Services Ltd., on behalf of Jerry Luczynski and Island Park RV Resort. The purpose of the application is to recognize the existing trailer sites within the park along with certain existing buildings ancilliary to the park operation. The subject lands are located in Lot 2, Concession 10, geographic Township of Murray, Trent Hills. Council will recall that the owner brought forward a rezoning application in the fall of 2014 to recognize existing trailer park uses on the site. This was a result of issues raised around the expansion of the area of sites within the park, without appropriate approvals. Any additional development of the park is of concern because the lands are within the floodplain of the Trent River and much of the new development is located on Provincially Significant Wetlands. Council denied the rezoning application. The owner appealed Council's decision to the Ontario Municipal Board. Since that time, staff have been available to review and discuss submissions and to

2 meet with the owner and his Planning Consultant to try to resolve the issues associated with the existing historic use and sites developed since As a result, the applicant has submitted a site plan application which is attached to this report. 2. Background/Rationale: As noted in the attached report supporting the site plan application, a portion of the existing trailer park operation has existed since the 1960's. This area was recognized by Seymour Township in the 1980's. These are the lands depicted in Figure 2 of the report. In the site plan submitted, there are 137 trailer sites in this area along with the owners house and existing buildings supporting the park operation. The lands to the north of the area identified as T2 in Figure 2, is the area where 67 sites have been developed since This area like the whole park, is in the floodplain of the Trent River. It is also within the Provincially Significant Wetlands as shown on Figure 7 in the attached report. The ten sites furthest to the east along one of the ponds do not appear to be a major concern. Recognition of these sites could be considered. The sites north of the T2 area along the dredged channel are of greater concern. During the public meeting to consider the zoning, concerns were raised that the flow of the flood waters to the east was impeded by dredged material and the area where trailer sites have been created. This concern will need to be addressed. Council could give consideration to allowing a total number of sites in this area, provided all noted concerns are addressed. The consultant for the owner indicates there are currently 201 sites. As noted, 137 are in the T2 area; 9 to 10 are along a pond northeast of these. There are 57 more sites to be considered. Since there are implications for allowing these sites in the floodplain and Provincially Significant Wetlands, staff have been unable to determine if any of these sites should be considered. This is the area that was developed without consultation or approval of the Municipality or the Conservation Authority. One of the major concerns in the development of the sites in this area is the ability of the existing septic treatment system to support these sites. The Ministry of the Environment has been notified of the development of these sites and has ordered the owner to prepare a plan for a system that will support all the sites that may be approved for trailer park use. To this end, a site has been marked on the site plan for a conventional septic bed which appears to be outside of the Provincially Significant Wetlands. The site plan also shows some areas which will be allowed to naturally revegetate within the Provincially Significant Wetland area to the west of the trailer park area. 3. Relevant Options/Consultations:

3 Site plan approval is not a process requiring public consultation under the Planning Act. It is a matter considered by and subject to the approval of Council. However, several members of the public have requested input into the process. It will be up to Council whether to grant this request. One option for Council would be to approve the site plan submission under the current zoning. The site plan agreement could set out certain requirements to be fulfilled by the owner. Council could also reject the site plan proposal overall or ask for it to be resubmitted with certain changes. Whatever Council's decision, it will have implications for the Ontario Municipal Board hearing. An approved site plan agreement may result in a withdrawal of the appeal as many of the issues might be dealt with through site plan control. I would offer the following suggestions to changes in the site plan: 1. That the original trailer park area that was zoned T2 by Seymour Township be identified on the site plan; 2. That the site plan give approval to a specific number of trailer sites. 3. That all buildings on the site plan be identified and listed. This includes a small cottage structure to the north of the newly developed area; 4. That the unserviced tent sites be removed from the plan and that this area be identified as an area for regenerative vegetation from the dredged canal and pond to the western limit of the property. 5. That any newly developed sites north of the former T2 area, that Council may choose to recognize, be put into use only if an Environmental Report showing the ability of the septage treatment system to support these sites is provided to the satisfaction of the Ministry of the Environment. And further, that a plan to upgrade the septage treatment system be submitted to the Ministry of the Environment for approval with target dates for implementation to be That a restoration/landscaping plan for the areas to be revegetated be prepared to the satisfaction of Lower Trent Conservation and Trent Hills. The plan to be submitted within ninety days with a target to begin implementation in the autumn of That a letter of credit or certified cheque of an appropriate value be provided as security for the implementation of the restoration plan and form part of the site plan agreement. 8. That the agreement specify and define the type of trailer to be permitted in the park. As noted above, this is a mechanism for dealing with the development that took place. It is a method to control what has been done and set some requirements that should have been addressed before the development of these sites took place. If Council decides to grant site plan approval, it will be done in conjunction with the existing Environmental Protection Zone on the property. 4. Risk/Safety Considerations: Not applicable. 5. Legal Implications/Legislative Requirements: As noted above, the site plan approval and agreement process could be implemented under the current zoning to recognize the existing trailer park uses. This may result in a withdrawal of the appeal to the Ontario Municipal Board.

4 6. Policy/Staff Implications: Council needs to review the proposal to recognize the existing use having regard for the lands being within the flood plain and Provincially Significant Wetlands. 7. Major Benefits: Not applicable. 8. Financial Analysis: The property owner will be responsible for all required fees and for the preparation of any documents required for site plan approval and/or the site plan agreement. 9. Means of Communicating Decision: The decision will be communicated to the applicant upon Council's decision. Any decision could also be communicated to the public at the direction of Council.

5 Mr. Jim Peters Director of Planning and Development Municipality of Trent Hills 36 Front Street South, P.O. Box 1030 Campbellford, ON K0L 1L0 February 19, 2015 Re: Site Plan and Proposed Draft Zoning By-law Amendment Island Park RV Resort CCS Project No Dear Mr. Peters: Attached please find a detailed Planning Report with supporting material, along with a Site Plan for the Island Park RV Resort. This Site Plan has been prepared to accurately document the following information: - existing development - a recent evaluation of the extent of the Provincially Significant Wetland on the subject lands, and - a proposal for an updated sewage treatment facility. Please accept this as an application for Site Plan Approval. We would welcome the opportunity to review this with you and your Council. If you have any questions with regards to our submission, please feel free to contact our office. Sincerely, Bob Clark, P.Eng., P.Ag., MCIP., R.P.P. Principal Planner cc: Jerry Luczynski z:\2055 Island Park ZBA\Site Plan Submission-February 2015\2055-Submission Letter-February 2015.wpd 52 John Street, Port Hope, ON. Canada L1A 2Z2 * tel: * toll free * fax: * info@clarkcs.com *

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