agenda - Town of Huntsville

SPECIAL COUNCIL MEETING
to be held on Thursday, July 31, 2014 at 7:00 p.m.
in the Active Living Centre, Canada Summit Centre, 20 Park Drive, Huntsville
AGENDA
1.
ADOPTION OF AGENDA
2.
DISCLOSURE OF CONFLICT OF INTEREST
3.
PUBLIC HEARING
3.1
Deerhurst Resort Village – 1415 Deerhurst Drive
a) Report prepared by Chris Marshall – Ref. No. PL-2014-92
Re: Official Plan Amendment OP/09/2014/HTE – Deerhurst Resort Village
4.
CONFIRMATION BY-LAW
5.
ADJOURNMENT
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TOWN OF HUNTSVILLE
DIVISION
CAO’s Office
Community Services & Economic Development
Corporate Services
Development Services
Fire
Organization Development & Strategy
Public Infrastructure
DEPARTMENT: Planning
REPORT # PL-2014-92
Confidential:
Yes
No
To:
Special Meeting of Council
From:
Chris Marshall, Director of Planning and Sustainability
Date Prepared:
July 22, 2014
Meeting:
July 31, 2014
Subject:
Official Plan Amendment OP/09/2014/HTE - Deerhurst Resort Village
RECOMMENDATION:
Requires Action
For Discussion Only
BE IT RESOLVED THAT: Report, Reference No. PL-2014-92 dated July 22, 2014 prepared by Chris
Marshall, Director of Planning and Sustainability regarding “OP/09/2014/HTE (Deerhurst Resort
Village)” be received;
AND FURTHER THAT: that Official Plan Amendment No. 9 be adopted.
BACKGROUND
On April 3, 2013 Skyline, the owners of the Deerhurst Resort, hosted a planning charrette to present the
idea of a new village being developed at the Deerhurst Resort. About 100 people attended this meeting and
were given an opportunity to provide input on the proposed development. Although people were generally
supportive of the proposed development there were concerns raised about the protection and enhancement
of water quality and the watershed. Participants also expressed concern with the increased congestion that
would come with the development and that the new village provide attractions for visitors and residents of
the Town.
After the charrette, Skyline amended their plans and held an Open House on September 18, 2012.
Approximately 100 people attended this meeting at which Skyline presented refined plans of the Village and
related residential buildings.
In December 2013 Skyline submitted an Official Plan Amendment, a Zoning Bylaw Amendment and a
Subdivision application for the proposed new village (see attached Concept Plan)
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On January 30, 2014 Skyline held a series of meetings at the Resort to review the proposed applications
with the District and Town Staff as well as a number of stakeholder groups from the community. Later that
night Skyline held an Open House to review the applications with the general public. At these meetings a
number of concerns were expressed about the proposed development including:
-
Whether the proposed wording of the Official Plan Amendment met the requirements for a
secondary plan;
Impact of proposed development on the canal;
Impact of proposed development on water quality in the lake and canal;
Height of the buildings;
What percentage of the condo owners will be required to be part of the rental pool;
Impact of the new commercial development at Deerhurst on Main Street in Huntsville;
The location and size of the parking areas;
Bicycle and pedestrian routes within the resort and connections to Downtown;
High water table for the proposed buildings on the existing driving range;
Amount of additional boating as a result of the new development;
How the development will be phased;
What sustainable practices will be incorporated into the development;
Which studies provided by the applicant would be peer reviewed;
Whether design guidelines would be included in the amendment;
How will the proposed Official Plan amendment ensure that the village achieves the goal of creating
a centre for the resort and ties the rest of the resort together.
In the Discussion section below there is an explanation of how these issues were addressed in the Official
Plan Amendment.
On February 25, 2014 staff met with a newly created group called the Deerhurst Working Group which is
made up of representatives from the Lake Associations, Woodland Heights neighbourhood and Hidden
Valley neighbourhood. At this meeting staff reviewed the changes that had been made to the application
and the additional information that had been provided as a result of the input provided by staff and the
public. The Working Group provided staff with their concerns with the proposed development.
On March 20, 2014, staff wrote a letter to the applicant and placed a notice in the newspaper stating that
the Town was considering the application complete.
In May the Peninsula Lake Association representatives met with the applicant to discuss their concerns with
the development and review alternative development options for proposed residential buildings along the
canal.
On July 14, 2014 Staff met with the Deerhurst Working Group to review the latest wording of the Official
Plan Amendment and the changes that had been made as a result of concerns raised by the Town staff and
public. As of the date of this report staff and the applicant have been through six revisions to the original
Official Plan Amendment wording that was submitted in December 2013. Staff are now comfortable that the
Draft Bylaw attached to this report reflects the input provided from the public, District, agencies and Town
Staff.
DISCUSSION
Skyline is applying to amend the Official Plan in order to permit the development of a village centre and
associated residential development on the Deerhurst Resort lands. Section 13.3 “Secondary Plans” of the
Official Plan requires that any expansion of tourist facilities in the Hidden Valley area requires the
preparation of a Secondary Plan. A Secondary Plan process establishes a more detailed planning framework
for a particular area. The Official Plan Amendment is proposing to add a new secondary plan to the Official
Plan that outlines the details of the proposed new village and recognizes how the village will be a new
centre for the Resort (see attached Bylaw).
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The Deerhurst Resort Village Secondary Plan Area consists of approximately 245 (605 acres) and is bounded
by Highway 60 on the north side, the canal and Peninsula Lake to the south, the westerly lot line of Lot 28,
Concession 1 & 2, to the west and the easterly Lot line of Lot 32, Concession 1 & 2 identified as Special
Policy Area 4 on Schedule A-2 in the attached Bylaw. which is comprised of The Plateau (9.5 ha), the West
Riverfront (4.6 ha) and The Clubhouse (1.8 ha).
There are five development clusters identified in the Secondary Plan and they are:
a)
b)
c)
d)
e)
Highlands;
Pavilion;
Lakeside;
Village Centre; and
Open Space
A description of these clusters can be seen in the Land Use Section of the attached Bylaw and a map
identifying the location of these clusters is shown in Schedule A2-1 of the attached Bylaw. The Highlands,
Pavilion, Lakeside and Open Space clusters all have existing development and there is no further
development planned for these clusters at this time. The intent of including these clusters in the Secondary
Plan is to show how they will be linked together as a cohesive Deerhurst Resort through a new Village
Centre.
Village Centre
The Village Centre is where the new development is being proposed (see Appendix 2 of Bylaw). It consists
of about 15.9 ha (39 acres) and is made up of The Plateau (9.5 ha), The West Riverfront (4.6 ha) and the
Clubhouse (1.8 ha). In the Village Centre a maximum of 640 units of tourist commercial accommodation,
and resort residential units are permitted along with limited retail commercial space.
The Plateau area is intended to be the core of the Village Centre. It is bounded by Canal Road to the west,
the canal to the south, the 5th hole of the Lakeside Golf Course to the east and Deerhurst Drive to the north.
The majority of these lands will replace the existing horse stables. This area has significant views over the
golf course and beyond to Peninsula Lake. The Pllateau will contain a mix of commercial and residential
buildings with a pedestrian village square. There are 366 units of housing proposed in the Plateau along
with a 150 unit hotel and 4,500 sq metres of small scale retail. Development in the Plateau will be focused
around a pedestrian oriented village square with the parking being located on the periphery of the village.
The West Riverfront area is located west of Canal Road and north of the Canal. This area is proposed to
consist of 4 four storey buildings with 120 units of housing.
The Clubhouse area is located north of Deerhurst Drive and east of Deerhurst Highlands Drive. A new
clubhouse is proposed for this site that will serve both the Lakeside and Highlands Golf Courses.
In the original application there were 164 units of housing proposed in three buildings in the area where the
driving range is presently located but these buildings were removed from the application due to the fact that
this area is below the floodplain and no development is permitted in the floodplain.
Provincial Policy Statement
The Provincial Policy Statement (PPS) encourages a mix of densities and uses that make efficient use of
existing services and roads. The Deerhurst Village provides a mix of housing and commercial uses on
existing services and roads. The Area is located in an Urban Settlement area where future development and
growth is intended. The PPS encourages development that supports active transportation. The new
Secondary Plan for the Deerhurst Resort includes an active transportation system that connects the village
to the rest of the resort as well as to the Town. Pedestrian activity will be encouraged as cars will have to
be parked on the perimeter of the village and people will walk into the pedestrian oriented village.
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The PPS encourages development that minimizes impacts on climate change and promotes energy
efficiency. The proposed Secondary Plan includes a section called “Sustainability Measures” which provides
a list of measures that could be incorporated into the development such as: alternative energy sources;
optimizing use of captured rain; passive solar orientation of buildings; and green building standards.
Section 1.7 “Long-Term Economic Activity” in the Provincial Policy Statement speaks to providing
opportunities for sustainable tourism. The proposed new village centre is intended to make the Deerhurst
Resort more competitive for the larger conferences as it will provide additional accommodations and provide
more amenities for the guests. The resort is presently quite broken up with no real centre. The village is
intended to provide a central focus for the resort.
Section 2.1 of the PPS speaks to the preservation and protection of the Natural Heritage of the area. The
applicant included an Environmental Impact Study. This study reviewed potential impacts on key natural
features and determined that the proposed development should not result in a negative impact to habitat of
endangered or threatened species. The majority of the development is proposed on lands which were
previously disturbed such as the horse stables and enclosures.
Since the applicant’s environmental report was submitted, it has come to staff’s attention that a previous
environmental assessment for the G8 meetings was done for Deerhurst in 2010 that noted the presence of a
bird called a Bobolink which is listed as a species at risk. As a result of this discrepancy between the two
environmental reports, Staff included a condition in the secondary plan to ensure that prior to rezoning any
of the lands in the village development, the applicant get sign off from the Ministry of Natural Resources to
ensure that the development is not harming the habitat of species at risk.
As part of the subdivision application that the applicant submitted with the District of Muskoka for this
development a peer review of the applicant’s Environmental Impact Study is being done.
Section 2.2 of the PPS speaks to protecting water quality in future development. The applicant had a water
quality study done which concluded that the new development will have no impact on deeper ground water
sources and will improve runoff to Peninsula Lake. The improved water quality is expected as there is no
treatment of the runoff from the horse stables or driving range now and the proposed development will
include bio-retention systems which will help to filter the runoff before it gets to the lake.
The water quality study done by the applicant was reviewed by the District of Muskoka Watershed Staff and
they were satisfied that the report accurately reflected the impacts of the proposed development.
Section 2.6 of the PPS speaks to the protection of Cultural Heritage and Archeology. The Applicant had a
Stage 1-2 Archeological Assessment done and no archeological resources were encountered and no further
assessment of the development area was recommended.
District of Muskoka Official Plan
Below is an excerpt from the applicant’s Planning Justification Report that outlines how the proposed
development meets the relevant policies in the District of Muskoka Official Plan
“The Official Plan establishes a regional planning context for development through a series of goals,
objectives and policies as reflected in Section B.2 of the Official Plan, which states:
"To protect the quality of the cultural and natural environment of Muskoka and accommodate
growth by facilitating traditional and contemporary development that recognizes the character of
Muskoka."
The strategic vision for Muskoka as expressed in Section B.1 of the Plan directs that:
a) The forested landscape of Muskoka will be protected.
b) Development will be based on the principle of a carrying capacity to ensure that the quality of
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the environment is maintained.
c) Tourism and recreation opportunities will be enhanced.
d) Improvements to services that support economic development will be promoted.
e) Urban-type development will occur in serviced urban areas.
The proposed Village Centre Lodge satisfies all of the above policies. No significant forests are impacted
by the proposed development. The EIS confirms that the lands do not exhibit environmentally significant
features and that the development will not have a negative impacts on features located adjacent to the
development areas. The proposed development will expand and enhance tourism and recreational
opportunities and will support economic development in the District. The lands are located within an
existing serviced settlement area.
The following objectives of the District’s Official Plan are relevant to this redevelopment proposal:





“To manage growth in a way that will make the most efficient use of land, infrastructure,
public services and facilities.”
“To manage land use and development in a way that maintains the quality of the natural
and cultural heritage of Muskoka.”
“To maintain the character and integrity of communities in Muskoka.”
“To encourage the growth and development of facilities, services, resorts, accommodations
and attractions consistent with the primary recreational economic base of Muskoka.”
“To encourage the provision of a wide array of housing opportunities, including housing that
is affordable to a full range of income groups in Muskoka.”
Section C of the Official Plan contains policies specific to tourist commercial and resort development in
the District.
Section C.23 states:
" The tourism sector will be strengthened, enhanced, expanded and diversified by encouraging the
upgrading and expansion of existing facilities or operations and the establishment of new uses.
Growth and development in this sector will be based on the following principles:
a) Existing facilities should rejuvenate and expand their operations;
b) Large land holdings that are designated and zoned tourist commercial and have water
frontage will be encouraged to be maintained and redeveloped as appropriate;
c) Facilities and services that support tourist commercial operations will be encouraged; and
d) The quality of the cultural and natural heritage of Muskoka will be preserved."
Section C.24 states: "Efforts to make commercial tourism year round will be supported."
C.25 states:
"The development of new attractions, facilities, services and events that enhance and complement
the existing tourism base will be encouraged."
Section C.26 states:
"As appropriate for the designation, the scale of development and the size of the property, new,
expanded or redeveloped tourist commercial development, especially along the water, will:
a)
b)
c)
d)
Respond to the topographic constraints and opportunities of the
site;
Preserve the quality of the natural and cultural heritage of the
area;
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e) Incorporate open space opportunities; and
f) Maintain substantial natural shoreline vegetation."
The District's Official Plan recognizes that resorts are a vital component of the tourism industry and the
rejuvenation and expansion of existing tourist commercial facilities is encouraged to enhance and
maintain the tourism potential of Muskoka. The Official Plan encourages existing and new facilities be
designed and developed comprehensively to support the creation of a four season year-round market.
The Official Plan also recognizes that the maintenance of existing resorts, especially those with a large
land base, is important to support the tourist economy and maintain the resort/cottage mix in the
waterfront that is fundamental to the character of the area.
Although the proposed Village Centre development is considered to be an expansion of the existing
Deerhurst Resort on lands designated for the proposed use, it is important to note that the Village
Centre development does satisfy the Official Plan's locational criteria for new resorts as outlined in
Section C.29, which states:
"New resorts, complementary facilities and attractions are encouraged to locate in appropriate
locations subject to the following issues being satisfactorily addressed:
i. the scale, size, and density of development
ii. compatibility of use
iii. site characteristics
iv. water quality
v. protection of shorelines
vi. preservation of the quality of natural and cultural heritage
vii. impacts on Heritage Areas and Provincially significant wetlands
viii. servicing
ix. access as it relates to District facilities."
The proposed redevelopment of the Village Centre is consistent with the policies of the District’s Official
Plan, summarized as follows:
1.
2.
3.
4.
The development site is located in an identified Urban Centre.
The development will be on full municipal services.
The proposed development is in an appropriate location.
The development includes measures to ensure that the natural environment is not adversely
impacted, including the water quality of Peninsula Lake.
5. The quality of the cultural and natural heritage of Muskoka will be preserved.
6. The development will build upon the established recreational and residential character of the
Hidden Valley area.
7. The Village Centre development will help to strengthen, enhance and expand the tourism sector.”
District of Muskoka Tourism Study
The District of Muskoka hired a consulting firm to do a review of the Tourism sector in the Muskoka region.
After extensive data collection and public input the consultant produce a report called the “Muskoka Resort
and Tourism Official Plan Policy Review Recommendations Report” In this report, the consultant makes
recommendations as to changes the District of Muskoka could make to its Official Plan to ensure the long
term viability of existing resorts and the encouragement of the development of new resorts. The report
recommends that Official Plan policies be adjusted to permit a mixed commercial and resort related
residential uses. However, the report recommends that a majority of the residential units be kept as
commercial accommodation. With this in mind staff have included a clause in the Secondary Plan that
requires at least 50% of the residential units in the Secondary Plan be for commercial accommodation.
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Due to the problems that the Town has been having with the Grandview Resort, staff have also included a
clause in the Secondary Plan that requires a legal and financial connection between the residential condo
buildings and the resort.
Town of Huntsville Official Plan
Section 5 “Hidden Valley Settlement Area” of the Town’s Official Plan outlines the development policies for
the subject property. Section 5.1.6 states
“Policies in this section are intended to reinforce the vitality of Hidden Valley as a major tourist recreation
destination.”
Section 5.3 “Special Policy Areas” outlines the type of uses that will be permitted in this area and the
development guidelines that must be followed. The uses permitted in this section such as low and medium
density residential and tourist commercial development fit the uses proposed in the Village Centre. The
guidelines suggest that new development be in clusters, be linked to open spaces and recreational facilities,
be accessed off a public road and have a maximum density of 40 units per hectare. The proposed village
meets these guidelines. This section also requires an interconnected public trail and pathway system be
developed throughout the settlement. The Secondary Plan includes an active transportation map identifying
how the trails within the proposed village will be connected to the rest of the resort and the Town (see
Appendix 4.
Section 5.6 “Environmental Protection Lands” outlines the restrictions for development in an area on the
north side of the Canal. The West Riverfront Residential Development in the Secondary Plan is proposed to
be adjacent to this environmentally sensitive area and staff have included a requirement in the Secondary
Plan that prior to any development near this area that an environmental assessment be done to identify
what setback should be from this designated area.
Section 5.7.1 “Design Guidelines” identifies the need for the developer to prepare design guidelines as part
of any new development. Rather than include design guidelines within the Secondary Plan, staff have
included a clause that states that prior to approval of any development application design guidelines will
have to be submitted. This avoids the applicant having to apply for an Official Plan Amendment if they
want to make changes to the design of a building.
Draft Official Plan Amendment Bylaw
The Draft Bylaw which provides the wording for the Secondary Plan that will be added to the Official Plan
has been attached to this report for your information. The Draft Bylaw is the result of a number of open
houses and meetings with the public as well as meetings between the applicant and District and Town Staff.
The Bylaw wording has been through 6 revisions over the last 7 months but staff are confident that it
reflects and resolves the concerns raised by staff and the public prior to the public hearing. Below is a
summary of the concerns that were raised and how staff and the applicant have revised the Bylaw wording
to resolve the concerns.
Requirement for a Secondary Plan
In the original application for the amendment to the Official Plan, the applicant submitted suggested
wording that would be added to the Official Plan for the proposed new village. Staff responded that the
proposed wording did not constitute a Secondary Plan which is a requirement for any new development in
the Hidden Valley Designation. Staff were also concerned that the document did not show how the
proposed village fit into the rest of the resort. The applicant wanted this new village to create a focus for
the resort but all the maps and wording only dealt with the village itself
As a result of these comments, the applicant changed the wording and associated maps to include the
whole resort south of Highway 60 and showed how the village fit into the greater resort. This was an
important change as it showed how the roads and trails would connect within the resort and to the Town.
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Impact on the Canal
In the first submission by the applicant the West Riverfront area consisted of three buildings of five storeys
for a total of 120 units and there were eight townhomes shown at the south end of the Plateau area along
the canal. The Deerhurst Working Group expressed concern that these buildings would dominate or tower
over the canal and dramatically alter the character of the canal and view from the canal. To address these
concerns, the applicant met with representatives of the Deerhurst Working Group and worked on some
alternative layouts for the residential buildings. As a result of these discussions, the applicant amended the
West Riverfront area so that it included four buildings at a height of 4 storeys as opposed to three buildings
of five storeys. Spreading the units out over more buildings at a lesser height was preferable. The
townhouse units were moved away from the canal further north and the parking was placed further south to
reduce the impact of these buildings on the canal.
Water Quality
The impact of this development on the water quality for the canal and Peninsula Lake was the number one
concern for staff and the public. The applicant had a water quality study done that concluded that the
water quality would actually be improved as a result of this development as it would require the drainage
from the site to be treated before it goes into the canal and lake. Presently, there is no drainage system to
treat the runoff from the Stables. As the driving range has been removed from the Village Centre Proposal
its water will no longer be treated through a drainage system but the water quality will still be improved with
the removal of the stables and the implementation of a drainage system that will filter the drainage before it
gets to the lake and canal. Watershed staff at the District reviewed the Water Quality study done by the
applicant and were satisfied with its conclusions.
Height of Buildings
There was concern with the height of buildings in the development especially along the canal. The height of
the buildings along the canal have been specifically restricted to four storeys and the height of the buildings
on the rest of the site have been restricted to four storeys with a proviso that if the property owner were to
propose a building of more than four storeys they would be required to do a view analysis
How to Avoid the Problems at Grandview Resort
Having recently dealt with problems at Grandview Resort with people living in their units and not enough
units being available for the rental pool. Staff have included a clause in the Secondary Plan that states that a
minimum of 50% of the accommodation units shall remain in commercial use. Staff have also put in
requirement that any units being rented must be placed on a rental pool run by the Deerhurst Resort and
that all units will have access to the resort amenities and must have legal agreements and easements in
place to the satisfaction of the Town.
Impact of Development on Existing Commercial in Huntsville
There was concern from some members of the public that this village would provide direct competition to
retail on Main Street which tends to be smaller tourist oriented stores. With this in mind, a clause has been
placed in the Secondary Plan that limits commercial development in the village to 4,500 sq m and if the
applicant wishes to develop any more than this amount of commercial they will be required to apply for a
zoning amendment and provide a Retail Market Study to support the Zoning Amendment.
Location and Size of Parking Areas
There was concern that the parking lots were very large and were not an attractive entrance to the village.
The applicant explained that they could not afford to place all the parking underground and that they would
be screening the parking with landscaping to reduce the visual impact. It was important to the design of
the village that the parking not be on the waterfront side of the village as this is where the view is. As the
village is intended to be a pedestrian oriented development, the applicant wanted to keep it out of the
village.
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Bicycle and Pedestrian Routes
The original application only included bicycle and pedestrian routes within the village itself and did not show
how these paths would connect to the rest of the resort or to the Town. The Secondary Plan has been
amended to include an Appendix (4) that identifies the Active Transportation network for the whole resort
and how the resort will be connected to the Town.
Driving Range Residential Development
The original application included three residential buildings in the location of the existing driving range. This
area is very low and floods. After closer scrutiny it was determined that this area was below the floodplain.
As no development is permitted within the floodplain, the applicant removed these buildings from the
application.
Additional Boats
The Peninsula Lake Association expressed concern that the proposed development would add a large
number of boats to the lake. The applicant explained that there existing operation only has 42 boat slips
presently and 17 of those are used for rentals of watercraft. They do not have a big demand for boat
moorage. In order to address the Lake Associations concerns a clause was placed in the Secondary Plan to
require a boat impact study if the Resort wanted to increase their existing moorage by more than 15 slips.
Phasing of Development
In the original submission the applicant did not include any phasing for the development as they wanted to
leave it as flexible as possible and allow the market to dictate what would be built first. There was concern
that if there was no phasing plan, there would be no indication as to when the actual village would be built
and the applicant might leave the public amenities and hotel to the last phase. To clarify the phasing,
wording has been placed in the Secondary Plan that states the Plateau will be developed in the initial phases
of development and an appendix (3) has been included in the secondary plan that provides suggested
phasing.
Sustainable Practises
Although the Planning Justification Report associated with the application included a mult-paged matrix with
suggestions for how the village could be developed in a more sustainable manner, the original application
did not provide any detail in the Bylaw wording. To address this, a new section has been added to the
Secondary Plan called “Sustainability Measures” that provides suggestions of building practices the developer
could use to make the development more sustaianable.
Will the Professional Studies Associated with the Application be Peer Reviewed?
Members of the public asked which of the many professional reports associated with the application would
be peer reviewed. The District of Muskoka is in the process of doing a peer review of the environmental
impact assessment and wording has been placed in the secondary plan to address concerns that have been
raised thus far in terms of the Boblink bird and the Environmental Protection Area on the north side of the
canal. The water quality study has been reviewed by the District Watershed Staff and they support the
conclusions in the report. The Archeological Study will be reviewed by the Province and District and Town
staff have reviewed the traffic study, drainage study and servicing study.
Impact on the Town if Village is Unsuccessful
There were a number of people that expressed concern that the applicant would charge ahead and develop
a large portion of the village and that the village would be unsuccessful and sit empty. People wondered
whether the Town would be left with a “white elephant”. The applicant explained that they would be
building the village in stages and would only start the next phase after a minimum number of units were
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sold in the previous phase. They also explained that unlike other large developments, this one already has
road access as well as all the services running right by the development. This means that they will have less
upfront costs.
Noise
There was concern expressed that the proposed village with its pedestrian plaza will create noise from
outdoor concerts and this noise would echo down the lake. It was suggested that the village would have to
adhere to the Town’s noise bylaws.
Traffic
The representatives from the Woodland Heights neighbourhood and the Hidden Valley neighbourhood
expressed concern that the proposed development would increase traffic in the area. A traffic study was
done for this development and it was determined that the future traffic volumes generated by the proposed
development will not warrant major operational improvements to existing intersections. The Ministry of
Transportation commented that they have “…no objections in principle to the proposed re-development…”
but will require further analyses of the 3 at grade access points for the development. A clause has been
included in the Secondary Plan to reflect the Ministry’s comments.
FINANCIAL IMPLICATIONS – (Manager of Finance / Treasurer must sign Report)
Yes
(If yes, fill in below)
No
INSURANCE/RISK MANAGEMENT IMPLICATIONS – (Manager of Finance / Treasurer must sign
Report)
Yes
(If yes, fill in below)
No
HUMAN RESOURCES IMPLICATIONS – (Executive Director of Organizational Development and Strategy
must sign Report)
Yes
(If yes, fill in below)
No
SUSTAINABILITY IMPLICATIONS – (Executive Director of Organizational Development and Strategy
must sign Report)
Yes
(If yes, fill in below)
No
Economic Considerations
In the Unity Plan under Economic Development Section 11.1 states
“Build a world class event/sport tourism industry that provides four season jobs and commerce for the
region.”
Deerhurst Resort provides employment for about 640 people and has established itself as a world class
resort. It hosts sporting events year round as well as large conferences. The new village is intended to
increase the number of people they can accommodate for conferences so that they can compete for the
large conferences normally restricted to larger centres like Toronto and Niagara Falls.
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In the Planning Justification Report submitted with this application it is stated that:
“Approximately 50%-60% of the resort’s annual paid occupancy is group/conventions business and without
this segment of the market, the resort cannot be sustained economically.”
It is also noted that conferences tend to be held in the shoulder seasons when the resort is less busy so it
helps to retain staffing levels year round. The proposed village will make the resort more competitive for
conference dollars.
The proposed development will provide construction jobs in the community and more property taxes and
Development Charges to the District and Town. The applicant has estimated the cost of the village to be
approximately $270 million in construction costs and over a $100 million in soft costs. Destination resort
amenities and program offerings entice tourists to the area where they tend to spend more money.
Creating a village centre with additional accommodation units will make the resort more competitive and
help its long term economic viability.
Social Considerations
The new village promotes a healthy active lifestyle through the Active Transportation network and all the
sporting activities being offered. The Village will help with the promotion of arts and culture in the
community as the pedestrian plaza is intended to host festivals and art exhibitions.
There is no affordable housing being provided for staff at the resort. This has been an issue for other resort
communities such as Whistler where housing is very expensive.
Environmental Considerations
The village centre is proposed to be developed on land that is already disturbed by existing uses such as the
stables, sheds for the golf course and the existing clubhouse. The proposed development is expected to
improve the water quality in the lake and canal as it will be treating the drainage through bio-retention cells.
Very little tree cover will have to be removed for the development and the environmental impact study
found that the proposed development should not result in negative direct or indirect impacts to habitat of
endangered or threatened species.
The development is proposing to minimize carbon emissions and improve air quality by making the village
centre more pedestrian and bicycle friendly. This will not only include bike and pedestrian paths but bike
racks and indoor bike storage. The Secondary Plan encourages the resort and Town to work on
coordinating public transit to the resort to reduce the need for people to drive between the Town and resort.
The Sustainability Measures listed in the Secondary Plan encourage energy efficiency, reuse of captured
rainwater for irrigation, alternative energy source and green building practices.
ACCESSIBILITY IMPLICATIONS
Yes
(If yes, fill in below)
No
COUNCIL STATEMENT OF DIRECTIONS AND PRIORITIES
n/a
POLICIES / LEGISLATION
Provincial Policy Statements
12
Version 2-13
Page 12 of 14
Planning Act, R.S.O. 1990, cP.13
District of Muskoka Official Plan
Town of Huntsville Official Plan
Unity Plan
CONSULTATIONS
All internal and external agencies were circulated for comments, and notice of the application was placed in
the What’s Up newspaper. The applicant held an Open House on January 30, 2014 and staff have met with
a number of interest groups in the community to discuss the proposal. All of the information concerning the
application was posted on the Town’s website.
The District of Muskoka
The District of Muskoka provided their comments in a letter dated July 28, 2014. Below is a quote from that
letter:
“Recommendation
District staff would recommend that a decision on the above noted application be deferred.
Notice of Council’s decision respecting the above noted application is requested.
Analysis
Further to our letter dated July 18, 2014, it is our understanding that the portion of the Deerhurst Resort
lands which may be located within the flood plain of Peninsula Lake, has now been removed from the
development proposal.
However, subsequent to our previous comments, further discussions have been held with the ratepayers
respecting water quality and the protection of Peninsula Lake. Discussions have also been held with the
developer respecting the mix of commercial and residential uses that are permitted on the property.
Although District staff are generally supportive of the proposed amendment, to ensure these makers as
well as any issues that may be raised at the public meeting are addressed prior to the adoption of the
proposed amendment, District staff continue to recommend that a decision be deferred at this time.”
Ministry of Transportation
Ministry of Transportation commented that they have no objections in principle to the proposed redevelopment but will require further analyses of the three at grade access points for this development and
the relative impacts to traffic on Highway 60.
Although staff had a great deal of input from the public prior to the notification of the Public Hearing no new
input has been provided as of the date of this report. The input provided prior to notification of the public
hearing has been discussed above.
PROVISION OF NOTICE (As per the current Town of Huntsville Provision of Notice Policy By-law)
Notice Required?:
Yes
Class #:
Part #:
(If yes, fill in below)
No
Subject Matter:
Date(s) to be Advertised in Newspaper (If applicable):
Date of Posting on the Town Website (If applicable):
13
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Page 13 of 14
ATTACHMENTS
-
Location Map
Draft Official Plan Amendment Bylaw Number 9
CONCLUSION
Staff recommend adoption of the Official Plan Amendment Bylaw number 9 for the Deerhurst Resort Village
Secondary Plan as it is consistent with the Provincial Policy Statement as well as policies of the District and
Town Official Plan.
SIGNED
____________________________________________
Prepared by: Chris Marshall, Director of Planning and Sustainability
SIGNED
____________________________________________
Approved by: Mike Gooch, Executive Director of Development Services
n/a____________________________________________
Approved by: Denise Corry, Acting Chief Administrative Officer
n/a____________________________________________
Approved by: Julia Finch, Manager of Finance / Treasurer (If Applicable)
n/a____________________________________________
Approved by: Lisa Smith, Executive Director of Organizational Development & Strategy (If Applicable)
14
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Page 14 of 14
Location Map
J
I
cf
\
Fairy Lake
15
Version 2-13
DRAFT AMENDMENT NUMBER 9
TO THE OFFICIAL PLAN OF THE
TOWN OF HUNTSVILLE
(Deerhurst Resort Village Secondary Plan)
SECTION 1 TITLE AND COMPONENTS OF THE AMENDMENT
1.1
Section 5 herein and Schedule A shall constitute Amendment Number 9 to the
Official Plan of the Town of Huntsville and shall be entitled “Deerhurst Resort
Village Secondary Plan Policies".
1.2
Sections 1, 2, 3, 4, 6 and 7 herein do not constitute part of the formal
Amendment, but provide general information respecting the Amendment.
SECTION 2 LANDS SUBJECT TO THE AMENDMENT
2.1
Lands subject to this Amendment are generally in the Hidden Valley Settlement
Area and as more specifically defined in the amendment.
SECTION 3 BACKGROUND AND BASIS OF AMENDMENT
3.1
An application has been submitted by Skyline Deerhurst Resort Inc. for an
amendment to the Town of Huntsville Official Plan to provide policy direction for
the continuing growth of Deerhurst Resort.
3.2
Deerhurst Resort, established in 1896, was the first resort located on Muskoka’s
northern lakes. The original Deerhurst Lodge is located south of Highway 60 on
the western lakeside property. Initially it had 18 rooms, a dining room and
smoking room.
3.3
During its 116 year history, Deerhurst has witnessed several ownership changes,
and many financial and operational challenges, which continue to threaten
Deerhurst’s continued viability. The resort industry is highly seasonal with
significant drops in occupancy rates during the shoulder seasons. In addition, the
resort industry is very competitive, which demands that the resort remain current.
16
3.4
While Deerhurst has always changed and evolved, it has done so without a clear
vision. As a result, the resort is very dispersed, lacks a clear centre, and strong
sense of identity. Deerhurst Resort has yet to meet its full potential and must
continue to evolve as a more sustainable economic generator for the local
community, and must do so through a wider range of amenities in response to an
increasingly sophisticated clientele which is seeking a more diverse range of
experiences.
3.5
The current owners have developed a master concept plan with a view to
transforming the property to a resort village. The Concept Plan illustrating the
new Village Centre as the focal point of the resort village is attached as Appendix
2. In addition, the following background studies were prepared in support of this
official plan amendment:
1. Planning Justification Deerhurst Resort Village Centre, prepared by Lucas and
Associates, November 2013;
2. Functional Servicing and Stormwater Management Report Village Centre Development
Skyline Deerhurst Resort,prepared by WMI & Associates Limited, June 2013;
3. Geotechnical Investigation Proposed Condominium and Cottage Development
Deerhurst Resort, prepared by Peto MacCallum Ltd. August 2012;
4. Stage 1-2 Archeological Assessment of Proposed Improvements to the Deerhurst
Resort, Amick Consultants Ltd., February 5, 2013;
5. Preliminary Traffic Impact Study Village Centre Development Deerhurst Resort, WMI &
Associates Limited, June 2013;
6. Water Quality Study Skyline Deerhurst Resort Village Centre, prepared by Azimuth
Environmental Consulting, Inc.June 2013; and
7. Environmental Impact Assessment Deerhurst Resort Village Centre, prepared by
Azimuth Environmental Consulting, Inc., June 2013.
8. Deerhurst Sustainability Matrix, prepared by Enermodal Engineering included in
Planning Justification Report in 1 above, November 2013
3.6
Deerhurst Resort is located in the Hidden Valley Settlement Area and subject to
policies found under Section 5 Hidden Valley of the Official Plan.
3.7
Section 5.2.8 of the Official Plan states:
"A Secondary Plan may be prepared to consider expansion of the Tourist Commercial
Uses in Hidden Valley."
3.8
Section 13.3.2 of the Official Plan states:
"Secondary Plans shall be prepared for the areas designated “Future Urban” identified
on Schedule A-1 prior to development proceeding, or for the expansion of tourist
facilities in Hidden Valley. The Secondary Plan Process establishes a more detailed
17
planning framework for a particular area in support of the general policy framework
established in this Plan."
3.9
Although tourist commercial and other related uses are permitted by the current
policies of the Official Plan, the Town and the Owner wanted to amend the
Official Plan in the form of a Secondary Plan to provide additional policies
specifically to guide any new development, or redevelopment occurring on these
lands.
SECTION 4 PURPOSE OF AMENDMENT
4.1
Amendment Number 9 serves the following purposes:
a) To amend Section 5 of the Official Plan by adding new subsection with
policies specific to the development of Deerhurst Resort;
b) to amend Schedule A-2 Hidden Valley Land Use by adding SPA 4.
SECTION 5 THE AMENDMENT
5.1
Schedule A-2 Hidden Valley Land Use be removed and replaced with Schedule
A-2 attached hereto.
5.2
Schedule A-2-1 Deerhurst Resort Village Secondary Plan, attached as Schedule
A2-1 hereto, be added following Schedule A2.
5.2
Subsection 5.3.1 is hereby amended by adding the following new subsection
immediately after subsection “c)”:
“d) Special Policy Area No. 4 (Deerhurst Resort Village Secondary Plan).”
5.3
Section 5.3 is hereby amended by adding the following new subsection
immediately after subsection “5.3.7” and the balance of this section renumbered
accordingly.
“5.3.8 Notwithstanding Subsections 5.3.3 and 5.4, detailed policies respecting
permitted uses and development provisions and other matters for Special
Policy Area No. 4 are provided in Subsection 14.2.”
5.4
Section 14 is hereby amended by adding the following new subsection
immediately after subsection 14.1.14
18
“14.2
Deerhurst Resort Village Secondary Plan
14.2.1
Introduction
14.2.1.1
The Deerhurst Resort Village Secondary Plan Area consists of
approximately 245 hectares (605 acres) of land generally bounded
by Highway 60 to the north, the Muskoka River and Peninsula Lake
to the south, the westerly Lot line of Lot 28, Concession 1 & 2, to the
west and the easterly Lot line of Lot 32, Concession 1 & 2, identified
as Special Policy Area 4 on Schedule A-2 to this Official Plan.
14.2.1.2
Deerhurst Resort was established in 1896 and was the first tourist
resort located on Muskoka's northern lakes. Since then, Deerhurst
has developed into a four season tourist commercial resort with an
international reputation of providing a quality Muskoka experience by
offering a range of recreational activities on the Canadian Shield. As
a result, Deerhurst Resort has become one of the Town’s major
economic generators and employers, providing a multitude of direct
and indirect employment opportunities.
14.2.1.3
As the resort changed and evolved over time, it has done so without
a clear vision. At present, the resort consists of clusters of
development which include the Highlands (residential lots), Pavilion
(Pavilion and Summit Lodges and several tourist commercial
accommodation buildings) and Lakeside (Lakeside Lodge) areas.
These areas are very dispersed and lack a clear centre, or strong
linkages for a common sense of identity.
14.2.1.4
In order to respond to tourism market trends in which clientele are
seeking a more diverse range of experiences, the owners have
identified that Deerhurst Resort must continue to evolve and
incorporate a central mixed-use village with new amenities that act
as a focal point for the resort.
14.2.2
Function
14.2.2.1
The lands subject to the Deerhurst Resort Village Secondary Plan
will consist of clusters of development which will function as a resort
village where the focus is four season tourist commercial,
recreational resort, related commercial activities and resort related
residential uses all of which are set within a context of natural and
recreational open space.
19
14.2.2.2
The owners of the Deerhurst Resort have proposed a conceptual
Master Development Plan which is attached as Appendix 1 to this
official plan. This plan shows several clusters of resort development
including the Highlands, the Pavilion and Lakeside, each of which will
be linked together as a cohesive Deerhurst Resort through a new
Village Centre (Appendix 2).
14.2.3
Objectives
14.2.3.1
In addition to the principles, strategic directions, goals and objectives
of this Official Plan, the following objectives specifically apply to the
Secondary Plan area:
a)
To improve the resilience of the resort to market changes,
through the development of a variety of tourist commercial and
residential uses, whilst maintaining the historic tourist
commercial character and function of the resort
b)
To encourage development of a Village Centre in order to
contribute to the success of Deerhurst Resort as a four season
tourist commercial resort with an international reputation of
providing a high quality Muskoka experience;
c)
To integrate the Village Centre with existing clusters of resort
development including the Highlands, the Pavilion, and
Lakeside, in order to create a cohesive and integrated
Deerhurst Resort;
d)
To provide a range of retail, resort and recreational amenities
that will be available to Muskoka residents as well as transient
visitors;
e)
To create employment opportunities;
f)
To promote development in locations and at a density that will
ensure the efficient use of existing and new infrastructure;
g)
To protect environmentally sensitive areas and ensure that
where development is permitted, its design and construction is
sustainable, as well as sensitive to the natural features that
contribute to the unique character of the Deerhurst Resort
20
property; and
h)
To ensure where possible, that development approvals
incorporate measures, such as stormwater management and
the retention and replanting of vegetation, especially along the
shoreline, in order to improve the recreational water quality in
Peninsula Lake.
14.2.4
Land Use
14.2.4.1
Land use designations for the Secondary Plan area are identified on
Schedule A2-1 to this Official Plan. Minor deviations from Schedule
A2-1 may occur without amendment to this Official Plan within the
context of plan of subdivision/condominium description or site plan
applications provided the intent of this Secondary Plan is maintained
to the satisfaction of the Town.
14.2.4.2
To maintain the commercial character and function of the Deerhurst
Resort Village:
a) a minimum of 50% of the accommodation units shall remain in
commercial use.
b) a central management will operate at the resort for profit; and
the ongoing services and recreational facilities that are a
normal part of a resort commercial establishment will be
maintained.
c) To ensure that the mixed commercial and residential uses
within the Deerhurst Resort continue to thrive and prosper,
irrespective of the form of ownership, any residential units that
are rented must be done so through a rental program
administered by Deerhurst Resort, or its affiliates and all units
will have ongoing access to resort amenities owned by
Deerhurst Resort included within the Secondary Plan Area
and arrangements (i.e. legal agreements, easements and/or
common element condominiums) will be made to the
satisfaction of the Town of Huntsville.”
14.2.4.3
Recreational amenities shall be an integral component of any
commercial resort development in order to maintain the recreational
character of the Deerhurst Resort Village.
21
14.2.4.4
The land use designations identified on Schedule A2-1 for the
Deerhurst Resort Village have been established based on the Master
Development Plan attached as Appendix 1. The Deerhurst Resort
Village development is proposed on lands that are included in the
following designations:
a)
b)
c)
d)
e)
Highlands;
Pavilion;
Lakeside;
Village Centre; and
Open Space.
The following specific designation and general policies, as well as the
balance of the policies of this plan, shall guide development in this
Secondary Plan Area. Where there is a conflict amongst these
policies, the more restrictive policy will apply.
Any major new development in the form of a new cluster or a
development area located outside of the Highlands, Pavilion,
Lakeside and Village Centre designations shall require an
amendment to the Secondary Plan.
14.2.4.5
Highlands
The Highlands area is located in the northern portion of the
Secondary Plan area and comprises a total of 27 ha (67 acres).
Lands located within the Highlands designation are comprised
primarily of low density single-family residential units developed
through the registration of plans of subdivision.
Development within the Highlands designation shall generally be
limited to low and medium density residential development. Red-line
revisions to the draft plan of subdivision are permitted without an
amendment to the Secondary Plan.
14.2.4.6
Pavilion
The Pavilion area of the Secondary Plan comprises a total area of
11 ha (28 acres). Development within the Pavilion designation
includes the Pavilion building that houses the Resort's major
convention, indoor recreation, entertainment and restaurant facilities,
22
and 108 hotel suites. Lands within the Pavilion designation also
include several medium density resort condominium developments.
Within the Pavilion designation, the permitted uses shall generally
include medium density residential development and a wide range of
tourist commercial development, recreational facilities and tourist
commercial establishments. Minor additions and the replacement or
redevelopment of existing facilities are permitted without an
amendment to the Secondary Plan.
14.2.4.7
Lakeside
The Lakeside area comprises a total area of 12 ha (29 acres) and
includes several medium density resort condominium developments,
timeshare units, outdoor recreational facilities and serves as the
Resort's primary waterfront access to Peninsula Lake.
Uses permitted in the Lakeside designation shall include low and
medium density residential development, tourist commercial
development, recreational facilities and tourist commercial
establishments. Minor additions and the replacement or
redevelopment of existing facilities are permitted without an
amendment to the Secondary Plan.
14.2.4.8
Village Centre
14.2.4.8.1
The Village Centre area consists of approximately 15.9 hectares (39
acres) which is comprised of The Plateau (9.5 ha), the Clubhouse
(1.8 ha) and the West Riverfront (4.6 ha) development areas. Within
the Village Centre area, a maximum of 640 units, consisting of tourist
commercial accommodation, and resort related residential units are
permitted. In addition, limited retail commercial space, as identified
in the Comprehensive Zoning By-law is also envisioned. The Village
Centre area will generally develop in accordance with the Village
Centre Concept Plan, attached as Appendix 2 to this Official Plan.
14.2.4.8.3 Permitted Uses
14.2.4.8.3.1 The uses permitted in Village Centre include tourist commercial
(resorts and hotels, etc.), recreational, limited scale retail and
personal service commercial, institutional (retail convenience and
23
boutique stores, restaurants, artist studios, churches, etc.) and resort
related residential, as well as accessory related uses.
14.2.4.8.3.2 Appendix 2 illustrates that the lands included in the Village Centre
designation, are comprised of three subdesignations:
a)
The Plateau;
b)
West Riverfront; and
c)
Golf Club.
14.2.4.8.3.3 The Plateau subdesignation will contain the majority of the tourist
commercial, retail commercial and resort related residential units.
14.2.4.8.3.4 The West Riverfront subdesignation will contain a more limited
amount of tourist commercial and resort related residential units.
14.2.4.8.3.5 The Golf Club subdesignation will only contain a clubhouse which is
accessory to the resort and recreational amenities located in all
designations.
14.2.8.4
Density
14.2.8.4.1 Notwithstanding the policy in Section 5.3.7(c) limiting the permitted
density of development within a cluster, the maximum density and
units permitted within each of the subdesignations designated on
Schedule A2-1 shall be as follows:
Cluster
The Plateau
West Riverfront
Resort
Accommodation
/Resort Related Hotel Units
Residential
Units
366
150
120
-
Gross Density
Units/Ha
60
30
Gross density means the number of resort accommodation and resort related dwelling
units located within an area of defined land which includes land use for road, open
space, shoreline activity areas and natural areas.
24
14.2.8.4.3 Plateau
14.2.8.4.3.1 The Plateau subdesignation will be developed during the initial
phases of the development of Village Centre designation lands. As
illustrated in Appendix 3, the focal point of the Plateau
subdesignation will be a planned outdoor pedestrian oriented village
square. Development of the village square is encouraged during the
initial phases of the development of The Plateau subdesignation.
14.2.8.4.3.2 The proposed tourist commercial, commercial, resort related
residential and institutional development will be designed and
constructed to ensure that the village square provides views to
Peninsula Lake.
14.2.8.4.3.3 As the village square will be a central meeting place and the
primary location for tourist and retail commercial, entertainment, and
public events within Deerhurst Resort Village, the design of the
development in the Village Centre designation shall incorporate the
pedestrian and active transportation network envisioned by the
policies of this secondary plan.
14.2.8.4.3.4 To encourage businesses to flourish in the Village Centre, public
access to and use of the village square is permitted.
14.2.8.4.3.5 Commercial development shall generally occur at the ground floor
level and face onto the village square. Resort accommodation and
hotel as well as resort related residential units are encouraged to be
located on the floors above the commercial development.
14.2.8.4.3.6 A maximum of 4,500 square meters of commercial development is
permitted in The Plateau subdesignation. Additional square metres
of commercial development may be permitted through a rezoning
which is accompanied by a Retail Market Study prepared to the
satisfaction of the Town.
14.2.8.4.3.7 Although more detail will be provided through required Architectural
Guidelines, generally the architecture of buildings in the Village
Centre will incorporate natural exterior finishes and earth tones and
deep rich colour schemes with close attention to detailing that build
on that historic character. Commercial facades shall be designed as
individual entities to strengthen their character and interest.
Continuous linear commercial fronts are discouraged. The design of
the upper building faces shall include a rich collection of varied yet
25
harmonious facades, adding interest, and scale to the village square.
In addition, signage should be low key and co-ordinated with the
architectural features and finishes of each building. Front lighting of
signs is encouraged.
14.2.9
Open Space
14.2.9.1
Further to Policies in Section 5.5 of the Town’s Official Plan, in areas
designated Open Space, the predominant use of land shall be for
recreational purposes. Open Space uses may include public or
private land serving the public or private individuals or groups.
Permitted uses include a golf course, driving range, recreational
trails, outdoor rinks, outdoor recreation parks, tennis courts, cabanas,
amphitheatre and swimming pools.
14.2.10
General Development Policies
Character and Design
14.2.10.1
Development in the Deerhurst Resort Village Centre will build upon
its historic function as a resort node. Scale and density of new
development shall be appropriate to the site and built form shall
include a variety of architectural styles. Generally height of buildings
shall increase as the distance from the shoreline increases. The
height of any structure will be appropriate to its setting and terrain.
In limited circumstances a prominent tourist commercial buildings
may be considered in the Village Centre or Pavillion designations
where it would reflect Muskoka architecture and it would serve as a
landmark.
Buildings in the West Riverfront Area will be limited to four stories to
reduce their impact on the Canal that has been identified by the
public as a unique and historical natural amenity.
Any development proposed to be higher than four storeys will require
a visual impact analysis to ensure the proposed development does
not detract from the existing natural and man-made landscape.
14.2.10.2
Good design is important to successfully achieve the desired
character for the Deerhurst Resort Village Centre.
14.2.10.3
Prior to the final approval of any development application in any
designation, streetscape/Architectural Design Guidelines will be
26
submitted to the satisfaction of the Town. The objectives of such
guidelines would be to provide details on such matters as, but not
limited to, road right of way widths, streetscape design, signage,
location scale and massing of buildings as well as architectural
guidelines in order to create a coherent vision for a particular
development cluster.
14.2.10.4
Respecting architectural design, all buildings will draw on a traditional
and/or modern interpretation of the Muskoka vernacular to evoke a
meaningful and convincing harmony of traditional "Muskoka"
character" while using current industry standard materials and
construction techniques. Passive energy benefits shall be
considered when orienting buildings to take advantage of passive
solar opportunities.
14.2.10.5
Dark sky lighting will be used to preserve the darkness of the night
sky. All buildings shall be designed such that signs and lighting blend
with the desired character and dark sky policies. All development
approvals shall conform to the relevant provisions of Section 13.19 of
this Official Plan.
Where development is close to environmentally sensitive areas
(West Riverfront) and may have a negative impact, further
restrictions may be required to go beyond full cut off measures (e.g.
low bollards as opposed to tall street lights).
14.2.10.6
The creation of new views and vistas should be considered as part of
the layout and orientation of streets and location of buildings.
14.2.10.7
Landscaping shall be compatible with the natural Muskoka character
and used to ensure that natural amenities soften the impact of built
form. Native species shall be used in landscaping to the extent that
is practical.
14.2.10.8
Adequate off- street vehicular parking will be provided for all
development. To promote low impact development techniques, a
series of smaller parking lots rather than a single large parking lot,
will be developed. To mitigate the visual impact of these parking lots,
landscaped strips will be required between any road and the parking
lot as well as between parking aisles.
27
Sustainability Measures
14.2.10.9
Included in the Planning Justification Report associated with this
Official Plan Amendment is a Sustainability Matrix that considers a
number of ideas and actions for meeting the goals of the Town of
Huntsville's Unity Plan dated September 3, 2010.
Prior to the final approval of any development application in any
designation, a sustainable analysis will be submitted to the
satisfaction of the Town. The objectives of such an analysis would
be to provide details on how the proposed development addresses
the types of measures listed below.
14.2.10.10 The Sustainability Measures that may be incorporated into the
planning and design of the Village are:
a) use of adaptive drought tolerant species in the design of the
open space/green space areas;
b) encourage residents and visitors to park their vehicles and
walk or bike the site;
c) incorporate a no idling policy;
d) minimize use of fertilizers;
e) protect water bodies and wetlands through site design and ;
f)
incorporation of environmental protection into infrastructure
design;
g) optimize use of captured rain, lake or recycled site water to
minimize use of potable water for irrigation;
h) promote infiltration and re-use of rainfall from the
development; footprint;
i)
explore design solutions for buildings to perform at a high
level of energy efficiency;
k)
incorporate energy-efficient infrastructure such as outdoor
lighting;
l) orient buildings to benefit from passive solar;
28
m) coordinate with the Town on active transportation initiatives
as laid out in the Huntsville Active Transportation Strategy
2012;
n) Incorporate active transportation infrastructure items such as
on and off road pedestrian and bicycle trails, bike racks and
secure bike storage within buildings;
o) incorporate universal design features that increase
accessibility to all people;
p) include low flow sanitary fixtures;
q) consider a minimum sustainable building design (LEED or
alternative green building rating system) for the buildings
owned and operated by the resort;
r)
explore the feasibility of using onsite renewable energy
generation technologies (e.g. solar hot water, geothermal
heating and cooling);
s)
consider transit service within the Secondary Plan Area and
to and from the Secondary Plan Area to downtown
Huntsville;
t)
where possible use locally sourced construction materials;
and
u)
incorporate public art into development such as displays of
local artist work.
Access
14.2.10.9
All new development shall front onto a year round publicly
maintained road to the standard of the appropriate road authority
except where development occurs by condominium description.
14.2.10.10 Where condominium registration is utilized, the condominium will
generally front on and gain access from a year round publicly
maintained road and roads shall be designed and constructed to the
satisfaction of the Town and District.
29
14.2.10.11 When development is proposed that may generate the need for a
new road or road improvements, a traffic study satisfactory to the
Town and the District of Muskoka shall be prepared by the developer
to detail the works required and the timing of the works.
14.2.10.12 Pedestrian facilities and active transportation infrastructure will be
incorporated in all areas of the Deerhurst Resort Village Secondary
Plan to promote pedestrian and other modes of active transportation
traffic including links to amenities and networks on and off-site.
Appendix 4 conceptually identifies the major active transportation
network and major linkages throughout the Deerhurst Resort Village
Secondary Plan Area.
14.2.10.13 The provision of 15 additional boat slips is permitted to Deerhurst
Resort's existing 42 boat slip facility. Any boat slips proposed in
addition to the 15 permitted shall be subject to a boat impact
assessment.
Municipal Services
14.2.10.14 Development within this Secondary Plan area shall be serviced by
municipal water and sanitary sewer services.
14.2.10.15 No final approval of a development application will be given on any
parcel of land within this Secondary Plan Area until such time as the
necessary municipal water and sanitary sewer infrastructure and
capacity, as well as stormwater management facilities are available
to service the proposed development, or arrangements through the
development process are in place to ensure that they will be
completed.
14.2.10.16 All development will be provided with fire protection which is
satisfactory to the Town. This will include, but not be limited to
installation of sprinkler systems in buildings in compliance with the
Ontario Building Code and in consultation with the Town of Huntsville
Fire Department.
Phasing
14.2.10.17 Development will be phased to facilitate the logical extension and
provision of municipal water and sanitary sewer services.
30
14.2.10.18 Development of the Village Centre designation shall proceed in
phases, generally in accordance with the Phasing Concept Plan
attached as Appendix 3
14.2.10.19 Phasing of development will be consistent with the capacity
allocation procedures of the Town of Huntsville Municipal Water and
Sanitary Sewer Allocation Strategy prepared jointly by the Town of
Huntsville and The District Municipality of Muskoka.
14.2.10.20 Prior to final approval of any phase of a plan of subdivision or
condominium description, the District Municipality of Muskoka and
the Town of Huntsville shall be satisfied that previously registered
phases have been serviced by municipal water and sewer services
and that any required infrastructure has been installed.
Stormwater Management and Sedimentation
14.2.10.21 Where major development or redevelopment is proposed within any
designation, a master stormwater management, construction and
sedimentation mitigation plan shall be prepared prior to the
commencement of development. Supplementary stormwater
management, construction and sedimentation mitigation plans, to the
satisfaction of the authority having jurisdiction, shall be required for
each component or development within each phase.
14.2.10.22 Such plans will address the possible water quantity and quality
impacts of runoff leaving the site and address them specifically with
the intent of protecting lake system health. Generally, post
development flows shall not exceed pre-development flows.
14.2.10.23 Natural vegetation and shoreline buffers will be retained or utilized
where possible to control erosion, attenuate flows and promote
infiltration in order to address lake system health and retain the
natural beauty of the property. Source control components shall be
utilized, where necessary.
14.2.10.24 The design of source control components will be based on low
impact development technologies in order to provide optimum postdevelopment quality controls while providing water balance and
infiltration benefits. An enhanced level of quality control will be
31
provided through a quality control stormwater management facility
and bio-retention cells.
Environmental Protection
14.2.10.25 In order to ensure that development has no negative impacts on the
natural environment, all development approvals shall conform to the
relevant provisions of Section 3 of this official plan.
14.2.10.26 All components of the Deerhurst Resort Village will be designed and
developed in a manner which preserves ecological features and their
functions. No development is permitted within significant ecological
features as identified in environmental impact studies.
14.2.10.27 Conservation and interpretation of ecological features will be
encouraged where feasible and desirable. Trails and interpretive
facilities may be accommodated adjacent to these features, provided
it is demonstrated to the satisfaction of the Town that there will be no
negative impact on the natural feature or its ecological functions.
14.2.10.28 Conservation of the natural landscape and retention or restoration of
vegetation, particularly along the shoreline, will be encouraged.
14.2.10.29 Existing natural amenities such as streams and wetlands shall be
protected.
14.2.10.30 The West Riverfront area of the village is adjacent to lands identified
in Schedule A-2 of the Official Plan as “Environmental Protection
Lands.”
Setbacks from the Environmental Protection Lands shall be
established through an Environmental Impact Study prepared to the
satisfaction of the Town of Huntsville.
14.2.10.30 The approval of the zoning by-law amendment for the West
Riverfront area shall occur only once authorization from the Ministry
of Natural Resources has been obtained.
Alternate Standards
14.2.10.30 Alternative road construction standards may be considered in certain
circumstances to enhance the character of Deerhurst Resort Village,
reduce costs, reduce impervious surfaces and increase density and
32
housing alternatives. The types of standards to be considered would
be travelled road width, sidewalks, and curbs and gutters.
Implementation
14.2.10.31 The Comprehensive Zoning By-law will be amended to implement
the policies applicable to the Deerhurst Resort Village Secondary
Plan Area. This will include the use of holding provisions for the
phasing of development and to allow for submission of any required
studies to ensure that all matters are addressed to the satisfaction of
the Town and the District.
14.2.10.32 The holding “H” symbol will be applied to the zoning of any phases of
development beyond the first phase. The holding provision may be
removed, subject to the following being satisfied:
i)
confirmation that the preceding phase is substantially under
construction or elements of future phases are directly related to
the built space previously constructed;
ii)
confirmation from the District Engineer or his delegate of the
availability of sufficient municipal water and sewer capacity to
service each individual phase;
iii)
completion of satisfactory background supporting studies;
iv)
completion of, or receipt of securities to complete, necessary
infrastructure improvements; and
v)
receipt of satisfactory site plans and agreements.
14.2.10.33 All development within the Deerhurst Resort Village Secondary Plan
Area shall be subject to site plan control.
SECTION 6
6.1
IMPLEMENTATION
The changes to the Official Plan of the Town of Huntsville, as described in this
Amendment, shall be implemented in accordance with the provisions of Section
13 of the Official Plan.
33
SECTION 7
7.1
INTERPRETATION
The provisions of Section 13.9 of the Official Plan of the Town of Huntsville, shall
apply with respect to the interpretation of this Amendment.
34
SCHEDULE A·2
TOWN OF HUNTSVILLE OFFICIAL PLAN
T
T
Land Use
Hidden Valley Settlement Area
and Hwy 60 Corridor Policy Area
-..
IV
KEY LOCAnON MAP
September 11 , 2006
35
Hidden valley Settlement Atea Boundary
Tributary
Railway
PfOVlnciel Highway 11
Arterial Road
Hidden Valley Settlement Arell - Land Use
~
Residential
c::J
SPf)Clal Policy Area
Open Space
~
Env.ronmenlal Prolactlon
Dee rhurst Resort Vil lage Secondary Plan
Highway 60 Aru
4444 Highway 60 COiridO+' Pol~Area
-''''''' ~
.. , ,(L~
~
II
-".
L
~ ...
~~.
nw.",... ""_.....w._ _ • ""'"
FOI boIIlI<I'~ .,1oO<JW/oIIotIo. pIN.. _ rKl III.
PJ.ming & ~r
SCHEDULE A TO OFFICIAL PLAN AMENDMENT No.9
T"..,,"'IIIm,....,..
a.p..lmon'
: : :.
PLAI\SCAPE
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~
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~27
8SS Ql. 4.Il/IU"Q51
SCHEDULE A-2- 1
DEERHURST RESORT VILLAGE
LAND USE
DESIGNATIONS/SUBDESIGNATIONS
36
•
VILLAGE CENTRE
•
LAKESIDE
•
PAVILION
L
HIGHLANDS
•
OPEN SPACE
SCHEDULE B TO OFFICIAL PLAN AMENDMENT No.9
Note: This is a conceptual plan and may be subject to change without amending
the Official Plan.
Appendix 1 Master Development Plan
37
Note: This is a conceptual plan and may be subject to change without amending the
Official Plan.
Appendix 2 Village Centre Concept Plan
38
Note: This is a conceptual plan and may be subject to change without amending the Official Plan.
Appendix 3 Village Centre Conceptual Phasing Plan
PIIAS! ! .
P~ ',,~
."
'."''''_ NO.
PHAS! ' · Plo' ...
•• "" .. NO.
undo ..
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Ie
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-"
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"'_"""'" ...........
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...... N ••
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P.... S! J . PIo, . . .
,.",,",N•.
lA
18
1C
"'""I'10....... u nlto
"',omod.. ~ u".w"r c""""",;..
>.«omod" .... lI<ut1/Gr
Comm«<""
""""'''''''.... IMiWG, ~"'''''
Environmental
Protection Area
39
Note: This is a conceptual plan and may be subject to change without
amending the Official Plan.
40
•
Fairy Vista Trail Linkage
•
Cluster Linkage
-"""- Major Active
Transportation Network
Appendix 4 Conceptual Active Transportation Network
APPENDIX 4
CONCEPTUAL ACTIVE
TRANSPORTATION NETWORK