MLCA (Manitouwabing Lake Community Association) Presentation to McKellar Council, September 30, 2009

MANITOUWABING LAKE COMMUNITY ASSOCIATION (MLCA)

Presentation to McKellar Council, September 30, 2009

MLCA congratulates Council and Planner John Jackson on the policies and
By-law proposals contained in Amendment 7 to the Official Plan and the implementing changes to By-law 95-12. These changes appear to ensure the future viability of Manitouwabing Lake for all stakeholders by protecting the environment and improving stewardship of the lake. Following is a summary of the action items we are recommending to council. We would appreciate a response in writing. A detailed discussion of each action item is also provided.

1. Does Amendment 7 – and the implementing By-law - effectively prevent new multi-unit and backlot development?

2. MLCA will be pleased to work with Council to prepare a plan to monitor water quality.

3. MLCA would also like to work with Council on a Lake Stewardship plan.

4. MLCA believes Council should share the cost of water quality monitoring and Lake Stewardship programs.

5. MLCA supports the rights of existing Tourist resorts and farms.

6. MLCA requests that its concerns about minimum front yards and maximum cottage height receive careful consideration.

7. MLCA recommends an OP Review Committee be established in four years.

Character preservation. 17.4.5 We heartily endorse the statement: “It is the intent of this Plan to preserve the waterfront character… a mix of natural shoreline conditions with a single tier of individual dwellings … no multi-tiered or multi-unit development or redevelopment will be permitted in the water front areas except where permitted in Commercial Zones or special provision zones.” We note that this intent is supported by the majority of both full-time and seasonal residents who were surveyed.

It is the exception noted above that gives us our first request for clarification:
Will this exception permit new multi-unit development on the shoreline of Manitouwabing Lake? And what is a “special provision zone”?

We note that 17.8.3 is unequivocal: “No new commercial development will be permitted in the Waterfront designation…” This is supported by 17.8.5 that states: this Plan “will not permit the establishment of any new tourist commercial establishments.”

In support of our concern about new multi-unit development, we point out that Manitouwabing Lake has a much greater ratio of shoreline to lake surface than the big lakes to the south of us. This results in a greater density of cottages relative to lake surface and a concentration of boat traffic in the large bays. See also 17.2.1.4.

Water quality. 17.9 states: “preserving water quality … is a high priority for the Township” and “the Township will encourage and support continued and enhanced monitoring of the lake trophic state by … lake associations.”

MLCA welcomes the opportunity to work with Council to develop a comprehensive plan for monitoring Manitouwabing Lake water quality.

Lake Stewardship. 17.23 This section begins: “Council encourages lake associations … to undertake stewardship initiatives, focusing on the following matters: The MoE Lake Partner program, DoF aquatic conservation, boat speed limits, a home owner’s manual on landscaping and shoreline preservation, maintenance of septic systems, lake management plans. 17.23.2 contains an important commitment by Council to develop a “lake character plan”.

MLCA congratulates Council on its undertaking to work with lake associations and become more pro-active in lake stewardship. We look forward to co-operating with Council to implement the above objectives of the Official Plan. Program costs: We note the reference in 17.23.4 to “the costs of these programs will be the responsibility of the associations.” Beyond the boat speed sign project, we believe Council should increase its share of the cost of Lake Stewardship programs that are intended to safeguard a major portion of the Township’s tax revenue.

Shoreline structures. 17.15 The proposals regarding boathouses, gazebos, docks, etc appear reasonable and appropriate.

Tourist commercial development. 17.8 states: “properties along the waterfront that are zoned commercial … may continue and … will be allowed to expand”.

MLCA supports the right of the owners of land currently zoned tourist commercial to develop their businesses in a reasonable way within their existing boundaries.MLCA also supports the right of farmers to continue to farm their land and develop their businesses in a manner consistent with the OP amendments.

Amendments to By-law 95.12. It is challenging for a layperson to reconcile the policies of Amendment 7 with the proposed changes to By-Law 95.12. We trust that Council with the guidance of Mr.Jackson will effectively translate the excellent intentions of the OP revisions into effective by-law implementation, especially as they apply to tourist commercial development. We also offer the following observations concerning a few items in the amended By-law:

1. Minimum front yards: The proposed OP revision from10 metres to15 metres is not universally supported by MLCA members. We are inclined to believe that 10m from the shoreline would be acceptable IF the proposed addition to the by-laws to legislate a natural vegetation buffer is implemented and strictly enforced. See 6.0 f.

2. Maximum building height: Reducing the maximum height of a cottage from 10 metres to 8 metres is a concern to MLCA members. A two-story cottage with a 10 ft ceiling on the ground floor and 8 ft on the second floor may not have enough height left over for an appropriate roofline. Also, in the case of a sloped lot, how would the 8 metre limit apply to a two-story cottage with a walkout basement? Since most trees are at least 10 metres high and many are over 20 metres, is a change to 8 metres really necessary to maintain a natural shoreline if a natural vegetative buffer is retained?

3. By-law enforcement. Effective enforcement of By-law 6.0 f (and all other building by-laws) should be sufficient to achieve the OP objectives of preserving the natural shoreline.

Next OP Review. MLCA recommends that an OP Review committee, with representatives from all stakeholders, be formed in four years to establish whether further changes to the OP would be beneficial. (We understand that an update every five years is desirable.)

Conclusion. MLCA looks forward to co-operating with Council to manage the future development of Manitouwabing Lake by implementing “an ‘environment first’ philosophy on new development within the waterfront to preserve this resource”. 17.01.5

Respectfully submitted by the Officers and Directors on behalf of the membership of Manitouwabing Lake Community Association.

September 30, 2009