ACT NOW BEFORE MAY 23 TO HAVE YOUR VOICE HEARD.
The Six Mile Lake Ratepayers Alliance (RA) has applied for an OPA that will weaken the official plan’s ability to control cottage sizing. The Township of Georgian Bay (TGB) Planning Department is preparing a recommendation report for council on May 23 to be delivered at the public meeting: write to them NOW for your opinions to count. This OPA application has been made without consensus from the lake population and contradicts the results of the planning survey done in 2019 where 64% indicated that gross floor area (GFA) should remain in the official plan. See question #9.
Despite what the RA says, this is not a housekeeping change that will streamline the process. It would irrevocably change the character of our lake.
As you read the entire section F.5.9.7 in the Official Plan (see appendix), you’ll see the that it is a complete single policy dealing with cottage size. In fact, the original document from 1998 did not divide it into subsections. So, F.5.9.7.3 provides definition to the earlier paragraph that says there shall be “standards to regulate dwelling size, to avoid overly large cottages.” What are the standards? Namely, A maximum gross floor area (GFA) of 275 square metres (2950 sq. ft.), a maximum height of 2 ½ storeys, and a maximum width of 25% of total frontage.
Our Concerns
Taking these defining numbers out of the official plan weakens the policy that states we have measures in place to control cottage size. The official plan is the underpinning of the zoning by-law and changes in the plan would cascade to the by-law, weakening the township’s and landowner’s ability to challenge appeals to the Ontario Land Tribunal for applications turned down by the township.
Why is this important?
Without GFA and width restrictions, there’s nothing to stop people from building very large cottages, provided they have sufficient lot coverage allowance. We hear from many that they love Six Mile because of its natural beauty and character, and that they don’t want it to evolve into a more urban-like setting such as Lake Muskoka or Lake Joseph.
Whatever your position, a community plan must be supported by the residents of that community. The last time the lake was surveyed on this subject, 64% were in favour of retaining GFA size restrictions. The lake must weigh in on this important subject because it will impact generations to come.
What can you do? ACT by May 23rd!
- Email GBT Councillors & Planning Staff: Send a letter expressing your concerns. We have included a sample for your reference. This must be done before May 23rd to have your comments included in the planner’s recommendation.
- Attend the Public Meeting: Attend the public meeting in person or on Zoom on Tuesday June 6, 2023 and make your voice heard. Email planning@gbtownship.ca by Friday June 2, 2023 for a Zoom link.
- Inform Your Neighbours: Talk to your neighbours and friends on the lake to make sure they’re aware and active.
We’re all connected through our love for this incredible lake. As lake stewards, we must work together to find solutions to our problems so that responsible development can occur. The Six Mile Lake Cottagers Association stands firm in its commitment to find an acceptable way forward, as was called for in the 2019 survey, to make it easier for those who are building and remodelling. Removing important size controls is not a solution.
Remember, the deadline for submissions into the planner’s recommendation report is May 23rd so, act now! Any submissions after that date and before the meeting on June 6th will be dealt with separately.
Planning & Township Councillors Email Addresses:
planning@gbtownship.ca; kgrazi
Also copy us at info@sixmilelake.net .
Zoom information Call
If you would like to meet with us on Zoom to discuss this matter and hopefully answer questions you may have we will be holding a one-hour session on Sunday May 21, 2023 at 10:00 a.m. The link for this meeting is: https://myaib.zoom.us/j/
Appendix: Full details of the proposed changes to the Official Plan by the RA and sample letter.
See red strikethrough for what would be taken out of the official plan. The following is what they propose.
F.5.9.7 Size of Dwelling Units
F.5.9.7.1 The size of a dwelling, combined with its location on a site, will have a direct effect on the visual impact of the development. As such, the Zoning By-law shall provide standards to regulate dwelling size, to avoid overly large cottages on the lake. Cottage size may be regulated through a combination of restrictions on the total footprint, floor area, width, or height, combined with setback and landscaping considerations.
F.5.9.7.2 The standards on maximum size of a dwelling may vary depending on the size of the lot on which it is located.
F.5.9.7.3 In general, the size of a dwelling shall not exceed the following standards:
a) A maximum Gross Floor Area of 275 square metres, maximum height of 2 ½ storeys; and
b) A maximum width of 25% of the Frontage of the lot as defined by the Zoning By-law.
F.5.9.7.4 Variances to the established maximum size and/or width of a dwelling may be considered where the applicant provides evidence satisfactory to the Township that the visual impact of the dwelling will not be significant.
Sample Letter
Here is an example of a letter to send to the planner and TGB Planning Council. Naturally, it would be best written in your own words:
Re: OPA Application 022-03
Dear Georgian Bay Township planning staff Mayor and councillors:
I wish to register my objection to the proposed Official Plan Amendment by the Six Mile Lake Ratepayers Alliance.
I believe the removal of GFA and width caps from the Official Plan will weaken the township’s and SML landowner’s ability to defend these restrictions in appeals before the Ontario Land Tribunal.
I am also concerned that this amendment will lead to a further amendment of the Zoning By-law in which GFA and width restrictions will then be removed. This will result in much larger cottages being built on Six Mile Lake and will imperil the lake’s natural character. Such a change would represent irresponsible development and poor planning because it would contradict the many policies in the Community Plan which deal with natural character, heritage and visual impact.
As this OPA proposal has not been vetted by the lake population, there is no indication that it is supported by the majority. Rather, in a 2019 lake-wide survey, 64% of respondents supported retention of GFA caps.
For these reasons I urge the Planning Department to not recommend this proposal and Planning Council to not vote for its acceptance.
Yours Truly,
—- Appendix End
2019 CWS Authorization.pdf