{"id":14538,"date":"2016-05-06T06:10:08","date_gmt":"2016-05-06T10:10:08","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=14538"},"modified":"2017-02-06T19:54:35","modified_gmt":"2017-02-07T00:54:35","slug":"residents-alarmed-with-magnitude-of-expansion-proposed-for-muskoka-landing","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/residents-alarmed-with-magnitude-of-expansion-proposed-for-muskoka-landing\/","title":{"rendered":"Residents alarmed with magnitude of expansion proposed for Muskoka Landing"},"content":{"rendered":"
<\/broadstreet-zone><\/strong><\/div>\n

Things got a little tense at a public meeting held to give proponents and members of the public an opportunity to comment on the proposed expansion of Muskoka Landing Long Term Care Centre. The public meeting was held May 4, during Huntsville\u2019s Planning Committee meeting.<\/p>\n

Short notice<\/strong><\/h6>\n

Area residents were critical of the short notice they received given the size of the project being proposed. \u201cBecause project plans and building renderings were only just provided, with very little time to address all of the issues regarding this application, it has been difficult for us to have any true sense of the overall project design,\u201d stated a letter from Helen Street resident Todd Knapton, submitted just two days before the meeting.<\/p>\n

Planning consultant for the proponent, Alan McNair, said Town staff did ask the proponent to provide the project\u2019s profile, which was sent to Town staff about a week prior to the meeting. \u201cSo that information wasn\u2019t available earlier to the public including the Fairy Lake Association, but I think they have access to that since it was sent to Kirstin (Maxwell, Manager of Planning for the Town).\u201d He said the proponents met with staff in March of 2015 to discuss ideas about the site. \u201cAnd we met with staff at both the Town and the District of Muskoka about a month ago to review these more firmed up plans.”<\/p>\n

The proposal<\/strong><\/h6>\n

The owners are proposing to expand the existing 94-bed facility by an additional 130 units as well as turn the existing building at 65 Rogers Cove Drive into a \u201cretirement lodge.\u201d The expansion would involve the addition of two storeys to one part of the building, and a five storey (18 metres high) addition to another, according to the report submitted to committee by Maxwell.<\/p>\n

The proponent also plans to build 14 townhouses on the east side of Rogers Cove Drive, adjacent to the Fairy Lake shoreline. Zoning approvals would include turning its lot at 31 Helen Street into a parking area. In addition, the proponent wants to build a 60-metre wide docking structure that would see boats parked perpendicular to the Fairy Lake shoreline. The docks would not extend more than eight metres into the Rogers Cove basin, according to Maxwell\u2019s report.<\/p>\n

Input from area residents<\/strong><\/h6>\n

Concerns with the height of the building being proposed seemed to dominate discussions while other concerns expressed by residents included: the fa\u00e7ade of the building and townhouses; visibility from the lake, road and condominiums in the area; increased traffic; pedestrian safety and traffic flows; parking; damage to existing trees and proper buffers; storm water runoff and siltation; additional light pollution; the strain on the creek and lake as a result of greater densification in the area; and the ability of Huntsville\u2019s sewage treatment plant to accommodate a development of its size.<\/p>\n

Five storeys criticized<\/strong><\/h6>\n
\"Lake

Lake-view rendering of proposed expansion of Muskoka Landing, showing the height of buildings against the tree line.<\/p><\/div>\n

McNair said the height of the building does not exceed the height of the tree line.<\/p>\n

\u201cYou can clearly see how the building stays below the tree line from that lakefront vista, and at this point we do not have a final design for the building,\u201d he said, in terms of the facade. He also said there is no detailed fa\u00e7ade for the proposed townhouses either. \u201cAll of that will be part of the normal site plan application and site plan approval process. We were trying to provide the Town and staff with as much information as we could at the zoning application stage so that we get an idea of how it fits into the site.\u201d<\/p>\n

But the idea of a five storey building did not sit well with any of the area residents who attended the meeting.<\/p>\n

I think you\u2019ve got one chance to get this right and I think a five-storey building there does not fit with the Town of Huntsville or anything in that area.
\nNeighbouring resident who just purchased property in the area<\/cite><\/p><\/blockquote>\n

Concerns about storm water runoff contaminating the lake<\/strong><\/h6>\n

Another reoccurring concern expressed through letters as well as by those present involved storm water runoff. One resident said he has seen plastic and other material along the creek and shoreline in the area.<\/p>\n

“Despite the latest in scientific innovation for storm water management, there is always the risk of contamination to the lake. The storm water ponds installed at the Huntsville Place Mall, Canadian Tire as well as the pond currently on Muskoka Landing property are intended to filter contaminants and reduce winter sand travelling into the watershed. The near shore water on the property adjacent to Muskoka Landing has turned from once hard-packed sandy bottom to a bottom covered with a deep layer of silt,” wrote Todd Knapton.<\/p>\n

\u201cStorm water from offsite does not go into those ponds,\u201d said McNair, referring to Muskoka Landing’s two ponds. He then introduced Joe Voisin of Pinestone Engineering.<\/p>\n

Voisin gave an overview of the storm water abeyance systems in that area of town and the drainage course that winds up in Fairy Lake. He said following concerns expressed by a few residents with silt making its way into the lake, an inspection upstream revealed a \u201cpretty significant issue\u201d with the head wall on a storm water diversion system located on property owned by Canadian Tire. \u201cI feel that this could be the majority of the problem\u2026 if this was rectified a lot of the concern would be diminished,\u201d said Voisin of sediment going into the lake. He also provided photos.<\/p>\n

\"Photo

Photo of a storm water management system gone wrong.<\/p><\/div>\n

Planning Chair Nancy Alcock turned to Mike Gooch, the Town\u2019s Director of Development Services, and asked him to comment on the issue. Gooch said the photos were only forwarded to him the previous day. \u201cI haven\u2019t had time to react yet but I\u2019m assuming that that was all done through a site plan agreement. If that\u2019s the case, then it should be fairly simple to get this fixed. Canadian Tire, they\u2019re a great corporate citizen and they\u2019re going to want to fix that if that is their issue. It\u2019s a good thing that\u2019s brought this to attention… we\u2019ll get it fixed\u201d he said.<\/p>\n

McNair noted, \u201cWe knew that it couldn\u2019t be coming from our site because the storm drainage is being properly handled on our site.\u201d He said it is uncertain how long the problem has been in existence. “That’s what’s happening folks.”<\/p>\n

Alcock told those present that no decisions on the proposal would be made by committee at that meeting. She said it was brought forward simply as an information session.<\/p>\n

The proposal is expected to make its way back to committee in future.<\/p>\n

Interested in this development? Please click here<\/a><\/span> and turn to page 11 to see the full report.<\/p>\n

<\/broadstreet-zone><\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"

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