Update: Hanna's Landing OMB hearing date set for September

Muskoka News, news about Muskoka, Hanna's Landing, Port Carling, OMB, Jeff Goldman, Planscape, Muskoka Lakes, Mayor Murphy, Save the Bala Falls, municipal government, Muskoka

OMB hearing about controversial Port Carling development set for September 22; ruling could come long after next municipal election

Update Jan. 22: The Ontario Municipal Board (OMB) pre-hearing at the Township of Muskoka Lakes took care of administrative matters quickly this morning. The meeting wrapped up within an hour of its 10 am start time with about 25 people attending. The purpose of today’s meeting was to see what the issues are and to find out who might be involved as a party or participant and to figure out how long it might take to hear all the issues identified. The Muskoka Lakes Association and Rick Spence have joined the Township of Muskoka Lakes as parties to the hearing, each with their own list of issues in regard to Hanna’s Landing Inc, which launched the OMB action by requesting the OMB take over the zoning approval process for its development project from the Township. Parties to the hearing will be expected to make presentations at the hearing which is scheduled for September. A handful of neighbours of the proposed project also asked to be listed as participants so they can be kept informed of the proceedings. Sources say the Township has hired an external planning firm that may have helped produce a list of up to 37 issues (including a draft plan of subdivision) given to Hanna’s Landing officials late yesterday. Muskoka News Watch has requested the issues lists provided to the OMB by all parties involved.  

Hanna’s Landing hopes OMB will take over zoning approval from Township; public pre-hearing of issues starts Wednesday, Jan. 22, 10am

Posted Jan. 19, 6pm: Taxpayers in Muskoka Lakes Township may learn why the Township is refusing to circulate a zoning amendment request about the proposed Hanna’s Landing development on Wednesday. That’s when the Ontario Municipal Board (OMB) is holding a pre-hearing to uncover what’s caused Hanna’s Landing Inc. to seek help from the OMB — and to learn why the Township has dug in its heels.

Hanna’s Landing is a residential development planned for the former Glenwood Trailer Park on the Indian River in Port Carling, a property that can also be seen from Mirror Lake. The developers promise to provide future housing needs for year-round residents of Muskoka Lakes and for those seeking vacation properties. The OMB pre-hearing is scheduled for this Wednesday at 10am [CORRECTED TIME is 10AM] in the Township Council Chambers and is open to the public.

The OMB holds a public pre-hearing to:

  • identify the issues to be dealt with at the actual hearing;
  • identify parties who want to take part in the full hearing; and,
  • set the date for the full hearing.

Ahead of Wednesday’s pre-hearing, Hanna’s Landing has sent its list of issues to the Township (as well as the District, MLA and Friends of Port Carling as those groups may want to take part in the hearing). As of press time, the company had heard nothing back.

Township Planning Director David Pink confirmed Friday (January 17) that Hanna’s Landing had shared its list of issues to be raised at the pre hearing, and the Township had yet to reply. He added the pre-hearing will try to solidify issues and that he could not comment on anything else at this time.

Muskoka News, news about Muskoka, Hanna's Landing, Port Carling, OMB, Jeff Goldman, Planscape, Muskoka Lakes, Mayor Murphy, Save the Bala Falls, municipal government, Muskoka
Hanna’s Landing and surrounding area

Here’s how the OMB proceedings have come about: Hanna’s Landing Inc.  appealed to the OMB last August after Township council refused to circulate a re-zoning application for its property. Under its regular procedures, the Township  staff would circulate such an application to the public (without intervention by Council) and applicable agencies for comment within a certain timeframe. But Council refused to send it out.

“Our application [for a zoning amendment] was submitted in March 2013, and certified as complete by Township Planning Director David Pink,” says Jeff Goldman, President of Hanna’s Landing Inc. He notes both Pink and the Muskoka Lakes Association (MLA) recommended that the application be circulated for comment to statutory agencies and the public (even though the MLA opposed some of what the application contained). Yet Council, under the Mayor Alice Murphy’s leadership, refused to do so, says Goldman. He claims Council has displayed a continued disregard for the advice of its own Planning Director and “flagrant violations of the procedures for processing planning applications as proscribed by The Planning Act.” As a result, he’d like the OMB to take the zoning approval phase of the development over from the Township.

Township Council heard the request to approve circulation in Planning Committee of the Whole (COW) Meetings held May 21 and August 15, 2013. In one meeting, Goldman says Council took about 45 minutes to try and rewrite the needed rezoning bylaw on the spot.  When that effort failed, Council then called for a second special meeting to rewrite the draft bylaw that had already been vetted by the Township planning department. Goldman says that meeting was never held. He adds the discussion during the public COW meeting raised questions that “came out of left field” from the Mayor and other councilors that he felt were irrelevant to the task at hand. By August 22, there was still no Council decision on the application that was received by the Township more than 120 days before: so Hanna’s Landing appealed to the OMB. (Note: Friends of Port Carling provides its perspective on how those meetings proceeded in a 2013 recap. See References).

In a letter dated August 22, 2013 to Murphy and all Councillors, the lawyer for Hanna’s Landing, Leo Longo, states Council’s actions, when coupled with its continued decisions to ignore advice of its own planning professionals, “undermines our client’s confidence in the inclination and/or ability of Council to deal with its application in a fair, objective and competent manner.”

This is not the first time Hanna’s Landing has been an issue in front of the OMB. Before the last municipal election in 2010, the MLA and Friends of Port Carling opposed part of the Township’s and District of Muskoka’s Official Plans that expanded Port Carling’s boundaries for properties (an expansion that would demand any future development to be on District sewer and water). The expansion of Port Carling’s eastern boundary also included the area proposed for Hanna’s Landing, a development the Friends of Port Carling oppose. A third appeal came from Hanna’s Landing itself as the District of Muskoka had approved less of an expansion than was sought by the developers.

Sidebar: Just prior to Murphy announcing her candidacy for Mayor in Summer 2010, Murphy also tried to launch a fourth appeal of the Official Plan. Her concerns were in regard to the proposed hydro development at North Bala Falls, but the OMB dismissed her application to appeal as there was no evidence of any previous objection. (See MNW article about proposed Zoning Bylaw overhaul that highlights importance of registering objections before bylaws are passed. Revisions to that zoning bylaw are being discussed tomorrow, Jan. 20, 2014, and Council has said it hopes to pass the bylaw in early 2014).

In August 2011, the OMB upheld the Official Plan (and boundary expansion), paving the way for Hanna’s Landing to move ahead. Murphy, along with the MLA, called the OMB ruling a victory as it also left a door open for further consultation and broader participation in plans for the Hanna’s Landing development.

The OMB decision required that the parties (i.e., The Township, District, Friends of Port Carling, MLA and Hanna’s Landing) through their lawyers and planners collaborate to finalize some technical details for the boundary expansion area.  “Unfortunately”, according to Goldman, “Mayor Murphy inserted herself into these discussions despite our objections. She was instrumental in introducing requirements for the site that were beyond the scope of the initial OMB hearing. and the discussions became deadlocked resulting in a second OMB Hearing in Toronto in November 2011.”

Mayoral intervention may have backfired

Goldman says the results of that November hearing upheld the positions taken by Hanna’s Landing on all matters. The OMB decision also made it possible for the number of residential units at Hanna’s Landing to grow from the original expected 250 to a minimum 295 (agreed to by the Township in those 2011 meetings) and to possibly more than 330 — an increase that will likely not sit well with those opposing the development in its entirety. That change, say some observers, begs the question about whether ongoing intervention by the Mayor and Township has backfired for those in the community who would prefer to curtail the size of the development. The OMB has essentially granted the developer with more flexibility: making the situation worse rather than better in the eyes of those who oppose it. Wednesday’s pre-hearing may provide insights into whether Hanna’s Landing will get the support it wants from the OMB.

MNW Readers, if interested, MNW has compiled a timeline of events regarding the Hanna’s Landing issue from the beginning OMB appeals to today. Click here to read that timeline. We look forward to feedback if any verified dates are missing.

To comment on this article, please use the Submit Comment form below. Please remember, we need at least a first name and email to know that you are a ‘real’ human. Only your first name will appear unless you request otherwise.

References

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8 thoughts on “Update: Hanna's Landing OMB hearing date set for September”

  1. I hope the township loses again. If I understand this article, Mayor Murphy and her cohorts are opposed to this development. My question is why? She could use the tax base to fund her Bala Falls debacle, or use the tax base to do something like improve the infrastructure in the area. Instead she will grandstand on this issue.

  2. I totally agree with Jim.
    Seems once again the mayor chooses to interfere and control everything.
    She mentioned she felt bullied. What a joke, she herself has been rude in dealing
    with debates as well as using HER bullying tactic many many times.
    If that truly were the case, Looks good on you Alice

  3. Kudos for your hard work in summarizing a very complex issue, Norah. I hope you won’t mind my pointing out a few errors and omissions.

    1) You have somehow neglected to mention the widespread community opposition to Hanna’s Landing. But of course, you weren’t at the two public meetings, one in the middle of January, at which dozens of residents lined up for hours to speak against the project – and no one spoke in favour.

    2) In your haste to throw mud at the current council, you have overlooked the mismanagement of this issue by the previous council. It was they who awarded Hanna’s Landing zoning of 12 units per acre – the right to build more than 600 homes. (Even though, as you rightly point out, the developers originally said they wanted to build only 250.) It was also the previous council who rejected the District’s proposal for a 300-ft waterfront setback and settled for just 100 ft. Those who believe in good planning have been trying to do damage control ever since.

    3) You refer to council’s decision not to circulate Hanna’s Landing’s draft rezoning plan. How do you suppose the fire department, the board of education and the District, among other agencies, were supposed to comment intelligently when the plan offered no clues about the layout of the project, the style of the homes, or even the location and width of the planned roads?

    4) Re Council’s Aug. 15 attempt to impose reasonable policies on the setbacks, frontages and height of buildings on Hanna’s Landing: This was encouraged by the OMB chair in December 2011, when he said that many of the policies the Township was seeking at the Nov. 2011 OMB hearing were worthwhile, but were best dealt with at the zoning bylaw stage. These policies did not come from “left field,” as you quote developer Jeff Goldman as saying. Had Hanna’s Landing provided the additional details of their development that council requested during its May 21 meeting, this last-minute tinkering might not have been necessary.

    5) COW’s Aug. 15 efforts at writing planning policy did not “fail.” The councillors had many good ideas, and there was an energetic discussion. But council they knew these ideas would take hours to sort out. They agreed to continue these discussions at a special meeting in September.

    As Mr. Goldman points out, that special meeting was never held. Of course, that’s because the process was overtaken by events. On Aug. 22, Hanna’s Landing appealed to the OMB. Thereby ensuring that instead of taking six months, their zoning application would now take over a year.

    6) Finally, you pointedly remark that “at press time,” Friends of Port Carling , the MLA and the Township had not yet responded to Hanna’s Landing’s issues list. Friends of Port Carling received this new documentation, including a new draft zoning bylaw amendment, on Thursday afternoon, Jan. 16. If Hanna’s Landing could take four months to prepare these key documents, surely others can be allowed more than a day to respond.

    Norah, I hope these comments will help you see that there is more than one side to this issue.

    Rick Spence
    Friends of Port Carling

  4. I wish to correct Mr. Spence with regard to his second comment where he states that the previous council awarded zoning of 12 units per acre to Hanna’s Landing.
    The fact is that the project never got to the zoning stage under the previous council as zoning only occurs after the official plan has been approved. That did not occur until after the OMB hearing after the last election. The previous council never had a chance to write the zoning for the property as the application was appealed at the Official Plan stage.
    I also believe it was the OMB that increased the density beyond what was asked for by the developer. That had nothing to do with the previous council.

    1. With respect, Brian, you are splitting hairs. Of course the project never got to zoning stage under the previous council.
      In preparation for the OP, however, Township planning staff recommended density of 12 UPA for all 55 acres of Hanna’s Landing. To my knowledge, not one member of the previous council ever questioned that number. Certainly they never did so in a public forum. No one we asked at the Twp was ever able to explain how that multiple was selected.
      Through its unquestioned support for Hanna’s Landing, the previous council gave away more than twice the density that the developers requested. That generosity enabled HL to increase their demands at the OMB to 330 units from their original 250.

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