*NOTE that this is Part 2 of a Ramara MZO blog post series. Click here to read Part 1.
False Claims of a pre-existing MZO:
Mayor Basil Clarke, in Ramara’s December 12th 2022 Council meeting, twice falsely claims that there is already an MZO on the land, and that the only way to solve the problem of a pre-existing MZO is to request a new MZO. Walied Zekry (Ramara’s Director of Building and Planning and Chief Building Official) backs up these claims.
Mayor Clarke: “The problem is, it is an MZO order that created this Destination Commercial – we don’t have the authority to change it, am I right on that, Walied, that it has to be approved by the minister to change the zoning away from that destination commercial?”
Zekry: “That is correct.”
HOWEVER… there is NO MZO presently on the land!
From Ramara Staff Report #BP-07-23, dated Jan 13, 2023:
So what is the advantage of making a misleading claim of a prior MZO on the land?
An MZO means something very specific, so stating that there is already an MZO is misleading because it’s basically insinuating that there is no reason to be opposed to an MZO if there is already one on the land. The land was designated “Destination Commercial” through a Provincial Policy Statement, that had properties outlined as being primary and Secondary to the plan. Properties in the secondary plan (where the Willison Road Project would be located) require less density due to environmental sensitivity.
The land is designated to protect the environment!
Rama Road Economic Employment District land was designated by a Provincial Policy Statement (a PPS, NOT an MZO) as a result of the Growth Plan for the Greater Golden Horseshoe. This property, designated “Future Greenfield Area,” according to the Secondary Plan (Schedule A-2) already facilitates the development of mid-density commercial/ residential mixed-use communities. It also limits vertical high density, to produce less stress on infrastructure, (septic and traffic solutions) in this environmentally sensitive area. The Secondary Plan objective is to stimulate economic growth while “ensuring that development patterns and designs recognize and protect environmental features and functions.”
What protections could be overridden with an MZO?
Direct Quotes from Secondary Plan:
“10.5.1.2 All complete planning applications made for development within the Secondary Plan area shall conform with the Planning Act, shall be consistent with the Provincial Policy Statement 2005, shall not conflict with the Growth Plan for the Greater Golden Horseshoe, in effect at the time of the decision, and all planning applications shall conform with County of Simcoe Official Plan and the Ramara Official Plan in effect. As well, planning applications must recognize any water quality targets for Lake Couchiching.”
“10.5.2.8 Natural Area features and functions will be protected from development and are integrated into the structure of the Rama Road Corridor.”
“10.5.2.10 The Township shall determine the need for parkland, recreation areas and natural area land dedications, when establishing conditions of approval for all subdivision plans, condominium plans and site plans.”
Other misleading statements in Dec 12, 2022 Council meeting:
1) Claims of prior Rama First Nation Consultation and enthusiasm for the project
1:19:53: Councillor asks if Rama First Nation has been consulted and consultant John Mutton claims that Rama is supportive of the project (without proof) and says they would expedite formal consultation ASAP.
2) False assessments of the scope of the project in comparison to Casino Rama hotel
1:23:45: Zekry misleads about Rama’s building sizes claiming they are taller than the projected buildings, in an effort to persuade that the projected heights aren’t a big deal for the area.
3) The project is confusingly labeled a Retirement Park.
However, only a third of the units are earmarked for seniors (36%)! The rest is open season for real estate investors to flip 6 10- story condos.
4) False claim that the Willison Sideroad property is deemed “Future Development” when it is actually deemed “Future Greenfield Area”
1:02:10 Melanie Horton of Esher Planning makes this claim in the developer’s deputation
Shady Developer Deals
A simple Google search for John Mutton, consultant who was presenting at the December 12, 2022 Ramara Council meeting on behalf of developer Al Soorty, reveals some troubling allegations and associations.
Mutton gave his Zoom deputation to Ramara Council on his phone from his car. His deputation slides are actually entitled: “1840 BROWN LINE PRESENTATION TO CAVAN MONAGHAN COUNCIL,” showing that he is using recycled slides from a previous MZO request in a different Township. Is this a one-MZO-fits-all template? If consultants are sloppy as to neglect to change the title of their MZO request deputation, then what else is this developer going to let slide and what other shortcuts is he going to take?
Make Your Voice Heard
Community engagement is key to land use planning.
This MZO request is particularly important considering
the complications of the removal of municipal oversight
of many projects as a result of Bill 23’s passing. Council
will be voting on this on January 16th, make your
voice heard before then.
Email Ramara Township Council:
Mayor: Basil Clarke: bclarke@ramara.ca
Deputy Mayor: Keith Bell: kbell@ramara.ca
Ward 1 Councillor: David Snutch: dsnutch@ramara.ca
Ward 2 Councillor: Jennifer Fisher jfisher@ramara.ca
Ward 3 Councillor: Dana Tuju: dtuju@ramara.ca
Ward 4 Councillor: Gary Hetherington: ghetherington@ramara.ca
Ward 5 Councillor: Sherri Bell: sbell@ramara.ca
This is totally gross and corrupt – than you for the great work on the investigation Madeleine!