Z/45/2010/HTE & B/52-54/2010/HTE (Faubert)

January 10, 2011

Re: Z/45/2010/HTE & B/52-54/2010/HTE (Faubert)

The subject property lies at the north-west end of Ripple Lake, a small shallow lake of 18.1 hectares, a mean depth of 6.4 meters and a perimeter of 2,285 meters. Surrounded by 30 properties, it has a high development density of 0.6 hectares of lake surface per property – below the minimum standard stipulated by the Ministry of Natural Resources. 

The District of Muskoka does not conduct water quality testing of Ripple Lake. Ministry of the Environment (MOE)  test results vary wildly from year to year, suggesting it is highly susceptible to outside influences such as run-off. The minimum annual readings range from 5.8 to 12.7µg/L of phosphorus during the period from 2003 to 2009.  Ripple is fed in part from Palette Lake to the east, separated only by a narrow strip of land. Palette of course is well above its threshold of phosphorus concentration and so may be a major contributor of phosphorous in years of high water flow.

The subject lands themselves are predominantly flat, sloping gently towards the lake. They are one of the last remaining pockets of undeveloped land in the area. Nearby Palette Lake is the most highly developed lake in Huntsville, and Lake Waseosa to the South is also highly developed, particularly in that area. The subject lands are known to be a habitat for large species including bears, wolves and even moose that have been driven away from the other lakes by development pressures.

During the comprehensive zoning by-law process of 2008, it was recognized that it was necessary to preserve the remaining large tracts of land in this area in order to meet the directive of the Official Plan to provide for the conservation of wildlife habitat. The applicable Lake Plan also underscores the need to preserve the remaining large tracts from further subdivision. The subject lands were zoned SR5 specifically to preserve this pocket for that reason.

“Before all else, do no harm”. There is an absence of any scientific understanding of the water quality model for Ripple Lake. No one can predict the effect of additional lot creation without that absent data. What we do know is that the water quality degrades in direct proportion to both the amount of human development and to the proximity of that development to the shoreline. Given the gentle slopes of this property, there is no need to reduce the shoreline setback from the established 30 meters.

In consideration of the need to preserve some space for large species, the LWRA opposes the subdivision and creation of new building lots on these lands.

Until such time as there is scientific evidence that can adequately predict the effects on the water quality of Ripple Lake, the LWRA opposes the reduction of required shoreline setback inherent in rezoning these lands from SR5 to SR4.

We therefore ask that this proposal be rejected in it’s entirety