GORE BAY—The meeting room of the Manitoulin Planning Board (MPB) was packed with about 30 Central Manitoulin and area residents last week who expressed concern with an application for a proposed 39-lot subdivision to be located on the shores of Lake Mindemoya. The owner of the Tracey Road property (lots 7 and 8, concession IV excepting Part 1, Plan 31R-2831) is listed as Split Crow Partners Ltd, care of Lee Kieswetter.
The attendees were assured that there will be several meetings to bring concerns forward and that this proposal has many boxes to check before any decision is made on the proposed development.
Ken Noland, deputy chair of the MPB told the meeting, “This application proposal has been in process for over a year and it has now come to the point that it could be presented to the board. All required circulation has taken place with neighbouring property owners, First Nations, all agencies and stakeholders and was advertised in the local paper. It is important to remember this presentation of the application is just a first step (and the first time the planning board has been presented with plans). There will be several more meetings to take place, including Central Manitoulin considering a subdivision agreement and the board holding more meetings.”
“Some of the readings are pretty alarming,” stated MPB member Bryan Barker to a presentation made by Stan Drystek (on behalf of the Lake Mindemoya Stewardship Association [LMSA]) on Lake Mindemoya water quality readings. The latter was one of the three citizen speakers at the meeting. “I can understand the concerns being raised with water quality.”
Mr. Drystek said, “In summary, the present extensive level of development on and near the Lake Mindemoya shoreline as well as the water testing results carried out over the last two years indicate that this lake is already at or has surpassed its carrying capacity to accommodate even more shoreline development. For these reasons it is our strong recommendation that the presented proposed plan of subdivision be revised on the ground that it puts the future water quality of Lake Mindemoya as well as the drinking water source for all Mindemoya residents in jeopardy.”
The LMSA “is focused on preserving the water quality of Lake Mindemoya for the recreational enjoyment of local residents as well as countless summer visitors who come here to experience that which they can no longer find on Southern Ontario lakes due to excessive development,” said Mr. Drystek. “Furthermore, as the drinking water source for the community of Mindemoya, it is imperative that all efforts are made to preserve what we still have and ensure that we do not jeopardize the future of Lake Mindemoya water quality with even more shoreline development.”
Every lake has a carrying capacity, which is its ability to absorb or discharge contaminants that flow into it, said Mr. Drystek. He said Lake Mindemoya, with its average depth of only 24 feet, “is much smaller than is expected and so is it’s carrying capacity to absorb or accommodate contaminants.”
“Due to its shallow depth and little or no outflow in the summer Lake Mindemoya has summer surface water temperatures between 20°C to 22°C,” Mr. Drystek told the meeting. “This makes it a warm water body that is great for swimming, but also great for the rapid growth of algae as well as coliform and E. coli bacteria.”
Mr. Drystek outlined the many land uses that are currently in existence along the lake shorelines or in near proximity to Lake Mindemoya, including approximately over 500 residential/seasonal properties and rental units, as well as trailer parks, golf course, cattle farm operations and municipal roadways along the lakeshore marine allowance.
“Furthermore, there are only three other shoreline properties that have been protected from extensive development due to their agricultural land designation. A decision to do so in this situation will create a precedent to do the same thing with the other properties, thus putting the water quality of Lake Mindemoya in further jeopardy in the years to come,” said Mr. Drystek.
Over the last two years LMSA has conducted water testing at eight locations around the lakes. Mr. Drystek said some of these results (which can be found on the LMSA Facebook page) are already cause for concern about Lake Mindemoya water quality.
Mr. Drystek said there were several troubling statements found in the summary that he deemed “not reassuring for the well-being of Lake Mindemoya water quality.”
Mr. Drystek said in the testing of eight sites on the lake by LMSA “overall, surface water quality showed exceedances for three health related standings, including for total coliform, E. coli and turbidity. Total coliform levels were noted to be significantly higher than both the Ontario drinking water standard and provincial water quality objectives, while E. coli levels above provincial standards were detected at a majority of locations. He said that results at two of the locations were as high as five times over the provincial recreational water standards for coliforms and as much as nine times greater than E.coli acceptable standards.
“The clear and logical conclusion here is simply that the Lake Mindemoya water quality levels based over our testing results over the last two years as well as the EXP testing results indicated exceedances over the Ontario drinking water quality objectives as well as the provincial recreational water quality standards. In addition, proposed effluent discharge from each of these 39 properties will exceed the provincial water quality standard.”
Curt Beggs represented the property owners of the Deer Foot Trail subdivision, voicing their opposition to the development.
“Many of us are convinced that this development will destroy or adversely affect our local ecosystem and infrastructure,” said Mr. Beggs. “For example, EXP, the developer’s third-party engineering firm, in its hydrology report of the area indicated that the Lake Mindemoya ecosystem is already under threat. These threats include excessive E. coli and total coliform at several locations also showing excessive hardness and aluminum. We note that since 2009 the MNRF has placed Lake Mindemoya on watch and published key findings of pollution and decline in fish population. Environmental studies beyond what the developer has provided need to be conducted by proper agencies, to ensure there is no negative change in our ecosystem.”
Mr. Beggs also noted an archaeological assessment of the area dated January 8, 2024 for two areas. “We are concerned with how and when these assessments would be undertaken and who will supervise to ensure that they are completed in accordance with the appropriate protocols. We assume that the United Chiefs and Councils of Mnidoo Mnising had been made aware of the archaeological assessments finding of artifacts?”
“The development will impose new burdens on an already severely over-burdened health care system within the community,” said Mr. Beggs. “Most significantly the Mindemoya Hospital is already taxed to the point where there are threats of temporary (emergency room) closures.” He said the development will also impose additional burdens on an already over-whelmed garbage transfer system, and he pointed out the Tracey Road is not up to standard.
Ken Rautiainen, of Deer Foot Trail subdivision told the MPB, “I ask that the planning board in the best interest of Lake Mindemoya and its residents put a hold on this application including any other current and future development proposal. As in the recent past development for the time being be allowed only on existing lots. This policy should be followed until proper land development plans are done, review the existing occupancy load on the lake and determine if the lake can sustain the existing development we have including the diminishing fish habitat.”
“No one is opposed to economic development, I for one agree,” said Mr. Rautiainen. “But any development should fit the criteria of the authorities. The public, which council represents, needs to take the lead and do a proper analysis to see if it fits the municipalities needs for now and in the future, and keep the public informed with the whole process.”
Mr. Rautiainen said notification of the application by the planning board and Central Manitoulin was poor.
He questioned why development is being encouraged in an agricultural zone and said the development will set the benchmark for further agricultural and rural lands surrounding the lake.
Mr. Rautiainen said Central Manitoulin must develop a master plan for development in the Mindemoya area that would designate areas that are suitable for all types of uses including lake front residential, commercial and urban residential. “Without a plan there is no sense to a knee jerk response to development that will come to haunt everyone in the future. Once the lake goes bad demand and property values will go down and so will taxes.”
“Tonight’s meeting was all part of the process this application has to go through. Every letter and every comment will be taken into account,” said Mr. Noland. “Central Manitoulin will have the next kick at this. (Board member) Richard (Stephens) will be asking for the board to defer our consideration of the application until they look at it.”
“As Ken said, we haven’t as a council had the opportunity to look and review or discussed the proposed subdivision plans,” said Mr. Stephens, mayor of Central Manitoulin. “We will be having an information session to review the plans and get public input. We want to hear from everyone.”
The MPB voted to defer any decision on the application until Central Manitoulin has the opportunity to review and provide additional comments.
Mr. Noland reminded the board that any of the concerns raised by residents at the meeting can be followed up on by requesting conditions and third-party reviews (such as the water quality testing) as any condition on approval of the application being given. As well, appeals can be lodged by anyone on the final decision made by MPB.
Mayor Stephens told The Expositor after the meeting that Central Manitoulin, “will be hosting an information session tentatively set for either March 20 or Marth 27. Anyone can attend the meeting and hopefully the subdivision application proponent representatives will be at the meeting. We are looking for any good suggestions, thoughts, ideas and queries from members of the public to be brought up at this information session.”
