The City of Owen Sound OFFICIAL PLAN

Transcription

1 The City of Owen Sound OFFICIAL PLAN Adopted by Owen Sound City Council on March 20, 2006, By-law Approved by the County of Grey August 10, 2006 Section 4.4 modified by Ontario Municipal Board Decision Order 3469 Schedule A and Schedule A 2 Modified by Ontario Municipal Board Decision Order 0367 Last Modified by OPA #7 being a 5 Year Review OPA #4 adopted by Owen Sound City Council July 9, 2012, By-law Approved by the County of Grey December 18, 2012 All appeals to were withdrawn (OMB Oral Decision # issued March 28, 2014, Case No. PL130079) OPAs indicated throughout text Office Consolidation dated January, 2017

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3 TABLE OF CONTENTS 1 THE CITY PLANNING VISION Strategic Directions The Natural Character and Setting of Owen Sound Historic Settlement Patterns INTRODUCTION Purpose Structure Interpretation GOALS AND OBJECTIVES Environmental Integrity Economic Vitality Managing Growth Quality of Life Equity, Diversity and Accessibility Urban Design Infrastructure LAND USE Residential Permitted Uses Policies Downtown Commercial Permitted Uses Intensification of Use Retail Office and Institutional Uses Residential Development i

4 4.2.6 Parking Heritage Urban Design Downtown Areas Regional Shopping Centre Permitted Uses General Policies East City Commercial Permitted Land Use General Policies Site Specific Policies West City Commercial Permitted Uses General Policies Arterial Commercial Permitted Uses General Policies th Avenue East from Superior Street to 16 th Street East th Street East from 10 th Avenue East to 17 th Avenue East Waterfront Mixed Use Permitted Uses General Policies Public Parks and Access Water Activities Residential Development Commercial Development Marine Industrial Uses West Harbour and East Harbour Planning Areas East Waterfront Study Area West Waterfront Study Area Employment Permitted Uses Policies Site Specific Policies Institutional Permitted Uses Policies Open Space Permitted Uses ii

5 General Policies Provision of Parks and Open Space Sydenham River Waterfront Parklands Private Recreation Development of the Open Space System Rural Permitted Uses Policies Hazard Lands Permitted Uses Policies Escarpment Escarpment Natural Escarpment Protection Escarpment Rural Escarpment Urban Area PLANNING AREAS East Bluffs Planning Area Permitted Uses Parkland Road System Services Implementation Sydenham Heights Planning Area Permitted Uses Development Policies Parkland Road System Services Phasing of Development Development Costs and Financial Considerations Implementation West Harbour Planning Area Permitted Uses Parkland Road System Urban Design iii

6 5.3.5 Implementation East Harbour Planning Area Permitted Uses Policies Parkland Road System Urban Design Implementation TRANSPORTATION AND MUNICIPAL SERVICES Transportation General Policies Movement of Goods Roads Parking Active Transportation Public Transit Water Transportation Air Transportation Rail Transportation Telecommunications Community Emergency Planning Municipal Services General Policies Water and Sanitary Sewage Treatment Servicing Capacity Stormwater Management Waste Management GENERAL POLICIES Environment General Policies Urban Forest Hazard Lands and Escarpment Natural Environmental Impact Study Lake Filling Soil Contamination Air Quality Water Quality and Conservation Waste Management iv

7 Energy Conservation Community Gardens Source Water Protection Planning Cultural Heritage Municipal Heritage Committee Conservation of Property of Heritage Value or Interest Heritage Conservation and Interpretation Plan Heritage Conservation Districts Resources of Archaeological Value Heritage Records and Artifacts Community Services General Policies Health, Safety and Public Administration Education Day Care Centres Culture and Arts Facilities and Programs Parks and Recreation General Policies Parks Provision Parks in New Development Downtown and Harbour Planning Areas Park Design Standards Recreation Facilities on Private Lands Recreational Trails Housing Supply of Residential Lands Intensification and Conversion Condominium Conversions Group Homes Tourism & Economic Development Business Retention and Attraction Tourism Home Based Business Employment Urban Design Scope of Urban Design Natural Setting Experiencing the City v

8 7.8.4 Pedestrian Environment Public Spaces Streetscape Parking and Access Adjacent Uses New Residential Development Outdoor Lighting Landscape Design Safety and Security Signage IMPLEMENTATION Bylaws Zoning Bylaw Holding Provisions Temporary Use Bylaws Interim Control Bylaw Bonus Zoning Sign Bylaw Property Standards Bylaw Sewer Bylaw Heritage Building Standards Bylaw Heritage Bylaw Alteration to Grade Bylaw Plans Planning Areas Community Improvement Areas Development Control Official Plan Amendments Committee of Adjustment Draft Plan of Subdivision and Condominium Approval Site Plan Control Niagara Escarpment Development Control Development Permit System Development Applications Record of Site Condition Contaminated Sites Retail Impact Study Traffic Impact Study Environmental Impact Study or Scoped EIS vi

9 8.4.6 Stormwater Management Study Electromagnetic Fields and Radiofrequency Study Rental Housing Impact Study Flight Path Study Air Quality, Noise, Odour, Vibration Study Heritage Impact Assessment a) Shadowing Study Tree Retention Plan Geotechnical Study (Slope Stability) Urban Design Study Significant View Corridor Study Archaeological Assessment Servicing Feasibility Study Planning Justification Report Other Public Consultation Pre-Consultation Committees and Boards Community Planning and Heritage Advisory Committee Downtown Improvement Area Board of Management Accessibility Advisory Committee Cultural Advisory Committee Operations Advisory Committee Other Boards and Committees Plan Administration Non-Conforming Uses Non-Compliance Land Acquisition Parkland Dedication Payment-in-lieu of Parking Public Works & Capital Forecast Monitoring and Review vii

10 SCHEDULES Schedule A Land Use Schedule A1 East Bluffs Planning Area Schedule A2 Sydenham Heights Phase I and II Planning Areas Schedule A3 West Harbour Planning Area Schedule A4 East Harbour Planning Area Schedule B Planning Areas and Study Areas Schedule B1 Downtown Precincts Schedule C Transportation Schedule D Active Transportation and Trails Master Plan APPENDICES Appendix A Planning Area Population Projections Appendix B - Vacant Residential Land Consumption Appendix C Vacant Employment Land Consumption Appendix Schedule - Vacant Land Appendix D Former Landfill Sites 500m Buffer Zone viii

11 1 THE CITY PLANNING VISION 1.1 Strategic Directions This Plan is based on a visioning public consultation process that resulted in the development of vision and mission statements and a strategic plan. The relationship of this Plan to the vision and mission statements and strategic plan is outlined in the following diagram: Hierarchy of City Plans Vision/Mission Statements Strategic Plan Official Plan Niagara Escarpment Plan Planning Areas e.g. Sydenham Heights Planning Area Business Plans e.g. Harbour Dredging Business Plan Action Plans e.g. Tourism Action Plan Design Plans e.g. Downtown Harbourfront Master Plan Bylaws e.g. Land Use Bylaw, Noise Bylaw In August 2005, City Council adopted a revised Strategic Plan for the Corporation of the City of Owen Sound. The Official Plan is one means the City uses to implement the Strategic Plan through its various planning documents and policies. Office Consolidation dated February,

12 1.2 The Natural Character and Setting of Owen Sound The City of Owen Sound straddles the Niagara Escarpment, a prominent bedrock ridge extending from Niagara Falls north to the Bruce Peninsula. The City is nestled within the glacially carved Sydenham River Valley at the mouth of the Sydenham River on Georgian Bay. Two main landforms make up the City: the Cape Rich Steps, geological formations to the east of Sydenham River and the Niagara Escarpment to the west of the riverbanks. The City falls primarily below the Niagara Escarpment, although some eroded portions do fall within the City limits. Bluffs, sandy beach, dune, rocky shore, low coastal plains, urban hardened shores and wetlands characterize the shoreline within the City. The Pottawatomi River, named after one of the original native settlers in the area, bisects the westerly portion of the City. 1.3 Historic Settlement Patterns In 1856, the village of Sydenham (now Owen Sound) located along the Sydenham River at what is now 8 th Street was incorporated as the Town of Owen Sound. The native villages of Newash and Sarawak and adjacent farms were annexed by Owen Sound allowing the Town to grow toward the mouth of the river. Benefiting from a natural harbour the shipping industry was established. The Town soon experienced a growth in industrial activity with the establishment of flourmills, wool mills, furniture factories and timber mills. At the same time surrounding areas were being cleared for farming. From about 1830 the Village of Sydenham had been the last terminal of the Underground Railroad for slaves who had made their way across the Canada-USA border and to settle in and find work in what has become Owen Sound. During the 1860s a dry dock was constructed at the harbour and the passenger vessel, the Francis Smith docked in Owen Sound. In later years, Owen Sound was established as the primary gateway for settlers on their way to the Prairies and shipbuilding become a primary industry. In 1873, the completion of the Toronto Grey and Bruce Railway (TGBR) allowed the shipment of goods through the Town to urban destinations in the south. Subsequently, the Canadian Pacific Railway (CPR) purchased the TGBR rail line and built two large grain elevators establishing Owen Sound as a terminus for Great Lakes shipping. Population and economic growth followed resulting in the building of churches, hotels, homes and commercial enterprises in what are now the downtown and surrounding area. At the turn of the century the railway helped create the tourism industry in Owen Sound, which began to augment the shipping industry. Resorts and social clubs in and around Owen Sound were constructed to serve the tourists. The shipping industry has decreased in importance, and while some inner harbour industries have closed and others have relocated to the industrial park at the east end of Owen Sound, the harbour still remains functional. In addition, the harbour remains a tourist destination as Owen Sound still serves as a gateway to the Bruce Peninsula, and Northern Ontario via the Chi-Cheemun ferry connection to Office Consolidation dated February,

13 Manitoulin Island carrying over 200,000 passengers each year. The railway lines have been abandoned; however the rail corridors now provide opportunity for linear recreation trails. The City serves as a regional centre providing a broad range of economic, social, retail, educational, cultural and administrative activities. Since the turn of the century, residential areas expanded in all directions moving out from the core including the western harbour area. Commercial development has also expanded out from the Downtown area generally to the west across the river and the east along 16 th Street East. Commercial uses are slowly replacing the industrial uses historically located along the eastern harbour. Potential for new development areas exists in the underutilized harbour areas as well as in the northern East Bluffs district and the easterly area of the City located between 16 th Street and 8 th Street East. In 2004, Owen Sound was a Cultural Capital of Canada. Owen Sound s reputation as one of Canada s best places for arts and cultural activities continues. The City hosts a number of cultural festivals and events throughout the year. Office Consolidation dated February,

14 2 INTRODUCTION The City of Owen Sound Official Plan was adopted in 1984 and has been subsequently amended. The Plan adopted in 1984 is referred to as the Official Plan (1984). Much has changed in the City since In 2003, the City of Owen Sound undertook a comprehensive review of the existing Official Plan (1984). The Official Plan review process included consideration of relevant documents, trends, and issues and reported on the desired directions for the growth and development of the City. The background documentation formed the basis for the Official Plan approved in In accordance with the direction of the Planning Act and policy of the 2006 Official Plan, a review of the Official Plan was undertaken in 2011/2012. The Official Plan 5-year review resulted in an amendment to the 2006 Official Plan. This Official Plan (2012) provides a longterm vision for all lands within the City of Owen Sound and has status in law pursuant to the provisions of the Planning Act. This Official Plan has the effect of requiring that the City conform to the Official Plan when undertaking public works or passing by-laws 2.1 Purpose The purpose of this Plan is to: 1. Provide policies, goals and objectives to guide the development and redevelopment of lands within the City for a period of 20 years. 2. Through the provision of appropriate policies, promote the health, safety and quality of life for the residents of Owen Sound. 3. Assist Council in determining criteria for the consideration of development and land use policy. 4. Assist in the coordination and delivery of public services and programs. 5. Inform the City s residents and private interests of local objectives and policies regarding land development. 6. Provide a standard for evaluating the achievement of the goals and objectives of this Plan. 7. Guide physical growth within the context of economic, social and environmental matters. 8. Ensure land use planning in the City is consistent with the Provincial Policy Statement. 9. Ensure that land use planning in the City is not in conflict with the Niagara Escarpment Plan. 10. Ensure that land use planning in the City is in conformity with the County of Grey Official Plan. Office Consolidation dated February,

15 2.2 Structure This Plan and the attached Schedule A Land Use, Schedule A1 East Bluffs Planning Area, Schedule A2 Sydenham Heights Phase I and II Planning Areas, Schedule A3 West Harbour Planning Area, Schedule A4 East Harbour Planning Area, Schedule B Planning and Study Areas, Schedule B1 Downtown Precincts, Schedule C Transportation, and Schedule D Trails, constitute the Official Plan for the City of Owen Sound Planning Area which shall be referred to as this Plan. The eight sections of this Plan are described below: Section 1 The Natural Character and Setting of Owen Sound, provides a description of the physical attributes of the City, a brief history, and the City s Planning document hierarchy beginning with the Strategic Plan. Section 2 Introduction describes the purpose and structure of the Official Plan and information on how to interpret and use the Official Plan. Section 3 Goals and Objectives sets out general goals and objectives the City aims to achieve through the implementation of the policies of this Plan. The goals and objectives assist in understanding the intent of the policies. Section 4 Land Use contains policies for the land use designations of the Plan. Section 5 Planning Areas contains secondary plans for certain areas of the City identified as Planning Areas on Schedule B. These secondary plans provide more specific policy to guide growth and development. Section 6 Transportation and Municipal Services provides policy relating to the road network, parking, pedestrian/bicycle trails, public transit, water transportation, rail transportation, air transportation and telecommunications. Municipal services including water supply, sanitary sewage treatment, servicing capacity, stormwater and waste management are also addressed. Section 7 General Policy Areas contains general land use development policies intended to implement the goals and objectives of the Plan. Urban design guidelines are also provided. Section 8 Implementation describes the tools and programs available to the City for the implementation of the goals and policies of the Plan. The Appendices to this Plan are included for information purposes and are not part of this Plan. The Appendices to this plan may be used to inform decisions and studies or Master Plans. Office Consolidation dated February,

16 2.3 Interpretation The policies, tables and schedules of this Plan are to be read within the context of all other policies, tables and schedules contained in this Plan. The introduction, goals and objectives and land use policy and implementation sections of this Plan provide essential background information to help explain the underlying basis of this Plan. In order to provide some flexibility in the interpretation of this Plan, all figures, numbers, land use designation boundaries, and road patterns or locations shall be considered as approximate and minor changes may be permitted without an amendment to this Plan as long as the intent of this Plan is maintained. The boundaries of the land use designations shown on Schedule A - Land Use of this Plan shall be considered as approximate, except where they coincide with roads or other definite physical features. Policies within this Plan are intended to be consistent with the requirements, regulations and policies of the relevant Provincial agency, in compliance with the Official Plan for the County of Grey and other agencies and related regulated authorities. Where there is a conflict between the provisions of this Plan and the Niagara Escarpment Plan (NE Plan) the policies and provisions of the NE Plan will prevail, except where the policies and provisions of the Plan are more restrictive than the NE Plan. Office Consolidation dated February,

17 3 GOALS AND OBJECTIVES 3.1 Environmental Integrity Goal To protect and enhance the quality of the natural environment through a planning framework that maintains and improves the diversity and connectivity of the natural forms, features and functions of the City s natural heritage, surface water and ground water resources and that minimizes and mitigates the impacts of development on these features Objectives Protect, conserve and enhance the City s natural environment in partnership with other agencies and individuals by identifying and protecting significant components Promote public commitment to environmental protection, restoration and enhancement of the natural ecosystem and support biodiversity in the City Create, enhance and protect a healthy urban forest through naturalization and tree planting programs Plan and manage the natural heritage system as a connected system both within the City and in co-operation with adjoining municipalities Promote, protect and maintain the City s natural linkages including trails Utilize sound and up to date stormwater management practices to ensure adequate protection from flooding and erosion, including compliance with all requirements under the applicable provincial legislation Protect, improve or restore water quality and quantity by ensuring stormwater management practices minimize stormwater volumes and contaminant loads, and maintain or increase the extent of vegetative and pervious surfaces Protect and enhance the quality and quantity of source water through watershedbased planning. Ensure the protection of drinking water sources by recognizing wellhead protection areas and intake protection zones and by controlling development within these zones that are deemed to pose a significant threat to the quality or quantity of the drinking water source Encourage the preservation of the vistas and open landscape in the vicinity of the escarpment and harbour to provide a buffer for more ecologically sensitive areas of the escarpment. Office Consolidation dated February,

18 Commit to environmental protection including waste reduction, recycling, re-using, composting, and water and energy efficiency Encourage the remediation and reuse of brownfield sites in accordance with the Provincial Policy Statement and applicable legislation and regulations for the use of contaminated sites Encourage transportation and land use planning decisions based on environmental and economic sustainability. 3.2 Economic Vitality Goal To foster a vital and diverse local and regional economy Objectives Strengthen the City s employment and economic base by creating and maintaining a community that encourages the attraction, retention, rehabilitation and expansion of businesses and institutions Encourage and strengthen the City s role as the regional focus for business, culture, education, tourism, and health in Grey and Bruce Counties Support and encourage the creation of a regional economic development partnership with Grey and Bruce Counties Ensure that economic development occurs within the context of a balance of physical, social, economic and environmental demands and constraints Ensure that employment activities develop and operate in a manner that is compatible with other land uses, particularly residential areas and the environment Support initiatives that develop a globally competitive and renewable workforce throughout the City and Region Ensure that the harbour can thrive as both a shipping/industrial and recreational/tourist area with a mix of uses Plan to achieve an overall density of 25 dwelling units per net hectare in areas of new residential development Maintain and enhance the Downtown core as an economic, financial, cultural and employment focus of the City and the Region. Office Consolidation dated February,

19 Protect, enhance and promote the natural and cultural resources and municipal services that are key to attracting business and investment Encourage technology-based commercial and industrial growth that reflects trends in a global society Promote the development of new businesses and economic activities that are not currently available in the City to help maximize employment opportunities for an aging population Support the industrial sector and the industrial park, recognizing its importance for employment and economic development throughout the City and Region To provide services in support of the goals and objectives of this Plan in a financially responsible and sustainable manner and in partnership with Provincial and Federal governments, non-profit agencies, private business and other viable boards and entities. 3.3 Managing Growth Goal To create a planning framework that promotes and encourages the growth and development of the City, addressing residential, business, employment, industrial, government, institutional, office, entertainment, cultural, recreational, health, and social service activities Objectives Promote a healthy, active City and a high standard of healthcare for its residents and visitors Support a wide range of public and private educational and training opportunities Accommodate the population and development anticipated for the City in the planning period in a sustainable and compact form Maintain and strengthen the identity of the City as a regional centre for Grey and Bruce Counties Maintain the importance of the Downtown and waterfront as a focus of growth and a key resource in the City Accommodate and encourage a broad range and mix of housing in terms of dwelling types, densities, tenure and cost for a diverse community. Office Consolidation dated February,

20 Identify and promote opportunities for intensification and redevelopment where this can be accommodated, taking into account existing building stock or areas including brownfield sites and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. 3.4 Quality of Life Goal To be a community that celebrates its cultural heritage and offers an exceptionally supportive, healthy environment, providing leadership as the social, cultural, health and wellness, and recreational focus for the community s inhabitants and visitors Objectives Encourage the provision of an appropriate range and distribution of health and wellness, safety, educational, cultural and recreational facilities and services throughout the community Recognize, respect and nurture the City s cultural heritage in making decisions and undertaking actions Celebrate and nurture the City s unique cultural environment and support and encourage cultural initiatives, events and institutions Achieve a highly integrated system of recreational areas and trails, and recreation programs throughout the City, particularly within the Downtown, harbour areas and escarpment parks Identify, recognize, protect, enhance and promote the City s heritage resources including historical records, art, artifacts, places, buildings and areas in partnership with non-profit, public, foundations, boards and the like Preserve and celebrate the City s unique history through architectural preservation and historical interpretation Maintain and promote an interactive local government through an open system of consultation, collaboration and partnerships Promote the objective of Healthy Communities through program and facility development. New neighbourhood streets should be designed to limit the speed of traffic and to create a continuous pattern of pedestrian connections, consistent with the principles of Living Streets. Sidewalks should, where possible, be separated from the roadway by landscaped boulevards. Office Consolidation dated February,

21 3.5 Equity, Diversity and Accessibility Goal To be a welcoming, safe, supportive community that is equitable in providing for the diverse needs of all its residents and visitors Objectives Provide a safe and accessible urban environment for all persons in accordance with the City s Accessibility Plan Establish and encourage an urban area with a wide mix and diversity of uses, activities, experiences and opportunities Promote policies, a built environment and City activities that meet the needs of people of all ages, abilities and interests, and of all cultural and ethnic groups Promote and plan for a variety of open spaces, recreational opportunities and public facilities to serve needs of residents of all ages and interests in accordance with the City s Recreation Master Plan Recognize the demographic changes in the community and respond to the needs of an aging population Develop strategies to encourage all residents, especially youth, to maintain their residency within the City Provide and maintain a full range of housing, in terms of form, tenure and affordability, across the City s neighbourhoods to meet current and future needs of residents Provide a regionally renowned system of recreational facilities, programs, parks and trails. 3.6 Urban Design Goal To enhance the exceptional natural setting and built heritage of the City by ensuring quality urban design and protecting significant features Objectives Office Consolidation dated February,

22 Protect and enhance the City s character, its natural setting, distinct heritage, Downtown, working harbour and unique residential neighbourhoods Maintain a clearly defined and visible Downtown which is vibrant, active and attractive to visitors and maintains its heritage qualities Maintain community improvement initiatives which encourage enhancements to building facades and structural improvements in the Downtown and Harbour Areas Support the development of a waterfront that is visible, active, well connected to the adjacent areas and publicly accessible Provide a pedestrian environment that is safe, comfortable, accessible, aesthetically pleasing, diverse and promotes healthy living Provide roads, parking and a signage system that is safe, attractive and easy to navigate Maintain residential areas that are safe, convenient, quiet, well landscaped, coherent in scale and accessible Ensure that new development is aesthetically appropriate and compatible with the built heritage. 3.7 Infrastructure Goal To improve, maintain and expand infrastructure including transportation, water and sewage infrastructure, stormwater management, waste management, telecommunications and other public utilities in order to better serve existing and future residents, businesses and visitors Objectives Provide the necessary public services and utilities required for existing and future development in a cost effective and efficient manner Integrate transportation and land use planning decisions in terms of environmental and economic sustainability and urban design objectives Plan and operate a multi-modal public transportation system, including roads, public transit, and cycling and pedestrian infrastructure, in order to maximize efficiency, accessibility and safety of people and goods. Office Consolidation dated February,

23 Maintain and develop water, sanitary and storm infrastructure to support the objectives and policies of the plan Provide an integrated parking system in the Downtown that offers adequate affordable on and off-street parking in safe and visible locations Plan for growth and development that reflects the needs of all persons Consider the accessibility of linkages between public buildings and spaces Develop effective waste reduction and waste management strategies Ensure rapid and effective emergency services are provided consistently throughout the City Improve the municipal water and sanitary sewage systems, in particular provide secondary treatment of municipal sanitary sewage. Office Consolidation dated February,

24 4 LAND USE Land within the City shall be developed in accordance with the Land Use Plan attached as Schedule A. Subject to Section 2.3, Interpretation of this Plan, boundaries between land uses are intended to follow property lines and public streets. In addition to the policies contained in this section, Section 7.0, General Policies contain additional policies respecting land use and development issues applicable to a range of land use designations that must also be considered. Schedule A Land Use to this Plan establishes the pattern of land use in accordance with the following land use categories: a) Residential b) Downtown Commercial c) Regional Shopping Centre d) East City Commercial e) West City Commercial f) Arterial Commercial g) Waterfront Mixed Use h) Industrial i) Institutional j) Open Space k) Rural l) Hazard Land m) Escarpment Natural n) Escarpment Protection o) Escarpment Rural p) Escarpment Urban Area 4.1 Residential The Residential designation is intended to permit the development of lands for residential dwellings, which shall be the predominant use of lands. Residential uses may include single detached, semi-detached, row homes, and apartment buildings. Residential uses shall be permitted at low, medium and high density and a variety of tenure including freehold, rental, co-operative and condominium. Other uses that are complementary and provide service to residential uses, such as elementary schools, parks, places of worship and convenience commercial type uses are also permitted in this designation subject to criteria in this Plan Permitted Uses Office Consolidation dated February,

25 Where lands are designated Residential on Schedule A Land Use, the predominant use shall be for residential dwellings and related purposes including the following uses: a) Single detached, semi-detached, duplex, linked homes. b) Row homes, stacked townhouse, apartment dwellings and other forms of multiple housing dwellings. c) Accessory apartments in single detached dwellings, semi-detached dwellings or rowhouses are subject to the policies of Section (Accessory Apartments) of this Plan d) Group homes are subject to the policies of Section e) Secondary uses of a non-residential nature that are considered compatible or form part of a residential area will be permitted including schools, libraries, fire stations, community centres, long term care facilities, places of worship, day care centres, and similar local institutional uses. f) Neighbourhood commercial uses, such as small scale retail and service shops, serving the adjacent residential area such as convenience stores, laundromats, beauty salons, barber shops, coffee shops, small restaurants and automobile service stations. g) Home-based businesses established in accordance with the policies of Section of this Plan. h) A secondary residential unit in a building or structure ancillary to a single detached dwelling, semi-detached dwelling or rowhouse if the single detached dwelling, semi-detached dwelling or rowhouse contains a single residential unit and subject to Section Policies Gross residential density is defined as the total number of residential units per hectare of land and shall include all residential land, local roads, school sites, parks, places of worship sites, and neighbourhood commercial sites, but exclude arterial roads and lands designated Hazard Lands. Net residential density is defined as the total number of residential units per hectare of land excluding roads, school sites, parks, places of worship sites, and neighbourhood commercial sites, and lands designated Hazard Lands. Lands designated Residential shall be developed at the following densities: a) Low-density Residential shall consist of a density not exceeding 25 units per net residential hectare. b) Medium-density Residential shall consist of densities of 26 to 50 units per net residential hectare. Office Consolidation dated February,

26 c) High-density Residential shall consist of densities of 51 to 100 units per net residential hectare. High-density residential units are generally permitted on lands designated Residential, Downtown Commercial and Waterfront Mixed Use d) Development on residential land in new planning areas shall be planned to provide for a mix of housing types and achieve an overall density of 25 dwelling units per hectare Density shall be allocated in residential areas in accordance with the following: a) Lands shall have access to hard services at sufficient capacity for the intended density. b) Adequate soft services such as parks, schools, emergency services, transit and similar shall be available as required to support the intended density. c) Lands intended for medium and high-density uses should have access to collector or arterial roads and proximity to compatible land uses including but not limited to local institutional and neighbourhood commercial uses Lands designated Residential shall have access to full municipal services, including piped water supply, storm drainage and sanitary sewer systems, installed according to requirements of the City and other applicable agencies An accessory apartment or secondary residential unit shall be defined as a separate dwelling unit containing a bathroom and cooking facilities and contained within the structure of a single detached, semi-detached or rowhouse residential dwelling or in a building or structure ancillary to a single detached, semi-detached or rowhouse residential dwelling and may be established in accordance with the following: a) Not more than one accessory apartment unit or secondary residential unit is permitted in association with an existing legal dwelling unit on a lot and a lot may not contain an accessory apartment unit and a secondary residential unit in combination. b) All requirements of the Zoning Bylaw, the Ontario Building Code, the Ontario Fire Code, the Property Standards Bylaw and relevant municipal and provincial regulations can be satisfied. c) Adequate on-site parking to serve the accessory apartment or secondary unit is provided. d) Municipal services and community facilities are adequate to meet the anticipated demand in the neighbourhood to the satisfaction of the City. e) The outward appearance of the principle dwelling is not changed. f) The accessory apartment is incidental to the main permitted residential use, is located within the existing main building and does not exceed one-third of the total habitable floor space. Office Consolidation dated February,

27 Local institutional uses are permitted subject to a site specific rezoning on lands designated Residential provided that: a) The local institutional use does not introduce unwanted and inappropriate impacts in the residential area on residential uses in terms of noise, odour, dust, storage, and traffic. b) The outward appearance, scale and design of the local institution use shall be compatible with the character of the residential area and appropriate buffering shall be included to minimize negative impacts on abutting residential uses. c) The local institutional uses are generally to be located along arterial roads with access to public transit and full municipal services Neighbourhood commercial uses may be permitted subject to site specific rezoning in areas designated Residential provided that: a) The scale and design of the neighbourhood commercial use is compatible with the character of the residential area and surrounding residential uses and does not introduce unwanted and inappropriate impacts in terms of noise, odour, vibrations, outside storage, traffic and parking. Appropriate buffering is to be provided within the commercial site to minimize negative impacts on adjacent residential uses. b) The neighbourhood commercial uses will generally be permitted at intersections of arterial or collector roads so as to minimize traffic generation problems in adjacent residential areas. c) Preference will be given to sites adjacent to other non-residential uses or medium and high-density residential uses. d) New neighbourhood commercial uses are to be limited in size to a maximum gross floor area of approximately 200 square metres. e) Adequate on-site parking to serve the neighbourhood commercial development is provided. f) The City shall consider the concentration of neighbourhood commercial uses in any single neighbourhood when reviewing a rezoning application to permit a neighbourhood commercial use. OPA 1 OPA In addition to other applicable policies of this plan, on lands located on the west side of 3 rd Avenue East (County Road 15), described as Lot 26, Plan 838, Part 1, Plan 16R-2345, a one single detached residential dwelling may be permitted where the site has, among other requirements, access to full municipal services and an approved grading, drainage and storm water management plan, adequate minimum elevation of 178.5, flood proofing and suitable access In addition to other applicable policies of this plan, on lands located on the west side of 3 rd Avenue East (County Road 15), described as Lot 26, Plan 838, Part of Part 11, Plan 16R-639, one single detached residential dwelling may be permitted where the site has, among other requirements, access to full municipal services Office Consolidation dated February,

28 and an approved grading, drainage and storm water management plan, adequate minimum elevation of 178.5, flood proofing and suitable access Intensification The City will plan to assist the County in achieving the growth allocation targets established in the County Official Plan by establishing an intensification target of 15% of new residential units by way of intensification. For the purposes of this Plan, intensification may include: redevelopment and revitalization; enabling asof-right permissions for apartments in dwellings in residential areas and residential over retail; the development of vacant and/or underutilized lots within previously developed areas or existing built-up areas; and the expansion or conversion of existing buildings. The City will work in cooperation with the County to monitor the level of intensification throughout the City and support a balanced approach to growth in which the focus for new development will increasingly be shifted to achieve intensification Lands designated Residential shall be developed at maximum heights as may be established in the Zoning By-law. Any application to increase the permitted height shall be considered in context of the following: i) Compatibility with surrounding land uses; ii) Architectural control and design; iii) Building massing, location and setbacks; and, iv) Site design and conditions. OPA In addition to other applicable policies of this plan, on the lands located on the east side of East Bayshore Road described as Plan 838, Lot 53 & 54, Part Lot 7 and known municipally as 3195 East Bayshore Road, shall be subject to the policies of Section Holding Provisions, and a) In order to remove the H provision, the submission and approval of the following is required: i. the completion of land use compatibility studies, such as stationary noise, dust and odour studies at the time of any future site plan or plan of subdivision application to understand the need for specific mitigation measures, as may be required; ii. that any future plan of subdivision or site plan application include the submission and approval of an urban design brief to address: overall plan design and layout; land use compatibility considerations such as implementation of recommended mitigation measures from approved noise/dust/odour study; lot/building orientation and interface with existing Office Consolidation dated February,

29 industrial uses, built form and location of driveways; architectural design and control; and, pedestrian connections; iii. Compliance with the Environmental Protection Act and its regulations; iv. Archaeological Study; v. Servicing Studies and entering into agreements with the City with respect to the implementation of these upgrades; vi. That those portions of the subject property located in the southwest quadrant, subject to periodic flooding, and as shown in the attached Schedule are subject to a holding provision. The City of Owen Sound shall not remove the Holding provision until such time as the flooding hazard has been removed through the regrading of the site. These works will be carried out with appropriate permits to the satisfaction of the City of Owen Sound and the Grey Sauble Conservation Authority. 4.2 Downtown Commercial Lands designated as Downtown Commercial on Schedule A are intended to provide a full range of commercial, institutional, recreational, and residential uses. Generally, this area shall function as the social, cultural, business, and recreational focal point of the City Permitted Uses Lands designated Downtown Commercial may be used for a variety of commercial and non-commercial uses including, but not restricted to, the following: a) A wide range of small and medium scale retail stores, financial institutions, food services. b) Hotels, motels, visitor accommodations, restaurants, entertainment, and theatres. c) Business, professional, government and medical offices, and clinics. d) Personal services, excluding body rub parlours. e) Business services, printing shops, and communications services. f) Workshops, repair facilities, automotive services, and parking. g) Community facilities such as day care centres, schools, libraries, galleries, places of worship, recreation facilities and other institutional uses. h) Other non-commercial uses such as medium or high-density forms of housing, housing combined with commercial uses, senior citizens housing, nursing homes, and group homes. i) Certain light industrial uses accessory to, or in combination with retail or business uses, where they do not detract from the character of the area and are compatible with adjacent uses. Office Consolidation dated February,