Subject: TECHNICAL REPORT - BREMONT - OPA 8 & ZBA 26

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1 Staff Report Report To: City Council Report From: Margaret Potter, Community Planner Meeting Date: September 10, 2018 Report Code: CS Subject: TECHNICAL REPORT - BREMONT - OPA 8 & ZBA 26 Recommendations: That City Council receives Staff Report CS from the Community Planner respecting proposed Official Plan Amendment No. 8 and Zoning By-law Amendment No. 26; and That City Council direct the City Clerk to prepare for a public meeting on October 1, 2018 in accordance with the requirements of the Planning Act, RSO 1990, to consider Official Plan Amendment No. 8, Zoning By-law Amendment No. 26 and that following the public meeting City staff bring forward a report to Council. Strategic Initiative: 4. Encourage residential and mixed-use development Action 4.1 Grow the tax base by attracting a broad range of new housing types (singles, semis, etc.) and tenure (rental units and condominiums) 5. Attract new and retain existing residents 15. Ensure the responsible management of natural resources Background: Application for: Official Plan Amendment (OPA 8) Zoning By-law Amendment (ZBA 26) Applicant: Bremont (Owen Sound) Corporation Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 1 of 30

2 The purpose of this report is to: Provide Council with a description of the subject applications; Outline the policy framework - This report includes a description of the applications and supporting documentation (available for viewing online), and highlights applicable provincial, County and municipal planning policy; Outline the process to date: o Pre-consultation was completed and comments provided to the applicant describing the requirements of a complete application ; o A complete application was submitted (December 21, 2017); o Notice that the application was complete was given to the applicant in accordance with the Planning Act (January 19, 2018); o Notice of Complete Application was given through the Clerks Department by placing an ad in the Sun Times Newspaper (February 2, 2018) and mailing notice to those persons and public bodies likely to have an interest in the applications in accordance with the Planning Act. At the request of the applicant a public meeting date was delayed; o Comments received (ongoing); o Notice of Public Meeting was given through the Clerks Department by placing an ad in the Sun Times Newspaper (Friday September 7, 2018) and mailing notice to those persons and public bodies likely to have an interest in the applications in accordance with the Planning Act; o Technical report to Council (this report); Next Steps: o Public meeting is scheduled for October 1, 2018; o Formal written comments from the public and commenting agencies are being received on an ongoing basis; o Following the public meeting all comments received will be considered. If necessary, the applicant may be requested to provide additional information or clarification. All comments received and any additional information will be summarized and the applications will be assessed in a future recommendation report to Council; Subject Lands (Attachment G): The ha subject lands are located on the north side of 8 th Street East, immediately east of and adjacent to Grey Bruce Health Services (hospital). Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 2 of 30

3 The subject lands have approximately 318m of frontage along 8 th Street East and 421 m of depth. There is an existing gravel drive providing access to the lands at the southwest quadrant. There are no buildings or structures on the subject lands. The historically agricultural property includes three established hedgerows with trees and shrubs regenerating elsewhere across the site. Telfer Creek flows northeast and across the property diagonally from the south lot line to the east lot line. A small wetland has been identified on the east side of the creek. A Union Gas easement runs offset and parallel to the westerly lot line providing service to the hospital (just west of the gravel drive). Photos of the site can be found in Attachment G. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 3 of 30

4 There are no sidewalks fronting the property; the nearest sidewalk ends at the westerly entrance to the hospital. The nearest bus transit route is also at the hospital. 8th Street East is a County Road (Grey Road 5) and an identified bicycle route in the Official Plan. In accordance with the Official Plan, 20th Avenue East is proposed to extend as a local road through the site, from its existing terminus between Home Depot and Heritage Grove, crossing 8 th Street and connecting with the future extension of 6th Street East being a collector road to the south. Surrounding land uses include: North future/vacant residential, Home Depot/Walmart and Heritage Grove retail shopping centres. East rural residential, rail trail and rural lands South future residential (Redhawk), rural lands West Grey Bruce Health Services (hospital) Description of the Proposal (Attachment A): The purpose of the applications is to amend the Official Plan and Zoning By-law to permit a mixed-use residential development together with some convenience commercial uses. A Conceptual Draft Plan of Subdivision (Draft Plan) dated December 6, 2017 is attached (Attachment A). An application for draft plan of subdivision approval has not yet been submitted. An earlier version of the Draft Plan dated September 27, 2017 has also been provided which includes conceptual layouts for the multiple residential blocks. Based on the draft plan the effect of the applications is to provide for the development of an estimated 338 dwelling units in a mix of housing forms including single detached dwellings (43 units), semi-detached dwellings (22 units), townhouses (37 units), and mixed use residential and convenience commercial buildings together with potential seniors Conceptual Draft Plan Excerpt (see also Attachment A) residence or long term care facility (236 units). The proposal also includes a stormwater management pond, parkland and construction of new internal Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 4 of 30

5 streets and services. A future draft plan of subdivision application would be necessary to lay out the proposed lots and blocks. The development proposes the extension of 20 th Avenue East running north/south providing for a connection to the future 20 th Avenue East to the south at 8 th Street East (Redhawk intersection) and for a future connection to the existing 20 th Avenue East to the north (Heritage Grove). With 20th Avenue East as the main collector road, local roads forming a P-loop with small cul-de sac are proposed to the east of of 20 th Avenue East. Two formal applications have been submitted, more specifically described as follows: Official Plan Amendment (Attachments D & E): The lands are currently designated Residential Low Density, Residential Medium Density and Hazard Lands by the Official Plan, as amended (Attachment D). The Official Plan Amendment proposes to (Attachment E): o Redesignate a portion of the lands from Residential Low Density and Residential Medium Density to provide the following mix of designations: Residential Medium Density (with Exception) Residential Medium/High Density (with Exception) Open Space o A portion of the lands will remain in the Residential Low Density designation. o The Hazard Lands designation would also remain on a portion of the lands. This is further described in the Official Plan section below. Zoning By-law Amendment (Attachment F): The lands are currently zoned Rural (RUR) and Hazard Land (ZH) by Zoning By-law , as amended. The Zoning By-law Amendment proposes to (Attachment F): o Rezone the Rural (RUR) portion of the lands to the following: Open Space (OS) Medium Density Residential (R4) General Residential (R5) For lands proposed to be zoned General Residential (R5) special provisions are proposed to add the following uses as permitted uses (in addition to the uses already listed as permitted for the R5 Zone): o Convenience Store o Laundromat o Offices o Restaurants o Retail stores Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 5 of 30

6 o Commercial School o Place of Entertainment or Amusement Other special provisions are proposed to apply site-specific regulations for the proposed permitted uses in each of the above zones as necessary. o A portion of the lands is proposed to remain in the Hazard Land (ZH) zone. The zone boundary may be refined in response to detailed studies This is further described in the Zoning By-law section below. Through the pre-consultation process, a number of studies and information items were requested as part of a complete application package in accordance with Section 8.4 of the Official Plan and Sections 22 (6.1), and 34 (10.4) of the Planning Act. The following information was submitted by the applicant in support of the applications: Cover Letter Application Forms & Fees Draft Plan (Jones Consulting) Planning Justification Report (Jones Consulting) [includes draft OPA and ZBA, with revised ZBA provided August 31, Traffic Impact Study (Crozier) Functional Servicing & Stormwater Management Report (PEL) Aeronautical Assessment (WSP) Scoped Environmental Impact Study (WSP) Arborist Report (WSP) Stage 1 and 2 Archaeological Assessment (Golder Associates) Geotechnical Investigation (WSP) Memo regarding additional Stormwater Management Pond/Geotech (WSP) Phase 1 Environmental Site Assessment (WSP It should be noted that the Draft Plan is illustrative only and further refinement is anticipated through the draft plan of subdivision process. All of the submitted documents with the exception of the archaeological assessment are posted online at: The Stage 1 & 2 Archaeological Assessment has been submitted to the Ministry of Tourism Culture and Sport. For more information please visit: Ontario.ca/archaeology Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 6 of 30

7 A summary of each of the technical reports submitted can be found in Attachment B. Analysis: Policy Framework: The following sections highlight the Provincial, County and City land use policy which provides the framework for Council s consideration of the applications. Provincial Policy Statement 2014 (PPS) For the purposes of the PPS the City of Owen Sound in its entirety is considered a Settlement Area. The Provincial Policy Statement (PPS) is issued under Section 3 of the Planning Act and came into effect on April 30, Section 3 of the Planning Act requires that decisions affecting planning matters shall be consistent with policy statements issued under the Act. The PPS contains policies dealing with four principle policy areas: 1. Building Strong Healthy Communities 2. Wise Use and Management of Resources 3. Protecting Public Health and Safety 4. Implementation The Planning Act requires the applicant to submit a statement of conformity with the PPS. The applicant has submitted a Planning Justification Report by a professional land use planner indicating that they consider each of the applications to be consistent with the PPS. The Provincial Policy Statement is intended to be read in its entirety and can be found online at: and sections referred to herein are attached in Attachment C. The PPS Vision for the long-term prosperity and social well-being of Ontario focuses growth and development within settlement areas and recognizes that land use must be carefully managed. Efficient land use patterns optimize the use of land, resources and public investment by promoting a mix of housing, employment, recreation, parks and open spaces, and transportation choices. The vision includes efficient development patterns that minimize environmental and social impacts and directs development away from hazardous areas. Strong, liveable and healthy communities promote and Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 7 of 30

8 enhance human health and social well-being, are economically and environmentally sound, and are resilient to climate change. With respect to Section The PPS focuses growth in Settlement Areas and promotes densities and a mix of land uses which efficiently use infrastructure and public service facilities which are planned or available, minimize negative impacts, support active transportation, and are transit supportive. Land use patterns are also to accommodate an appropriate array of uses and opportunities for intensification. Development standards that facilitate intensification and compact form are to be promoted. New development should occur adjacent to the existing built up area and shall have a compact form, mix of uses and densities. The housing policies of the PPS provide for an appropriate range and mix of housing types and densities to meet current and future needs. They direct new housing to locations with appropriate levels of infrastructure and where public service facilities are or will be available and that support the use of active transportation and transit. Development standards which minimize the cost of housing and facilitate compact form are also encouraged. Healthy communities are promoted by planning for safe streets that facilitate active transportation and considering access to recreation and open spaces. Land use patterns are to minimize vehicle trip length and support transit and active transportation. Land uses which may cause potential aviation safety hazards are to be discouraged. There is emphasis throughout many policies on a compact built form. Economic development and competitiveness shall be promoted by encouraging compact, mixed use development that incorporates compatible employment uses to support liveable and resilient communities. The PPS provides lengthy discussion on infrastructure and especially planning for sewage and water services. In this case the appropriateness of the area for residential development and the extension of water and sanitary sewage infrastructure was considered at the time of the five year review to the Official Plan (OPA 4) when much of the property was placed in a residential designation. The form, density and design details for the proposed mixed-use development will be assessed in accordance with the PPS in the future recommendation report. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 8 of 30

9 In accordance with the PPS, municipal water and sanitary services as well as appropriate stormwater management are the most appropriate form of servicing for any development in a settlement area. Planning for stormwater shall minimize contaminant loads and changes in water balance and erosion, maximize vegetative and pervious surfaces and promote best management practices while not increasing risk to health, safety or property. More restrictive language is found in sections 2.0 and 3.0 of the PPS where natural heritage features and natural hazards are discussed. Development and site alteration shall not be permitted in fish habitat or habitat of endangered species and threatened species except in accordance with provincial and federal requirements. Development and site alteration shall not be permitted within significant wetlands, significant woodlands, significant valleylands, and significant wildlife habitat unless no negative impacts are demonstrated. Development and site alteration on lands adjacent to natural heritage features and areas are also restricted unless evaluated and with no negative impact being demonstrated. Water quality and quantity are to be protected, improved or restored. Development and site alteration are directed away from hazardous areas and flood plains to locations where any risks to public safety are minor and mitigated and no adverse environmental impacts will result. The Endangered Species Act and O.Reg. 242/08 provide for development in an area that is habitat of Bobolink or Eastern Meadowlark provided certain conditions are followed. The applicant has provided an environmental impact study which has found potential habitat of threatened species (Eastern Meadowlark and Bobolink) as well as fish habitat, significant wetlands, significant wildlife habitat, and significant valleylands within 120 m of the subject lands. The Grey Sauble Conservation Authority provides comment to the City with respect to natural heritage and natural hazard policies of the PPS and their comments will be important considerations in any future recommendation report. Comments received through the one-window Ministry of Municipal Affairs and Housing has indicated that they do not anticipate providing comment unless there is specific technical concern. Development and site alteration are not permitted on lands containing archaeological resources or areas of archaeological potential unless significant Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 9 of 30

10 archaeological resources have been conserved. The applicant has prepared a Stage 1 and 2 archaeological assessment of the lands. The City has already received confirmation from the Ministry of Tourism, Culture and Sport that the assessment has been entered into the Public Register of Archaeological Reports without technical review. County of Grey Official Plan The County of Grey designates the subject lands Primary Settlement Area and Hazard Lands. The City of Owen Sound Official Plan (OPA 4) was approved by the County of Grey in 2012 and is considered to conform to the County of Grey Official Plan. In 2015 the County of Grey undertook an update to their growth management plan which is anticipated to be incorporated into the County of Grey Official Plan during a future amendment. Owen Sound is the largest fully serviced settlement area in Grey County and has a high potential to accommodate new growth with both designated lands and servicing capacity. County comments note that the County of Grey Official Plan includes an average development density of 25 units per net hectare to be achieved for Owen Sound. The proposed density for the site would appear to generally meet this target. County staff would encourage the consideration of connectivity, walkability and street patterns as the development proceeds. County transportation staff have reviewed the applications in concert with other applications and suggest the option of a roundabout be considered for the intersection of 8 th Street East and 20 th Avenue East as an alternative to a signalized intersection. They also note the requirement for daylight triangles at this intersection. Official Plan Considerations (Attachments D & E) The Official Plan for the City of Owen Sound was approved in A five year review was undertaken (OPA 4) and approved by the County of Grey on December 18, As part of the five year review the secondary plan for the Sydenham Heights Phase I & II Planning Area was entirely updated to provide the basis for development of a diverse community contemplated to be the focus of residential greenfield growth in the City. The City s Official Plan provides policies, goals and objectives to guide development in the City in a manner that promotes the health, safety and quality of life for residents. The goals and objectives of the Official Plan relate to: environmental integrity; economic vitality; managing growth; quality of life; equity, diversity and accessibility; urban design; and, infrastructure. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 10 of 30

11 The Official Plan is meant to be read in its entirety and can be found online at: The subject lands are designated Residential and Hazard Lands on Schedule A of the Official Plan. The subject lands are within the Phase I area of the Sydenham Heights Planning Area as shown on Schedule A2 of the Official Plan which more specifically designates the lands: Residential Medium Density, Residential Low Density, Hazard Lands Also identified on Schedule A2 is the proposed trunk sanitary sewer alignment and location of future 20 th Avenue East which is identified as a Future Collector road. Excerpt of OP Schedule A2 Following the extension of the trunk sanitary sewer using the rail trail corridor, the trunk sanitary sewer alignment will not follow the path proposed in the Official Plan schedule. Servicing will be extended into the site via 20 th Avenue East from 8 th Street East. The applicant s planning justification report includes draft Official Plan Amendment wording and schedules. The preamble, details of the amendment and draft schedule include slightly different descriptions of the amending designations. The proposed Schedule A2 in the planning justification report (excerpt below) has been relied upon as the concise description which shows lands to be designated: Residential Low Density Residential Medium Density Exception Residential Medium/High Density Exception Open Space -Park Hazard Lands Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 11 of 30

12 Excerpts from Planning Justification Report (Jones Consulting) Residential Use (Sections 4.1 & 5.2.1) The general Residential policies of the Official Plan are found in Section 4.1. The designation is intended to permit residential uses in a variety of forms and tenures as well as other complementary neighbourhood commercial and compatible institutional uses (such as long term care facilities). Section describes low, medium and high density residential uses using only the net residential density requirement. Net residential density is defined as: New 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. Section of the Official Plan further describes how low, medium, and high density residential uses are to be developed specifically in the Sydenham Heights Planning Area, as follows: a) Low-density Residential shall consist of single detached, semi-detached and link homes at a density not exceeding 25 units per net residential hectare. b) Medium-density Residential shall consist of row houses, stacked townhomes/duplexes and low profile multiple dwellings at densities of 26 to 50 units per net residential hectare. c) High-density Residential shall consist of non-ground oriented multiple dwelling units at densities of 51 to 100 units per net residential hectare. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 12 of 30

13 The Sydenham Heights Planning Area policies apply both a net density calculation and a description of form to low, medium and high density residential uses. A draft plan dated September 27, 207 included more detail of blocks and has been used for the purposes of conceptualizing densities for these 3 blocks. Both plans should be considered conceptual in nature as no plan of subdivision or site plan approval application has been received. However, as the Official Plan Amendment and Zoning By-law Amendment relate to use and density, these plans are informative. The subject application proposes unit types with the following forms and densities based on the Draft Plans provided: Draft Plan Reference* Lots/Blocks 1-54 Blocks Blocks 60 Block 61 Block 62 Current designation Residential Low Density Residential - Low Density Residential - Low Density Residential - Low Density Residential Medium Density Permitted form Single detached, semidetached, link homes Single detached, semidetached, link homes Single detached, semidetached, link homes Single detached, semidetached, link homes Row houses, stacked townhomes, low profile multiple Permitted density Not exceed 25 u/net ha Not exceed 25 u/net ha Not exceed 25 u/net ha Not exceed 25 u/net ha 26 to 50 u/net ha Proposed form Single detached, Semidetached Townhouses (street) Apartment (stacked townhouses) Apartment (Retirement Building) OR Long Term Care Facility Apartment & Commercial (mixed use) Proposed density* 21 u/ net ha 49 u/ net ha 53 u/net ha 98 u/net ha 97u/net ha Overall 51u/net ha * Block/Lot numbers may change, for reference purposes only. Proposed designation (per PJR) Residential Low Density Residential Medium Density Exception Residential Medium/High Density Exception Residential Medium/High Density Exception Residential Medium/High Density Exception Amendment Required No Yes (form and density) Yes (form and density) Yes (form and density) Yes (density, see also use below) High may be more appropriate 51 to 100 Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 13 of 30

14 The draft Official Plan Amendment does not describe the exceptions. The Planning Justification Report suggests convenience commercial and office uses intended to service the surrounding community are proposed, but no specific amendment has been requested in this regard. As the application has not requested a commercial designation, it is anticipated that any commercial uses would be of a neighbourhood nature. Section of the Official plan provides that 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. For lots west of the future 20 th Avenue East the applicant has requested R5 zoning with an exception to permit neighbourhood commercial uses including convenience store, laundromat, offices, restaurants, retail stores, commercial school, and place of entertainment or amusement. These would be in addition to the uses already permitted in the R5 zone (including clinics, personal service uses, day nursery, and long term care facility, among others). o The next report will evaluate the zoning proposed with respect to these policies. In addition to the amendments to the residential designations, the proposal also proposes to add areas of Open Space designation identified on the Draft Plan as parkland. In considering the appropriate density for new development in the Sydenham Heights Planning Area, section of the Official Plan provides direction: Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 14 of 30

15 Residential Density In order to ensure that a wide range of housing types are available and to ensure that infrastructure is used effectively the overall density target for the Planning Area is not less than 25 units per net hectare. The density is calculated on the Gross Developable Land Area which is the total area less the area of protected natural heritage features and approved buffers. While not every specific proposal needs to comply with this policy, this target shall be planned for in an equitable manner across the entire secondary plan area. Densities will be monitored by the City throughout development in the secondary plan to ensure that the target density is achieved, across the secondary plan area. The proposed Gross Developable Land Area is estimated at 11.1 ha which achieves an estimated 30 units per net hectare, which achieves the target of section Section development policies of the Sydenham Heights Secondary Plan indicated Medium and Medium/High density residential is focussed on the mixed use node at the intersection of 8 th Street and 16 th Avenue East. The section directs that low density residential development may primarily be located north of 8 th Street East. Section notes that residential development should be adequately buffered or separated from commercial uses. Section of the Official Plan indicates that density shall be allocated in residential areas in accordance with access to hard services at sufficient capacity; adequate soft services; and where intended for medium or highdensity uses access to collector or arterial roads and proximity to compatible land uses. Section 7.6 provides further policies for housing and intensification. Phasing of Development within the Sydenham Heights Planning Area is discussed in section The Phase 1 area is intended to satisfy the City s growth needs to the year 2026 with up to 1,350 units being permitted. With previous approvals, draft plans and formal applications under review it is anticipated that over 900 du are already developed or are proposed by formal applications. There are other parts of the Phase 1 area that are already designated for medium and high density development. o In order to respond to this policy a preliminary phasing plan has been included in the planning justification report. However, as a draft plan of subdivision application has not been applied for, the phasing is subject to change. At the time of a draft plan of subdivision application an estimated development timeline for each phase would be helpful. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 15 of 30

16 These are the policies against which the Official Plan Amendment with respect to density will specifically be tested and will inform the zoning by-law amendment to apply specific zones for residential development. o Prior to a recommendation report analysis of the density proposed and scale of commercial and how it will be incorporated to the development in a compatible manner will need to be assessed. Section of the Official Plan permits local institutional uses on lands designated Residential subject to a site specific rezoning provided that: the use does not introduce unwanted and inappropriate impacts in the residential area; the outward appearance, scale and design is compatible with the character of the area; are generally located along arterial roads. o The planning justification report seems to interchange a retirement apartment building and a long term care facility. From a zoning perspective, an apartment building is different than a long term care facility. The R5 zone requested would permit both an apartment building and a Long Term Care facility. Section of the Official Plan indicates that lands designated Residential shall be developed at maximum heights as established in the Zoning By-law and any application to increase the heights consider: compatibility; architectural control and design; building massing, location and setbacks; site design and conditions. o It is not clear from the draft Zoning By-law Amendment in the planning justification report whether any site specific exceptions to the height requirements of the requested zones will be requested. The aeronautical assessment assesses a worst case scenario of a 6 storey building; estimating 3m per storey this would be approximately double the max. 12m height permitted in the R5 zone for an apartment building. Further justification from the applicant would be required to consider such a change. The uses, zoning, layout and function of the proposed development overall will be assessed against these policies and the entire Official Plan. Hazard Lands (Section 4.12, 7.1.3, 7.1.4) Hazard Lands are intended primarily for the preservation and conservation of lands in their natural state. Tree cutting is prohibited where it would affect slope stability. It is a policy of the plan that Hazard Lands be set aside for environmental protection purposes. Public conveyance through the development approval process is encouraged. Hazard Lands will not be considered part of any require parkland dedication. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 16 of 30

17 Where significant development is proposed adjacent to Hazard Lands Section provides that an Environmental Impact Study (EIS) be required and one has been provided. The EIS considered potential impacts and mitigation measures. Section of the Official Plan further indicates: The lands designated Hazard Lands form part of the flood plain of a tributary of Bothwell s Creek. It is intended that these lands be maintained to manage regional storm events in a manner whereby erosion is controlled. Appropriate setbacks are required from the hazard lands. Prior to development the City may request an Environmental Impact Study in accordance with the policies of Section 7.1.4, Impact Study, should the lands abut the hazard lands designation. The City and the Grey Sauble Conservation Authority will review the setbacks. The applicant has provided a Functional Servicing and Stormwater Management Report that includes a Hydraulic Modelling Memo prepared by Water s Edge (May 2017). Top of bank and extent of the hazard are identified on the Draft Plan. Based on this, GSCA has indicated that development is directed away from natural hazard areas. The EIS and Functional Servicing and Stormwater Management Report together provide mitigation measures to manage the development around the hazard area. o The findings of these studies do not suggest any change to Official Plan designation boundaries. Many of the mitigation measures would be best implemented through the draft plan of subdivision (conditions). This will be further considered at the time of a recommendation report. Section encourages public conveyance of Hazard Lands through the development approval process. This will be considered at the time of subdivision registration. Hazard Lands are not to be considered part of the required parkland dedication ( & ). Due to scale of schedules in the Official Plan and Zoning By-law, the detailed hazard boundaries proposed may result in refinement and more accurate delineation of the Hazard Lands designation at the scale of the plans provided. Section 2.3 of the Official Plan provides for minor changes to the designation boundaries without amendment to the Official Plan as long as the intent of the plan is maintained. The Hazard Lands designation is proposed to remain on the lands and be refined to include the stormwater management facilities proposed. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 17 of 30

18 In other subdivisions the stormwater management facilities have been designated Open Space. This will have to be further considered prior to any recommendation report. Sydenham Heights Planning Area (Section 5.2 & Schedule A2) The Secondary Plan Vision is: The Sydenham Heights Planning Area is proposed to be largely a residential mixed use community. The Planning Area is to be distinguished by its natural environmental features, existing major institutional uses, a mixed use node at 16th Avenue East and 8th Street East and residential development to accommodate future growth in the City. In addition to the Residential and Hazard Lands policies already discussed above, the Sydenham Heights Planning Area policies, together with the general policies of the plan, provide the basis for the development of this area and are intended to guide decisions on development applications and incorporate the findings of recent engineering studies. The subject lands are located in the Phase I area of the Sydenham Heights secondary plan which is intended to satisfy the City s growth needs to the year 2026, excluding any infill, intensification or redevelopment. Up to 1,350 units are permitted before further assessment and approval is required. No development beyond Phase 1 will be permitted until Phase 1 is substantially complete and there is justification and adequate servicing. The City is to monitor the unit numbers and density target. No amendment is required for growth beyond Phase 1 provided development is within the servicing capacity and other criteria. The subject application (338 units) together with the Redhawk applications (367 units), represent a total of 705 units (conceptual at this time and subject to fluctuation). The studies provided with each of the applications will be reviewed against the criteria and specifically trunk servicing capacity. As the City recently extended trunk servicing to this area no capacity issues are anticipated. The City may require noise impact studies for lands adjacent to major roads prior to final approval of residential development to determine the need for noise attenuation and buffering; this was not requested during preconsultation to support the application. The Sydenham Heights Plan Area includes policies for implementation of the secondary plan which provide for the use of holding provisions, tree management, subdivision approval, master or block plans, zoning amendments and site plan control. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 18 of 30

19 Air Transportation (5.2 & 6.1) Section indicates that a flight path study may be required to assess the impact of development on the heliport s flight path. This is supported by Section which indicates the City shall protect the flight paths to the Grey Bruce Regional Health Centre (now known as Grey Bruce Health Services) heliport. An aeronautical assessment has been submitted in support of the applications. Roads, Transit, Active Transportation and Parking (6.1) Where development is proposed the City may require a comprehensive traffic analysis to assess impacts on the area and may require the developer to execute an agreement to provide for any improvements necessary to support development. Roads shall be built to proper engineering design and incorporate appropriate landscaping, active transportation and safety features. The principles of Living Streets will be promoted and lands shall be dedicated to the City where required for road widening and extension. 8 th Street East is Grey County Road 5. Access from abutting properties to County roads requires the approval of the County. The City will generally require the design and construction of County Roads within the City to address the approved City standards for an urban road. The road system is to be developed in general conformity with the schematic shown on Schedule A2 (Attachment D) and changes to local and collector roads shall be permitted without amendment to the Official Plan provided development ability of adjacent lands and general traffic flow is not adversely impacted. All new residential subdivisions should be designed with a curvilinear or modified grid system. Intersections should be adequately spaced to provide proper traffic flow. New roads should be designed consistent with accepted engineering standards to provide: satisfactory gradients; safe vehicle movement; in ground and above ground services; proper access to adjacent lands; emergency and transit vehicle access; pedestrian and bicycle access; safe intersections; and discourage double fronting lots. Active transportation and accessibility for all people should be considered and well-connected and maintained streets can promote sustainable, healthy, active living (6.1.5). The City will support integration of pedestrian and cycling facilities into new development areas. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 19 of 30

20 Planning for new developments should include consideration for public transit which may include bus bays, bus stops or shelters. Greater population densities are encouraged along and in the vicinity of transit routes. Through review and approval of development applications the City may require dedication of land or request financial resources for installation of transit infrastructure ( ). All new development is required to provide adequate off street parking. The draft plan shows 20 th Avenue East with a 25m right-of-way that provides connections to the north and south to intersect with neighbouring developments. Proposed local roads are shown providing access to proposed lots east of 20 th Avenue in a P loop configuration having a 20m right-of-way. Due to the location of the hospital to the west and Telfer Creek to the east, there are no roads proposed to extend beyond the property to the east or west. The P loop represents a modified grid/curvilinear street system for subdivision roads as contemplated by the Official Plan ( ). The local roads proposed have been named on the draft plan. The City has a standard numerical street naming system in place and this would be further reviewed through the future draft plan of subdivision analysis. A Traffic Impact Study has been submitted with the applications. The traffic impact study overall supports development and the anticipated level of service of the road network. Comments from the County of Grey and Engineering Services will be important to determine if they agree with the findings of the study. Through the draft plan of subdivision additional details such as intersection with 8 th Street East and design of internal streets as well as consideration of transit, active transportation, sidewalks and parking will be assessed against County and City standards. Servicing (Sections 5.2 & 6.2) Development will be permitted in areas that can be adequately serviced, based on orderly patterns of development, and priority shall be given to development of land that is presently serviced by municipal water and sewer or those areas that can most easily be serviced. The timing of development shall be based on logical extension of services; compact form and development pattern; provision of services in an economically viable manner; priority for reserving capacity for infill, intensification and redevelopment. Phasing of development will be linked to the extension of services. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 20 of 30

21 Section discusses servicing capacity and indicates that draft approved plans of subdivision may only proceed to registration if sufficient servicing capacity exists. It also provides for the City to assign servicing capacity to other developments if conditions of development approval are not fulfilled within a reasonable time. The servicing policies of the Sydenham Heights Planning Area (section 5.2.5) require all development to proceed on the basis of full municipal sewage and water services and will require a functional servicing report to address system capacity, preliminary grading and stormwater management. A Functional Servicing and Stormwater Management Report has been provided. Further servicing policies are discussed below. Water service has been extended to the future 20 th Avenue East intersection with 8 th Street East. Sanitary sewers have also been extended across the frontage of the property to the future 20 th Avenue East intersection with 8 th Street East. Section 5.2 indicates that new development shall be responsible for the cost of infrastructure that will benefit the new development. The process and financial considerations for servicing these lands is discussed further in the Financial/Budget Implications section below. Stormwater Management (Sections & ) The City shall apply best management practices in dealing with stormwater management. Facilities shall be designed to manage stormwater quality and quantity and integration of natural vegetative features is encouraged. Longterm maintenance and safety requirements are to be considered in design. New developments shall be required to have a stormwater management plan in place prior to construction to address: physical characteristics of the site; pre and post development runoff based on guidelines by the City and/or Grey Sauble Conservation Authority; quantity and quality control; and methods to control runoff and erosion during and after construction. Oil-grit interceptors may be required in public streets as a condition of subdivision development. Design shall also be in accordance with any Ministry design manuals, approved City standards, subwatershed management plans or other approved master plans. Where possible stormwater management ponds shall be incorporated into open space areas. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 21 of 30

22 Approved plans shall be required to be implemented through the development process. A Stormwater Management Strategy for the Sydenham Heights Planning Area was developed as part of the East Owen Sound Master Servicing Study. As development occurs, the City shall ensure that measures to reduce the impact of runoff and manage storm water quality are undertaken. The plan provides for a combination of private and municipal stormwater management facilities. The Plan also notes that the proponent shall be responsible for the design of a stormwater management facility. The applicant has provided a Functional Servicing and Stormwater Management Report. Two stormwater management facilities are proposed (1 dry pond, 1 wet pond). While the detailed design of the stormwater management system is most appropriately dealt with at the time of draft plan of subdivision approval, the location of stormwater management facilities must be determined at the policy stage to ensure they receive the appropriate Official Plan designation and zoning. Comments received from Engineering Services and Grey Sauble Conservation Authority will be further considered in making any recommendation with respect to stormwater management. Contaminated Sites (Section 7.1.6) Section of the plan considers soil contamination and indicates that contaminated sites shall be remediated as necessary prior to any activity on the site associated with the proposed use such that there will be no adverse effect. The City may apply holding provisions as provided for in Section to contaminated lands to ensure requisite studies and works are undertaken and future land uses are appropriate. The applicant has undertaken a Phase 1 Environmental Site Assessment as part of their own due diligence. The assessment finds that a Phase 2 ESA is not warranted. A holding provision is not anticipated for this purpose based on the study findings. The Chief Building Official may request a Record of Site Condition at their sole discretion if warranted under the Environmental Protection Act. Resources of Archaeological Value (Section 7.2.5) The Official Plan policies respecting archaeological studies reflect those of the PPS. The Stage 1 and 2 Archaeological Assessment recommends that the project area be considered free from further archaeological concern and no further assessment is necessary. The assessment does include cautionary Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 22 of 30

23 conditions of what to do should previously undocumented archaeological resources or remains be found. Such conditions are typically incorporated into draft plan of subdivision conditions. As the legislation may change between now and the time of any draft plan, this is noted for future applications. There is no impact to the OPA and ZBA. Parks and Recreation (Sections & 7.5) The proposed 20 th Avenue East is located approximately 420 m west of the Rail Trail (measured along 8 th Street East). There are four parks with links to the trail within the Sydenham Heights Planning Area, none of which are identified on the subject lands. In the current Official Plan policies the City may require a park dedication of 5% for new residential subdivisions. The City may decline any offer of land that does not specifically meet the City s requirements regarding size, shape, location, topography or suitability for the intended park or open space use. Stormwater management ponds and Hazard Lands may be part of a park system, but will not be applied to the parkland dedication. The City has recently completed an update to the Recreation, Parks and Facilities Master Plan. While the findings have not yet been incorporated into the Official Plan, the City does plan to undertake a 5 Year Review of the Official Plan in the near future. The updated Recreation, Parks and Facilities Master Plan recommendations related to development and the Sydenham Heights area include: - Consider updating cash-in-lieu of parkland policies consistent with Section 42 and 51 of the Planning Act. - Consider a slight increase in anticipated parkland needs including: o A walking distance of 300m for neighbourhood parks; o A walking distance of 500m for community parks; o Consideration of future parkland locations in the Sydenham Heights Planning Area. There should be at least 1 community park (recommended location is not on the subject lands) There should be at least 5 neighbourhood parks (2 new). The Official Plan Amendment proposed by the applicant identifies two areas to be designated Open Space and indicated on the draft plan as Parkland : - Block 63 is a 0.43 ha site triangular in area bounded by the future 20 th Avenue East and future residential as well as the hospital property. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 23 of 30

24 - Block 64 is a linear block (11m wide at the south, 22m wide at the north) bounded by proposed Hazard Lands (Telfer Creek) to the east, the stormwater management facilities to the north and south, and single detached dwellings to the west. There is no clear pedestrian pathway into this park. These areas represent approximately 5% of the overall property. The recommendation report will assess the appropriateness of these areas for an Open Space designation and zoning. The actual parkland dedication would be considered at the Draft Plan of Subdivision stage. The City may also require inclusion of recreational facilities in large multiple unit residential developments proportionate in size and nature to the scale of the development they serve which would not be considered part of the parkland dedication ( ). This is something the developer should be mindful of as they prepare their detailed design for the multi-unit blocks. Urban Design (Section 7.8) In accordance with the urban design policies of the Official Plan new residential development adjacent to natural areas should consider: - Protection of natural features adjacent to development with suitable setbacks, access points, and visibility; - Provision of a comfortable, human scale environment that supports social interaction and addresses issues of year round use; - View corridors; - New residential development creating identifiable areas with simple street patterns; coherent built form; well connected and safe pedestrian system and accessible to local amenities; - Relatively consistent streetscapes with street trees; - In new comprehensively designed residential developments building setbacks and lot sizes may vary from surroundings where appropriate to the proposed form in accordance with accepted design guidelines; - Consideration of adjacent uses including height and scale and the impact on adjacent uses, seeking compatible built forms. Consideration of setback and site plan requirements to provide visual and aural separation between residential and non-residential uses and parking or loading areas; - Responsible lighting; Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 24 of 30

25 - Crime Prevention Through Environmental Design principles; With the variety of different uses and anticipated massing, different considerations should be given to the different blocks. Official Plan Amendments (Section 8.3.1) Where reviewing applications to amend the Official Plan the City shall consider: - Consistency with the PPS, and the goals, objectives and policies of the County and City Official Plans; - Consistency with the Niagara Escarpment Plan; - Impact and demand for municipal services, infrastructure and facilities; - Adequacy of servicing; - Impact on surrounding land uses, transportation system, municipal services, community amenities and services; - Impact on cultural and/or Natural Heritage features; - Any other information determined appropriate and applicable by the City or other agency. Zoning By-law (Section 8.1.1) The City may amend the Zoning by-law where sufficient justification exists in conformity with the Official Plan considering the goals, objectives and policies therein. Holding Provisions (Section and 8.1.2) Section provides for the City to zone lands for a specific use but delay development to a later date, when certain identified conditions have been satisfied, by using a holding symbol H in front of the zone category. The Zoning By-law must clearly set out what use(s) are permitted while the holding symbol is in place and the requirements for removal of the H. Reasons for applying a holding symbol may relate to (but are not limited to) allocation of servicing; phasing of development; provision of parkland; completion of environmental contamination remediation; completion of appropriate supporting studies; completion of servicing agreement or subdivision agreement; granting of site plan approval; or compliance with the Official Plan. In addition to Section 8.1.2, under Section the City may employ holding zone provisions in the Sydenham Heights area relating to: - Evaluation of infrastructure investments; Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 25 of 30

26 - Extension or improvement of infrastructure required to service the lands have been engineered and approved for construction; - Extent of serviced land supply is a minimum of 3 years and not more than 20 years; - Execution of any front-ending agreements The Plan provides for the use of Master Plan or Block Plans to identify how the development is to integrate with surrounding lands. The draft Zoning By-law suggests the use of Holding provision on portions of the property but does not describe their purpose. This will need to be further clarified by the applicant prior to a recommendation report. Draft Plan of Subdivision and Condominium Approval (Section 8.3.3) The subdivision approval process is to be used to ensure logical and orderly development in accordance with the intent of the Official Plan and the maintenance of a sound financial position for the City. The provisions of the Planning Act shall be used, including subdivision agreements, to ensure land use designations and policies of the Official Plan are complied with and a high standard of design is maintained. It is understood from discussions with the developer that they anticipate pursuing further detailed design toward a draft plan of subdivision application following the public meeting and once they have had a chance to consider the feedback received. In assessing the Official Plan and Zoning By-law amendment applications this further process must be acknowledged and determination made of what level of detail can await the subdivision process. Site Plan Control (Section 8.3.4) Under the authority of the Planning Act and the Official Plan, the City has passed a Site Plan Control By-law. Townhouse blocks, apartment buildings and/or long term care facilities may require site plan approval and a site plan agreement may be required. Preconsultation and Development Applications (Sections 8.4 & 8.5) It is under these sections that pre-consultation was completed and the supporting studies and information requested in order to deem the subject applications complete was provided by applicant. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 26 of 30

27 The City has endeavored to consult with First Nations and has circulated the application to known First Nations and Métis nations and where applicable their offices undertaking development review. Public Works & Capital Forecast (Section 8.8) The extension or construction of capital or public works shall be carried out in accordance with the Official Plan. This is underway as discussed in the Financial Implications section below. This is consistent with Section 24 of the Planning Act. Zoning By-law Considerations (Attachment F) The Zoning By-law is intended to regulate the use of land and provide regulations for lot size, setbacks, coverage and building height so that new development will fit within the context of its location. The Zoning By-law must conform to the intent and purpose of the Official Plan. When the Official Plan Five Year Review (OPA 4) was completed, it was anticipated that the existing zone categories (largely Rural ) would remain on the lands not yet developed. This provides the City with a mechanism through site specific Zoning By-law Amendment applications to consider the most appropriate zoning for lands when an actual development application proposed. It also allows a land owner or developer to, in consideration of the direction of the Official Plan policies, consider a wider variety of potential uses and more deftly respond to the market that exists at the time of development. The subject lands are presently zoned Rural and Hazard Land by Zoning By-law , as amended, as indicated on Schedule A, Zoning Map 20. Since the applications were originally deemed complete and notice given to that effect, the applicant has provided revised Draft Zoning By-law Amendment providing further details to the request (dated August 31, 2018). Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 27 of 30

28 The notice of revised complete application and public meeting included these additional details in the description and the revised draft amendment has been posted online for public viewing. An excerpt is included below: The entirety of the proposed draft zoning by-law amendment is attached as Attachment F. The requested zoning by-law amendment will be assessed in consideration of the PPS and Official Plan policies. Financial/Budget Implications: There are no negative budget implications directly resulting from the subject applications at this time. The East Owen Sound Master Servicing Study provided the basis for servicing the Sydenham Heights Planning Area and OPA 4 provided the policy framework for development within the Planning Area. A development of this size will increase the tax base for the City. It is a policy of the Official Plan that new development in the Sydenham Heights Planning Area be responsible for the cost of infrastructure improvements that benefit the new development (Section ). Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 28 of 30

29 The Official Plan provides options including area specific development charges, cost sharing agreements and front ending agreements to fund infrastructure investment. In 2015 the City passed Development Charges By-law which included an area specific development charge for the Sydenham Heights Planning Area to cover the growth related capital costs associated with new development in this area, in particular water and sanitary services. However, the capital investment must be made (the necessary infrastructure must be available to individual lots) in order for building permits to be issued and development charges collected for any new development. The Official Plan contemplates cost sharing agreements as well as front ending agreements as detailed in report OP which was considered and approved in May of Watson and Associates was retained to prepare a land budget for servicing contributions for the undeveloped land in the Sydenham Heights Area; the Area Specific Development Charge is based on this. It is anticipated that the land budget will be updated based on the City s actual cost of extending water and sanitary trunk servicing once the project is closed and final invoices are received; this would provide background for the next development charges by-law review. In summary, the costs to service both the Redhawk Development and Bremont Development are related to but will be decided upon separately from the subject applications. Servicing and cost sharing agreements will be considered prior to a recommendation report to ensure servicing is available for the subject lands as a condition of draft plan of subdivision. Communication Strategy: As described earlier in this report, notice has been given of a complete application and public meting as required by the Planning Act. Consultation: The public meeting is scheduled for October 1, Members of the public are welcome to attend and make oral submissions at the public meeting, or submit comments in writing prior to the public meeting either in support or against the application. Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 29 of 30

30 In addition to the public notice, the Planning Division also sent a request for comments to the development team and other agencies based on the nature of the applications. Comments received to date will be attached to the October 1, 2018 agenda package. All comments will be considered prior to any future recommendation report. Attachments: A. Draft Plan of Subdivision (as submitted with application) B. Summary of Supporting Studies C. PPS Excerpts D. Excerpts of Official Plan Schedules A and A2 E. Proposed Official Plan Amendment (excerpt of Planning Justification Report) F. Proposed Zoning By-law Amendment (as submitted August 31, 2018) G. Site Photos Prepared By: Margaret Potter Signature on File Reviewed By: Pam Coulter Signature on File Submitted By: Wayne Ritchie Signature on File Report: Technical Report Bremont - OPA 8 & ZBA 26 Page 30 of 30

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32 SUMMARY OF SUPPORTING STUDIES Please note that the following is intended only to highlight the content of the studies provided in support of the application. Complete copies of these studies* area available on the City s website ( or at the City s Planning Division during regular business hours or at other times by appointment with the exception of the archaeological assessment. The archaeological assessment is not posted online out of caution with respect to locations of potential sites. The Ministry of Tourism, Culture and Sport maintains the Public Register of Archaeological Reports so any report submitted after it was introduced (Apr 28, 2005) are publicly available, with appropriate redactions. Please note that a number of the studies submitted predate the revised Planning Justification Report and December 6, 2017 Draft Plan. This may necessitate addendums or updates through review and prior to recommendation report (or prior to draft plan of subdivision consideration). Full reports should be reviewed for complete analysis, recommendations and mitigation measures. Planning Justification Report, Jones Consulting, October 2017 (revised November 2017) and Revised Draft Zoning By-law Amendment (August 31, 2018) The Planning Justification Report examines the planning merits and appropriateness of the development proposal with regard to the other supporting materials and relevant planning policy. Notes that a future plan of subdivision will follow at a later date, once detailed design of the blocks has been established. - The report summarizes the findings of reports completed in support of the application. - In addition to the supporting materials required as part of a complete application, the applicant undertook a Phase 1 Environmental Site Assessment (ESA) and Geotechnical Investigation for due diligence purposes and submitted those as well. - Since preconsultation convenience commercial uses requested site specifically for the R5 zone. - The proposed development is anticipated to be phased and the report includes a draft phasing plan Summary of Supporting Studies Page 1 of 8

33 - There are some discrepancies in the report in terms of the number of units proposed. Where there were discrepancies in the unit numbers, the Draft Plan was used. - Recommends a regular public consultation process. - Finds that the proposed development is consistent with the PPS, conforms with the general intent and purpose of the County of Grey Official Plan and City of Owen Sound Official Plan, represents good planning and will contribute in a positive way to the future growth and quality of life in the City. - A draft Official Plan Amendment and Zoning By-law Amendment are incorporated into the report for consideration and review. Following a request for clarification a further Draft Zoning By-law Amendment was submitted. Additional discussions with the author and applicant will be required prior to any final report to Council as the draft policies suggest exceptions and the use of holding provisions without spelling out the details of the exceptions and holding provisions. Further refined draft amendments are anticipated. Traffic Impact Study, Crozier & Associates, October 2017 Purpose is to assess the impacts of the proposed development on immediate road system and recommend mitigation measures, if warranted. Analysis of background traffic operations included consideration of Redhawk development to the south (also in approvals stage). Hospital accesses were assessed and are anticipated to operate at satisfactory levels of service. During weekday peak hours, the proposed development is anticipated to generate approximately 199 (AM) and 248 (PM) primary trips and 16 (AM) and 50 (PM) by-pass trips. Analysis assumes speed reduction on 8 th Street East to 60 km/hr in the vicinity of the development. Implementation of an eastbound left turn lane may be considered by the City at the future signalized intersection of 8 th Street East and 20 th Avenue East based on volumes during the 2029 peak period. Summary of Supporting Studies Page 2 of 8

34 Indicates boundary road network can accommodate the traffic generated by this and other anticipated developments. Finds the development can be supported from a traffic operations perspective as the site generated traffic can be accommodated by the roadway network. Functional Servicing & Stormwater Management Report, PEL, September 29, 2017 Sanitary anticipates that the Owen Sound Wastewater Treatment Plant and trunk sewer have sufficient capacity for the proposed development. Sewers will need to be extended into the site. Water anticipates sufficient reserve capacity in the water plant to service the proposed development. Extension of water into the site will provide for looped watermain. Recommends extension of the existing 20 th Avenue East watermain (north) be extended to provide looping of the larger watermain. Fire flows require additional monitoring. Stormwater discuses peak flow attenuation to predevelopment rates and enhanced quality control. o Proposes wet stormwater management facility for the majority (approx. 75%) of the development. o Proposes dry pond for remaining area. o Proposes low impact development techniques to promote attenuation of runoff such as enhanced grass swales and vegetated filter strips. o Quality control proposes a treatment train from low impact techniques to oil/grit separation and stormwater retention. Erosion control can be implemented as part of construction program detailed design. Recommends that application be made to MOECC for stormwater management facility once design completed. Recommends permit from GSCA prior to commencing any work. Recommends construction mitigation measures be implemented during construction. Summary of Supporting Studies Page 3 of 8

35 With respect to the existing Union Gas service that traverses the property, identifies a plan to extend a new gas main along the proposed 20 th Avenue East to service the subdivision with a new tee and associated easement to connect to the existing service for the hospital. Aeronautical Assessment, WSP, September 15, 2017 Undertaken to assess the impact of the proposal on the flight paths established for the heliport (CNK6) located at Grey-Bruce Health Services (hospital). The proposed development site falls outside of the existing flight paths. WSP also assessed a potential future flight path to identify future potential impacts. WSP finds that the maximum allowable height without impacting the heliport is 65.5 m AGL, obstruction marking/lighting would be required at 46.9 m AGL. The tallest structure proposed for the purposes of this study was 23.5 m above finished ground elevation being a 6 storey building. This is intended to represent a worst case scenario for the development in terms of height. WSP finds the proposal will not impact the GBHS Owen Sound Heliport. May require addendum/reassessment based on final subdivision plan if heights/plans change. Scoped Environmental Impact Study, WSP, August 2017 This report outlines existing conditions, provides an assessment of potential impacts associated with the proposed development and recommendations to mitigate potential impacts. Features of the site include mapped vegetation communities, Telfer Creek (cold water), riparian corridor surrounding the watercourse identified as Forb Mineral Meadow wetland (did not have standing water at time of investigation but likely does during parts of the year), Dry-Fresh Deciduous Shrub Thicket (most of the site) Field surveys included a search for Butternut none were identified. Summary of Supporting Studies Page 4 of 8

36 The wetland associated with Telfer Creek in the southeast portion of the Study Area is identified as a significant wetland (but not a provincially significant wetland). Significant features are summarized on table 7. Fish Habitat, Habitat of Endangered or Threatened Species, Significant Wetlands, Significant Wildlife Habitat, and Significant Valleylands were identified within 120 m of the subject lands. o Fish Habitat 30 m buffer to Telfer Creek will be maintained by the proposal o Habitat of Endangered or Threatened Species low-moderate habitat potential for Eastern Meadowlark and Bobolink can be found within the south portion of the site as well as in the fields east of the Study Area. Mitigation includes: Vegetation removal should not occur during breeding bird season unless specifically surveyed. During construction, area should be monitored and if species at risk found, qualified persons to be contacted immediately o Wetlands significant wetland was identified. Mitigation includes: Establish temporary siltation fencing. Minimize changes to the land contours and drainage patterns. Prohibit storage or stockpiling of materials, disposal of liquids, and operation of heavy machinery beyond the temporary siltation fencing. Implement a spills management plan. Ensure site materials managed in manner that prevents them from entering naturalized areas or wetland features. Use equipment and associated fuel, lubricants or other chemicals so as to eliminate/minimize potential of contamination and store fuels securely outside of the study area. Ensure equipment maintained and cleaned offsite. Re-vegetate any areas observed immediately after construction to minimize overland siltation and keep siltation Summary of Supporting Studies Page 5 of 8

37 fencing in place until a minimum of 75% of vegetation coverage established. o Significant Wildlife Habitat was identified within 120 m and limited to habitat for Monarch and Snapping Turtle (both Special Concern ). Moderate potential for both was identified for the Study Area. General mitigation measures should be followed. o Significant Valleylands are located within the identified Hazard Lands where development is not proposed. Mitigation includes: Tree and vegetation removal be prohibited to preserve slope stability and reduce potential for erosion; changes to existing land contours and drainage patterns should be minimized to ensure significant changes to site hydrology do not occur. General Mitigation measures are also recommended. o Among the general mitigation measures are measures for significant woodlands no significant woodlands were identified on site. o All mitigation measures should be implemented through any future detailed design/draft plan of subdivision. Arborist Report, WSP, September 2017 This report was prepared to support the Environmental Impact Study. Due to the unavoidable encroachment into tree protection zones, an arborist report was completed with a tree protection plan to address potential impacts to trees. Finds the majority of the study area old pasture that has begun to regenerate primarily with Green Ash, Common Buckthorn, and Hawthorn as well as hedgerows of primarily Basswood, Sugar Maple, Common Buckthorn, Norway Spruce, and White Pine. Trees of a certain size were inventoried or where high densities of trees they were assessed as a group. Trees are identified as follows: o Those required to be removed for construction; o Those that will be retained and protected; Summary of Supporting Studies Page 6 of 8

38 o Those for which injury may occur but may be retained and protected using appropriate treatment and preservation methods (with methods recommended) A total of 45 individually assessed trees, all hedgerows and the young green ash thicket are proposed to be removed. Tree retention is identified for the Hazard and Stormwater Management Blocks. A number of general protection and preservation measures were recommended including that any tree removal should be outside of the migratory bird nesting season (approximately end of March to end of August). Stage 1 and 2 Archaeological Assessment, Golder Associates, October 3, 2017 The Stage 1 assessment recommended (in summary) that portions of the study area that were permanently wet do not exhibit potential and no further assessment is required; and, all remaining portions are recommended for stage 2 assessment. The Stage 2 assessment consisted of a test pit survey at 5m intervals. No artifacts were recovered and no features uncovered during the stage 2 survey. The assessment recommends that the project area be considered free from further archaeological concern and no further assessment is necessary. The report does include advice on compliance with legislation including cautionary conditions typically incorporated into draft plan of subdivision conditions. Letter from WSP with stormwater management geotechnical recommendations, dated October 4, 2017 Provides detailed recommendations for the stormwater dry pond and recommends that once design details for the stormwater management pond(s) are available that they be reviewed by WSP and that a slope stability analysis be carried out on the side slopes as well as all borehole locations be surveyed so that geodetic elevations for existing subsurface conditions can be made available. Geotechnical Investigation, WSP, August 2017 Summary of Supporting Studies Page 7 of 8

39 The purpose of the study was to obtain information about the subsurface conditions to make recommendations pertaining to the geotechnical design of site grading, underground utilities, subdivision roads, and conventional shallow foundations. The recommendations are intended for Bremont in their final design of the subdivision. Concludes that WSP should be retained for a general review of the final design and specifications to verify that the report has been properly interpreted and implemented. Phase 1 Environmental Site Assessment, WSP, April 18, The study scope did not include Record of Site Condition. - Identifies that the property was historically agricultural land with a dwelling and barn located on the southwest corner prior to 1938 that were demolished by A historic well was identified on the property. - The assessment finds that a Phase Two ESA is not warranted. Summary of Supporting Studies Page 8 of 8

40 EXCERPTS OF THE PROVINCIAL POLICY STATEMENT 2014 The following are some excerpts of the Provincial Policy Statement as issued under Section 3 of the Planning Act which came into effect April 30, Part II: LEGISLATIVE AUTHORITY The Provincial Policy Statement is issued under the authority of Section 3 of the Planning Act and came into effect on April 30, It applies to all applications, matters or proceedings commenced on or after March 1, 2005 In respect of the exercise of any authority that affects a planning matter, Section 3 of the Planning Act requires that decisions affecting planning matters shall be consistent with policy statements issued under the Act. Part III: HOW TO READ THE PROVINCIAL POLICY STATEMENT The Provincial Policy Statement is more than a set of individual policies. It is to be read in its entirety and the relevant policies are to be applied to each situation... There is no implied priority in the order in which the policies appear... The choice of language is intended to distinguish between the types of policies and the nature of implementation. There is some discretion when applying a policy with enabling or supportive language in contrast to a policy with a directive, limitation or prohibition. Part IV: VISION FOR ONTARIO S LAND USE PLANNING SYSTEM The long-term prosperity and social well-being of Ontario depends upon planning for strong, sustainable and resilient communities for people of all ages, a clean and healthy environment, and a strong and competitive economy. Ontario is a vast province with diverse urban, rural and northern communities which may face different challenges related to diversity in population, economic activity, pace of growth and physical and natural conditions. Some areas face challenges related to maintaining population and diversifying their economy, while other areas face challenges related to accommodating and managing the development and population growth which is occurring, while protecting important resources and the quality of the natural environment. Ontario s rich cultural diversity is one of its distinctive and defining features. The Provincial Policy Statement reflects Ontario s diversity, which includes the histories and cultures of Aboriginal peoples, and is based on good land use planning principles that apply in communities across Ontario. The Province recognizes the importance of consulting with Aboriginal communities on planning matters that may affect their rights and interests. The Provincial Policy Statement focuses growth and development within urban and rural settlement areas while supporting the viability of rural areas. It recognizes that the wise management of land use change may involve directing, promoting or sustaining development. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns and avoiding significant or sensitive resources and areas which may pose a risk to public health and safety.

41 Efficient development patterns optimize the use of land, resources and public investment in infrastructure and public service facilities. These land use patterns promote a mix of housing, including affordable housing, employment, recreation, parks and open spaces, and transportation choices that increase the use of active transportation and transit before other modes of travel. They also support the financial wellbeing of the Province and municipalities over the long term, and minimize the undesirable effects of development, including impacts on air, water and other resources. Strong, liveable and healthy communities promote and enhance human health and social well-being, are economically and environmentally sound, and are resilient to climate change. The Province s natural heritage resources, water resources, including the Great Lakes, agricultural resources, mineral resources, and cultural heritage and archaeological resources provide important environmental, economic and social benefits. The wise use and management of these resources over the long term is a key provincial interest. The Province must ensure that its resources are managed in a sustainable way to conserve biodiversity, protect essential ecological processes and public health and safety, provide for the production of food and fibre, minimize environmental and social impacts, and meet its long-term needs. It is equally important to protect the overall health and safety of the population. The Provincial Policy Statement directs development away from areas of natural and human-made hazards. This preventative approach supports provincial and municipal financial well-being over the long term, protects public health and safety, and minimizes cost, risk and social disruption. Taking action to conserve land and resources avoids the need for costly remedial measures to correct problems and supports economic and environmental principles. Strong communities, a clean and healthy environment and a strong economy are inextricably linked. Long-term prosperity, human and environmental health and social well-being should take precedence over short-term considerations. The fundamental principles set out in the Provincial Policy Statement apply throughout Ontario. To support our collective well-being, now and in the future, all land use must be well managed. Part V: POLICIES 1.0 BUILDING STRONG COMMUNITIES Ontario is a vast province with urban, rural, and northern communities with diversity in population, economic activities, pace of growth, service levels and physical and natural conditions. Ontario's longterm prosperity, environmental health and social well-being depend on wisely managing change and promoting efficient land use and development patterns. Efficient land use and development patterns support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth. 1.1 MANAGING AND DIRECTING LAND USE TO ACHIEVE EFFICIENT AND RESILIENT DEVELOPMENT AND LAND USE PATTERNS Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), PPS 2014 Excerpts Page 2 of 14

42 institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years. However, where an alternate time period has been established for specific areas of the Province as a result of a provincial planning exercise or a provincial plan, that time frame may be used for municipalities within the area. Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. Nothing in policy limits the planning for infrastructure and public service facilities beyond a 20-year time horizon Settlement Areas Settlement areas are urban areas and rural settlement areas, and include cities, towns, villages and hamlets. Ontario s settlement areas vary significantly in terms of size, density, population, economic activity, diversity and intensity of land uses, service levels, and types of infrastructure available. The vitality of settlement areas is critical to the long-term economic prosperity of our communities. Development pressures and land use change will vary across Ontario. It is in the interest of all communities to use land and resources wisely, to promote efficient development patterns, protect resources, promote green spaces, ensure effective use of infrastructure and public service facilities and minimize unnecessary public expenditures Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted Land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and 6. are freight-supportive; and PPS 2014 Excerpts Page 3 of 14

43 b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy , where this can be accommodated Planning authorities shall identify appropriate locations 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. Intensification and redevelopment shall be directed in accordance with the policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions. However, where provincial targets are established through provincial plans, the provincial target shall represent the minimum target for affected areas New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities Planning authorities shall establish and implement phasing policies to ensure: a) that specified targets for intensification and redevelopment are achieved prior to, or concurrent with, new development within designated growth areas; and b) the orderly progression of development within designated growth areas and the timely provision of the infrastructure and public service facilities required to meet current and projected needs A planning authority may identify a settlement area or allow the expansion of a settlement area boundary only at the time of a comprehensive review and only where it has been demonstrated that: a) sufficient opportunities for growth are not available through intensification, redevelopment and designated growth areas to accommodate the projected needs over the identified planning horizon; b) the infrastructure and public service facilities which are planned or available are suitable for the development over the long term, are financially viable over their life cycle, and protect public health and safety and the natural environment; c) in prime agricultural areas: 1. the lands do not comprise specialty crop areas; 2. alternative locations have been evaluated, and i. there are no reasonable alternatives which avoid prime agricultural areas; and ii. there are no reasonable alternatives on lower priority agricultural lands in prime agricultural areas; d) the new or expanding settlement area is in compliance with the minimum distance separation formulae; and e) impacts from new or expanding settlement areas on agricultural operations which are adjacent or close to the settlement area are mitigated to the extent feasible. PPS 2014 Excerpts Page 4 of 14

44 In determining the most appropriate direction for expansions to the boundaries of settlement areas or the identification of a settlement area by a planning authority, a planning authority shall apply the policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety. 1.2 Coordination A coordinated, integrated and comprehensive approach should be used when dealing with planning matters within municipalities, across lower, single and/or upper-tier municipal boundaries, and with other orders of government, agencies and boards including: 2 a) managing and/or promoting growth and development; b) economic development strategies; c) managing natural heritage, water, agricultural, mineral, and cultural heritage and archaeological resources; d) infrastructure, electricity generation facilities and transmission and distribution systems, multimodal transportation systems, public service facilities and waste management systems; e) ecosystem, shoreline, watershed, and Great Lakes related issues; f) natural and human-made hazards; g) population, housing and employment projections, based on regional market areas; and h) addressing housing needs in accordance with provincial policy statements such as the Ontario Housing Policy Statement Planning authorities should coordinate emergency management and other economic, environmental and social planning considerations to support efficient and resilient communities Land Use Compatibility Major facilities and sensitive land uses should be planned to ensure they are appropriately designed, buffered and/or separated from each other to prevent or mitigate adverse effects from odour, noise and other contaminants, minimize risk to public health and safety, and to ensure the long-term viability of major facilities. 1.3 Employment Planning authorities shall promote economic development and competitiveness by: a) providing for an appropriate mix and range of employment and institutional uses to meet longterm needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; c) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities; and d) ensuring the necessary infrastructure is provided to support current and projected needs. 1.4 Housing To provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall: a) maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and PPS 2014 Excerpts Page 5 of 14

45 b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by: a) establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households. However, where planning is conducted by an uppertier municipality, the upper-tier municipality in consultation with the lower-tier municipalities may identify a higher target(s) which shall represent the minimum target(s) for these lower-tier municipalities; b) permitting and facilitating: 1. all forms of housing required to meet the social, health and well-being requirements of current and future residents, including special needs requirements; and 2. all forms of residential intensification, including second units, and redevelopment in accordance with policy ; c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and e) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. 1.5 Public Spaces, Recreation, Parks, Trails and Open Space Healthy, active communities should be promoted by: a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; b) planning and providing for a full range and equitable distribution of publicly-accessible built and natural settings for recreation, including facilities, parklands, public spaces, open space areas, trails and linkages, and, where practical, water-based resources; c) providing opportunities for public access to shorelines; and d) recognizing provincial parks, conservation reserves, and other protected areas, and minimizing negative impacts on these areas. 1.6 Infrastructure and Public Service Facilities Infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities shall be provided in a coordinated, efficient and cost-effective manner that considers impacts from climate change while accommodating projected needs. Planning for infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities shall be coordinated and integrated with land use planning so that they are: PPS 2014 Excerpts Page 6 of 14

46 a) financially viable over their life cycle, which may be demonstrated through asset management planning; and b) available to meet current and projected needs Planning authorities should promote green infrastructure to complement infrastructure Before consideration is given to developing new infrastructure and public service facilities: a) the use of existing infrastructure and public service facilities should be optimized; and b) opportunities for adaptive re-use should be considered, wherever feasible Infrastructure and public service facilities should be strategically located to support the effective and efficient delivery of emergency management services Public service facilities should be co-located in community hubs, where appropriate, to promote cost-effectiveness and facilitate service integration, access to transit and active transportation Sewage, Water and Stormwater Planning for sewage and water services shall: a) direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing: 1. municipal sewage services and municipal water services; and 2. private communal sewage services and private communal water services, where municipal sewage services and municipal water services are not available; b) ensure that these systems are provided in a manner that: 1. can be sustained by the water resources upon which such services rely; 2. is feasible, financially viable and complies with all regulatory requirements; and 3. protects human health and the natural environment; c) promote water conservation and water use efficiency; d) integrate servicing and land use considerations at all stages of the planning process; and e) be in accordance with the servicing hierarchy outlined through policies , , and Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible Subject to the hierarchy of services provided in policies , , and planning authorities may allow lot creation only if there is confirmation of sufficient reserve sewage system capacity and reserve water system capacity within municipal sewage services and municipal water services or private communal sewage services and private communal water services. The determination of sufficient reserve sewage system capacity shall include treatment capacity for hauled sewage from private communal sewage services and individual on-site sewage services Planning for stormwater management shall: a) minimize, or, where possible, prevent increases in contaminant loads; b) minimize changes in water balance and erosion; c) not increase risks to human health and safety and property damage; d) maximize the extent and function of vegetative and pervious surfaces; and e) promote stormwater management best practices, including stormwater attenuation and re-use, and low impact development. PPS 2014 Excerpts Page 7 of 14

47 1.6.7 Transportation Systems Transportation systems should be provided which are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs Efficient use shall be made of existing and planned infrastructure, including through the use of transportation demand management strategies, where feasible As part of a multimodal transportation system, connectivity within and among transportation systems and modes should be maintained and, where possible, improved including connections which cross jurisdictional boundaries A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation Transportation and land use considerations shall be integrated at all stages of the planning process Airports, Rail and Marine Facilities Planning for land uses in the vicinity of airports, rail facilities and marine facilities shall be undertaken so that: a) their long-term operation and economic role is protected; and b) airports, rail facilities and marine facilities and sensitive land uses are appropriately designed, buffered and/or separated from each other, in accordance with policy Airports shall be protected from incompatible land uses and development by: a) prohibiting new residential development and other sensitive land uses in areas near airports above 30 NEF/NEP; b) considering redevelopment of existing residential uses and other sensitive land uses or infilling of residential and other sensitive land uses in areas above 30 NEF/NEP only if it has been demonstrated that there will be no negative impacts on the long-term function of the airport; and c) discouraging land uses which may cause a potential aviation safety hazard. 1.7 Long-Term Economic Prosperity Long-term economic prosperity should be supported by: a) promoting opportunities for economic development and community investment-readiness; b) optimizing the long-term availability and use of land, resources, infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities; c) maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets; d) encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes; e) promoting the redevelopment of brownfield sites; f) providing for an efficient, cost-effective, reliable multimodal transportation system that is integrated with adjacent systems and those of other jurisdictions, and is appropriate to address projected needs to support the movement of goods and people; PPS 2014 Excerpts Page 8 of 14

48 g) providing opportunities for sustainable tourism development; h) providing opportunities to support local food, and promoting the sustainability of agri-food and agri-product businesses by protecting agricultural resources, and minimizing land use conflicts; i) promoting energy conservation and providing opportunities for development of renewable energy systems and alternative energy systems, including district energy; j) minimizing negative impacts from a changing climate and considering the ecological benefits provided by nature; and k) encouraging efficient and coordinated communications and telecommunications infrastructure. 1.8 Energy Conservation, Air Quality and Climate Change Planning authorities shall support energy conservation and efficiency, improved air quality, reduced greenhouse gas emissions, and climate change adaptation through land use and development patterns which: a) promote compact form and a structure of nodes and corridors; b) promote the use of active transportation and transit in and between residential, employment (including commercial and industrial) and institutional uses and other areas; c) focus major employment, commercial and other travel-intensive land uses on sites which are well served by transit where this exists or is to be developed, or designing these to facilitate the establishment of transit in the future; d) focus freight-intensive land uses to areas well served by major highways, airports, rail facilities and marine facilities; e) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; f) promote design and orientation which: 1. maximizes energy efficiency and conservation, and considers the mitigating effects of vegetation; and 2. maximizes opportunities for the use of renewable energy systems and alternative energy systems; and g) maximize vegetation within settlement areas, where feasible. 2.0 Wise Use and Management of Resources Ontario's long-term prosperity, environmental health, and social well-being depend on conserving biodiversity, protecting the health of the Great Lakes, and protecting natural heritage, water, agricultural, mineral and cultural heritage and archaeological resources for their economic, environmental and social benefits. 2.1 Natural Heritage Natural features and areas shall be protected for the long term The diversity and connectivity of natural features in an area, and the long-term ecological function and biodiversity of natural heritage systems, should be maintained, restored or, where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features. PPS 2014 Excerpts Page 9 of 14

49 2.1.3 Natural heritage systems shall be identified in Ecoregions 6E & 7E1, recognizing that natural heritage systems will vary in size and form in settlement areas, rural areas, and prime agricultural areas Development and site alteration shall not be permitted in: a. significant wetlands in Ecoregions 5E, 6E and 7E1; and b. significant coastal wetlands Development and site alteration shall not be permitted in: a. significant wetlands in the Canadian Shield north of Ecoregions 5E, 6E and 7E1; b. significant woodlands in Ecoregions 6E and 7E (excluding islands in Lake Huron and the St. Marys River)1; c. significant valleylands in Ecoregions 6E and 7E (excluding islands in Lake Huron and the St. Marys River)1; d. significant wildlife habitat; e. significant areas of natural and scientific interest; and f. coastal wetlands in Ecoregions 5E, 6E and 7E1 that are not subject to policy 2.1.4(b) unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions Development and site alteration shall not be permitted in fish habitat except in accordance with provincial and federal requirements Development and site alteration shall not be permitted in habitat of endangered species and threatened species, except in accordance with provincial and federal requirements Development and site alteration shall not be permitted on adjacent lands to the natural heritage features and areas identified in policies 2.1.4, 2.1.5, and unless the ecological function of the adjacent lands has been evaluated and it has been demonstrated that there will be no negative impacts on the natural features or on their ecological functions Nothing in policy 2.1 is intended to limit the ability of agricultural uses to continue. 2.2 Water Planning authorities shall protect, improve or restore the quality and quantity of water by: a. using the watershed as the ecologically meaningful scale for integrated and long-term planning, which can be a foundation for considering cumulative impacts of development; b. minimizing potential negative impacts, including cross-jurisdictional and crosswatershed impacts; c. identifying water resource systems consisting of ground water features, hydrologic functions, natural heritage features and areas, and surface water features including shoreline areas, which are necessary for the ecological and hydrological integrity of the watershed; PPS 2014 Excerpts Page 10 of 14

50 d. maintaining linkages and related functions among ground water features, hydrologic functions, natural heritage features and areas, and surface water features including shoreline areas; e. implementing necessary restrictions on development and site alteration to: 1. protect all municipal drinking water supplies and designated vulnerable areas; and 2. protect, improve or restore vulnerable surface and ground water, sensitive surface water features and sensitive ground water features, and their hydrologic functions; f. planning for efficient and sustainable use of water resources, through practices for water conservation and sustaining water quality; g. ensuring consideration of environmental lake capacity, where applicable; and h. ensuring stormwater management practices minimize stormwater volumes and contaminant loads, and maintain or increase the extent of vegetative and pervious surfaces Development and site alteration shall be restricted in or near sensitive surface water features and sensitive ground water features such that these features and their related hydrologic functions will be protected, improved or restored. Mitigative measures and/or alternative development approaches may be required in order to protect, improve or restore sensitive surface water features, sensitive ground water features, and their hydrologic functions. 2.6 Cultural Heritage and Archaeology Significant built heritage resources and significant cultural heritage landscapes shall be conserved Development and site alteration shall not be permitted on lands containing archaeological resources or areas of archaeological potential unless significant archaeological resources have been conserved Planning authorities should consider and promote archaeological management plans and cultural plans in conserving cultural heritage and archaeological resources Planning authorities shall consider the interests of Aboriginal communities in conserving cultural heritage and archaeological resources. 3.0 Protecting Public Health and Safety Ontario's long-term prosperity, environmental health and social well-being depend on reducing the potential for public cost or risk to Ontario s residents from natural or human-made hazards. Development shall be directed away from areas of natural or human-made hazards where there is an unacceptable risk to public health or safety or of property damage, and not create new or aggravate existing hazards. 3.1 Natural Hazards PPS 2014 Excerpts Page 11 of 14

51 3.1.1 Development shall generally be directed to areas outside of: a. hazardous lands adjacent to the shorelines of the Great Lakes - St. Lawrence River System and large inland lakes which are impacted by flooding hazards, erosion hazards and/or dynamic beach hazards; b. hazardous lands adjacent to river, stream and small inland lake systems which are impacted by flooding hazards and/or erosion hazards; and c. hazardous sites Development and site alteration shall not be permitted within: a) the dynamic beach hazard; b) defined portions of the flooding hazard along connecting channels (the St. Marys, St. Clair, Detroit, Niagara and St. Lawrence Rivers); c) areas that would be rendered inaccessible to people and vehicles during times of flooding hazards, erosion hazards and/or dynamic beach hazards, unless it has been demonstrated that the site has safe access appropriate for the nature of the development and the natural hazard; and d) a floodway regardless of whether the area of inundation contains high points of land not subject to flooding Planning authorities shall consider the potential impacts of climate change that may increase the risk associated with natural hazards Despite policy 3.1.2, development and site alteration may be permitted in certain areas associated with the flooding hazard along river, stream and small inland lake systems: a) in those exceptional situations where a Special Policy Area has been approved. The designation of a Special Policy Area, and any change or modification to the official plan policies, land use designations or boundaries applying to Special Policy Area lands, must be approved by the Ministers of Municipal Affairs and Housing and Natural Resources prior to the approval authority approving such changes or modifications; or b) where the development is limited to uses which by their nature must locate within the floodway, including flood and/or erosion control works or minor additions or passive non-structural uses which do not affect flood flows Development shall not be permitted to locate in hazardous lands and hazardous sites where the use is: a) an institutional use including hospitals, long-term care homes, retirement homes, pre-schools, school nurseries, day cares and schools; b) an essential emergency service such as that provided by fire, police and ambulance stations and electrical substations; or c) uses associated with the disposal, manufacture, treatment or storage of hazardous substances Where the two zone concept for flood plains is applied, development and site alteration may be permitted in the flood fringe, subject to appropriate floodproofing to the flooding hazard elevation or another flooding hazard standard approved by the Minister of Natural Resources. PPS 2014 Excerpts Page 12 of 14

52 3.2 Human-Made Hazards Development on, abutting or adjacent to lands affected by mine hazards; oil, gas and salt hazards; or former mineral mining operations, mineral aggregate operations or petroleum resource operations may be permitted only if rehabilitation or other measures to address and mitigate known or suspected hazards are under way or have been completed Sites with contaminants in land or water shall be assessed and remediated as necessary prior to any activity on the site associated with the proposed use such that there will be no adverse effects. 4.0 Implementation and Interpretation 4.1 This Provincial Policy Statement applies to all decisions in respect of the exercise of any authority that affects a planning matter made on or after April 30, In accordance with section 3 of the Planning Act, a decision of the council of a municipality, a local board, a planning board, a minister of the Crown and a ministry, board, commission or agency of the government, including the Municipal Board, in respect of the exercise of any authority that affects a planning matter, shall be consistent with this Provincial Policy Statement. Comments, submissions or advice that affect a planning matter that are provided by the council of a municipality, a local board, a planning board, a minister or ministry, board, commission or agency of the government shall be consistent with this Provincial Policy Statement. 4.3 This Provincial Policy Statement shall be implemented in a manner that is consistent with the recognition and affirmation of existing Aboriginal and treaty rights in section 35 of the Constitution Act, This Provincial Policy Statement shall be read in its entirety and all relevant policies are to be applied to each situation. 4.5 In implementing the Provincial Policy Statement, the Minister of Municipal Affairs and Housing may take into account other considerations when making decisions to support strong communities, a clean and healthy environment and the economic vitality of the Province. 4.6 This Provincial Policy Statement shall be implemented in a manner that is consistent with the Ontario Human Rights Code and the Canadian Charter of Rights and Freedoms. 4.7 The official plan is the most important vehicle for implementation of this Provincial Policy Statement. Comprehensive, integrated and long-term planning is best achieved through official plans. Official plans shall identify provincial interests and set out appropriate land use designations and policies. To determine the significance of some natural heritage features and other resources, evaluation may be required. Official plans should also coordinate cross-boundary matters to complement the actions of other planning authorities and promote mutually beneficial solutions. Official plans shall provide clear, reasonable and attainable policies to protect provincial interests and direct development to suitable areas. In order to protect provincial interests, planning authorities shall keep their official plans up-to-date with this Provincial Policy Statement. The policies of this Provincial Policy Statement continue to apply after adoption and approval of an official plan. PPS 2014 Excerpts Page 13 of 14

53 4.8 Zoning and development permit by-laws are important for implementation of this Provincial Policy Statement. Planning authorities shall keep their zoning and development permit by-laws up-to-date with their official plans and this Provincial Policy Statement. 4.9 The policies of this Provincial Policy Statement represent minimum standards. This Provincial Policy Statement does not prevent planning authorities and decision-makers from going beyond the minimum standards established in specific policies, unless doing so would conflict with any policy of this Provincial Policy Statement A wide range of legislation, regulations, policies, and plans may apply to decisions with respect to Planning Act applications. In some cases, a Planning Act proposal may also require approval under other legislation or regulation, and policies and plans issued under other legislation may also apply In addition to land use approvals under the Planning Act, infrastructure may also require approval under other legislation and regulations. An environmental assessment process may be applied to new infrastructure and modifications to existing infrastructure under applicable legislation. There may be circumstances where land use approvals under the Planning Act may be integrated with approvals under other legislation, for example, integrating the planning processes and approvals under the Environmental Assessment Act and the Planning Act, provided the intent and requirements of both Acts are met. PPS 2014 Excerpts Page 14 of 14

54 Excerpt of Official Plan Schedule A Excerpt of Official Plan Schedule A2

55 Figure 11: Draft Sydenham Heights Planning Area, Secondary Plan Amendment Schedule (A2) Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 15

56 Figure 12: Draft Official Plan Amendment Text AMENDMENT NO. OF THE OFFICIAL PLAN FOR THE CITY OF OWEN SOUND (SYDENHEM HEIGHTS PLANNING AREA) Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 16

57 OFFICIAL PLAN FOR THE CITY OF OWEN SOUND (Sydenham Heights Planning Area) Amendment No. Amendment No. to the Official Plan for the City of Owen Sound was prepared by the City of Owen Sound Community Services Department and was recommended to the Council of the City of Owen Sound under provisions of the Planning Act, on the day of Mayor City Clerk This amendment was adopted by the Corporation of the City of Owen Sound by By-law Number accordance with the provisions of the Planning Act, on the day of in Mayor City Clerk Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 17

58 BY-LAW NUMBER By-Law of The Corporation of the City of Owen Sound to adopt an amendment to the Official Plan (OPA # ) WHEREAS Section 21 of the Planning Act, R.S.O Chapter P.12 authorizes Council to initiate an amendment to or repeal of any Official Plan that applies to the municipality; AND WHEREAS by Resolution Council of the Corporation of the City of Owen Sound deems it expedient to pass such a by-law to adopt an amendment to the City of Owen Sound Official Plan; NOW THEREFORE the Council of the Corporation of the City of Owen Sound enacts as follows: 1. Amendment No. to the Official Plan for the City of Owen Sound attached to and forming part of this by-law is hereby adopted. 2. This By-law shall come into force and take effect upon the approval of the Corporation of the City of Owen Sound. READ a first and second time this day of, READ a third time and finally passed this day of, THE CORPORATION OF CITY OF OWEN SOUND MAYOR CITY CLERK Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 18

59 TABLE OF CONTENTS The Certificate Page The Adopting By-law Table of Contents The Title Page Introduction Part A The Preamble Purpose Location Basis Part B The Amendment Details of the Amendment Interpretation Part C - The Appendix Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 19

60 INTRODUCTION PART A THE PREAMBLE does not constitute part of this amendment PART B THE AMENDMENT, consisting of the following text and map constitutes Amendment No. the Official Plan for the City of Owen Sound (Sydenham Heights Planning Area). PART C THE APPENDIX, which does not constitute part of this amendment. This appendix contains the Public Meeting Minutes associated with this amendment. to Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 20

61 PART A - THE PREAMBLE PURPOSE The purpose of this Official Plan Amendment is to amend Schedule A Land Use of the City of Owen Sound Official Plan and Schedule A2 of the Sydenham Heights Planning Area Secondary Plan by re-designating lands from Residential and Hazard lands (under the City Official Plan) to recognize the density proposed on the subject lands. The purpose of the Amendment for the Sydenham Heights Planning Area Secondary Plan is to re-designate the lands from Low Density Residential, Medium Density Residential, and Hazard Land to Low Density Residential, Medium / High Density Residential, Open Space, and Hazard Lands. LOCATION The Amendment applies to property that is located within Parts of Lots 8 and 9, Range 4, East of the Garafraxa Road, in the Geographic Township of Sydenham, in the City of Owen Sound, County of Grey. The subject site is situated on the north side of the 8 th Street East, adjacent to the Grey Bruce Regional Health Centre. The lands to be developed are irregular in shape and are approximately hectares in area. BASIS The subject property is designated Residential and Hazard Lands by the City of Owen Sound Official Plan January 2017 consolidated version. More specific land use designations are contained within the Sydenham Heights Planning Area Secondary Plan, which designates the subject lands as Low Density Residential, Medium Density Residential, and Hazard Lands. The concept proposes land uses that generally conform to the Residential designation within the Official Plan with site-specific requirements to identify the higher density of uses requested under the Secondary Plan. Therefore, an Official Plan Amendment is required to re-designate all the lands to Low Density Residential, Medium Density Residential, High Density Residential, Open Space and Hazard Lands. Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 21

62 The concept proposes a development with a mix of residential and convenience commercial uses. The overall density of the proposed development is approximately 25 units per hectare. The Official Plan Amendment must recognize the overall change in use within the Secondary Plan from Low Density Residential, Medium Density Residential, and Hazard Lands to Low Density Residential, Medium Density Residential, High Density Residential, Hazard Lands, and Open Space. This will permit the development of the lands as a residential plan of subdivision, a long-term care facility, and convenience commercial uses. The intent of the Official Plan and Secondary Plan are maintained as the uses are permitted under the Residential designation of the Official Plan overall, and are permitted within specific areas of the Sydenham Heights Secondary Plan. The uses also provide convenience commercial uses and are intended to service the surrounding community, promote walkability and the use of public transit with the identified mixed use node in proximity to the subject lands. The changing demographics of our society suggest that there is an increased number of seniors. The City must plan for this aging population with increased housing and social services which allow seniors to age gracefully while remaining in the Region in which they live, while also remaining consistent with the Provincial Policy Statement by providing a wide range of housing types for the entire population. The close proximity of the development to the Grey Bruce Regional Health Centre, the East Ridge School and Georgian College provide many opportunities for services to be provided to the residents of the area. In addition, a number of retail uses and Professional Offices exist in the City which further provide employment opportunities for the residents of the community and support the efficient use of public transit and walkability within the development and adjacent lands. This development is a mixed use, with residential, convenience commercial and office uses, which caters to residents of the development, as well as the general public. Not only will the residents have the convenience commercial uses located on the subject lands, but furthermore through the use of public Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 22

63 transit and an efficient existing street system to access the entire community, complete with the extension of 20 th Avenue East, the community will be connected to the surrounding population and existing development. The 20 th Avenue East extension will provide a further access for the community to reach services provided by Georgian College, East Ridge School and Grey Bruce Health Services. The proposed development of the subject lands is appropriate and compliments the vision for this area through the Official Plan and the Sydenham Heights Secondary Plan. Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 23

64 PART B THE AMENDMENT DETAILS OF THE AMENDMENT The Sydenham Heights Secondary Plan is amended by altering as follows: Schedule A2 Land Use Plan is hereby amended by re-designating the subject lands from Low Density Residential, Medium Density Residential, and Hazard Lands to Low Density Residential, Medium Density Residential, High Density Residential, Hazard Lands, and Open Space. Implementation Upon adoption of this Amendment, Council will consider an implementing zoning by-law to rezone the property in accordance with the proposed amendment. Interpretation The provisions of the Official Plan as amended from time to time shall apply in this regard to this Amendment. Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 24

65 PART C THE APPENDIX TBD As a result of the Public Meeting Bremont-Telfer Creek, Planning Justification Report The Jones Consulting Group Ltd. 25

66 The Corporation of The City of Owen Sound By-law No A By-law to Amend the Zoning By-law No , Respecting Rezoning at Part of Lots 8 and 9, Range 4, East of Garafraxa Road, Geographic Township of Sydenham WHEREAS the Planning Act R.S.O. 1990, c. P.13 (the Planning Act ) provides that the Council of a local municipality may pass by-laws for prohibiting the use of land and for prohibiting the erection, location or use of buildings and structures for or except for such purposes as may be set out in the by-law and for regulating the use of lands and the character, location and use of buildings and structures; and WHEREAS section 36 of the Planning Act permits the council of a local municipality to pass a by-law to specify the use to which lands, buildings or structures may be put at such time in the future as the holding symbol is removed by amendment to the by-law; and WHEREAS on April 12, 2010 the Council of The Corporation of the City of Owen Sound (the City ) passed the Comprehensive Zoning By-law No to Implement the Official Plan and to Regulate the Use of Land in the City; and WHEREAS the Council of the City is desirous of adopting a Zoning By-law Amendment pursuant to section 34 of the Planning Act; and WHEREAS such amendment to the Zoning By-law No , as amended, will maintain the terms and intent of the City of Owen Sound Official Plan; and WHEREAS the Council of the City has carefully considered all public comments throughout the process; and WHEREAS on a public meeting was held under section 34 to the Planning Act, R.S.O 1990, to consider rezoning of the subject property; and WHEREAS on the Council of the City passed a resolution to execute the subject amending by-law respecting amending the zoning on the property located on Part of Lots 8 and 9, Range 4, East of Garafraxa Road, in the Geographic Township of Sydenham, in the City of Owen Sound. NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF OWEN SOUND HEREBY ENACTS AS FOLLOWS: 1. THAT Schedule A, Zoning Map 20 forming part of By-law , as amended, is hereby amended by changing the zoning category from Rural (RUR) and Hazard Lands (ZH), shown on Schedule A attached to this By-law. 2. THAT Schedule A, Zoning Map 20 forming part of By-law , as amended, is hereby further

67 amended by changing the zoning category from Rural (RUR) and Hazard Lands (ZH) to Medium Density Residential (R4), Medium Density (R4-X, with exception), Medium Density Residential (R4-XX, with exception), Residential (R5-XXX, with exception), Hazard Lands (ZH) and Open Space (OS) on a portion of those lands being in the City of Owen Sound, being described generally as Part of Lots 8 and 9, Range 4, East of Garafraxa Road, in the Geographic Township of Sydenham, in the City of Owen Sound, in the County of Grey, shown more particularly on Schedule A attached to this By-law. 3. THAT Section 14.XX is hereby amended by adding the following to the end of Section 14 Special Provisions: Notwithstanding the provisions of the Medium Density Residential Four (R4), and for lands shown on Schedule A, Zoning Map 20: A residential use permitted in the R4-X Zone under this section shall be subject to the site provisions in the R4 Zone. No person shall use any lot or erect, alter or use any building or structure for any permitted use (excluding R4 permitted residential uses) except in accordance with the following provisions: (i) Lot area (min): 355 m2 4. THAT Section 14.XX is hereby amended by adding the following to the end of Section 14 Special Provisions: Notwithstanding the provisions of the Medium Density Residential Four (R4) Zone, and for lands shown on Schedule A, Zoning Map 20: A residential use permitted in the Medium Density Four (R4) Zone under this section shall be subject to the site provisions in the Medium Residential Four (R4-XX) Zone. No person shall use any lot or erect, alter or use any building or structure for any permitted use (excluding R4 permitted residential uses) except in accordance with the following provisions: (i) Maximum number of Townhouse units per block: 8 units / block (ii) Maximum density: 1 unit / 195 m2 total development parcel (iii) Lot coverage (max.): 60% 5. THAT Section 14.XX is hereby amended by adding the following to the end of Section 14 Special Provisions: Notwithstanding the provisions of the General Residential Five (R5) Zone, and for lands shown on Schedule A, Zoning Map 20, the following uses shall also be permitted: (a) Convenience Store (b) Laundromat (c) Offices (d) Restaurants (e) Retail stores

68 (f) Commercial School (g) Place of Entertainment or Amusement Notwithstanding the definitions in Section 4 of this By-law, the following definitions shall be used for the purposes of determining uses identified in Section 14.XX: Commercial School means a lot, building or part thereof used for a school where instruction is given for hire or gain and includes a studio for dance, sport, art, business or trade school. Place of Entertainment or Amusement means a lot, building or part thereof used for an arcade, theatre, dance pavilion, bingo hall, billiard hall, or similar establishments designed to entertain or amuse patrons. All non-residential uses within the General Residential Five (R5-XX) shall be limited to the ground floor. 6. This by-law shall come into full force and effect on the date it is passed. FINALLY PASSED AND ENACTED this day of, Signature on file Mayor Ian C. Boddy Signature on file Briana M. Bloomfield, Clerk

69 OPEN SPACE Proposed Tefler Creek Court Schedule 'A' Proposed Zoning By-Law Amendment Part of Lots 8 and 9, Range 4, East Garafraxa Road Geographic Township of Sydenham in the City of Owen Sound Bremont Homes - Tefler Creek 2017 H I G H W A Y 26 16TH A V E N U E E A S T Subject Site 28TH A V E N U E E A S T OWEN SOUND 8TH S T R E E T E A S T S U P E R I O R S T R E E T NTS Proposed 6.0m Easement Proposed 6.0m Easement R4 ZH ZH R4-xx R4 TEFLER CREEK R4 OS Proposed Bremont Way R4 R4 Proposed Bremont Way R4-xx 20th Avenue East Extension R5-x R4 R4-x R5-x R4-x R4-x R4 R4-x R5-x Proposed Bremont Way Proposed 6.0m Easement R4 R4 20th Avenue East Extension ZH 8TH STREET EAST OS BRE ZBLA-OPA dwg Lands Subject to Zoning By-Law Amendment Lands to be Zoned General Residential (R4), Dwelling, Single Residential Lands to be Zoned General Residential Exception (R4-x), Dwelling, Single Residential Lands to be Zoned General Residential Exception (R4-x), Dwelling, Townhouse Lands to be Zoned Open Space (OS) Lands to be Zoned Hazard (ZH) Lands to be Zoned General Residential Exception (R5-x) Lands to be Zoned General Residential Exception (R5-x) Lands to be Zoned General Residential Exception (R5-x) Scale 1:3, Mapleview Drive East, Unit 1, Barrie, Ontario, L4N 0W5 Phone: Fax:

70 Site Photos (June 9, 2018) Standing at the south east corner of the site looking west: Standing at the south east corner of the site looking northwest:

71 Standing at the south east corner of the site looking north: Standing at the south west corner of the site looking west (toward hospital):

72 Standing at the south west corner of the site looking northwest: Standing at the south west corner of the site looking north:

73 Standing at the south west corner of the site looking northeast: Aerial Photo