PLANNING REPORT PROPOSED RESIDENTIAL PLAN OF SUBDIVISION

Transcription

1 PLANNING REPORT PROPOSED RESIDENTIAL PLAN OF SUBDIVISION Part Lot 51, Lake Range Geographic County of Bruce Owner: Mystic Cove Developents Inc. Prepared by: Ron Davidson Land Use Planning Consultant Inc. 265 Beattie Street Owen Sound, ON. N4K 6X2 February 9, 2017

2 TABLE OF CONTENTS Residential Plan of Subdivision 1. INTRODUCTION Proposal Approvals Required Purpose of this Planning Report SUBJECT PROPERTY AND SURROUNDING LAND USES Subject Property: Location and Use Adjacent Land Uses BACKGROUND STUDIES Functional Servicing Report Environental Ipact Study Tree Preservation and Edge Manageent Plan Phase 1 and 2 Archaeological Assessent SERVICING Water Supply Sewage Treatent Storwater Manageent Road Works Parkland Dedication / Trails OFFICIAL PLAN CONFORMITY County of Bruce Official Plan Land Use Designation Subdivisions Servicing Natural Environent Official Plan Evaluation Suary Official Plan Land Use Designation Natural Environent Subdivisions Servicing Special Studies Official Plan Evaluation Suary CONSISTENCY WITH THE PROVINCIAL POLICY STATEMENT Settleent Areas Municipal Services Natural Environent Archaeology Provincial Policy Stateent Evaluation Suary THE PLANNING ACT i P age Ron Davidson, Land Use Planning Consultant Inc.

3 TABLE OF CONTENTS (CONTINUED) 8. ZONING BY-LAW Current Zoning Proposed Zoning CONCLUSIONS / RECOMMENDATION APPENDIX A: FIGURES A APPENDIX B: PROPOSED DRAFT PLAN OF SUBDIVISION... B APPENDIX C: TREE PRESERVATION AND EDGE MANAGEMENT PLAN.... C APPENDIX D: LETTER AND FOLLOW-UP FROM WSP CANADA INC.... D APPENDIX E: LETTER FROM MINISTRY OF TOURISM, CULTURE AND SPORT... E ii P age Ron Davidson, Land Use Planning Consultant Inc.

4 1. INTRODUCTION 1.1 Proposal Mystic Cove Developents Inc. owns a hectare parcel of land located within the Lake Huron shoreline area between Port Elgin and Southapton, and is proposing to develop a portion of these lands into a residential subdivision. This developent will be known as. The location of the subject lands is shown on Figure 1 (Appendix A) to this Planning Report. The proposed subdivision involves: 31 lots(lots 1 to 31) for detached dwellings; one block (Block 41) for possible future residential developent, to be retained by owner; one conservation block (Block 40), to be retained by owner; a new unicipal street (Street A); three blocks (Blocks 37, 38 and 39) to be conveyed to the Town for the widening of the Concession 10 road allowance; one utility corridor block (Block 32) for storwater drainage/anageent purposes; one block for walkway purposes; and three 0.3 etre reserves to prohibit direct vehicular access fro Concession 10 to corner Lots 1, 20, 21 and 30. The proposed Draft Plan of Subdivision is provided in Appendix B. 1.2 Approvals Required The proposed developent requires approval of the following: a Plan of Subdivision; and, an aendent to the Zoning By-law P age Ron Davidson, Land Use Planning Consultant Inc.

5 1.3 Purpose of this Planning Report Ron Davidson Land Use Planning Consultant Inc. has been retained by Mystic Cove Developents Inc. to prepare a Planning Report for the purposes of explaining the proposed developent and evaluating it within the context of sound land use planning principles P age Ron Davidson, Land Use Planning Consultant Inc.

6 2. SUBJECT PROPERTY AND SURROUNDING LAND USES 2.1 Subject Property: Location and Use The subject property is located in the Lake Huron shoreline area between the settleent areas of Port Elgin and Southapton. This hectare parcel has frontage along Provincial Highway No. 21 and Concession 10, as shown on Figure 1. The lands are currently vacant. The lands being developed are located on the ost westerly hectares of this site. Within the context of the entire property, the west 16.6 hectares including the area to be developed - are heavily forested, as illustrated on the aerial photograph provided in Figure 2. The balance of the property is cash-cropped. The dividing line between the forested lands and the farlands follows the glacial shoreline of Lake Nipissing. At the westerly boundary of the cropland, the topography drops in elevation by approxiately eight etres. Soe of the forested lands exhibit swapy characteristics and have been identified as a Locally Significant Wetland. A watercourse and two interittent strea channels are located in this area. A series of trails exist on the property, priarily for the recreational use of the Therapeutic Riding Progra referred to as PRANCE. A teporary trail agreeent is also in place on the priary trail for public use. The proposed developent will occur within the forested areas, but will not involve any of the wetlands or the public use trail. 2.2 Adjacent Land Uses The subject lands are located approxiately 150 etres east of the Lake Huron Shoreline. Residential developent and heavily forested lands appear to be the predoinant land use activities within the iediate vicinity of the lands to be subdivided. Two relatively new subdivisions have occurred on the properties to the north and another is proposed on the lands to the south, along the opposite side of Concession 10. Iediately adjacent to the agricultural table lands on the east side of the subject property, ost of the lands are used for agricultural purposes. Coercial activity is the predoinant land use along the east side of Provincial Highway No P age Ron Davidson, Land Use Planning Consultant Inc.

7 3. BACKGROUND STUDIES Prior to the subission of the applications for Plan of Subdivision and Zoning By-law Aendent, the following background inforation was prepared: 3.1 Functional Servicing Report Cobide Engineering Inc. prepared a Functional Servicing Report to address the ethod of water and sewage servicing for the proposed developent and the handling of storwater. The 31 dwellings within the subdivision will be connected to the unicipal water supply and serviced with individual, private septic systes. Details fro the Engineer s report regarding unicipal water, septic systes and storwater anageent are provided in Section 4 of this Planning Report. Copies of the Functional Servicing Report were included as part of the Plan of Subdivision and Zoning By-law Aendent application subission to the County. 3.2 Environental Ipact Study Aquatic and Wildlife Services conducted an Environental Ipact Study (EIS) to address the natural heritage policies listed in the Provincial Policy Stateent, the County of Bruce Official Plan and the Official Plan. The EIS identified four such features on or within 120 etres of the subject property, as follows: 1. Fish Habitat: The watercourse and the two associated interittent strea channels on the subject property serve as Fish Habitat. 2. Significant Woodlands: The forested area on the subject property and adjacent lands is a Significant Woodland. 3. Significant Wildlife Habitat: Certain sections of the above-noted Significant Woodland are Aphibian Breeding Habitat, Habitat for Species of Conservation Concern and Wildlife Moveent Corridors P age Ron Davidson, Land Use Planning Consultant Inc.

8 4. Unevaluated Wetland: A large portion of the Significant Woodland is also an Unevaluated Wetland, otherwise referred to as a Locally Significant Woodland. The EIS addressed these features as follows: A 30 etre vegetated buffer along the watercourses is recoended to protect the fish habitat. Site developent within the area proposed for developent will have no anticipated easurable negative ipacts to flora diversity, health or genetics of the overall significant woodland feature or surrounding landscape, provided tree cutting is constrained and site developent within woodlands for best anageent practices are followed. A Tree Retention Plan for the developable lands ust be prepared to further address tree loss ipacts on the lands, as required by the Special Policy Area No. 4 designation policies (see Section of this Planning Report). The lands adjacent to the watercourse on the subject property serve as habitat for the Snapping Turtle. One such turtle was observed during the site investigations. Snapping Turtles are typically associated with war water syste or cool waters having large shallow arshes or floodplain areas. It is assued that an adult Snapping Turtle igrated up fro Lake Huron (which provides suitable Snapping Turtle habitat) and constructed a nest within the arsh-organic soils adjacent to the on-site watercourse, then igrated back downstrea to Lake Huron. The subject strea watercourses are too shallow and cold to function for adult habitat but do provide soe liited nesting and juvenile turtle habitat. The above-noted 30 etre vegetated buffer recoended to protect the fish habitat will be sufficient to also protect the ecological function of the turtle oveent corridor. A portion of the on-site forested areas is classified as a Locally Significant Wetland. The 30 etre vegetated buffer required to protect the Fish Habitat and the Significant Wildlife Habitat will also adequately protect this wetland feature. The EIS has concluded that the proposed developent should not have a negative ipact on the aforeentioned features or their functions provided the developent does not occur within the area of the subject property that serves as Fish Habitat and Significant Wildlife Habitat or within 30 etres of such lands. A Tree Retention Plan is required to further address tree loss ipacts on the developent. In this regard, the lot layout and road pattern of the proposed Plan of Subdivision have been properly designed to protect these features, and a Tree Preservation and Edge Manageent Plan has been prepared. On a related note, the author of the EIS has advised that the installation and operation of septic systes on the 31 lots will not ipact the identified natural heritage features, P age Ron Davidson, Land Use Planning Consultant Inc.

9 provided sufficient area exists to ipleent the Tree Preservation and Edge Manageent Plan. Residential Plan of Subdivision For a ore detailed explanation of the findings of Aquatic and Wildlife Services Inc., please read the EIS. Copies of the EIS have been subitted to the County. 3.3 Tree Preservation and Edge Manageent Plan Mystic Cove Developents Inc. has prepared a Tree Preservation and Edge Manageent Plan for the subdivision lands. This Plan outlines areas of the site for tree retention, tree retention areas with constraints and proposed replanting areas for postconstruction plantings. The Plan also provides a series of notes on itigating potential ipacts to the surrounding woodlands and a variety of species that ay be suitable for planting. It should be explained that a Biologist eployed by WSP Canada Inc. had reviewed the initial draft of the Tree Preservation and Edge Manageent Plan and subsequently provided a series of specific recoendations that ust be followed when ipleenting the Plan. Following receipt of the letter, the Plan was revised to include those recoendations (see Appendix C). A subsequent clearance e-ail fro WSP Canada Inc. advising that the revised Plan is acceptable has since been provided. A copy of the original WSP Canada Inc. letter and the follow-up e-ail are contained in Appendix D. The Tree Preservation and Edge Manageent Plan should be attached as a schedule to the Subdivision Agreeent. Copies of the Plan have been subitted to the County. 3.4 Phase 1 and 2 Archaeological Assessent A Stage 1 and 2 Archaeological Assessent of the site was conducted by The Archaeologists Inc. The investigation discovered no significant cultural aterials and concluded that the property should be cleared of archaeological concerns. The Ministry of Touris, Culture and Sport has advised that the Assessent has been entered into the Ontario Register of Archaeological Reports, as outlined in a letter dated March 11, 2016 (see Appendix E). Copies of the Archaeological Assessent have been filed with the County of Bruce as part of the Draft Plan of Subdivision and Zoning By-law Aendent application subission P age Ron Davidson, Land Use Planning Consultant Inc.

10 4. SERVICING 4.1 Water Supply A waterain exists along Miraichi Bay Road. It is proposed that the water ain would extend easterly on Concession 10 and be looped through the crescent of the proposed subdivision. Fire hydrants would be installed as required. For additional inforation regarding the water service coponent of the proposed developent, please refer to the Functional Servicing Report. 4.2 Sewage Treatent Sanitary sewers are not available to service the proposed developent. As such, the proposed dwellings in the subdivision will be connected to individual, private septic systes. Existing newer subdivisions to the north and other existing residential developent in the general area are also serviced with private septic systes. There have been no reported probles with the use of the septic tank systes. Cobide Engineering Inc. undertook a nitrate loading assessent and deterined that the proposed 31 lot residential subdivision eets the requireents of the Ministry of Environent and Cliate Change s D-5-4 Guidelines. The details of the assessent are provided in the Functional Servicing Report. 4.3 Storwater Manageent Under post-developent conditions, a portion of the lots will sheet flow towards the proposed street and the reainder will sheet flow northwesterly towards the existing ditch that is located south of the residential lot known as 40 Miraichi Bay Road. The inor flow runoff that discharges onto the roadway will be collected in a stor sewer syste that will outlet through Block 41. The ajor flows will be conveyed overland in the road allowance and through Block 41. A sall portion of the back of lots will discharge to the east towards the existing creek. The flows will be inial and will be fro pervious areas only, and therefore the ipact to any downstrea developent will be negligible. Due to the site s proxiity to Lake Huron and the direct outlet to the lake, runoff will be treated to an Enhanced level of treatent. This will be copleted using an Oil Grit Separator (OGS). The sizing of the OGS will be copleted during the detailed design stage. The approxiate area that will be treated will be approxiately four hectares; however, this will need to be confired once a detailed grading plan has been P age Ron Davidson, Land Use Planning Consultant Inc.

11 copleted. A significant portion of this area is clean runoff, as a large portion of the lots will reain as trees or grass which is clean runoff. The intended easures for anaging the site s storwater are described in greater detail in the Functional Servicing Report. 4.4 Road Works The new road will be constructed to Town standards, at the cost of the developer. 4.5 Parkland Dedication/Trails It is the developer s intention to enter into a long-ter agreeent with the Town for proposed and existing trails that will be located on private property (Block 40) P age Ron Davidson, Land Use Planning Consultant Inc.

12 5. OFFICIAL PLAN CONFORMITY Land use planning in this area of Saugeen Shores is governed by two Official Plans: (1) County of Bruce Official Plan; and (2) Official Plan. Provided below is an evaluation of the proposed developent within the context of the relevant polices fro both Official Plans. 5.1 County of Bruce Official Plan Land Use Designations The County of Bruce Official Plan designates the shoreline area between Port Elgin and Southapton as Priary Urban Counities on Schedule A (Land Use Plan). The portion of the property that is subject to the proposed subdivision, along with the adjacent forested wetlands, are designated Priary Urban Counities, as shown on Figure 3. Further east on the property, the table lands are designated predoinantly Agricultural with soe Hazard area. Section Priary Urban Counities states (edited for relevancy) 2. General Policies 1. It is the policy of County Council to encourage and strengthen the role of Priary Urban Counities as regional service centres within the County. These counities will accoodate the largest concentration and the widest range of residential, touris, econoic and social services and facilities. In addition, this Plan recognizes the iportance of other urban counities in abutting Counties of a siilar nature as the Priary Urban Counities in Bruce County. Where possible co-operative planning easures should be encouraged. 2. It is the policy of County Council to direct the ajority of anticipated peranent population growth to Priary Urban Counities. 6. It is the policy of County Council that all Priary Urban Counities shall ultiately be serviced with unicipal water supply and distribution, and sewage collection and disposal systes. In the interi, the policies of Section [Interi Servicing Priary Urban Counities] shall apply. Coent: The policies stated above proote this area of Saugeen Shores as a focal point for developent within the County. These policies are essentially designed to encourage lower tier unicipalities to develop ore detailed Official Plan policies for the designated Priary Urban Counities. In P age Ron Davidson, Land Use Planning Consultant Inc.

13 this regard, the Official Plan for the does provide specific policies for this urban area, as explained in Section 5.2 of this Planning Report. The proposed developent will be serviced with unicipal water and private septic systes. Connection to sanitary sewers will be required once sewers becoe available in this area of the Town. Copliance with the servicing policies of Section is provided in Section of this Planning Report. Section Peritted Uses states: 1. The peritted uses shall include a broad variety of residential, hoe occupations, coercial, industrial and institutional land uses. Coent: This policy allows for a variety of residential land uses. Given the unavailability of full unicipal services at this tie, however, residential developent should only involve detached dwellings on large lots Subdivisions Section Subdivision and Condoiniu Approvals and Agreeents, and Multi-Unit Developents states (edited for relevancy):.3 County Council shall approve only those plans of subdivision which: i) Coply with the provisions of this Plan and the applicable local Municipal Official Plan where one exists; and ii) iii) Can be supplied with adequate services, in accordance with the policies of this Plan. In considering a draft plan of subdivision, regard shall be had, aong other atters, to the health, safety, convenience and welfare of the present and future inhabitants of the unicipality and to: (a) (b) (c) (d) The effect of developent of the proposed subdivision on atters of Provincial interest; Whether the proposed subdivision is preature or in the public interest; Whether the plan confors to the Official Plan and adjacent plans of subdivision, if any; syste in the vicinity and the adequacy of the; The suitability of the land for the purposes for which it is to be subdivided; P age Ron Davidson, Land Use Planning Consultant Inc.

14 (e) The nuber, width, location and proposed grades and elevations of highways, and the adequacy of the, and the highways linking the highways in the proposed subdivision with the established highway ( f) The diensions and shapes of the proposed lots. It is the policy of this Plan to require the residential portion of all subdivisions, condoinius or ulti-unit/ultilot developents that will be serviced by unicipal sewer or counal services to have a density target of no less than 15 dwelling units per gross developable hectare (6.1 dwelling units per gross developable acre). The County ay grant approval for developents that do not eet this density when justified and (g) (h) (i) (j) (k) The restrictions or proposed restrictions, if any, on the land proposed to be subdivided or the buildings and structures proposed to be erected on it and the restrictions, if any, on adjoining land; Conservation of natural resources and flood control; The adequacy of utilities and unicipal services; The adequacy of school sites; The area of land, if any, within the proposed subdivision that, exclusive of highways, is to be conveyed or dedicated for public purposes; and appropriate. An applicant/developer requesting a reduced density ust provide a planning justification at the tie of application. For the purposes of this Plan, Gross Developable hectare shall ean the total area of the proposed developent inus the area of any lands designated or zoned Hazard, Natural Environent, Natural Hazard, or siilar constraint in the County of Bruce Official Plan, local Official Plan or Coprehensive Zoning By-law. When considering proposals with ore than one land use, the uses ay be separated for deterining applicable density. It is the policy of this Plan to require the residential portion of all subdivisions, condoinius or ulti-unit/ulti-lot developents that can accoodate 10 or ore dwelling units that will be serviced by unicipal sewer and water or counal services to have a iniu of 30% of the proposed dwelling units to be achieved through the use of ediu density (or higher density where appropriate) dwelling units. The County ay grant approval for developents with a reduced percentage of ediu density when appropriate and justified. An applicant/proponent/developer requesting a reduced percentage ust provide a planning justification at the tie of application; (l) The physical layout of the plan having regard to energy conservation P age Ron Davidson, Land Use Planning Consultant Inc.

15 Coent: This Planning Report deonstrates the developent s copliance with the County and local Official Plans. With the exception of sanitary sewers, the dwellings within this developent will be supplied services typically associated with urban developent, including water, hydro, cable television, natural gas, telephone and internet. The proposed developent is consistent with the Provincial Policy Stateent, as explained in Section 6 of this Planning Repot. This lot creation is not preature and is clearly in the public interest. Residential developent of a very siilar density and the sae partial servicing arrangeent has recently occurred on the properties to the north. Given that the density of the developent is liited by the absence of sanitary sewers, the above-noted iniu density policy does not apply. The hazard and natural heritage constraints on the subject lands have been carefully factored into the design of the subdivision. Flood control easures have been incorporated into the design of the subdivision. Children residing within this area will attend school in either Port Elgin or Southapton. Bus service is already provided along Miraichi Bay Road. No land will be conveyed or dedicated for public purposes other than the road widening for Concession 10 and utility corridors. For the purposes of park dedication, the developer will enter into a long-ter agreeent with the Town for the existing and future trails to connect the subdivision to the existing trail syste. The lot creation within this subdivision should not contradict any energy conservation practices..4 Through the conditions of approval, attached to plans of subdivision, pursuant to the Planning Act the Council of the local unicipality shall require that the applicant(s) enter into appropriate agreeents which shall be registered against the title of the subject lands, and ay include such atters as, water and sewage services, financial requireents, local roads, drainage, grading and landscaping, sidewalks and dedication of land for public uses and other requireents to ipleent the provisions of this Plan and the applicable local Official Plan P age Ron Davidson, Land Use Planning Consultant Inc.

16 Coent: The proposed developent coplies with all relevant policies of the County and local Official Plans Servicing Section Water and Sewer Services states (edited for relevancy): Infrastructure.1 Planning for water and sewage services shall recognize that: i) Full unicipal water and sewage services are the preferred for of servicing. In areas serviced by full unicipal sewage and water services developent will be peritted only if sufficient reserve water and sewage plant capacity will be available to accoodate the developent, and other approved developent; ii) iii) iv) Counal services are the preferred eans of servicing ultiple unit/lot developents in areas where full unicipal sewage and water services do not exist AND where full unicipal services are not feasible (environentally or econoically) AND where site conditions are suitable over the long ter; Developent ay be serviced by individual on-site services where the use of counal systes is not feasible (environentally), and where site conditions are suitable over the long ter; and, Partial services are generally discouraged, but ay be used in the interi until full or counal services becoe available. Partial services ay also be used to address failed services or due to physical constraints. Coent: This shoreline area between Port Elgin and Southapton is serviced with unicipal water and individual, private septic systes. Sanitary sewers for this area are being conteplated but it is estiated that it will be a long tie into the future before sewers are actually constructed. Developent will continue in the interi on the basis of partial servicing Multi Year Sewage and Water Servicing Plan Local Official Plans.1 A Multi-Year Sewage and Water Servicing Plan shall be prepared in support of any new Local Official Plan and/or as part of any review or update to an existing Local Official Plan as required by the Planning Act (i.e., aster planning process under the Municipal Class Environental Assessent Act). A Multi-Year Sewage and Water Servicing Plan shall be prepared with reference to applicable Ministry of Environent Guidelines. The Local Official Plan shall take direction fro the conclusions and recoendations of the Multi-Year Sewage and Water Servicing Plan, the Provincial Policy Stateent and any other background studies carried out in support of the Servicing Plan P age Ron Davidson, Land Use Planning Consultant Inc.

17 Interi Servicing Priary Urban Counities.1 Where a Multi-Year Sewage and Water Servicing Plan as required by Section [Multi- Year Sewage and Water Servicing Plan Local Official Plans] does not exist AND where full unicipal services are not feasible (environentally or econoically) within a portion of the settleent boundaries of a full services Priary Urban Counity, new developent ay be peritted on partial services as an interi solution (i.e., 3-7 years) provided that: i) The developent is infilling within a developed area that is currently partially serviced or, is the developent of existing lots of record that is surrounded by an area that is currently partially serviced; and ii) iii) iv) The uses shall be liited to those that would not norally require excessive aounts of water or generate large volues of waste water; and All new lots are to be of a size, diension and orientation that would perit said lots to be divided to create two or ore lots in confority with the local zoning by-law for lots serviced with unicipal water and sewer services. The new lots shall be subject to a site specific zoning aendent that regulates the location of all new developent in order to ensure that a future lot severance is possible; and A Nitrate Study as per Section [Servicing Reports, Studies, Plans and Stateents] concludes that the developent will not have a negative ipact on the groundwater; and v) Any other Studies or Reports as required by County of Bruce and/or unicipality are subitted; and vi) Major new developent shall only be peritted if the developent is serviced by unicipal water and sewer or counal water and sewer service. Coent: According to Town officials, Saugeen Shores has prepared a Water and Sewer Master Plan which conteplates the eans of servicing anticipated growth areas within the Town. This lakeshore area is intended to be serviced with sanitary sewers; however, such an infrastructure project is likely dependent upon the Town receiving governent funding. The proposed developent is clearly an infilling situation. The intended detached dwellings will not generate a large aount of waste water. Cobide Engineering Inc. has prepared a nitrate study in accordance with the D-5-4 Guidelines, which has deonstrated that the lots can be appropriately serviced with individual, private septic systes P age Ron Davidson, Land Use Planning Consultant Inc.

18 5.1.4 Natural Environent Section 4.3 The Environent contains polices that are intended to protect the various aspects of the County s natural environent. Included are policies that deal specifically with Cold and War Water Streas, Locally Significant Wetlands, Significant Woodlands and Significant Wildlife Habitat, which are the four features that have been confired in the Environental Ipact Study as existing on the property and adjacent lands. The relevant policies state: Cold and War Water Streas No developent shall be peritted within 30 etres of the banks of a cold water strea or 15 etres of a war water strea. Landowners are encouraged to forest the area within 30 etres of any strea to aintain and iprove fish habitat, ecological function of the strea and to increase natural Locally Significant Wetlands.1 County Council shall encourage the protection of locally significant wetlands..2 Developent, which ay have a significant ipact on lands, located within locally significant wetlands, ay require the preparation of an Environental Ipact Study, by the proponent, to ensure that the ecological function of the lands are not negatively ipacted by the proposed developent. An EIS shall be prepared in accordance with the policies of Section [Environental Ipact Studies] Significant Woodlands.1 It is the intent of County Council to protect significant woodlands as they are one of the key coponents of our natural heritage areas. Wood lands provide significant econoic value as well as habitat for wildlife, erosion control and aintenance of the cold water for fish habitat..2 Although significant wood lands have not been apped in this Plan, the following policies shall apply to the protection of wood lands: i) For Townships with less than 30% forest cover, wood lots of 40 hectares or greater are considered significant. Prior to developent being peritted in these areas the proponent of the developent shall be required to undertake an Environental Ipact Study P age Ron Davidson, Land Use Planning Consultant Inc.

19 ii) For unicipalities with greater than 30% forest cover, an Environental Ipact Study shall only be required for developents that propose four or ore lots in one developent, or that involve the reoval of ore than 1.0 ha of forest cover in a single proposal. In certain instances, where the County ay be concerned about cuulative losses to a significant wood lot, an EIS ay also be required..3 Where it cannot be deonstrated through the preparations of an Environental Ipact Study that the proposed developent will not ipact on the habitat/resource function of the wood lot, the developent shall be refused..4 The County recognizes that the evaluation of significant woodlots on a case-by-case basis ay no longer be adequate. In this regard, the County shall endeavour to undertake a countywide evaluation of woodlands, provide required apping, and update this section as required Significant Wildlife Habitat.1 Detailed apping showing the significant wildlife habitat in the County is not included on Schedule C to this Plan. Until such apping becoes available and is incorporated in the Plan, these heritage resources are identified on a case-by-case basis. 2 It is the policy of County Council that no developent except for essential unicipally owned infrastructure shall be peritted within areas of significant wildlife habitat provided no adverse environental ipact will result..3 It is the policy of County Council that no developent or site alteration ay be peritted within 120 etres to significant wildlife habitat unless it has been deonstrated through an EIS, carried out by the proponent, that there will be no negative ipacts on the natural features or on the ecological functions for which the area is identified. Coent: The Environental Ipact Study (EIS) has addressed these four issues, as explained earlier is this Planning Report. By prohibiting developent and site alteration within the wetlands, watercourses and respective buffer areas, and by liiting the aount of trees being reoved fro the site, the proposed developent should have no anticipated negative ipacts or loss of ecological function to the assessed natural heritage features Official Plan Evaluation Suary Based on the foregoing, it is evident that the proposed developent confors to the County of Bruce Official Plan P age Ron Davidson, Land Use Planning Consultant Inc.

20 5.2 Official Plan The Saugeen Shores Official Plan addresses the unique characteristics, special needs and social and econoic aspirations and goals of the Town as they pertain to the urban areas of Saugeen Shores. The Official Plan provides the needed additional policy detail to ensure effective and practical application of the broad County policies. Several sections of the Town s Official Plan apply to the proposed developent Land Use Designation The local Official Plan applies only to Port Elgin, Southapton and the lakeshore areas south of Port Elgin and between Port Elgin and Southapton. In this regard, only the westerly portion of the subject property (approxiately 30% of the entire site) falls within the jurisdiction of the Official Plan. Those particular lands are designated Shoreline Residential and Hazard, with a Special Policy #4 overlay, as shown on Figure 4. The specific lands subject to the 31 residential lot developent are designated entirely Shoreline Residential, with the Special Policy #4 overlay. The proposed developent lands are also identified as a Greenfield Area on Schedule C, as shown on Figure 5. Lands within a Greenfield Area are to be developent in a coprehensive anner through the Plan of Subdivision anner Shoreline Residential Section 3.7 Shoreline Residential Designation states that the predoinant use of lands shall be for detached residential dwellings, both seasonal and peranent. Existing coercial uses, housekeeping cottages and cabin rental establishents are recognized as peritted uses. The following Shoreline Residential policies pertain to the proposed developent: Protecting the Character of Shoreline Areas New developent in the Shoreline Residential designation shall be designed to iniize the visual ipact of buildings and structures on shoreline areas. Depending on the scale of the developent, a Visual Ipact Assessent ay be required to deonstrate how the developent will be designed to ensure that height, bulk, density and assing of built for does not have an unacceptable ipact upon the view towards or fro the waterfront Buildings in the Shoreline designation shall be sited to liit the reoval of vegetation and to preserve significant landscape features The height of buildings in proxiity to the shoreline will be liited to aintain the character of shoreline areas and existing developent P age Ron Davidson, Land Use Planning Consultant Inc.

21 Coent: The proposed subdivision represents a low density for of developent and will blend in well with the existing for of housing in this area. There should be no concerns with regard to height, bulk, or assing of built for. The houses will be spaced out and the tree preservation easures will ensure that the area s forested character is kept intact. The developent will not interfere with any neighbouring land owner s view of the water. Given that a row of houses already exists to the iediate west of the developent, the proposed subdivision will not likely be visible fro the waterfront Undeveloped Land in the Shoreline Residential Designation Not all the land designated on Schedule A as Shoreline Residential has been subject to intensive site evaluations. Consequently, the designation of land as Shoreline Residential is no assurance that any given land is suitable for developent. New developents proposed within the designation shall be reviewed using a cautionary approach, with the attention being given in particular to the ipacts of new developents on the natural environent. New developent proposals shall be assessed on their individual erits and should site conditions be unable to support sound, planned developent, new proposals ay be refused. Coent: By ipleenting the recoendations of the EIS and the Tree Preservation and Edge Manageent Plan, this subdivision should be viewed as an environentally sound, well-planned developent Special Policy Area #4 The following Special Policy Area #4 policies pertain to the proposed developent: Special Policy Area # The area designated as SPA (4) on Schedule A Land Use Plan, generally encopasses the lands west of the glacial Lake Nipissing bluff, south of South Street, in the forer Town of Southapton, and north of Lot 19, Lake Range, in the forer Township of Saugeen, but excludes the forer Town of Port Elgin and those developed areas existing prior to the date of the adoption of this Plan. It is recognized that uch of this special Policy Area exhibits iportant natural heritage features, such as significant woodlands, significant wildlife habitat, fish habitat, and species of conservation concern. The area also represents a substantial portion of the forested and wetland habitats within the planning area, as well as provides local connectivity of the natural features. Further, a large aount of the area consists of hazardous lands and sites. High groundwater conditions and coplex drainage are coon P age Ron Davidson, Land Use Planning Consultant Inc.

22 It is also recognized that new residential uses are peritted in specific and liited locations designated as Shoreline Residential that avoid hazardous features. With proper site design, the ipacts of the developents on the environent can be iniized, to the extent that is possible, and surface and sub-surface drainage can be addressed. Preliinary Environental Review Studies have been copleted for ost of these specific areas All lands within SPA (4) not shown as Residential or Shoreline Residential are designated Environental Hazard and shall be subject to the policies of Section 3.18 of this Plan. For this Special Policy Area, the Environental Hazard designation includes not just natural hazard eleents but also natural heritage features. As such, site alterations and vegetation reoval shall not be peritted except in accordance with proper forest anageent practices and passive recreation uses, such as hiking trails Minor adjustents to the Environental Hazard boundary ay not require an aendent to this Plan, following consultation with the Saugeen Valley Conservation Authority New developent ay be peritted in the areas designated Shoreline Residential within SPA (4) in accordance with Section 3.7 Shoreline Residential of this Plan and the following additional policies: a) A site-specific Environental Ipact Stateent shall be copleted for each developent proposal in accordance with Section of this Plan and the following criteria: i) The Environental Ipact Stateent shall focus on the features found within the Shoreline Residential designation and iediately adjacent to it. A detailed study to assess the site in the context of the whole of SPA (4) is not required. ii) iii) Flora and fauna species that are endangered, threatened or of conservation concern shall be identified and protected, with particular attention to the provincially rare Dwarf Lake Iris. A tree retention plan shall be copleted, with the objectives of iniizing tree reoval and disturbance, and protecting vegetation counities of conservation concern. To help off-set the loss of trees due to developent, the tree retention plan shall identify areas where new trees will be provided, either on the lands subject to developent or on other lands within or near SPA (4). The ratio of new trees planted to trees reoved shall be at least 2:1. Only those new trees for the purposes of restoring and/or establishing natural features habitat, and not for landscaping purposes, shall be considered P age Ron Davidson, Land Use Planning Consultant Inc.

23 iv) Residential Plan of Subdivision In addition to the Storwater Manageent Policies of this Plan, it ay be required that ore detailed drainage and/or hydrogeologic inforation be produced by the proponent, to ensure potential on-site and off-site effects are fully addressed. v) During the review of developent proposals for particular property in the Shoreline Residential designation, land owners will be encouraged to transfer ownership or control of the portion of the property designated Environental Hazard to a public body or qualified organization to ensure long-ter preservation and anageent of the natural features. Coent: No developent or site alteration is proposed within the Environental Protection designated portion of the subject property. The developent will occur only on the Shoreline Residential lands. The Environental Ipact Study (EIS) prepared in support of the intended subdivision has identified three other features within the Significant Woodland: Fish Habitat, Unevaluated Wetlands and Significant Wildlife Habitat. The EIS has concluded that no negative ipact will occur on any of these features provided the developent adheres to the recoended setbacks and a Tree Preservation Plan is ipleented in order to iniize tree loss within the disturbed area Natural Environent Listed below are ore specific policies related to Significant Wildlife Habitat, Fish Habitat and Unevaluated Wetlands Significant Wildlife Habitat Detailed apping showing significant wildlife habitat within the Settleent Area of the Town is not included on Schedule A to this Plan. When and if apping does becoe available, such areas will be designated for protection in this Plan where appropriate Developent or site alteration proposed in or adjacent to significant wildlife habitat is not peritted unless an Environental Ipact Stateent has been approved by Council which deonstrates that there will be no negative ipact on the significant wildlife habitat Significant Wildlife Habitat shall be zoned in the Zoning By-Law to preclude new developent within such areas P age Ron Davidson, Land Use Planning Consultant Inc.

24 2.6.5 Fish Habitat Where developent is proposed in a water feature or adjacent to a water feature that has the potential to contain fish habitat, an Environental Ipact Stateent shall be required Developent and site alteration shall not be peritted in fish habitat, except in accordance with Provincial and Federal requireents Wetlands Wetlands are defined as lands that are seasonally or peranently flooded by shallow water as well as lands where the water table is close to the surface; in either case the presence of abundant water has caused the foration of hydric soils and has favoured the doinance of either hydrophytic or water tolerant plants. Specific areas shall be identified or confired as wetlands by the Town, in consultation with the appropriate authority Developent or site alteration shall not be peritted within any wetlands Where developent or site alteration is proposed on lands adjacent to a wetland, an Environental Ipact Stateent shall be required Wetlands shall be zoned in the Zoning By-Law to preclude new developent within such areas Tree Preservation and Significant Woodlands Significant Woodlands refer to areas occupied by trees, woodlots or forests that provide iportant environental and ecological functions. The woodlands, in addition to being iportant habitat to the biological counity, provide an iportant balance in the distribution of open space and passive recreation within an urban setting This Plan prootes the aintenance, restoration and enhanceent of the woodland areas of Saugeen Shores. The woodland areas are described as: a) lands within Special Policy Area 4 as identified on Schedule A to this Plan; b) lands subject to the Town of Saugeen Shores Significant Woodlands Review, as identified on Schedule A to this Plan as the Significant Woodlands Overlay ; c) woodlands that have an area of 4 hectares (10 acres) or greater that are not identified on Schedule A to this Plan. a) Section 3.20 contains policies for lands within Special Policy Area 4 ; other woodlands policies within Section do not apply to lands within SPA 4. b) Section contains policies for lands subject to the Significant Woodlands Review P age Ron Davidson, Land Use Planning Consultant Inc.

25 c) Woodlands having an area of 4 hectares (10 acres) or greater are considered significant woodlands ; developent or site alteration shall not be peritted within these woodlands. Developent ay be peritted on adjacent lands in accordance with Section Certain lands within the Significant Woodlands Review are also part of woodlands that have an area of 4 hectares (10 acres) or greater; in such cases, developent or site alteration ay be peritted subject to the policies of this Section Significant woodlands within the Significant Woodlands Review were identified based on woodland size, size of woodland interior, proxiity to other woodlands and known natural heritage features, strength of existing linkages, and presence of significant vegetation counities or species. As identified in the Significant Woodlands Review, the interior of the woodlands is defined as a continuous area of 2 hectares or greater and is easured 100 etres fro the edge of the woodland feature Priarily these lands coprise a sall portion of a larger wooded feature along the Lake Huron shoreline that runs north. It is recognized that a sall portion of the significant woodland is within the designated Settleent Area that has been serviced with unicipal sewer and water and other unicipal services. Many of the lands within this area are designated as Residential and the lands are required to eet the Town s growth projection in Section 1.2 of this Plan. The objective is to therefore perit new developent in accordance with the underlying designation, in a way that protects and aintains interior woodland features and values Developent and site alteration shall not be peritted in these significant woodlands unless it has been deonstrated through the preparation of an Environental Ipact Stateent that interior woodland features and values are retained Developent in the interior shall be discouraged. If developents are proposed within interior areas, the proponent shall be required to undertake an Environental Ipact Study. The contents of the Environental Ipact Study shall be deterined through preconsultation with the Town and SVCA. For developents adjacent to the Significant Woodlands Overlay or in non-interior areas, an Environental Ipact Stateent ay be required. Standard itigation easures and reediation tools shall be applied, such as: a) Tree preservation and retention plans with the objectives of iniizing tree reoval and disturbance, and protecting vegetation counities of conservation concern, and that consider clustering built for techniques; b) Re-planting plans that incorporate appropriate native species. Re-planting shall occur either on the land subject to developent or on other lands within or near the significant woodland feature. The ratio of new trees planted to trees reoved shall be at least 2:1, and only those new trees for the purposes of restoring and/or establishing natural features habitat shall be considered; P age Ron Davidson, Land Use Planning Consultant Inc.

26 c) Lot grading and drainage plans designed to aintain surface and ground water and/or hydrogeologic functions of the abutting interior areas; d) Other easures for ipact avoidance and itigation in woodlands, recoended in Table 9 of the Significant Woodlands Review (prepared by NRSI, August 2012) Recoendations contained in an Environental Ipact Study shall be ipleented through appropriate Zoning By-law provisions, site plan control or subdivision agreeents, and other appropriate land use planning tools Where a property is zoned for residential developent and fragentation of a significant woodland exists, an Environental Ipact Stateent ay not be required Through subdivision and developent applications the proponent will be required to address how tree preservation will be achieved. During the course of a developent application, assessents shall be undertaken to deterine the best techniques for preservation of the woodlands functions. Prior to granting approval, the Town shall deterine the adequacy of the techniques. Council will encourage the preservation of trees through the use of site plan control or subdivision agreeents or through the use of a Tree Preservation By-law. Coent: The EIS and Tree Preservation and Edge Manageent Plan have been copleted in accordance with the above polices. The Tree Preservation and Edge Retention Plan will be included as a schedule in the Subdivision Agreeent Subdivisions The following Plan of Subdivision policies apply to this developent: Subdivision And Condoiniu Developent Policies Prior to the consideration of an application for Plan of Subdivision or Condoiniu, Council shall be satisfied that: a) the approval of the developent is not preature and is in the public interest; b) the lands will be appropriately serviced with infrastructure, schools, parkland and open space, counity facilities and other aenities, as required; c) the density of the developent is appropriate for the area; d) the subdivision or condoiniu, when developed, will be easily integrated and connected with existing developent in the area; P age Ron Davidson, Land Use Planning Consultant Inc.

27 e) the subdivision or condoiniu confors with the environental protection and growth anageent policies of this Plan; and, f) the proposal confors to Section 51 (24) of the Planning Act, as aended The Town shall enter into Subdivision and Condoiniu Agreeents as a condition of the approval of Plans of Subdivision or Condoiniu. Such agreeents shall ensure that the necessary internal or external services will be provided by the developer to the specifications established by the Town and shall ensure that the developent does not negatively ipact the Town financially. Coent: Municipal water is readily available to service the subdivision. Sanitary sewers are not available in this area of the Town, and therefore the new houses on the proposed lots will be serviced with individual private septic systes. The existing subdivisions to the north and surrounding residential properties are serviced in the sae anner, and therefore this project should not be considered preature. Other services including garbage and recycling pick-up and school bussing already exist in this shoreline area Servicing The density of the proposed subdivision is consistent with existing and proposed developent within the iediate area. The subdivision integrates well with the neighbourhood. The proposed developent confors to the environental protection policies and the growth anageent policies of the Town s Official Plan. Copliance with the lot creation policies of Section 51 (24) of the Planning Act is deonstrated in Section 7 of this Planning Report. The developer will enter into a Subdivision Agreeent with the Town. The following servicing policies apply to new developent within Saugeen Shores: Within the Settleent Area, Council approval will be required before any developent is peritted on private individual on-site sewage disposal and/or individual on-site water systes. Approval ay be conditional on an appropriate water supply and the suitability of the site to support an individual on-site sewage service. In these instances, the property owner shall enter into an agreeent to be held on title that requires connection to unicipal services should they becoe available. New lot creation or redevelopent of existing lots shall also be undertaken in a anner that would facilitate the connection to unicipal services and additional lot creation should services becoe available P age Ron Davidson, Land Use Planning Consultant Inc.

28 When developent of any type will utilize a private individual on-site sewage disposal and/or water syste(s), then the lot area shall coply with the guidelines of the Ministry of Environent and the requireents of the or its designated agent for the type of developent proposed and the type of private individual on-site syste to be used. Coent: The Functional Servicing Report has deonstrated that the proposed 31 lots can be serviced with private septic systes in accordance with the Ministry s D-5-4 Guidelines. The developer is willing to sign an agreeent requiring the future owners of the new lots to connect to sanitary sewers once they becoe available in this area of Saugeen Shores. Section 5.4 Storwater Manageent states: Storwater anageent is required to ensure that runoff is controlled so that it does not increase peak flows to any greater extent than pre-developent runoff in watercourses that ipact on downstrea flooding, to control erosion and sedientation, and to protect and enhance water quality and aquatic habitat As required by the Town, or other agency, new developent proposals ay be required to be supported by a storwater anageent study prepared by a qualified professional to deterine the effect of increased run-off due to developent of the site, and to identify storwater anageent easures as necessary to control any increases in flows in downstrea watercourses, up to and including the 1:100 year design stor Consideration shall also be given to the recoendations of any watershed and subwatershed studies. These studies will provide guidance when dealing with any new developent within the watershed or subwatershed. Subwatershed planning will be supported in areas experiencing urban developent pressures and in areas where significant environental concerns are identified. Priority areas for subwatershed studies ay be established in consultation with the Saugeen Valley Conservation Authority. Significant findings and recoendations fro these studies ay result in aendents to this Plan Storwater anageent techniques are constantly evolving as well as being dependent on the location. Thus, new developent shall proote the use of best anageent practices and standards as approved by the Town, while having regard for Sections and 2.6. Coent: The storwater anageent section of the Functional Servicing Report has taken into account the aforeentioned policies P age Ron Davidson, Land Use Planning Consultant Inc.

29 5.2.5 Special Studies Section 6.27 Technical Studies and Peer Reviews requires special studies to be copleted in certain circustances, as follows: Where a policy in this Plan requires the subission of technical studies, such studies shall be prepared at the applicant s expense by a qualified professional. When technical studies are subitted in support of any application, the Town ay authorize a qualified professional to peer review such studies and provided advice to the approval authority at the applicant s expense Coent: The following studies have been conducted as required by the Town and County: Environental Ipact Study; Tree Preservation and Edge Manageent Plan Functional Servicing Report; Archaeological Assessent; and, Planning Report Official Plan Evaluation Suary The proposed subdivision has been evaluated within the context of all relevant policies of the local Official Plan. It is evident that the proposed developent will confor to the local Official Plan P age Ron Davidson, Land Use Planning Consultant Inc.

30 6. CONSISTENCY WITH THE PROVINCIAL POLICY STATEMENT Section 3 of The Planning Act (R.S.O. 1990) requires all decisions regarding land use planning atters to be consistent with the Provincial Policy Stateent (PPS). The PPS contains several sets of Provincial directives covering a variety of topics that are relevant to this developent proposal. Listed below are the relevant policies. 6.1 Settleent Areas Section Settleent Area policies state (edited for relevancy): Settleent areas shall be the focus of growth and developent, and their vitality and regeneration shall be prooted Land use patterns within settleent areas shall be based on: a) densities and a ix 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 uneconoical expansion; 3. iniize negative ipacts to air quality and cliate change, and proote energy efficiency; b) a range of uses and opportunities for intensification and redevelopent in accordance with the criteria in policy , where this can be accoodated Planning authorities shall identify appropriate locations and proote opportunities for intensification and redevelopent where this can be accoodated 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 accoodate projected needs Appropriate developent standards should be prooted which facilitate intensification, redevelopent and copact for, while aintaining or itigating risks to public health and safety P age Ron Davidson, Land Use Planning Consultant Inc.

31 New developent taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a copact for, ix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities Planning authorities shall establish and ipleent phasing policies to ensure: a) that specified targets for intensification and redevelopent are achieved prior to, or concurrent with, new developent within designated growth areas; and b) the orderly progression of developent within designated growth areas and the tiely provision of the infrastructure and public service facilities required to eet current and projected needs. Coent: The shoreline area between Port Elgin and Southapton is a recognized settleent area in the County of Bruce Official Plan and the local Official Plan. The subject lands are situated within an existing built-up area and, as such, the proposal represents infilling. The density of this developent is appropriate based on the servicing available and siilar existing developent in the neighbourhood. 6.2 Municipal Services Section 1.6 Infrastructure and Pubic Service Facilities of the PPS states: Municipal sewage services and unicipal water services are the preferred for of servicing for settleent areas. Intensification and redevelopent within settleent areas on existing unicipal sewage services and unicipal water services should be prooted, wherever feasible Where unicipal sewage services and unicipal water services are not provided, unicipalities ay allow the use of private counal sewage services and private counal water services Where unicipal sewage services and unicipal water services or private counal sewage services and private counal water services are not provided, individual on-site sewage services and individual on-site water services ay be used provided that site conditions are suitable for the long-ter provision of such services with no negative ipacts. In settleent areas, these services ay only be used for infilling and inor rounding out of existing developent P age Ron Davidson, Land Use Planning Consultant Inc.

32 Partial services shall only be peritted in the following circustances: a) where they are necessary to address failed individual on-site sewage services and individual on-site water services in existing developent; or b) within settleent areas, to allow for infilling and inor rounding out of existing developent on partial services provided that site conditions are suitable for the longter provision of such services with no negative ipacts Coent: Lands within the shoreline area located between Port Elgin and Southapton are serviced with unicipal water and private septic systes. As stated above, partial systes are not the preferred choice of the Ontario Governent; however, this servicing arrangeent can be peritted in settleent areas to allow for infilling and inor rounding of existing developent provided site conditions are suitable for the longter provision of such services with no negative ipacts. In this regard, the proposed developent is clearly an infilling situation; and, Cobide Engineering Inc. has deonstrated that the subject lands are suitable to accoodate this partial servicing arrangeent for the long ter with no negative ipacts Planning for storwater anageent shall: a) iniize, or, where possible, prevent increases in containant loads; b) iniize changes in water balance and erosion; c) not increase risks to huan health and safety and property daage; d) axiize the extent and function of vegetative and pervious surfaces; and e) proote storwater anageent best practices, including storwater attenuation and re-use, and low ipact developent. Coent: The Functional Servicing Report addresses storwater anageent as suarized in Section 4.3 of this Planning Report P age Ron Davidson, Land Use Planning Consultant Inc.

33 6.3 Natural Environent Section 2.1 Natural Heritage states (edited for relevancy): Natural features and areas shall be protected for the long ter Natural features and areas shall be protected for the long ter The diversity and connectivity of natural features in an area, and the long-ter ecological function and biodiversity of natural heritage systes, should be aintained, restored or, where possible, iproved, recognizing linkages between and aong natural heritage features and areas, surface water features and ground water features Developent and site alteration shall not be peritted in: a) significant wetlands in Ecoregions 5E, 6E and 7E 1 ; Developent and site alteration shall not be peritted in: b) significant woodlands in Ecoregions 6E and 7E (excluding islands in Lake Huron and the St. Mary s River) 1 ; d) significant wildlife habitat; unless it has been deonstrated that there will be no negative ipacts on the natural features or their ecological functions Developent and site alteration shall not be peritted in fish habitat except in accordance with provincial and federal requireents Developent and site alteration shall not be peritted on adjacent lands to the natural heritage features and areas identified in policies 2.1.4, and unless the ecological function of the adjacent lands has been evaluated and it has been deonstrated that there will be no negative ipacts on the natural features or on their ecological functions. Coent: The Environental Ipact Study (EIS) has deterined that Fish Habitat, Significant Woodland and Significant Wildlife Habitat exist on the subject property and adjacent lands. The EIS has also identified a Locally Significant Wetland within the study area. Provided the recoendations of the EIS are ipleented, there will be no negative ipact on these natural heritage features P age Ron Davidson, Land Use Planning Consultant Inc.

34 6.4 Archaeology Section 2.6 Cultural Heritage Archaeology states: 2.6 Cultural Heritage and Archaeology Significant built heritage resources and significant cultural heritage landscapes shall be conserved Developent and site alteration shall only be peritted on lands containing archaeological resources or areas of archaeological potential if the significant archaeological resources have been conserved by reoval and docuentation, or by preservation on site. Where significant archaeological resources ust be preserved on site, only developent and site alteration which aintain the heritage integrity of the site ay be peritted Developent and site alteration ay be peritted on adjacent lands to protected heritage property where the proposed developent and site alteration has been evaluated and it has been deonstrated that the heritage attributes of the protected heritage property will be conserved. Mitigative easures and/or alternative developent approaches ay be required in order to conserve the heritage attributes of the protected heritage property affected by the adjacent developent or site alteration. Coent: A Stage 1 and 2 Archaeological Assessent of the subject property has been carried out. As a result of the physical assessent, no archaeological resources were encountered. The consultant therefore recoended that the proposed developent be cleared of any further requireent for archaeological fieldwork. 6.5 Provincial Policy Stateent Evaluation Suary Based on the foregoing, it is evident that the proposed developent is consistent with the Provincial Policy Stateent P age Ron Davidson, Land Use Planning Consultant Inc.

35 7. THE PLANNING ACT Section 49 (24) of The Planning Act (R.S.O. 1990) provides a list of issues which ust be taken into consideration when reviewing new subdivision and consent applications. Those issues are as follows: (24) In considering a draft plan of subdivision, regard shall be had, aong other atters, to the health, safety, convenience, accessibility for persons with disabilities and welfare of the present and future inhabitants of the unicipality and to, (a) Coent: (b) the effect of developent of the proposed subdivision on atters of provincial interest as referred to in section 2; The atters of provincial interest, as provided in the Provincial Policy Stateent, have been addressed in Section 6 of this Planning Report. whether the proposed subdivision is preature or in the public interest; Coent: (c) Coent: (d) This Planning Report has deonstrated that the proposed developent represents infilling within an existing built-up area of Saugeen Shores. Given that a significant nuber of residential lots of siilar size have been established in this area with the sae servicing arrangeent, the proposed developent would not be preature. This lot creation is in the public interest. whether the plan confors to the official plan and adjacent plans of subdivision, if any; This Report has deonstrated that the proposed developent confors to the County Official Plan and the Town s Official Plan, and will be copatible with the existing built-up neighbourhood and another proposed subdivision on the lands to the south. the suitability of the land for the purposes for which it is to be subdivided; Coent: Given that only partial services are available and that the property is sensitive fro a natural heritage perspective, the subject lands are best suited for a low density developent, as proposed P age Ron Davidson, Land Use Planning Consultant Inc.

36 (e) Coent: the nuber, width, location and proposed grades and elevations of highways, and the adequacy of the, and the highways linking the highways in the proposed subdivision with the established highway syste in the vicinity and the adequacy of the; This low density developent should have no ipact on the road pattern in this shoreline area. (f) Coent: the diensions and shapes of the proposed lots; The lots are of a noral shape and of a size that is appropriate for this shoreline area. (g) Coent (h) the restrictions or proposed restrictions, if any, on the land proposed to be subdivided or the buildings and structures proposed to be erected on it and the restrictions, if any, on adjoining land; The construction of detached dwellings on the proposed lots will be in accordance with the provisions of the R1-2 zone. Developent will need to be in copliance with the Tree Preservation and Edge Manageent Plan, which will for part of the Subdivision Agreeent. conservation of natural resources and flood control; Coent: (i) Coent: (j) Coent: Measures will be taken to ensure that storwater on the site following construction is handled in an appropriate anner, as detailed in the Functional Servicing Report. A large portion of the subject property will reain in its natural state. the adequacy of utilities and unicipal services; All utilities and unicipal services typically associated with an urban developent will be available, save for sanitary sewers. It is possible, however, that full unicipal services will be provided at soe point in the future. the adequacy of school sites; Children residing within this shoreline area will attend school in Port Elgin or Southapton P age Ron Davidson, Land Use Planning Consultant Inc.

37 (k) Coent: the area of land, if any, within the proposed subdivision that, exclusive of highways, is to be conveyed or dedicated for public purposes; No portion of the property is intended to be conveyed to the Town. (l) Coent: the extent to which the plan s design optiizes the available supply, eans of supplying, efficient use and conservation of energy; and The proposed developent will be consistent with other projects of this nature with regard to the above-noted atter. () the interrelationship between the design of the proposed plan of subdivision and site plan control atters relating to any developent on the land, if the land is also located within a site plan control area designated under subsection 41 (2) of this Act or subsection 114 (2) of the City of Toronto Act, , c. 23, s. 30; 2001, c. 32, s. 31 (2); 2006, c. 23, s. 22 (3, 4). Coent: This developent should not require a Site Plan Control Agreeent P age Ron Davidson, Land Use Planning Consultant Inc.

38 8. ZONING BY-LAW 8.1 Current Zoning The subject property is currently zoned PD (Planned Developent), EP (Environental Protection) and A (Agricultural), as illustrated on Figure 6 to this Planning Report. The specific area of the site to be developed is currently zoned PD. The PD zone perits no new buildings or structures. An aendent to the Zoning Bylaw is therefore required before any developent is peritted on these lands. 8.2 Proposed Zoning The subitted Zoning By-law Aendent application is requesting an R1-2 (Residential First Developent with special provision) zoning for the 31 residential lots, as shown on Figure 7 to this Planning Report. The standard R1 zone perits detached dwellings and requires iniu lot area and iniu lot frontage requireents of 500 square etres and 15 etres respectively. The R1-2 zone has been applied to areas of Saugeen Shores where full unicipal servicing is not available, including all of the residential lots within this general area of the Town. The R1-2 zone provisions state: a) Notwithstanding the provisions of section 7.2 and 7.3 to the contrary, lands zoned R1-2 on Schedule A to this By-law ay be used in accordance with the R1 Zone provisions, provided the area of the lot is sufficient to accoodate a septic syste and obtain a potable water supply, a iniu 3.0 etre side yard is provided on one side, and the reaining regulations of subsection 7.3 for iniu lot frontage, front and exterior side yard depth, iniu rear yard depth, axiu building height, iniu landscaped open space and axiu nuber of dwellings per lot can be et. b) All other requireents of this By-law and other required Municipal perits and/or appropriate Approval Authority perits for sewer or septic and/or water connections/wells shall apply P age Ron Davidson, Land Use Planning Consultant Inc.

39 The proposed lots, which will be serviced with unicipal water and private septic systes, range in size fro 1029 square etres to 2392 square etres. The lots should be of aple size to accoodate a dwelling, accessory building and septic syste, and still coply with the relevant provisions of the Zoning By-law and the requireents of the Tree Preservation and Edge Manageent Plan P age Ron Davidson, Land Use Planning Consultant Inc.

40 9. CONCLUSIONS / RECOMMENDATIONS Residential Plan of Subdivision The proposed residential subdivision represents an appropriate balance between urban developent and protecting the natural environent, and is ideal given the ethod of servicing. As deonstrated in this Planning Report, the proposed developent confors to the County Official Plan and the Saugeen Shores Official Plan. The proposal is also consistent with the Provincial Policy Stateent and coplies with the lot creation requireents of The Planning Act. The proposed partial-serviced arrangeent is supported by the nitrate loading study prepared by the Engineer in accordance with the Province s D-5-4 Guidelines and will not create a negative ipact on the natural heritage features on the site and adjacent lands. Based on the foregoing, the subitted Plan of Subdivision and Zoning By-law Aendent applications represent sound land use planning and should be given favourable consideration. Schedule A to the Zoning By-law to be adopted by Town Council should reflect the suggested zoning provided in Figure 7 to this Planning Report. Furtherore, the Tree Preservation and Edge Manageent Plan should be included as a schedule to the Subdivision Agreeent. Respectfully subitted, Ron Davidson, BES, RPP, MCIP Acknowledgeents: Cobide Engineering Inc. WSP Canada Inc. Aquatic and Wildlife Services The Archaeologists Inc P age Ron Davidson, Land Use Planning Consultant Inc.

41 APPENDIX A: FIGURES 1-7 i P age Ron Davidson, Land Use Planning Consultant Inc.

42 Figure 1: Location Map LAKE HURON LANDS TO BE DEVELOPED Balance of Lakeside Woods Property Lakeside Woods Subdivision Part of Lot 51, Lake Range, Georgraphic Township of Saugeen, County of Bruce PORT ELGIN SCALE 1:15 000

43 Figure 2: Aerial Photograph (2015) LAKE HURON LANDS TO BE DEVELOPED Balance of Lakeside Woods Property Lakeside Woods Subdivision Part of Lot 51, Lake Range, Georgraphic Township of Saugeen, County of Bruce PORT ELGIN SCALE 1:12 000

44 Figure 3: County of Bruce Official Plan Schedule A (Land Use) Priary Urban Counities Hazard Land Area Agricultural Area Rural Area LAKE HURON LANDS TO BE DEVELOPED Balance of Lakeside Woods Property PORT ELGIN Lakeside Woods Subdivision Part of Lot 51, Lake Range, Georgraphic Township of Saugeen, County of Bruce SCALE 1:12 000

45 Figure 4: Official Plan Schedule A (Land Use Plan) Residential Highway Coercial Eployent Shoreline Residential Recreational Environental Hazard Settleent Area Boundary LAKE HURON LANDS TO BE DEVELOPED Balance of Lakeside Woods Property PORT ELGIN Lakeside Woods Subdivision Part of Lot 51, Lake Range, Georgraphic Township of Saugeen, County of Bruce SCALE 1:12 000

46 Figure 5: Official Plan Schedule C (Built-up Area and Greenfield Area) Built-up Area Greenfield Area Built Boundary Settleent Area Boundary LAKE HURON LANDS TO BE DEVELOPED Balance of Lakeside Woods Property PORT ELGIN Lakeside Woods Subdivision Part of Lot 51, Lake Range, Georgraphic Township of Saugeen, County of Bruce SCALE 1:12 000

47 Figure 6: Zoning By-law Schedule A LAKE HURON LANDS TO BE DEVELOPED Balance of Lakeside Woods Property A Lakeside Woods Subdivision Part of Lot 51, Lake Range, Georgraphic Township of Saugeen, County of Bruce PORT ELGIN SCALE 1:12 000

48 Figure 7: Proposed Zoning LAKE HURON R1-2 EP LANDS TO BE DEVELOPED Balance of Lakeside Woods Property A Lakeside Woods Subdivision Part of Lot 51, Lake Range, Georgraphic Township of Saugeen, County of Bruce PORT ELGIN SCALE 1:12 000

49 APPENDIX B: PROPOSED DRAFT PLAN OF SUBDIVISION ii P age Ron Davidson, Land Use Planning Consultant Inc.

50 NUMBER (AS DEFINED IN ZONING BY-LAW) (sq..) Horseshoe Bay McNAB POINT CONCESSION 10 (sq..) LEGEND RESIDENTIAL 'R1' ZONE PROVISIONS LOT AREA (MIN.) NOTE: 1. PROPERTY BOUNDARY DERIVED FROM INFORMATION SHOWN ON A PLAN OF SURVEY BY R.F. DORE SURVEYING LTD. DATED JUNE 28, TOPOGRAPHICAL INFORMATION DERIVED FROM FIELD SURVEYS BY GENIVAR CONSULTANTS INC., WSP CANADA INC., AS-CONSTRUCTED ENGINEERING DRAWINGS BY GAMSBY & MANNEROW LTD., AERIAL MAPPING BY NORTHWAY PHOTOMAP AND COUNTY OF BRUCE AERIAL MAPPING. 3. NUMBERING OF LOTS ON THE FINAL PLAN MAY VARY FROM THAT SHOWN ON THE DRAFT PLAN. 500 sq.. LOT FRONTAGE (MIN.) REAR YARD DEPTH (MIN.) EXT. SIDE YARD DEPTH (MIN.) INT. SIDE YARD WIDTH (MIN.) MAX. LOT COVERAGE 35% Miraichi Bay PROPOSED SUBDIVISION & EXTENT OF OWNER'S LAND (AS DEFINED IN ZONING BY-LAW) FRONT YARD DEPTH (MIN.) 21 ke La ron Hu NUMBER SOURCE: TOWN OF SAUGEEN SHORES, COMPREHENSIVE ZONING BYLAW No PROPERTY BOUNDARY EXISTING TRAIL EXISTING RIGHT OF WAY EXISTING CONTOUR EXISTING PROPERTY LINES EXISTING STORM MANHOLE EXISTING DITCH INLET CATCHBASIN PROPOSED PROPERTY / STREET LINES EXISTING FIREHYDRANT EDGE OF EXISTING PAVEMENT EXISTING CATCH BASIN EDGE OF EXISTING GRAVEL EXISTING GATE VALVE EXISTING SANITARY SEWER DRAFT PLAN OF SUBDIVISION EXISTING HYDRO GUY WIRE EXISTING SANITARY FORCEMAIN EXISTING HYDRO POLE EXISTING WATERMAIN PART OF LOT 51 LAKE RANGE EXISTING CABLE TV PEDESTAL EXISTING STORM SEWER EXISTING STREAM / DITCH & DIRECTION OF FLOW EXISTING TELEPHONE PEDESTAL STANDARD IRON BAR IRON BAR EXISTING FENCE (GEOGRAPHIC TOWNSHIP OF SAUGEEN) EXISTING TREE LINE TOWN OF SAUGEEN SHORES COUNTY OF BRUCE KEY PLAN NTS RELEVANT SITE INFORMATION OVERALL PLAN 750 AD H IC M K 5' N.90 9 N60 11'55"W "W N64 25'35"W N60 06'15"W N61 24'35"W BL O 26 BLOCK 16 5 N27 33'40"E N61 10'55"W N60 06'15"W N57 32'00"W N62 35'05"W N60 51'35"W N60 37'25"W BLOCK N60 45'15"W BLOCK BLOCK 36 BLOCK BLOCK 35 N60 49'50"W CONCESSION N62 26'40"W ROA STREET ELEVEN SURVEYOR'S CERTIFICATE N61 10'55"W DATE Residential N60 06'15"W RON DORE OLS R. F. DORE SURVEYING LTD OWNER'S CERTIFICATE R= K DEC 12/14 PRELIMINARY SUBMISSION SJC SJC 30 SJC BLOCK (0.30 RESERVE) BLOCK th STREET, UNIT A, Hanover, Ontario N4N 1P5 Telephone: (519) BLOCK SJC. 34 A (0.30 RESERVE) 35.6 FIRST SUBMISSION BLOCK 34 A T EE 2 56 BLOCK 41 BLOCK 36 2 JAN 30/ R ST 5 RE ET ST BLOCK OWNER: MYSTIC COVE DEVELOPMENTS INC. 10 COLLARD WAY SAUGEEN SHORES, ON N0H 2C0 C 50 O BL A STREET DATE (0.30 RESERVE) N27 33'40"E k. WATER, STORM SEWERS, HYDRO, TELEPHONE l. AS SHOWN I, THE REGISTERED OWNER OF THESE LANDS, HEREBY AUTHORIZE WSP CANADA INC. TO SUBMIT THIS DRAFT PLAN FOR APPROVAL BLOCK LAKESIDE WOODS PROPOSED SUBDIVISION PART OF LOT 51 LAKE RANGE GEOGRAPHIC TOWNSHIP OF SAUGEEN, Ontario N60 49'00"W MYSTIC COVE DEVELOPMENTS INC. 10 CONCESSION SJC ARCH D (36.00 x Inches) i. COARSE SAND & GRAVEL j. AS SHOWN I CERTIFY THAT: THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AND THEIR RELATIONSHIP TO THE ADJACENT LANDS ARE CORRECTLY SHOWN BLOCK 32 N74 08'30"E WATERLOO STREET N59 26'20"W h. MUNICIPAL WATER SUPPLY STREET TEN BRUCE STREET N60 30'20"W g. AS SHOWN e. AS SHOWN f. AS SHOWN ha ha. d. SINGLE FAMILY RESIDENTIAL TOWN OF SAUGEEN SHORES STORMWATER MANAGEMENT POND D ha. a. AS SHOWN b. AS SHOWN c. AS SHOWN Church SEWAGE PUMPING STATION N61 24'35"W BLOCK 38 TER CUT ha ha. ADDITIONAL INFORMATION REQUIRED UNDER SECTION 51 OF THE PLANNING ACT 10 N60 48'50"W 10 CONCESSION N60 06'15"W BLOCK 37 N64 25'35"W N60 52'20"W N60 49'00"W N60 11'55"W N59 26'20"W N60 30'20"W "W 5'1 5 7 N TOTAL PROPOSED SUBDIVISION ha. SEE ENLARGEMENT BELOW I E LA M RA RO ha. No. U AY IB HIGHWAY H N O KING'S R 1000 FEET ha ha. THE METRES N29 06'15"E CK 50 PEGASUS TRAILS 1:4000 (24x36) BLOCK 32 SCALE DETACHED RESIDENTIAL LOTS (LOTS 1 TO 31 MUNICIPAL STREET (STREET A) OPEN SPACE (BLOCK 40) FUTURE DEVELOPMENT (BLOCK 41) UTILITY CORRIDOR (BLOCK 32) WALKWAY (BLOCK 33) ROAD WIDENING (BLOCKS 37, 38 & 39) 0.30 RESERVES (BLOCKS 34, 35 & 36) AS SHOWN JAF SJC SCALE 1:1000 (24x36) 10 SCALE 1: METRES 250 FEET OCT DP-1

51 APPENDIX C: TREE PRESERVATION AND EDGE MANAGEMENT PLAN iii P age Ron Davidson, Land Use Planning Consultant Inc.

52

53 APPENDIX D: LETTER AND FOLLOW-UP FROM WSP CANADA INC. iv P age Ron Davidson, Land Use Planning Consultant Inc.

54 February 1, 2017 Mystic Cove Developents Inc. c/o Brad Pryde Box 1725 Port Elgin, Ontario N0H 2C0 Subject: Lakeside Woods Subdivision Tree Preservation and Edge Manageent Plan Review Saugeen Shores, Ontario Project No Dear Mr.Pryde: WSP Canada Inc. (WSP) was retained to review a Tree Preservation and Edge Manageent Plan for the Lakeside Woods Subdivision, located in Saugeen Shores, Ontario, herein referred to as the Site. It is understood that a Tree Preservation and Edge Manageent Plan was created for the Site, dated January 12, 2017 (See Appendix A) with the goal of providing a iniu of 30% total post-construction forest site coverage. The plan outlines areas for tree retention, tree retention areas with constraints, and proposed replanting areas for post-construction plantings. The plan also provides a series of notes on itigating potential ipacts to the surrounding woodlands, and a variety of species that ay be suitable for plantings. The goal of this letter report is to review the Tree Preservation and Edge Manageent Plan and provide coents and any further recoendations to ipleent the plan. Please find our review coents and suggestions below. 1. TREE RETENTION AREAS It is understood that the proposed Tree Retention Areas will reain postdevelopent, and if possible, Tree Retention Areas with constraints will reain depending on final Site grading. In order to ensure these areas are protected throughout the developent process, in addition to those outlined within the plan, the following itigation easures are suggested: Clearly identified Tree protection arkings (caution tape, exclusion arkings, etc.) between the work areas and the Tree Retention Area should be installed along the dripline of the retained trees before work on the Site begins and inspected regularly to ensure it is perforing its intended function. It should be clearly signed as a vegetation protection zone. If sections are found to be daaged or non-functional they should be replace iediately. H:\Proj\13\ \5.0 Tree Rentention Plan\Wp\WMB- LakesideWoods.docx WSP Canada Inc. 126 Don Hillock Drive, Unit 2 Aurora, ON L4G 0G9

55 Mr. Brad Pryde Lakeside Woods Subdivision Tree protection fencing will be used to establish the forest edge for trees within the vicinity of the construction site that are to be preserved. The following activities are prohibited within the retained tree areas: construction; storage or stockpiling of aterials; disposal of any liquids; grading; excavating; parking of vehicles; and operation of heavy achinery. Tree protection barriers ust reain effective condition until all site activities including landscaping are coplete. Where branches overhand or extend into the construction zone and ay be ipacted by achinery, the branches should be pruned before excavation activities coenced. Pruning should be liited to less than 20% of the trees crown and should be copleted by a certified arborist or qualified tree professional. Daage to trees, including broken libs, daage to roots, or wounds to the ain trunk ust be reported to the consulting arborist iediately so that itigation easures can be proptly ipleented. Trees are to be felled into the construction are so as to reduce the potential for injury/daage to neighbouring tees. Tree, branches and brush are to be reoved fro the site. Should any work be required within the tree retention area, the contractor and the consulting arborist shall contact the appropriate regulating agencies for approval. To avoid interference with the eggs, nests or young of birds protected under the federal Migratory Birds convention Act (1994), tree and vegetation reoval should not occur during breeding season (April 1 st to August 31 st ), unless a survey by a qualified avian biologist confirs that there are no active nests within the vegetation to be reoved. 1.1 EDGE MANAGEMENT PLAN The proposed developent will create a new forest edge, in addition to the abovenoted itigation easures and those within the plan, an Edge Manageent Plan to protect and enhance the forest edge should be approved with the application. Potential ipacts due to Site developent to the reaining forested area ay include: Libing of trees can result in inor loss of canopy cover/shade, resulting in an increase in sunlight penetration which ay affect shade growing ground cover plants; Soe trees with thicker bark (e.g. Beech) can be susceptible to sunscale and frost cracking due to changes in light penetration; Page 2 of 5 H:\Proj\13\ \5.0 Tree Rentention Plan\Wp\WMB- LakesideWoods.docx

56 Mr. Brad Pryde Lakeside Woods Subdivision Grading/fill placeent along treed edges can ipact root systes of retained trees, resulting in root stress/tree decline; Changes in icrocliates (increase teperatures, decreased soil oisture) resulting in desiccation; Site ay be ore susceptible to invasion by non-native species, pathogens, etc.; and, Soil copaction resulting fro unrestricted vehicle and achinery operations. Upon copletion of the construction activities, erosion and sedient control easures should be aintained until site restoration activities are copleted and disturbed areas are no longer susceptible to erosion and siltation. Exposed/disturbed soils should be stabilized and re-vegetated using a native seed ix with an annual nurse crop, such as Annual Ryegrass (Loliu ultifloru). 2. REPLANTING AREAS Suitable species for replanting areas is provided in the Tree Preservation and Edge Manageent Plan. The trees, shrubs and ground cover plants fro appropriate native species should be selected as appropriate for the Site conditions based on the coposition of the existing vegetation counity, soil type and light conditions. Generally for vegetation, a ix between hardy, shade intolerant species, and slower growing shade tolerant species should be chosen to establish the replanting areas quickly, allowing for natural succession to occur and a ore diverse understory population to ove in naturally over tie. Consideration should be given to plant species which provide good wildlife foraging (i.e. those with berries or seeds which provide food for birds and sall aals).to ensure survivability of the newly planted stock, the following easures are proposed: Stock and seed should be obtained fro a reputable native plants nursery. The scientific species nae should be referenced to ensure that native plant stock is being obtained (any plants have native and non-native species which share a coon nae). Plantings should be done by hand to reduce echanical copaction of soils and daage to existing vegetation. Hydro seeding is acceptable for ground cover. Planting should be perfored by a qualified and knowledgeable landscaper to ensure plantings are spaced appropriately and placed in suitable sun exposures and oisture regies. Planting should be done within the growing season as soon as the construction has finished. Spring planting and seeding is recoended. Fall plantings are suitable for these species and should prove successful, provided healthy stock is used, planting follows recoendations for individual species, and plants receive sufficient water prior to the winter onths. Page 3 of 5 H:\Proj\13\ \5.0 Tree Rentention Plan\Wp\WMB- LakesideWoods.docx

57 Mr. Brad Pryde Lakeside Woods Subdivision A onitoring plan should be ipleented to anage regeneration of invasive species and to confir that the restoration efforts have been successful. Suppleentary plantings should be copleted if survival rates are below 50%. The proponent should ensure that, as per the goals of the plan, a iniu of 30% post-construction forest cover should reain on the Site. It is understood that inor changes to the plan ay be necessary based on final Site conditions and grading; however, if required, any ajor changes should be reviewed and approved by relevant regulating agencies prior to being ipleented. 3. CLOSURE This report was produced by WSP Canada Inc. The review is based on the inforation referenced and contained in the Tree Preservation and Edge Manageent Plan. WSP Canada Inc. attests that to the best of our knowledge, the inforation presented in this report is accurate. The inforation in this report should be evaluated, interpreted, and ipleented only in the context of the assignent. The use of this report or any of its parts for other projects without written perission of the Client and WSP Canada Inc. is solely at the user s own risk. This report ust be reviewed and approved by the relevant regulating agencies prior to being relied on for planning and/or construction purposes. Thank you for the opportunity to coplete this report. We trust that this inforation is satisfactory for your current requireents. Please contact us if we can be of further assistance. Yours truly, WSP Canada Inc. Whitney Black, B.Sc., ISA Cert. Arb. Biologist Dan Reeves, M.Sc., ISA Cert. Arb. Project Biologist DJR:nah Page 4 of 5 H:\Proj\13\ \5.0 Tree Rentention Plan\Wp\WMB- LakesideWoods.docx