Town of Saugeen Shores Local Official Plan

Transcription

1 Town of Saugeen Shores Local Official Plan June 2006 Adopted by Municipal Council on June 26, 2006 (Adopted by By-Law No ) Approved by the County of Bruce on January 4, Office Consolidation (Local Council Adopted Version)

2 CERTIFICATION OF COMPLIANCE WITH PUBLIC INVOLVEMENT AND NOTICE REQUIREMENTS L Linda White, Clerk oithe Town of Saugeen Shores, hereby CERTIFY that the requirements!or the giving of notice and the holding of at least one public meeting as set out in Subsection 17(15) of the Planning Act have been complied with. Date Linda White - Clerk I, Linda White, Clerk of the. Town of Saugeen Shores, hereby CERTIFY that the requirements ior the giving of notice as set out in Subsection 17(23) of the Planning Act have been compiled with. ~~ULbunda White- Clerk (i)

3 THE TOWN OF SAUGEEN SHORES BY-LAW NUMBER Being a By-Law to adopt the Town of Saugeen Shores Local Official Plan WHEREAS the Council of the Town of Saugeen Shores deems it advisable to adopt the Town of Saugeen Shores Local Official Plan; and WHEREAS the Council of the Town of Saugeen Shores deems it advisable to repeal By-Law Number of the Town of Saugeen Shores. NOW THEREFORE the Council of the Town of Saugeen Shores, in accordance with Section 17 and 21 of the Planning Act, hereby ENACTS as follows: 1. The Town of Saugeen Shores Local Official Plan, consisting of the attached text and maps is hereby adopted. 2. By-Law Number is hereby repealed. 3. The Clerk is hereby authorized and directed to make application to the County of Bruce for the approval of the attached Local Official Plan for the Town of Saugeen Shores. 4. This By-Law shall come into force and take effect on the date of its final passing. READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED T~/tt; DAY OF JUNE, ~l~ln Clerk (ii)

4 TABLE OF CONTENTS SECTION SECTION SECTION 3 INTRODUCTION... 1 TITLE... 1 PURPOSE OF THE LOCAL OFFICIAL PLAN... 1 LEGISLATIVE AUTHORITY PLANNING HISTORY AND CONTEXT PRIMARY SETTLEMENT AREA RELATIONSHIP TO THE BRUCE COUNTY OFFICIAL PLAN... 3 NATIVE LAND CLAIMS....4 INTERPRETATION OF PLAN... 5 NEED TO CONFORM TO THE LOCAL OFFICIAL PLAN... 5 HOW TO USE THE TOWN OF SAUGEEN SHORES LOCAL OFFICIAL PLAN... 5 INTERPRETATION OF THE PLAN Settlement Area Boundary Land Use Designation Boundaries Land Areas & Densities, and Numerical Projections REVIEW OF THE LOCAL OFFICIAL PLAN... 6 DEVELOPMENT STRATEG :... 8 FUNCTIONAL POLICIES FOR ALL LAND USES VISION GUIDING PRINCIPLES GOALS AND OBJECTIVES LOCATION AND SERVICING OF DEVELOPMENT Location of Development Development Charges Industrial and Commercial Services Brownfields Redevelopment Policies Water Supply and Sewage Disposal Stormwater Management Policies Solid Waste Management Sewage Treatment Plants Public Parkland Buffering HERITAGE CONSERVATION Natural Heritage Archaeological, Cultural and Built Heritage ENERGY CONSERVATION UTILITIES Electric Power Facilities Other Utilities ACCESSORY USES MOBILE HOMES/TRAILERS BARRIER FREE ACCESS DETAILED STUDIES Planning Impact Analysis Settlement Capability Study Environmental Review Study (iii)

5 SECTION Traffic Impact Study PLANS OF SUBDIVISION, CONDOMINIUM AND LAND SEVERANCES General Land Division Policies Plans of Subdivision and Condominium Land Severances DEEMING BY-LAWS LICENSING BY-LAW LAND USE POLICIES INTRODUCTION- SETTLEMENT AREAS Goals Expansion of Settlement Area Boundaries and All Settlement Area Designations Agricultural Uses within the Settlement Area Projected Growth RESIDENTIAL DESIGNATIONS Housing Objectives General Policies for All Residential Designations Permitted Uses in the Residential Designation Low Density Residential Policies Medium Density Residential Policies High Density Residential Mobile Home Park Policies Neighbourhood Commercial Policies Shoreline Residential Designation RECREATIONAL DESIGNATION Goals Policies COMMERCIAL DESIGNATIONS Goals General Policies for All Commercial Lands Core Commercial Area Designation Office Residential Designation Highway Commercial Designation Marine Commercial Designation INDUSTRIAL DESIGNATIONS Goals Industrial Designation Prestige Industrial Designation Extractive Industrial Designation INSTITUTIONAL DESIGNATION Goals Institutional Policies ENVIRONMENTAL HAZARD DESIGNATION Goals Environmental Hazard Lands Policies PARKS AND OPEN SPACE DESIGNATION Goals Parks and Open Space Policies SPECIAL POLICY AREAS Goal (iv)

6 SECTION SECTION SECTION Special Policy Area (1) Special Policy Area (2) Special Policy Area (3) Special Policy Area (4) Special Policy Area (5) Special Policy Area (6) Special Policy Area (7) Special Policy Area (8) TRANSPORTATION GOALS ROADWAY CLASSIFICATION POLICIES Arterial Roads Collector Roads Local Roads & Streets Rights-of-Way Access and Parking Traffic Impact Study Design Guic;lelines Commercial Truck Traffic Road Closure TRAILS AND WALKWAYS SPECIALIZED TRANSIT INITIATIVES MUNICIPAL AIRPORT IMPROVEMENT AND PRESERVATION POLICIES FOR COMMUNITY IMPROVEMENT Designation of Community Improvement Areas Conservation, Rehabilitation, and Redevelopment Goals and Objectives Criteria for Selecting Community Improvement Areas Phasing of Improvements Implementation HERITAGE CONSERVATION Goals Heritage Resources Ontario Heritage Act Policies for Heritage Conservation ECONOMIC DEVELOPMENT IMPLEMENTATION PURPOSE OF THE IMPLEMENTATION SECTION HOW TO AMEND THE PLAN EXISTING USES WHICH DO NOT CONFORM TO THE PLAN LEGISLATION PURSUANT TO THE PLANNING ACT AND MUNICIPAL ACT 112 THE COMPREHENSIVE ZONING BY-LAW MINOR VARIANCES TO THE COMPREHENSIVE ZONING BY-LAW LEGAL NON-CONFORMING USES LEGAL NON-COMPLYING USES INCREASED HEIGHT AND DENSITY PROVISIONS INTERIM CONTROL BY-LAWS HOLDING PROVISIONS (v)

7 7.12 PARKING, CASH-IN-LIEU REQUIREMENTS SITE PLAN CONTROL PLANS OF SUBDIVISION CONSENT TO SEVER LAND PART-LOT CONTROL PROPERTY MAINTENANCE AND OCCUPANCY FENCE AND SIGN BY-LAWS Fence By-law Sign By-law PUBLIC CONSULTATION AND A FAIR AND TIMELY PROCESS CO-OPERATION WITH ADJACENT MUNICIPALITIES FINANCE PUBLIC WORKS AND THE LOCAL OFFICIAL PLAN TEMPORARY USE BY-LAW PUBLIC NOTICE OF DEVELOPMENT APPLICATIONS EXCEPTIONS CREATION OF COMMITTEES MAP SCHEDULES: SCHEDULE A: LAND USE PLAN SCHEDULE B: TRANSPORTATION PLAN (vi)

8 SECTION 1 INTRODUCTION 1.1 TITLE This document is entitled "The Town of Saugeen Shores Local Official Plan" and may be referred to as the "Local Official Plan", "Official Plan" or "Plan" for the Town. The Town of Saugeen Shores Local Official Plan has been prepared and adopted in accordance with "Part Ill, Official Plans" of the Planning Act, R.S.O Chap.P PURPOSE OF THE LOCAL OFFICIAL PLAN The Local Official Plan contains specific Goals, Objectives and Policies intended to assist Town Council and its various Committees, municipal staff, developers, government agencies and the public in their efforts to maintain and strengthen the economic, environmental and social fabric of the Town. The Plan provides a consistent policy framework to guide the public and private sectors in making decisions concerning future development and investment within the Settlement Area. The Local Official Plan applies to all lands within the Settlement Area Boundary shown on Schedule "A" attached to and forming part of this Plan and is intended to function as a major policy document for a 20 year period. The Local Official Plan has been devised to conform with the Bruce County Official Plan stating, "each Primary Urban Community shall prepare a detailed local Official Plan in accordance with the policies of this Plan to adequately guide and control the future physical, economic and social development in the Community and to more clearly define the boundaries of the community". 1.3 LEGISLATIVE AUTHORITY In accordance with Section 17 of the Planning Act, R.S.O c.p.13, as amended, the Council of a municipality may provide for the preparation of a plan suitable for adoption as the Official Plan of the municipality. An Official Plan is defined in the Planning Act as a document, approved by the Minister (or delegate), containing objectives and policies established primarily to provide guidance for the physical development of a municipality while having regard for relevant social, economic and environmental matters. In the case of the Town of Saugeen Shores, the upper-tier County of Bruce has been delegated the authority for approving lowertier Official Plans, Official Plan amendments, and plans of subdivision and condominium by the Province. Section 24 of the Planning Act, R.S.O Chap.P.13 further provides that where an Official Plan is in effect, no public work shall be undertaken and no by-law passed for any purpose unless it is in conformity with the Official Plan. 1.4 PLANNING HISTORY AND CONTEXT The Town of Saugeen Shores is the amalgamation of the three former municipalities of the Town of Port Elgin, the Township of Saugeen and the Town of Southampton. The former municipalities had a history of working closely together, which was formalized by the Minister of Municipal Affairs on August 2, 1960 when it proposed a joint planning area be created. This area was known as the Saugeen and District Planning Area. Section 1 -Introduction

9 On December 31, the Minister of Housing approved an Official Plan for the Joint Planning Area. Over the ensuing years this plan was amended on several occasions due to the rapid growth and development within the planning area; its population almost doubled between 1971 and During this period of rapid growth a new plan was being compiled which incorporated the 15 or more amendments and on November 19, 1982, the Minister of Municipal Affairs and Housing approved a new Official Plan for the planning area. At the same time a new Official Plan was being prepared for the Bruce County South Planning Area, which included the Town of Port Elgin, the Town of Southampton and the Township of Saugeen, and was approved by the Minister of Municipal Affairs and Housing on June 2nd, As a result of the abolition of the "Planning Board" system in the 1983 Planning Act, the joint plan was deconsolidated and readopted as local official plans for the three planning areas. The plans for the three areas remained essentially unchanged (although updated through periodic reviews) up until the amalgamation on January 1, In 2000, a Local Official Plan covering the two major settlement areas of Port Elgin and Southampton was adopted. The Bruce County Official Plan deals with the rural portion of the Town while the local Zoning By-law applies to the entire Town of Saugeen Shores. The Ontario Planning Act, R.S.O Chap.P.13, requires that municipalities consider whether or not their Official Plan is meeting the needs of the community at least once every five years (Section 26.1 R.S.O c.p.13). Changes have also occurred to the Provincial Policy Statement (PPS), with a new PPS coming into force on March 1, The new PPS includes, among other things, a greater clarity on the way Provincial Policies are to be implemented in local official plans (Part II Legislative Authority), a requirement that changes to the Settlement Boundary only occur at the time of a comprehensive review (policy ) and tighter restrictions on development within the agricultural portion of the community (policy 2.3). The PPS sets out key policy directions that a local Official Plan should address including growth management, housing, employment opportunities, strategies for downtown viability, tourism, servicing and infrastructure, recreation and leisure, protection of the natural environment, appropriate transportation systems, improved accessibility, water quality and quantity and air quality, energy efficiency, protection of heritage and archaeological resources, agricultural resources, minerals and petroleum resources and aggregate resources. Given the fast growth experienced in the Town over the past few years, the recent expansions to the Town's sewer and water infrastructure, and the need to address a variety of planning issues and changing provincial policies, the Town of Saugeen Shores initiated a review and update of their Official Plan and Zoning By-law in November, This update addresses the unique planning issues facing the Town of Saugeen Shores and provides a strategy for managing growth over the next 20 years. 1.5 PRIMARY SETTLEMENT AREA The Local Official Plan Area is the Primary Settlement Area Boundary for the Town of Saugeen Shores as identified in the Bruce County Official Plan and on the Land Use Schedule "A" to this Plan. The Primary Settlement Area Boundary of Saugeen Shores has been extended to the north and south of the Port Elgin community and to the east of the Southampton community to Section 1 -Introduction 2

10 provide opportunities for housing, employment and recreational development and to address the projected 20-year needs for residential, commercial, industrial, institutional, recreational and open space lands. All development within the Primary Settlement Area Boundary will be subject to the policies of this Official Plan. The Primary Settlement Boundary has also been extended to accommodate existing serviced and partially serviced recreational and open space uses, highway commercial uses and other existing uses located along Highway 21 within the Settlement Area in accordance with the objective of the Bruce County Official Plan to direct non-agricultural development and uses requiring municipal servicing to primary settlement areas. Saugeen Shores functions as an important tourist/recreational area and greater awareness of the need to fully service existing campgrounds and other recreational land uses, the established land use pattern of the area as well as the need to accommodate additional development opportunities has resulted in the boundary change in these locations. On the east side of Port Elgin, the boundary has been adjusted to remove the lands east of Mill Creek from the Settlement Area to recognize that the extension of municipal services to this area has not been planned for the long-term and to recognize Mill Creek as a natural divide between the Settlement Area and the rural portion of the municipality. 1.6 RELATIONSHIP TO THE BRUCE COUNTY OFFICIAL PLAN The County of Bruce Official Plan contains county-wide land use and planning policies that guide growth and development over a twenty-year time period. The County Official Plan establishes an upper-tier policy framework that provides guidance to local municipalities, especially in the preparation of local Official Plans, and sets a framework for coordination and cooperation amongst the County and its lower-tier municipalities on planning and development issues that transcend municipal boundaries. The Town of Saugeen Shores Official Plan is required to conform to the County of Bruce Official Plan and be consistent with the Provincial Policy Statement. In some cases, where warranted and supported by the community, the policies of this Official Plan go beyond the minimum standards established in the County Plan or the policy direction of the Provincial Policy Statement. The Official Plan for the Saugeen Shores complements both the County Official Plan and the Provincial Policy Statement and provides more detailed strategies, policies and land use designations for planning matters at the local level. The County of Bruce as the upper-tier municipality is responsible for the allocation of population growth, housing and employment projections for Saugeen Shores. The County has recently completed such projections as part of the County's update to the County Official Plan. The impact of the new projections needs to be reflected in the Saugeen Shores local Official Plan. In addition the Town has worked closely with the County to ensure conformity to the County Official Plan. Section 27 of the Planning Act legislates that this Official Plan must conform to the County Official Plan and Section 27 (4) states: "In the event of a conflict between the official plan of an upper-tier municipality and the official plan of a lower-tier municipality, the plan of the uppertier municipality prevails to the extent of the conflict but in all other respects the official plan of the lower-tier municipality remains in effect" (R.S.O. 1990, c. P. 13; 2002, c. 17, Sched. B, s. 7). Section 1 - Introduction 3

11 1.7 NATIVE LAND CLAIMS The Chippewas of the Saugeen First Nation and the Chippewas of Nawash First Nation have filed a Native Land Claim for the islands in the Saugeen River, the lands that border the north side of the Saugeen River and the shoreline from the mouth of the Saugeen River northerly around the Bruce Peninsula. This Official Plan is not to be interpreted as influencing the Native Land Claims. As federal matters take precedent over a local official plan, if necessary this Official Plan will be modified once the findings of the Native Land Claims are resolved. Until the matters are resolved, the Town of Saugeen Shores will continue to plan for the lands in question and the policies of this Official Plan shall apply. The Chippewas of the Saugeen First Nation and the Chippewas of Nawash First Nation are important neighbours of the Town of Saugeen Shores and the Town shares their interest in the preservation of the natural environment, archaeological sites, and sound land use planning. The Town will continue to work with the bands on both environmental and land use issues. Section 1 - Introduction 4

12 SECTION 2 INTERPRETATION OF PLAN 2.1 NEED TO CONFORM TO THE LOCAL OFFICIAL PLAN Despite any other general or special act, no public work shall be undertaken and no By-Law shall be passed for any purpose that does not conform to this Plan (Planning Act, R.S.O ChapP.13., s. 24 (1)). 2.2 HOW TO USE THE TOWN OF SAUGEEN SHORES LOCAL OFFICIAL PLAN This Plan has been prepared in seven (7) sections being the Introduction, Interpretation, Development Strategy - Functional Policies for All Land Uses, Land Use Policies, Improvement and Preservation Policies, Transportation Policies and finally an Implementation Section. Each of these sections may contain policies, which are relevant to any given development proposal and should be reviewed when assessing the development When trying to determine the policies that are relevant to a specific development proposal, the following process should be followed: 1. Identify the area on Schedule "A" Land Use Plan and determine the Land Use Designation, which affects the site. 2. Review the Land Use Policies contained in Section 4 of this Plan which correspond to the specific Land Use Designation (e.g., "Residential", "Commercial", "Institutional", etc.) 3. Refer to the Functional Policies for All Land Uses, Improvement and Preservation Policies, Transportation Policies and Implementation Section. Depending upon the specifics of the development proposed, some type of planning approval process may be required. The various planning approval processes are outlined within the "Implementation Section" of this Plan. Detailed studies may also be required as outlined in section INTERPRETATION OF THE PLAN Settlement Area Boundary The boundary of the Local Official Plan of Saugeen Shores is the Settlement Area for the municipality. a) It is the policy of the Town that all new, non-resource-based growth and development in the municipality will be directed to lands within the Settlement Area. Applications for development on lands located outside of the Local Official Plan Area are subject to the policies of the County of Bruce Official Plan. b) The boundary of a Settlement Area as shown on Schedule "A" Land Use Plan is considered absolute and shall not be expanded except as a result of a comprehensive review initiated and/or adopted by the Town of Saugeen Shores and adopted by the County of Bruce as the approval authority. For the purposes Section 2 - Interpretation of Plan 5

13 of this section, a comprehensive review shall mean an official plan review completed under section 2.4 of this Plan Land Use Designation Boundaries The boundaries between land use designations on Schedule "A" Land Use Plan are to be considered approximate, except where they coincide with roads or clearly defined geographical boundaries. It is the policy of the Town that an Official Plan Amendment shall not be necessary to make minor adjustments to the land use boundaries, provided that the general intent of the Plan is maintained Land Areas & Densities, and Numerical Projections This Plan was prepared using the most current information available. However, the accuracy of the numerical figures and projections contained in this Plan may change as the planning period advances over time. The land area and density figures and numerical projections stated throughout this Plan are intended to act as guides and are not intended to be rigid and absolute. It is the policy of the Town that all figures and quantities contained within the Local Official Plan shall be considered approximate only. An amendment to the Plan shall not be necessary for any reasonable variance from the figures presented, provided the intent of the Plan is maintained Policy Interpretation Specific policies of this Plan should not be viewed in isolation, but rather should be interpreted along with the intent of the goals, objectives and policies contained within the Plan. When attempting to determine whether a development proposal conforms to the Local Official Plan, the goals, objectives and specific land use policies must all be reviewed. It is the policy of the Town that conformity with this Plan shall be determined based on an overall review of the goals, objectives and policies of this Plan. To assist in understanding the meaning of specific terms and phrases used in this Plan, a Glossary is provided as Appendix 1 to the Plan. Appendix 1 Glossary is intended as an interpretive aid only and does not form part of the Local Official Plan. 2.4 REVIEW OF THE LOCAL OFFICIAL PLAN The Settlement Area of the Town of Saugeen Shores has changed and will continue to change. As a result, this Plan should be seen as an evolving document, requiring regular review and upgrading in order to ensure that the policies reflect the changing economic, social and financial circumstances of the Community. The Settlement Area of the Town of Saugeen Shores is also uniquely located. The Settlement Area is bounded by Lake Huron to the west and by prime agricultural land to the south and Section 2- Interpretation of Plan 6

14 east. The need to preserve prime agricultural land and protect important environmental features will form part of any assessment of proposed Settlement Area boundary consideration. a) The Town shall carry out a formal public review of the Local Official Plan at least every 5 years. b) The Town shall hold at least one public meeting to obtain the public's views on the need to update or revise the Local Official Plan and shall notify all agencies and ministries involved in the review of planning decisions of its intent to conduct a Five Year Review. c) The Town shall prepare a report which summarizes the comments received from the government agencies and ministries and the general public, along with the components of the Local Official Plan that the Town believes are in need of revision, as determined by the review process. This report shall be made available at the public meeting. d) As part of the five year review, the Town shall carry out a comprehensive review of: 1. the adequacy of lands available within the Residential, Commercial, Institutional, Industrial, Recreational and Open Space designations to support anticipated development; and, the ability of the Town to accommodate new types of urban growth within the Plan boundaries; 2. opportunities for infilling, intensification and redevelopment with the Settlement Area; 3. demographic, social and physical changes to the Community; 4. effectiveness of the community improvement, land use, and servicing policies of the Plan; 5. changes in County or Provincial policies which impact upon the relevance of the Plan; 6. the quality of the area's natural environment; and, 7. the capacity and operational efficiency of municipal water, stormwater, sewage treatment facilities and roads to accommodate anticipated growth. e) When considering an expansion of the Settlement Area boundary, the comprehensive review must address all other requirements of the Provincial Policy Statement. f) Applications to amend the boundary of the Settlement Area must have the full support of the Town of Saugeen Shores and must include a comprehensive review as to why the proposed land use cannot be accommodated within the established Settlement Area and/or existing designations. The comprehensive review must be in accordance with the above policies d) and e). Section 2- Interpretation of Plan 7

15 SECTION 3 DEVELOPMENT STRATEGY: FUNCTIONAL POLICIES FOR ALL LAND USES 3.1 VISION Saugeen Shores will continue to be a leader in Bruce County in providing a place for families, retirees, culture, tourism, business and industrial opportunities. It is the objective of this Plan to help preserve both the identity and the diversity of the unique communities that jointly form the Town of Saugeen Shores while strengthening and enhancing a sense of oneness. The goals and policies of this Plan will be applied evenly across the entire Settlement Area of Saugeen Shores. 3.2 GUIDING PRINCIPLES The Southampton Residents Association conducted an extensive survey with the assistance of the University of Guelph to determine the community's agreement with a number of issues and themes. Although only the residents of the Southampton portion of Saugeen Shores were surveyed, the results transcend area priorities and are really a clear expression of wanting to see good land use planning applied to the community. The survey contained nine principles associated with planning, and the community was asked to either agree or not agree with each statement. This Official Plan has adhered to the planning principles noted as well as those of the Provincial Policy Statement and the directives of the County Official Plan. The principles of long term strategic and proactive planning are integral to this document as are the principles of ensuring growth and development is accompanied by cultural, social, environmental and economic benefits. Also integral to the policies and directives of this Plan is the objective that development not compromising the heritage or physical assets of the community. The Plan also promotes compact development, intensification and the protection of the extremely important assets of the beach, shorelines and water quality. The Plan also supports, as does Provincial legislation, the importance of community involvement in developing the policies of this Plan. Public involvement was strong throughout this planning process and will continue to be solicited. The residents of Saugeen Shores cherish the uniqueness of their water front community with its outstanding beaches, marinas and river mouth, its strong sense of culture, heritage preservation, natural environmental features, strong sense of community and the four season recreational opportunities. 3.3 GOALS AND OBJECTIVES This Official Plan sets out in general terms the future pattern of development for the Town of Saugeen Shores. In particular, the Plan's purpose is to: 1. Set the framework for sustainable development within the Town by identifying and establishing policies that provide for the desired direction, as expressed by the greater community, and establish a degree of order to all future development within the Town of Saugeen Shores Settlement Area to the year 2026; 2. Provide for managed growth of an appropriate balance of housing, employment, and recreational opportunities while recognizing and respecting features of the natural environment, the limitations of hazard areas, and the need to preserve and enhance THE TOWN OF SAUGEEN SHORES -Local Official Plan 8 Section 3- Development Strategy: Functional Policies for all Land Uses

16 existing social, cultural, economic and natural resources (air, land and water); 3. Establish policies that will guide future economic, social, environmental, and land use changes within the Town; 4. Provide opportunities for a range of housing types and densities to accommodate a diversity of lifestyles, age groups, income levels and persons with special needs; 5. Provide sufficient opportunities for prestige industrial growth; 6. Encourage the economic well-being of the Town by promoting the core areas as the commercial focus of each community while providing additional business opportunities to support diversification and prosperity of the local economy; 7. Promote the Town as a destination centre and support the role of tourism complementary to the established economic base, while recognizing the effects of this industry on the physical, social, cultural and economic structure of the community; 8. Provide a policy framework which: encourages growth and prosperity in Saugeen Shores; promotes the Town as a desirable place to work, live, and visit by maintaining and enhancing the Town's physical and cultural resources; strengthens the community's tax base; and provides ample opportunities for employment; 9. Establish polices to guide the provision of a linked system of public parks, open space, and trails, the provision of public recreation and community facilities, and to preserve and enhance public access to the waterfront and public beach areas for recreational and community use; 10. Encourage the protection, enhancement and preservation of the natural environment, including the diversity of natural heritage features and the linkages between and among natural heritage features, for the appreciation and enjoyment of existing and future generations; 11. Encourage the protection, enhancement and preservation of the heritage resources ofthe community; 12. Provide policies to promote the beautification of the Town and the provision and retention of green space, including enhanced landscaping and buffering features, particularly within core commercial areas, the waterfront area, along arterial roadways and in prestige industrial/business park areas; 13. Recognize the importance of the agricultural industry to the local economy by directing non resource-based growth to existing settlement areas to preserve prime agricultural lands outside of the Local Official Plan Area; 14. Establish a land use pattern that ensures sufficient lands have been identified in settlement areas and specific land use designations identified for development to accommodate a variety of housing and employment opportunities to meet current and future needs; 15. Provide policies that guide lot creation and development by plan of subdivision and consent that are relevant, reasonable and appropriate for Saugeen Shores, represent good land use management and encourage the provision of a variety of housing types in a variety of designated locations; 9 Section 3- Development Strategy: Functional Policies lor all Land Uses

17 16. Ensure that all future development occurs at a pace which is within the financial capability of the Town to address; 17. Inform the private sector of the servicing type and standards that will be accepted by the Town in the future; 18. Provide a framework for the provision of a well-planned transportation network and policies for traffic management to promote the efficient movement of goods and people within and through the Settlement Area; 19. Promote energy efficiency in the layout and design of development; 20. Provide for the protection and maintenance of the mineral aggregate resources industry, while planning for compatible future development where extraction operations are within the Settlement Area; 21. Guide Council, various committees, staff and regulatory agencies in carrying out the goals, objectives and policies of this Plan; 22. Establish a framework for public involvement in the implementation, review and amendment of the Plan's goals, policies and land use decisions; 23. Provide a frame of reference for future detailed studies which may be undertaken when considered necessary by Council; 24. Provide a policy document that is able to withstand development proposals that are not in the best interest of the community as a whole; 25. Ensure that, through the approval and regulatory process, all new developments serviced by private sewer and/or water services do not have a detrimental effect on ground water resources, Lake Huron, the Saugeen River or its tributaries, or the environment in general; and, 26. Ensure public safety and encourage barrier-free access through community and building design and in the provision of public facilities, streets, parks and open space and other public places. 3.4 LOCATION AND SERVICING OF DEVELOPMENT Location of Development In order to minimize the cost of services provided by all public agencies, no new development in the Town will be permitted in any location where it would contribute to a demand for public services that are not economically feasible to provide, improve, or maintain. Instead, development will be permitted only in locations where demands on public services will be minimized, or where it can most effectively utilize existing services, or where new services can be economically provided and maintained either by the Town or by the developer. As per Section 34(5) of the Planning Act, R.S.O Chap.P.13, the ability to properly service the land will determine whether development shall occur, notwithstanding the existence of an appropriate Official Plan designation and/or zoning which would otherwise permit the development. 10 Section 3- Development Strategy: Functional Policies for all Land Uses

18 3.4.2 Development Charges In order to defray costs to the Town associated with any development or redevelopment, the Town may implement any or all of the provisions of the Development Charges Act S.O c.27, as amended Industrial and Commercial Services The Town of Saugeen Shores wishes to encourage businesses and industries to locate within the community to provide employment opportunities and increase assessment base. The Town also wishes to encourage the retention of disposable spending dollars within Bruce County and Saugeen Shores in particular. In order to achieve these objectives the Town may provide a range of incentives through a Community Improvement Plan to give priority to the re-use and renewal of buildings and sites in "Core Commercial Areas", and/or may participate directly in core area renewal or redevelopment initiatives. More detailed policies for Community Improvement are provided in Section 6.1 of this Plan. Sites may also be identified that are suitable for new format retail or service commercial opportunities while having regard for the existing commercial development. The Town may also participate in the development of additional or expanded business/industrial park sites and/or the provision of services to privately owned industrial lands so as to ensure an adequate supply of available serviced employment lands within the Town. In doing so, the Town shall have regard to the relevant policies of this Plan Brownfields Redevelopment Policies The Province of Ontario recently amended Section 28 of the Planning Act. Section 28 allows municipalities to create Community Improvement Areas. The changes to the Act are intended to provide greater flexibility in how a municipality utilizes this Section of the Act when carrying out remedial works or redevelopment projects. The changes have expanded the range of projects and now include the ability to carry out remedial measures to clean up sites with environmental issues. For lands within a Community Improvement Area, the Town may provide grants, loans or tax assistance to owners of brownfields to assist in the cost of any clean up. More detailed policies on how this Official Plan addresses Community Improvement Areas are found in Section 6.1 of this Plan Water Supply and Sewage Disposal Public Piped Systems a) Urban development or redevelopment in the Town of Saugeen Shores shall be directed to the Primary Settlement Area and developed on the basis of public piped water and sanitary sewer systems. In certain cases, this will entail extensions and/or improvements to the existing public piped systems in order to service areas of new urban THE TOWN OF SAUGEEN SHORES - Local Official Plan 11 Section 3- Development Strategy: Functional Policies for all Land Uses

19 development. b) Where the servicing of new urban development requires extensions and/or improvements to the existing public piped systems, such servicing will generally be financed, constructed, and maintained by the developer before being turned over to the Town Private Communal Systems a) Development, if permitted by the Land Use Policies of this Plan, may take place on private communal sewage and water services in areas where public sanitary sewage treatment and/or water service is not readily available or is not intended. b) Where a communal system is proposed, the Town shall own the system or shall make alternative ownership arrangements that comply with the Ministry of Environment requirements. c) A Settlement Capability Study shall be required where private communal systems are proposed for multi-lot or multi-unit development of more than five (5) lots/units or potential for more than five (5) lots/units in accordance with Section of this Plan. d) Any development proposing a communal servicing system must satisfy the requirements of the Ministry of Environment Private Individual On-Site Systems a) Development of no more than five (5) lots/units, if permitted by the Land Use Policies of this Plan, may take place on private individual onsite sewage disposal systems and/or private individual on-site water systems in areas where public and private communal sanitary sewage treatment and/or water service is not readily available or is not intended. b) Within the Settlement Area, Council approval will be required before any development is permitted on private individual on-site sewage disposal and/or individual on-site water systems. Approval may be conditional on proof of a potable water supply and soil suitable for septic tanks for the long term; however connection to public systems when piped services become available is mandatory. c) When development of any type will utilize a private individual on-site sewage disposal and/or water system(s), then the lot area shall comply with the requirements of the Ministry of Environment and the Town of Saugeen Shores or its designated agent for the type of development proposed and the type of private individual on-site system to be used. d) Areas currently on private systems will be required to connect to a public system should the services become available. 12 Section 3- Development Strategy: Functional Policies for all Land Uses

20 e) A Settlement Capability Study shall be required where private individual on-site sewage disposal systems and/or private individual on-site water systems are proposed for multi-lot or multi-unit development of more than five (5) lots/units or potential for more than five (5) lots/units in accordance with Section of this Plan Servicing Strategy/Full Municipal Services a) New proposals shall not be granted development approvals unless adequate uncommitted reserve water and sewage treatment capacity is demonstrated to be available to be allocated to accommodate the development of the site. Any development on public piped, private communal, private individual on-site or partial services must be within the reserve sewage system and reserve water system capacity. The determination of sufficient reserve sewage system capacity shall include treatment capacity for hauled sewage from private communal and individual on-site sewage systems. The availability of uncommitted reserve servicing capacity shall be based on the Ministry of Environment policies and guidelines. b) When the capacity of the water and sewage facilities have been fully allocated and prior to the facilities reaching their hydraulic capacity, the Town shall demonstrate a commitment to the expansion of the facilities in accordance with the municipal servicing strategy/plan, before additional approvals are given to further development proposals. Limitations in the capacity and operating performance of the water and sewage facilities will be recognized as a constraint to the approval and timing of new development proposals. c) It shall be the policy of the Town to not grant sewage allocation until the time of subdivision registration. Draft plans of subdivision sewage allocation shall be limited to three years in order to ensure reserve capacity is efficiently and effectively utilized. When 90% of the hydraulic design capacity of the plant has been utilized by development, Council shall initiate expansion of the plant. While the process for plant expansion is underway, Council will not approve new development or issue building permits for development, which would result in flows to the facility exceeding its hydraulic design capacity. d) Within the Settlement Area, Council approval will be required before any development is permitted on private communal or individual on-site sewage disposal and/or water systems. Approval may be conditional on proof of a potable water supply and soil suitable for the sewage disposal system for the long term, however connection to public systems when piped services become available is mandatory. To this end, development agreements shall make it mandatory that all new lots developed or redeveloped on partial services or private systems be designed for future connection to piped municipal water and sewage systems. Development agreements shall also provide for an equitable distribution of costs of future servicing either through the collection of a 13 Section 3- Development Strategy: Functional Policies for all Land Uses

21 development charge or future local improvement charge billings. e) All services, whether municipal, private communal or individual on-site, shall comply with the requirements of the Ministry of the Environment, the Environmental Protection Act, Ontario Water Resources Act, and other Provincial and municipal requirements, as applicable Stormwater Management Policies Stormwater management is required to ensure that runoff is controlled such that development does not increase peak flows to any greater extent than predevelopment runoff in watercourses that impact on downstream flooding, to control erosion and sedimentation, and to protect and enhance water quality and aquatic habitat. a) Prior to development being allowed to proceed, and if required by the Saugeen Valley Conservation Authority, the developer shall submit a stormwater management study prepared by a qualified professional to determine the effect of increased run-off due to development of the site, and to identify stormwater management measures as necessary to control any increases in flows in downstream watercourses, up to and including the 1:100 year design storm; as well, the developer shall install the stormwater management measures identified in the study as part of the development of the site, to the satisfaction of the Town and the Conservation Authority. b) In addition to the Conservation Authority, the Ministry of the Environment, County of Bruce and the Ministry of Transportation shall also be consulted on stormwater management studies in situations where statutory approvals are necessary under the Ontario Water Resources Act and/or in situations where development is proposed adjacent to a Provincial Highway or County Road. Stormwater management studies will be considered in light of the Ministry of the Environment's current Stormwater Management Practices Planning and Design Manual. c) Consideration shall also be given to the recommendations of any Watershed and Subwatershed Studies. These studies will provide guidance when dealing with any new development within the Watershed or Subwatershed. Subwatershed planning will be supported in areas experiencing urban development pressures and in areas where significant environmental concerns are identified. Priority areas for subwatershed studies will be established in consultation with the Saugeen Valley Conservation Authority. Significant findings and recommendations from these studies may result in amendments to this Plan. d) Stormwater management techniques are constantly evolving as well as being dependent on the location. Thus, new development will comply with the stormwater management standards in general acceptance at the time a development application is made, through consultation with the Conservation Authority. e) Stormwater management studies shall be required for any new development 14 Section 3- Development Strategy: Functional Policies for all Land Uses

22 consisting of more than five (5) lots or for commercial or industrial developments with large amounts of impervious area. Such plans may be required for other developments, as determined by the local Town in consultation with the Conservation Authority, if the area has existing drainage problems or if runoff could significantly affect adjacent lands or water quality Solid Waste Management General Policies a) This Plan encourages the use of energy efficient and environmentally sound waste disposal. b) The Municipality encourages composting and recycling programs that will have the effect of reducing, reusing and recycling waste Active and Former Waste Disposal Sites Schedule "A" shows the location of known active or former waste disposal sites (as of the date of County approval of this Official Plan) within the Settlement Area Sewage Treatment Plants a) A "Methane Buffer Limit" shall be established around the area of landfill on a Solid Waste Management Site at a distance of approximately 150 metres or as determined by the Ministry of the Environment. Buildings or structures will not be permitted with the Methane Buffer Limit, unless such buildings or structures are for park, recreation or public purposes and unless such buildings or structures have been approved by the Province in accordance with clause (c) of this section. b) For any new development or change of use on active and former waste disposal sites, or on lands located within 500 metres of these sites, the Town may require the applicant to undertake a study, prepared by a qualified professional, that evaluates the presence and impact of environmental contaminants including, but not necessarily limited to, methane gas and leachate migration in soils. The study will address the feasibility of mitigation measures if required. If it is found that a potential adverse effect or potential risk to health and safety does exist, development may be restricted and/or refused. c) Where significant development or change of use is proposed on a waste site itself, no development will be permitted to occur until the approval from the Province and/or its delegate for the proposed use is obtained in accordance with Section 46 of Ontario's Environmental Protection Act, as amended from time to time. Schedule "A" shows the location of all sewage treatment works in the Municipality. 15 Section 3- Development Strategy: Functional Policies for all Land Uses

23 a) No sensitive land uses will be permitted within 150 metres of the sewage treatment cells of the Town's sewage treatment works Public Parkland Public Parkland Standards a) Community parkland shall be established, in accordance with the policies of this Plan, on the basis of 4.0 hectares per 1,000 population. Such parklands are intended to serve the residents of Saugeen Shores. More detailed policies on parkland provision are set out in section 4.8 of this Plan Parkland Dedication a) Whenever development or redevelopment of lands is proposed for residential purposes, the Town shall, as a condition of approval, require that up to five percent (5%) of such lands for development at densities of 14 units per gross hectare or less, or one hectare (1 ha) for every 300 dwelling units for development at densities greater than 14 units per gross hectare, be conveyed to the Town for park purposes. b) For commercial and industrial development the Town shall, as a condition of approval, require that up to two percent (2%) of such land be conveyed to the Town for parkland. c) All lands to be so conveyed shall require approval by the Town and under no circumstances will Municipal Council be obligated to accept parkland which is being offered by an applicant for a proposed plan of subdivision. d) Lands having environmental constraints may not be acceptable to the Town as parkland Gash-in-Lieu of Parkland The Town may require the developer to convey cash-in-lieu of parklands in accordance with the following policies: a) The value of the lands shall be determined as of the day before the day the issuance of the building permit as outlined in Section 42 of the Planning Act, R.S.O Chap.P 13; b) For plans of subdivision, the value of the land is determined as of the day before the day the Draft Plan is approved, as outlined in Sections 51.1(3) and (4) of the Planning Act, R.S.O Chap.P.13; c) Funds collected under the alternative conveyance regulations shall be used for parkland upkeep, parkland development, recreational facilities, and acquisition and protection of natural habitat areas; THE TOWN OF SAUGEEN SHORES -Local Official Plan 16 Section 3- Development Strategy: Functional Policies for all Land Uses

24 Buffering d) Gash-in-lieu of land dedication shall be considered by Council when: 1. The required land dedication fails to provide an area of suitable shape, size, or location for development as public parkland; or 2. The required dedication of land would render the remainder of the site unsuitable or impractical for development; or 3. Existing park and recreational facilities are, in the opinion of Council and based on the parkland provisions standards of this Plan, already adequate to serve the projected increase in population. The proposed development and redevelopment of all land in the Town must generally be compatible with adjacent land uses. Residential areas and other sensitive land uses shall be protected from undesirable air quality and excessive noise and vibration through the policies of this Plan and the use of Site Plan Control. a) Developers proposing to locate residential or other sensitive land uses near industry, airports, arterial roads and/or provincial highways may be required to carry out noise, air quality and/or vibration assessments and determine control measures which are satisfactory to the Ministry of Environment and/or the Town and which meet the Ministry's recommended sound, air quality and vibration limits. b) The Town may use Site Plan Control in accordance with section 7.13 of this Plan, and the implementing Zoning By-law, to require buffering between uses of land where there may be conflicts such that one use may detract from the enjoyment and functioning of the adjoining use. Such buffering will be considered in light of the Ministry of Environment's guideline entitled "Guideline D-6 Compatibility Between Industrial Facilities and Sensitive Land Uses", as amended from time to time, and may include landscaping, screening and the separation of uses by extra distance between them. c) Added conditions such as increased yard requirements, planting strips, fencing, and/or berms, deflective lighting, restrictions of use of certain portions of the land, etc., are all added requirements that may be imposed to offset aspects of incompatibility between any two land uses as may be set out in the implementing Zoning By-law. d) In areas where a conflict already exists between residential and non-residential land uses, the Town may consider the erection of a buffer such as sound attenuation fencing. e) Developers proposing to locate industrial or commercial uses near residential or other sensitive land uses may be required to carry out noise, air quality and/or vibration assessments and determine control measures which are satisfactory to the Ministry of Environment and/or the Town and which meet the Ministry's recommended sound, air quality and vibration limits. THE TOWN OF SAUGEEN SHORES -Local Official Plan 17 Section 3- Development Strategy: Functional Policies for all Land Uses

25 3.5 HERITAGE CONSERVATION Natural Heritage a) It is the policy of this Plan to encourage the restoration, protection, conservation, and maintenance of the Town's natural heritage landscape. All new development or redevelopment permitted by the policies and designations of this Plan shall have regard for the conservation of natural heritage features. The natural heritage features are significant wetlands, significant habitat of endangered species and threatened species, significant woodlands, significant valleylands, significant wildlife habitat, fish habitat and significant areas of natural and scientific interest. The diversity of natural heritage features and the natural and open space linkages between and among natural heritage features shall be improved, where possible, through identified measures resulting from Environmental Review Studies completed under Section of this Plan or other policy review and/or programs initiated by the Town. b) It shall be the policy of the Town to use all relevant legislation and programs whenever possible to encourage the preservation and enhancement of natural heritage resources and to develop a greater awareness of the value of natural heritage conservation in the community. c) This Plan will use the "Environmental Hazard Lands" designation to assist in preserving the natural heritage features as well as requirements for Environmental Review Study, site plan control and increased separations or setbacks in the Zoning By-law Archaeological, Cultural and Built Heritage a) It is the policy of this Plan to encourage the restoration, protection, conservation, and maintenance of the Town's archaeological and heritage resources, including but not limited to buildings and structures of historical and/or architectural value. All new development or redevelopment permitted by the policies and designations of this Plan shall have regard for the conservation of archaeological, cultural and built heritage resources. b) It shall be the policy of the Town to use all relevant legislation and programs whenever possible to encourage the preservation and enhancement of heritage resources and to develop a greater awareness of the value of heritage conservation in the community. When appropriate and necessary the Town will use the provisions of the Ontario Heritage Act to conserve, protect and enhance the Town's heritage. c) The Town will identify any development applications that will impact areas containing registered archaeological sites or lands of archaeological potential. Development on lands containing significant archaeological resources shall avoid the destruction or alteration of these resources. Where this is not possible, the development proponent shall conserve significant archaeological resources through the removal and documentation in advance of any land disturbances, and in accordance with archaeological licensing provisions of the THE TOWN OF SAUGEEN SHORES -Local Official Plan 18 Section 3- Development Strategy: Functional Policies for all Land Uses

26 Ontario Heritage Act. Archaeological site locations and areas of archaeological potential will be determined by the Town based on registered site data and potential screening criteria provided to the Town by the Province. Detailed policies on Heritage Conservation, Community Improvement and Economic Development are found in Section 6 of this Plan. 3.6 ENERGY CONSERVATION a) The Town shall promote energy conservation by encouraging developers to implement designs that attempt to minimize energy use. Such techniques as innovative building designs, efficient road patterns, lot layouts and landscaping, all of which can reduce future energy requirements, shall be encouraged. b) The Town shall encourage involvement in various energy conservation programs. c) The Town is committed to assist in energy conservation through the application and/or requirement of energy efficiencies and the use of renewable energy. Under the Ontario Municipal Act -147 (1) Energy Conservation Program the Town may provide for and/or participate in energy conservation programs such as the improvement of energy systems in municipal buildings and encouraging families and businesses to use off peak demand times. d) As permitted under Section 128 and 129 of the Municipal Act, the Town's Procedural Guidelines and Development Manual will identify outdoor lighting fixtures that minimize glare, reduce lighting pollution and improve energy efficiencies. Development that is subject to Site Plan approval or Subdivision Approval shall be required to adhere to the illumination requirements of the Manual. The Town will also ensure that it adheres to the guidelines while maintaining its lighting system. 3.7 UTILITIES Electric Power Facilities a) In accordance with Section 62 of the Planning Act, R.S.O Chap.P.13, an undertaking of Hydro One or Ontario Power Generation as defined by section 2(1) of the Electricity Act, 1998, that is subject to and approved under the Environmental Assessment Act, shall be exempt from the policies of this Plan and the provisions of the Town's Zoning By-law. b) Any use of lands, buildings or structures by the providers of hydro transmission and/or hydro generators that are not subject to approval under the Environmental Assessment Act such as executive, administrative and retail uses, shall comply with the policies of this Plan and the provisions of the Zoning By-law Wind Turbines The development of wind energy facilities in suitable locations in the County of Bruce is a sound planning objective. Wind turbines shall be regulated by this Plan, the Town's Zoning By-law and are also subject to the 19 Section 3- Development Strategy: Functional Policies for all Land Uses

27 requirements of the Ministry of the Environment and the County of Bruce. Wind turbines used to generate electricity can have significant visual, environmental and amenity impacts depending on their location. Planning can contribute to the provision of renewable energy by facilitating wind energy development in appropriate locations in a manner that appropriately balances their environmental, social and economic benefits with any demonstrated visual, environmental and amenity impacts. The Town of Saugeen Shores will endeavour to balance these matters in favour of an overall net community benefit. Wind Energy Conversion Systems (WECS) are mechanical devices (commonly known as wind turbines) that are designed to convert wind energy into electricity. These systems can occur at small or large scales in the Municipality. (a) Small Wind Energy Conversion Systems (SWECS) A SWECS is an individual wind turbine having less than nameplate rating capacity of 50 kilowatts (50,000 watts), generally comprising only one (1) generating device, and generating electricity only for the property owner. A SWECS may be permitted as an accessory structure to a permitted agricultural, industrial or institutional use of a property within the Settlement Area, subject to the requirements of the Zoning By-law. The Zoning by-law may establish minimum lot size and minimum setbacks from property lines for a SWECS in order to ensure compatibility with abutting land uses. In no case shall a SWECS be permitted on a lot: 1. that is smaller than 0.4 hectare (1 acre) in area; 2. that is not capable of providing a setback from every lot line equal to the permitted height of the SWECS; 3. that cannot provide a minimum setback of 91 metres (300 feet) from any part of the SWECS to the nearest residential lot line. (b) Large Wind Energy Conversion Systems (LWECS) A LWECS is an individual wind turbine having a nameplate capacity rating of 50 kilowatts (50,000 watts) or greater and generally intended to feed electricity into the transmission grid of Hydro One. Utilization of lands within the Settlement Area for the application of an individual LWECS may be permitted within the Settlement Area of the Town of Saugeen Shores subject to an amendment to the Zoning By-law and the requirements of this Plan, the Bruce County Official Plan and the Ministry of the Environment. The County Official Plan requires that an application be filed for a LWECS together with supporting material. The information required by the County Plan shall be provided to the Town of Saugeen Shores prior to consideration of a Zoning By-law Amendment for a LWECS within the Settlement Area. 20 Section 3- Development Strategy: Functional Policies for all Land Uses

28 3.7.2 Other Utilities The minimum lot size, setbacks, maximum height and other regulations applicable to the LWECS shall be set out in the implementing Zoning By-law Amendment. A LWECS shall not be permitted on a lot that cannot accommodate all required setbacks within the land holding. In no case shall the minimum setback for a LWECS be less than 250 metres to any lot line. (c) Wind Farms Within the Settlement Area of the Saugeen Shores Local Official Plan wind farms (comprised of multiple turbines per lot or site) will not be permitted. Wind turbine projects 2 megawatts or greater in size are subject to the Ontario Environmental Screening Process for Electricity Projects (0. Reg. 116/11) under the Environmental Assessment Act and are encouraged by this Plan to locate outside of the Settlement Area. (d) Notwithstanding any other provision of this Plan, an individual wind turbine shall be permitted on the lands owned by Union Building Corporation (Canadian Auto Workers) and located north of Bruce Road 25 and east of Shipley Avenue. This system shall be considered as an ancillary use intended to provide energy for the family education centre permitted by Section 4.6 g) of this Plan, and is subject to the following provisions: 1. only one individual wind turbine and accessory facilities may be permitted; 2. a maximum capacity of 1 MW is permitted; 3. setbacks for noise will be established by the Ministry of the Environment Certificate of Approval; 4. the implementing Zoning By-law shall contain regulations governing the location of the wind turbine on the lot; 5. the maximum height shall be measured form ground level to centre of hub and shall not exceed 75 metres. a) All existing facilities and the development of any new facilities associated with a public utility, a telephone, television, cable transmission or other similar communications company, or a gas distribution or transmission company, shall be permitted in any land use designation, except within the Environmental Hazard designation, without an amendment to this Plan. The utility or company involved should consult the Town regarding the location of any and all new facilities. Non-linear facilities not contained totally underground will require an 21 Section 3- Development Strategy: Functional Policies for all Land Uses

29 3.8 ACCESSORY USES amendment to the Zoning By-law. b) All buildings and facilities not used directly for the transmission or reception of an electrical current or signal, a liquid or gas or similar substance, shall comply with all other provisions of this Plan and the Zoning By-law. a) Wherever a use is permitted in a land use classification, it is intended that uses, buildings, or structures normally incidental, accessory, and essential to that use are also permitted. 3.9 MOBILE HOMES/TRAILERS a) Mobile homes and trailers shall not be permitted except in an appropriate designation in accordance with the policies of sections 4.2.7, and of this Plan. b) Notwithstanding the above, site-specific amendments to the Zoning By-law may be considered for a mobile home site to provide temporary accommodation during the construction phase at Bruce Nuclear, subject to the provision of full municipal services, site plan control, and an agreement between the Town and the landowner specifying the length of time that such temporary accommodation may be provided BARRIER FREE ACCESS a) It shall be a policy of this Plan that, in reviewing development applications and when the Town is undertaking public works, consideration will be given to the creation of a barrier free environment. Encouragement will also be given to design standards that create a safe pedestrian environment. b) Barrier free design will be applied to intersection, curb cuts, pedestrian activated signals, public buildings, and all new institutional, recreational, commercial, industrial, or multi-unit structures DETAILED STUDIES Planning Impact Analysis a) Where noted in this Plan, a Planning Impact Analysis will be required for Official Plan and/or Zoning By-law amendments in order to determine the appropriateness of proposed changes and to identify ways of reducing any adverse impacts on surrounding land uses. A Planning Impact Analysis will supplement the consideration of compliance with the permitted use, location, scale of development, and other criteria applicable to the relevant land use designation. The Planning Impact Analysis must be prepared by the applicant to the satisfaction of the Town. b) Proposals for changes in the use of land which require the completion of a Planning Impact Analysis shall address the following items to the satisfaction of the Town: 22 Section 3- Development Strategy: Functional Policies for all Land Uses

30 1. the compatibility of proposed uses with surrounding land uses; 2. the likely impact of the proposed development on present and future land uses in the area on the character and stability of the surrounding neighbourhood; 3. the height, location and spacing of any buildings in the proposed development, and any potential impacts on surrounding land uses; 4. the extent to which the proposed development provides for the retention of any desirable vegetation or natural features that contribute to the visual character of the surrounding area; 5. the proximity of any proposal for medium density residential development to public open space and recreational facilities, community facilities, municipal services, and the adequacy of these facilities and services to accommodate the development proposed; 6. the size and shape of the parcel of land on which a proposed development is to be located, and the ability of the site to accommodate the intensity of the proposed use; 7. the location of vehicular access points and the likely impact of traffic generated by the proposal on streets, on pedestrian and vehicular safety, and on surrounding properties; 8. the exterior design and layout of buildings and the integration of these uses with present and future land uses in the area; 9. the location of lighting and screening and the adequacy of parking areas; 10. the provisions for landscaping and fencing; 11. the location of outside storage, garbage and loading facilities; 12. conformity with the provisions of the Site Plan Control By-law; 13. the design and location of signs, and the compliance of signs with the Sign By-law; 14. measures planned by the applicant to mitigate any adverse impacts on surrounding land uses and streets that have been identified as part of the Planning Impact Analysis; 15. an assessment of surface drainage; 16. an assessment of the impact of change of use on natural heritage features, ecological functions and hazards for lands abutting natural features. An Environmental Review Study may be required in accordance with the policies of section of this Plan; and, 17. all other items included in section 7.2 of this Plan pertaining to amendments Settlement Capability Study 23 Section 3- Development Strategy: Functional Policies for all Land Uses

31 a) A Settlement Capability Study shall be prepared in support of any new development of more than 5 lots/units in the Primary Settlement Area that does not provide full municipal water and sanitary sewer systems prior to any Planning Act approvals being granted to such lands. In addition a Settlement Capability Study will be required where specifically noted in the policies of this Plan. The purpose of the Study is to rationalize the type, amount, location and timing of growth and development and to establish the basis for the provision of the services and the necessary infrastructure. b) The requirements of the Settlement Capability Study include the following: 1. an analysis of the hydrology and hydrogeology of the area to determine the capability of surface and groundwater resources to provide sufficient quantity and quality of water supply on a sustainable basis; 2. an assessment of the impact of future development on existing groundwater quantity and quality and on existing sources of drinking water, including municipal, communal and private wells in the area; 3. an assessment of the long-term sustainability of the soil, hydrologic and hydrogeologic conditions to accept sewage effluent; 4. an identification of any existing restrictions to future development; 5. an assessment of surface drainage; 6. an assessment of the impact of new growth on natural heritage features, ecological functions, hazards, aggregate, mineral and petroleum resources, and agricultural lands; 7. an assessment of traffic and transportation services and needs in the area; and 8. an assessment of the existing servicing systems in the area and their condition Environmental Review Study One of the objectives of this Plan is to ensure that the natural environment is left intact for future generations to enjoy. To a great extent, the tourism potential of the area is dependant upon natural environment appreciation. Additionally, it is recognized that the general health of the resident population is augmented through thriving and undisturbed ecosystems, which purify air, water and soils while enhancing the aesthetic qualities of the region Environmental Review Policies a) It is a policy of the Town to require land use proposals within and/or abutting lands designated as Environmental Hazard to be reviewed by Council and appropriate government agencies in order to ensure that development which has the potential to seriously impair ecological processes and natural features by virtue of the type and scale of the proposed land use or the cumulative impacts of it and other land uses 24 Section 3- Development Strategy: Functional Policies for all Land Uses

32 in its vicinity is not permitted within the plan area. The Environmental Review Study shall assist in determining whether the development should be endorsed, and if so, what environmental safeguards shall be necessary. b) Depending on the scale, intensity and type of development proposed, a number of environmental studies, as determined by the Town or various government agencies, may be required at the proponent's cost prior to the Town's making a decision on the development. An Environmental Review Study shall be required for all development proposals within lands designated as Environmental Hazard and/or on lands adjacent to any natural heritage feature(s), and as specifically noted by the policies of this Plan. If deemed necessary by the Town or the Saugeen Valley Conservation Authority, an Environmental Review Study may also be required for development proposals on any lands abutting the Environmental Hazard designation. If deemed required, the issues to be considered and/or studied as part of the Environmental Review Study shall be in accordance with the following subsections: Land Use Compatibility a) The Town shall consider land use compatibility when new residential, commercial, transportation and utility uses are proposed in proximity to sensitive uses and natural features Water Quality and Quantity a) The Town shall consider the potential impact a development may have on the quality and quantity of the Town's water resources. Such an assessment should not only involve the individual development but should also take into account the cumulative effects over time that such development may have. b) Development shall be assessed based on its: 1. impact upon water resources; 2. impact on the quality and quantity of surface and ground water resources; and, 3. promotion of water conservation and the efficient use of water resources. c) Council acknowledges that certain groundwater resources within the Local Official Plan area have been identified as having "High Vulnerability" and "Medium Vulnerability" to contamination in the Grey and Bruce Counties 25 Section 3- Development Strategy: Functional Policies for all Land Uses

33 Groundwater Study. Future amendment to the Town's Official Plan and Zoning By-law may be needed to identify these areas and incorporate added groundwater protection policies based on the findings of this Study Aquatic and Wildlife Habitat a) It shall be a policy of the Town that development will only be permitted where there will be no net loss of aquatic and/or wildlife habitat, and where possible, the development will create a net gain in aquatic and/or wildlife habitat Threatened and Endangered Species a) Detailed mapping showing the significant portions of the habitat for threatened and endangered species within the Settlement Area of the Town is not included on Schedule "A" to this Plan. When mapping does become available, such areas will be designated for protection in this Plan. b) It is the policy of this Plan that development except for infrastructure permitted under an approved Environmental Assessment shall not be permitted within significant portions of the habitat of threatened and endangered species. c) Development and site alteration may be permitted on adjacent lands only if it has been demonstrated through an Environmental Review Study that there will be no negative impacts on the natural features or on the ecological functions for which the area is identified. Adjacent lands are those lands within 50 metres of an identified habitat of threatened or endangered species. d) Development proposals may be considered on adjacent lands without amendment to this Plan, in accordance with the abutting land use designation if supported by a site specific Environmental Review Study indicating how the above policies have been met. e) Significant habitat of threatened or endangered species shall be zoned in the Zoning By-Law to preclude new development within such areas Tree Preservation and Significant Woodlands "Woodlands" refer to areas occupied by trees, woodlots or forests that provide important environmental and ecological functions. The woodlands, in addition to being important habitat to the biological community, provide an important balance in the THE TOWN OF SAUGEEN SHORES - Local Official Plan 26 Section 3- Development Strategy: Functional Policies for all Land Uses

34 Wetlands distribution of open space and passive recreation within an urban setting. a) This Plan promotes the retention of the woodland areas of Saugeen Shores. Subdivisions and development applications will be required to address how tree preservation will be achieved. During the course of a development application, woodlands shall be identified, and assessments undertaken to determine the best techniques for preservation of the woodlands functions. b) Council will encourage the preservation of trees through the use of site plan control, plans of subdivision or through the use of a tree preservation by-law. c) Council acknowledges the need to identify "significant woodlands" to be protected from negative impacts that may be associated with development The Town will work in partnership with the Saugeen Valley Conservation Authority, Bruce County and landowners to complete a Comprehensive Woodlands Study to identify significant woodlands within the Local Official Plan area. Until the recommendations of such a Comprehensive Woodlands Study are incorporated into this Official Plan by way of future amendment, within the Settlement Area of Saugeen Shores all woodlands having an area of four (4) hectares (1 0 acres) or greater shall be considered "significant woodlands". Development or site alteration shall not be permitted within significant woodlands. d) Where development or site alteration is proposed on lands adjacent to significant woodlands, an Environmental Review Study shall be required. Adjacent lands are those lands within 50 metres of significant woodlands. The Environmental Review Study shall define the appropriate boundaries of the significant woodland feature where no development shall be permitted, and the areas where development may be permitted subject to demonstration of no negative impact on the whole of the woodland feature. The Environmental Review Study shall consider the cumulative impact of development of the subject lands and all lands designated for potential development abutting the woodland feature. a) There are currently no provincially or locally significant wetlands identified in the Settlement Area of the Town and on Schedule "A" Land Use Plan. Should any significant 27 Section 3- Development Strategy: Functional Policies for all Land Uses

35 wetland be identified in the future, the wetland(s) will be identified on Schedule "A" Land Use Plan and designated for protection in this Plan. Development or site alteration shall not be permitted within significant wetlands. b) Where development or site alteration is proposed on lands adjacent to a provincially significant wetland, an Environmental Review Study shall be required. Adjacent lands are those lands within 120 metres of a provincially significant wetland. c) An Environmental Review Study may also be required where development or site alteration is proposed on lands adjacent to a locally significant wetland, which potentially provides important environmental and ecological functions. d) The Environmental Review Study shall define the appropriate boundaries of the significant wetland feature where no development shall be permitted, and the areas where development may be permitted subject to evaluation of the ecological function of the adjacent lands and demonstration of no negative impact on the significant wetland feature and on the ecological function of the significant wetland feature Traffic Impact Study Natural Features Linkages a) The diversity of natural heritage features and the natural and open space linkages between and among natural heritage features shall be identified and improved, where possible, through identified measures resulting from Environmental Review Studies completed under Section of this Plan or other policy review and/or programs initiated by the Town. a) A Traffic Impact Study that details the requirements for auxiliary lanes on roadways and special access arrangements will be required for any applications for development that involve changes in traffic volumes in accordance with the following table: Land Use Variable Variable Amount Retail Commercial Gross Leasable Area 13,000 square feet or larger Residential Dwelling Units 50 Units or more Office Buildings Gross Floor Area 32,000 square feet or larger ---- Industrial Gross Floor Area 51,000 sauare feet or laraer Educational Students 120 or more Other Greater than 100 two-wav trips in peak 28 Section 3- Development Strategy: Functional Policies for all Land Uses

36 Land Use Variable Variable Amount hour of adjacent street traffic. b) Exceptions to these guidelines may be granted at the discretion of the Town. Development applications that generate fewer trips may still be required to undertake a Traffic Impact Study at the discretion of the Town Engineer due to the cumulative impacts fmm smaller developments, and depending on the specific site and situational characteristics of the application PLANS OF SUBDIVISION, CONDOMINIUM AND LAND SEVERANCES General Land Division Policies All lot creation/land division in the Settlement Area shall take place by way of registered plan of subdivision or condominium or by way of land severance, and shall be in accordance with the following policies: a) The division of land may be permitted where: 1. the proposed lots comply with the policies of the underlying land use designation(s) as shown on Schedule "A" Land Use Plan and the provisions of the Town's Zoning by-law. Where applicable, any Official Plan amendment, Zoning By-law amendment or Minor Variance shall be obtained prior to the granting of a consent or approval of a plan of subdivision or condominium; 2. the proposed lots have frontage on a public road that is, or will be, opened and maintained year-round and is of a standard of construction acceptable to the Town, Bruce County or the Province, where applicable; 3. safe and suitable access is available, which meets municipal, County or Provincial transportation objectives, standards and policies for safety and access. Access may also be restricted and/or prohibited on Arterial Roads and Provincial Highways if required to ensure safe traffic movement. For lot creation on a County Road, County Roads entrance and building setback policies must also be maintained; 4. it has been established that soil and drainage conditions and lot configuration and size dimensions for all parcels involved are suitable to permit the proper location of a building, obtain a sufficient and potable water supply, and permit the installation of an adequate means of sewage disposal. In areas where no piped municipal services are available and the installation of a septic tank system or other private sewage disposal system is required, the standards established by the Ministry of Environment and the Town of Saugeen Shores or its designated agent shall be met; 5. the division of land represents infilling in a built-up area and the proposed lots area compatible with the lot area, frontage and density pattern of the surrounding area; and 29 Section 3- Development Strategy: Functional Policies for all Land Uses

37 6. the division of land represents orderly and efficient use of land, and its approval would not hinder future development of the retained lands. b) The division of land will not be permitted where: 1. the division of land is located within or abutting the Environmental Hazard designation or on lands adjacent to any natural heritage feature(s), and a suitable development site cannot be found through the Environmental Review Study in accordance with Section of this Plan; 2. the division of land is located in a floodplain or the 100 Year Erosion Limit or any other physical constraint as determined by the Town in consultation with the Saugeen Valley Conservation Authority, and an appropriate development site cannot be provided or access to the development site is subject to flooding or erosion based on comments from the Conservation Authority. Exceptions are land division for uses that, by their nature, must be located within a floodplain, such as flood and erosion control works and passive nonstructural uses; 3. the division of land is located on significant mineral aggregate or mineral deposits, as identified by the Province, or within 300 metres of the limit of an existing licensed extractive industrial operation and a Planning Impact Analysis in accordance with Sections and e) indicated that new development would preclude or constrain the continuation or expansion of extractive operation(s) within the licensed area; 4. the division of land involves any parcel that requires access to be obtained where a traffic hazard could be created due to limited sight lines on curves or grades or proximity to intersections; 5. the division of land would hinder or impair the development of adjacent lands in terms of the development of an efficient future roadway network; and 6. the division of land would result in lots that are significantly larger than required by this Plan or implementing By-Law and other opportunities exist for a more efficient land division pattern. c) When considering consent applications or plans of subdivision or condominium, consideration will be given to the following requirements, which may be stipulated as a condition of consent or plan of subdivision or condominium approval where applicable: 1. that a fee (including 5 percent of the value of the lot for park purposes in the case of a residential development and 2 percent in the case of an industrial or commercial development) and charges as specified for community services in accordance with the Town's Development Charges By-law, if applicable, be paid at the building permit stage; 2. that the applicant enter into an agreement to maintain any drainage facilities servicing the agricultural sector which may traverse the property; THE TOWN OF SAUGEEN SHORES - Local Official Plan 30 Section 3- Development Strategy: Functional Policies for all Land Uses

38 3. that the applicant enter into an agreement to construct or maintain fences around the proposed lot; 4. that the applicant enter into an agreement, as a condition of consent, to construct a service road to the satisfaction of the Town in conformity with the Ministry of Transportation standards; 5. that applications abutting or located adjacent to a County Road or a Provincial Highway will be subject to the permit approval of the agencies having jurisdiction; 6. that all new development proposed within fully serviced areas shall be serviced by municipal piped water supply and municipal sanitary sewage facilities; 7. that the applicant submit an evaluation of the servicing alternatives (communal and full municipal services), including justification for the proposed form of servicing pursuant to the Ministry of Environment Planning for Sewage and Water Guideline; 8. that the applicant prepare a stormwater management study to the satisfaction of the Town and the Saugeen Valley Conservation Authority; 9. that the applicant prepare any number of detailed studies, where applicable as outlined in Section 3.11; and 10. that the applicant enter into any other appropriate agreements which may be registered against the title of the subject lands, and may include matters such as, but not limited to, services, financial requirements, County and local roads and road facilities, dedication of land for public uses, drainage, grading and landscaping, sidewalks, and other requirements to implement the provisions of the County Plan and this Plan Plans of Subdivision and Condominium a) With the exception of infilling or redevelopment by way of land severance(s) granted by the consent-granting authority, all residential development proposals of five (5) or more lots/units in the Settlement Area shall take place by registered plan of subdivision or plan of condominium. b) The Council of the County of Bruce has been delegated approval authority for all plans of subdivision or condominium within the Town. County Council shall approve only those plans of subdivision or condominium that comply with the provisions of this Plan and the County Plan. c) A plan of subdivision may also be required when any of the following occur: 1. the land holding to be subdivided has the potential for five (5) or more lots; 2. lots created require a new road for the provision of access; or 3. the provision or extension of municipal servicing (water and/or sewers, including communal servicing) is required. d) A plan of subdivision is not required when the proposal involves infilling of up to 31 Section 3- Development Strategy: Functional Policies for all Land Uses

39 four (4) lots having frontage on a public road in areas serviced by municipal water and sanitary sewer systems within an identified development area. e) It shall be the policy of this Plan that approval be granted only to those plans of subdivision or condominium which can comply with the policies of this Plan and which, to the satisfaction of Council, can be supplied with adequate public utilities and services such as schools, fire protection, water supply, sanitary sewers (including treatment facilities), and storm drainage facilities as required by this Plan, and which by reason of such approval, would not adversely affect the economy of the Town Land Severances 3.13 DEEMING BY-LAWS a) Should the consent-granting authority establish that a plan of subdivision is not necessary for proper and orderly development, consideration for consent to a land severance may be allowed. Under no circumstances shall consents be granted for approvals that are contrary to the policies of this Plan or the County Official Plan. b) Consents for the creation of easements or right-of-ways are permitted. Consents for minor lot adjustments or minor boundary changes are permitted provided they are granted conditional to Section 50(3) or (5) of the Planning Act, R.S.O Chap.P.13 and the consent would not result in the creation of a new building lot. Consents for the above purposes must comply with the policies of this Plan. c) The consent-granting authority may exercise its powers under Section 51 (24) of the Planning Act, R.S.O Chap.P.13 when reviewing the shape, size, etc. of any proposed lot. Within the Settlement Area there are plans of subdivision that have been deemed not to be registered plans under the Planning Act, R.S.O Chap.P.13. For the most part these have been older plans located in areas not capable of being serviced with sanitary sewers. In other parts of the Settlement Area there have been requests to deem lots within Registered Plans of Subdivision to no longer be lots in order to allow two or more of the lots to be joined for development. For the most part the lots are 15 metres by 30 metres and there is a desire to create a larger parcel without the issue of an internal lot line for setback regulations as contained in the Zoning By-law. In some circumstances the request to utilize the deeming regulation of the Planning Act results in an irregular lot pattern with existing smaller lots being left beside newer larger lots and resulting larger homes. The application of the deeming regulations of the Planning Act can be advantageously utilized for old plans located within environmentally constrained areas or areas without a realistic opportunity for sanitary sewers, or where the lot fabric would result in lots that are too small for properly functioning septic systems, or where opportunities exist for intensification through the creation of smaller lots. 32 Section 3- Development Strategy: Functional Policies for all Land Uses

40 The deeming regulations should not be applied if the resulting lot pattern is not in keeping with the lot pattern of the established community. When applications are made to apply the deeming regulations of the Planning Act, Council shall have due considerations to the criteria set out in Section 51 (24) of the Planning Act, R.S.O Chap.P.13 and treat the request for deeming in a similar manner as the creation of a new lot. As part of the deeming by-law processes the Town may require notification of property owners within a 120 metre radius in order to ensure public consultation on the impacts of the change in lotting pattern LICENSING BY-LAW a) Certain land uses will be subject to licensing requirements as specified in a by-law passed by Council under the Municipal Act as the Licensing By-law of the municipality. As a condition of granting of a license for a particular use or activity, the Town will require that the use conforms to the policies of this Plan and is in compliance with the Zoning Bylaw and any other applicable by-laws of the Town. b) Certain land uses will also have minimum separation distances between the use and other land uses considered sensitive or negatively impacted by specific uses. Type II Group Homes for criminal code offenders, adult entertainment establishments and hazardous land uses may fall within the added regulations of both a Zoning By-law and/or licensing requirements. 33 Section 3- Development Strategy: Functional Policies for all Land Uses

41 SECTION 4 LAND USE POLICIES 4.1 INTRODUCTION -SETTLEMENT AREAS It is the intent of this Plan to ensure that sufficient lands have been allocated in the Primary Settlement Area to accommodate the anticipated population in a variety of suitable locations, densities, and diversity of housing types and to provide employment opportunities and economic growth. This Plan also intends to ensure that new development or redevelopment is appropriately located and serviced, that it proceeds in a logical, orderly manner, is compatible with surrounding land uses, reflects the traditional character of the two communities that make up the Settlement Area of Saugeen Shores, namely Port Elgin and Southampton, and incorporates energy efficient aspects in its design. As noted earlier in this Plan, the Land Use Policies and designations attempt to address the needs of the community for the next twenty years but will need to be reviewed at appropriate intervals to ensure the community's vision and development needs are being adequately addressed by this document. This Plan intends to both accommodate new development while ensuring that the existing community is protected and enhanced and that new development is compatible with the established character of the area. This Plan also strives to ensure that natural qualities (beaches, dunes, harbour, river, woodlands, Chantry Island, Fairy Lake) of the community that are cherished by its residents are also protected and enhanced Goals The following goals shall apply to the Settlement Area and all land use specific designations in this section: a) To maintain an appropriate balance and diversity between areas to be used for residential, commercial, industrial, institutional, and recreational activities. b) To designate major land use areas to ensure the proper functioning of each use and a desirable spatial distribution based on sound planning principles and analysis. c) To establish a land use pattern that ensures that services and utilities are efficiently utilized. d) To ensure sufficient employment opportunities by ensuring adequate industrial growth in appropriate locations. e) To encourage new development on municipal water and sewage disposal systems. f) To direct non-agricultural growth and development to the Settlement Area. g) To ensure that new development and redevelopment are compatible with existing or planned neighbouring land uses. h) To encourage infilling and provide opportunities for redevelopment and intensification of existing built up areas, including Brownfield sites, where Section 4- Land Use Policies 34

42 appropriate in the Settlement Area. i) To preserve the historic character of the Settlement Area by requiring new development to complement the positive elements of the existing built form. j) To minimize the negative effects of development on natural heritage features, sites of historical, geological or archaeological significance and areas of mineral aggregate or mineral deposit Expansion of Settlement Area Boundaries and All Settlement Area Designations In keeping with the Provincial Policy Statement there will be no expansion of the boundaries of the Settlement Area beyond those identified on Schedule "A" Land Use Plan, unless the expansion is part of a five year review process that has determined there is not sufficient opportunities for growth through intensification, redevelopment, and designated growth areas to accommodate the projected needs of Saugeen Shores over the identified planning horizon, or is an application that has the support of the Town and has justified the proposed adjustment to the boundary based upon a comprehensive review in accordance with sections and Agricultural Uses within the Settlement Area This Plan also encourages the ongoing use of compatible agricultural land uses within the Settlement Area until such time as the lands are needed for the designated use Projected Growth Incorporating growth based on an expanding tourism industry and in-migration of seniors seeking an attractive retirement area combined with the growth of employment at the Bruce Nuclear Power Plant, the County projection for population growth in Saugeen Shores assumes a 7% growth in population from 2001 to 2006, a 12% increase between 2006 and 2011 and a 7% increase from 2011 to 2016 and a further 2% increase from 2016 to 2021, for a total growth projection of 3,507 people up to the year In addition to this projected growth, the dynamics of the work force at Bruce Nuclear will also create pressures for growth as workers retire and new employees are needed. Added to the population increases is a new Provincial Policy Statement that has removed non-farm severances from the Agricultural portion of this community thus requiring the Settlement Area to accommodate all anticipated population growth. Combining the County projection with the impacts of the retiring work force at Bruce Nuclear and taking the County's projections out to the 20 year horizon of this Official Plan, approximately 4,900 people will need to be accommodated within the Settlement Area of Saugeen Shores over the next 20 years. In addition to the permanent population noted above, Saugeen Shores also has a seasonal and tourist population base that needs to be accommodated by the Settlement Area. The seasonal population base is expected to increase slightly over the next twenty years, however it will decline in proportion to the number of Section 4- Land Use Policies 35

43 permanent residents in the community, as seasonal cottages become retirement residences. The seasonal population is expected to be approximately 1,835 persons by Tourist population is expected to increase and currently represents as much as 26 to 32 percent of the permanent population. This portion of the population needs to be accommodated through campgrounds, hotels, motels, cabin rentals, cottage rentals, bed and breakfasts and recreational travel trailer parks. This portion of the population has the potential of representing 4,611 to 5,675 persons who will need to be accommodated within the Settlement Area boundary. 4.2 RESIDENTIAL DESIGNATIONS Single detached homes and cottage residences are the predominant housing type in the Town, with multiple unit developments becoming more popular in response to consumer demand. The Town shall take efforts to promote and enhance the "cottage" or "resort" feel of the community while at the same time recognizing the need to offer residents a greater range of housing types in terms of variety and afford ability. The Town of Saugeen Shores supports the objectives of providing affordable housing and the objectives of the 2004 Bruce County Housing Study through the policies of this Plan Housing Objectives a) In order to try and achieve affordable housing, the Town of Saugeen Shores shall encourage and assist, where possible, in the production of an adequate supply of both affordable and multi-unit housing by: 1. expediting the development approval process and other administrative requirements; 2. implementing senior government housing programs; 3. encouraging innovative and alternative development forms and, where appropriate, apply more innovative and flexible zoning; 4. promoting a three percent vacancy rate for rental housing; 5. promoting the provision of assisted rental housing to meet the needs of low income and senior citizen households; 6. considering, where feasible, the introduction of cost reduction techniques such as reduced setbacks, reduced lot sizes and other modifications to the Zoning By-law where such techniques will lower the cost of housing and where land use compatibility would be maintained; 7. ensuring that the Comprehensive Zoning By-Law does not require standards which preclude the development of the forms of housing which would be affordable housing; 8. monitoring housing and subdivision activity, achievement of affordable housing targets and land availability; Section 4 - Land Use Policies 36

44 9. working with the County of Bruce to enact a Municipal Housing Facilities Bylaw under section 210 of the Municipal Act to enable the provision of incentives to the public and private sectors to create new affordable housing; and, 10. giving primary consideration to the provision of affordable housing where Town-owned lands are deemed surplus to the needs of the Municipality and are being considered for sale and/or alternate use. b) The Town will also strive to ensure that a range of housing choices are provided that are affordable to all income levels. The Town will target a minimum of 30% of new housing be provided as affordable housing, including a mix of affordable rental and ownership units. For the purposes of this Plan: 1. "Affordable housing" means housing that can be accessed by households whose income falls at or below the lowest 60th percentile of the income distribution of the community. 2. "Affordable rental housing" is housing where monthly rent costs excluding utilities do not exceed 30 percent of the tenant gross monthly household income. 3. "Affordable ownership housing" is housing where monthly housing expenses including mortgage principle, interest and property tax but excluding insurance or utilities do not exceed 30 percent of gross monthly household income. c) The Town shall continue to encourage and assist, where feasible, in the upgrading and rehabilitation of existing housing, particularly in older residential areas. d) The Town shall promote the conversion of vacant or under-utilized upper level buildings in Core Areas to residential apartment units in order to improve the use of the buildings and enhance the viability of the Core Areas while still having regard to the amenity needs of such inhabitants. Concessions to parking requirements may be considered by Council in assessing the merit of an application, unless otherwise noted in this Plan. e) The Town shall encourage the provision of specialized housing facilities to meet the needs of physically and developmentally handicapped residents and encourage the developers of medium and high density housing projects to provide units designed specifically for people with a disability. f) Through the policies of this Plan the Town will encourage new residential development to be consistent and compatible with the historic charm of the Area General Policies for All Residential Designations The following policies apply to all lands designated as "Residential" within the Settlement Area. Section 4 - Land Use Policies 37

45 Supply of Serviced Residential Land a) The Town shall strive toward maintaining a ten year supply of draft approved and registered lots at all times, in order to accommodate projected residential demand. b) The Town shall strive toward maintaining a twenty year supply of lands designated as residential for new residential development and intensification Special Needs Housing a) The Town shall seek to improve access to housing for people with special needs, including assisted housing for low income earners, seniors housing, supportive housing (housing for persons with disabilities and developmentally disabled), etc. b) The Town shall work with local groups to determine special housing needs and support local efforts for appropriate applications and proposals for special needs housing. c) The Town shall consider alternative approaches to providing housing specifically targeted to the future senior population and persons with disabilities Adequate Service Levels a) The Town will attempt to maintain an adequate level of both hard and soft services to meet the growing needs of an expanding population Information Base a) The Town will develop and maintain an information base comprising details profiling the housing situation in the Town. This will be used by Town employees, Council and other interested parties for the purposes of evaluating the Town's housing situation and developing policy Vacant Residentially Designated Areas a) In vacant areas designated for residential purposes, a suitable mix of housing types should be provided while ensuring that the overall density restrictions are not exceeded and that conflicts do not occur between housing types. At the same time minimum density objectives must be met within the currently vacant residential land in order to ensure that this limited resource is not under utilized. b) Internal road networks shall be designed to ensure good access to the major road network while discouraging through traffic. c) The planning of new residential areas shall make provisions for a range of housing types, sizes, price and tenure arrangements in order to provide accommodation for households of differing socio-economic Section 4- Land Use Policies 38

46 characteristics. Due to the lack of multiple dwelling development of either rented or condominium tenure, added emphasis and encouragement will be given to developments of this type. To assist in achieving the objectives of this Plan related to the provision of affordable housing and efficient use of land, the Town will target a minimum of 30% of new housing units in the form of medium and high density multi-unit development, and a minimum of 30% as rental units. d) Consideration shall be given to the orientation of streets, lots and buildings to make full use of solar energy, as well as energy efficient construction techniques. In order to achieve this aim, the following design techniques should be considered when evaluating new plans of subdivision: 1. east-west street orientation so facing walls and windows of houses may orient south; 2. angle lots; and 3. the development of pedestrian and bicycle pathways and trails that bisect the community, providing the shortest distance between community and commercial facilities and the residential areas and assist in achieving the objectives of the Parks and Trails Master Plan. e) In general, Council shall maintain a flexible attitude toward carefully designed experimental housing. Energy efficient construction of housing shall be encouraged in the Town, provided it meets the requirements of the Ontario Building Code. f) New plans of subdivision within the residential designations shall be designed so that continuous but disjointed secondary, interior access roads will result between adjacent subdivisions. For larger blocks of lands adjacent to arterial roads, direct access to the arterial road may be limited. g) Undeveloped lands that are within the residential designations may be placed in a holding zone in the implementing Zoning By-law. The holding symbol will be removed when appropriate sanitary sewage, water and any other necessary arrangements are made to the satisfaction of the Town and the Ministry of Environment and a plan of subdivision is approved, where required. Existing uses shall be permitted in the interim Conservation and Rehabilitation of Existing Housing Stock a) The conservation and rehabilitation of the existing housing stock shall be encouraged in order to maintain the supply of older housing and to preserve the physical, social, and economic character of stable residential areas. The Town will take advantage offunding if offered by the Federal and Provincial governments to assist residents in rehabilitating the housing stock, where feasible. Section 4- Land Use Policies 39

47 b) In existing residential neighbourhoods, the applicable land use policies shall serve as guidelines for actions aimed at improving the neighbourhood and amenities and the housing and living conditions of residents Residential Development on Lots with Less than the Minimum Frontage and/or Area a) Development on existing lots with less than the minimum frontage and/or area is permitted in accordance with the implementing Zoning By-Law. However, Council shall ensure that such development is compatible with the characteristics of the area. b) Where development is proposed on new lots with less than the minimum frontage and/or area, as specified in the Zoning By-Law, unless otherwise provided for in this Plan, a minor variance or Zoning By-law amendment will be required before a building permit is issued. Council shall ensure that the proposed development is compatible with the existing surrounding development in terms of site coverage, housing size and character, lot size and building setbacks Condominium Housing Developments a) It is a policy of Council to recognize and encourage condominium housing as an acceptable form of housing tenure and as a means of providing opportunities for home ownership. The County of Bruce has been delegated approval authority for plans of condominium. b) In cases where an application is made for a building permit or an amendment to the Zoning By-law involving residential development, it is the policy of Council that the applicant(s) be required to declare in writing, prior to the issuance of the building permit, whether or not such residential accommodation is to be provided on a condominium basis. c) It is a policy of this Plan that the desire of citizens to participate in the joint ownership of a residential project shall be subject to the terms and conditions of the Condominium Act, whereby a Condominium Corporation will be formed to administer the common elements of the project. This provides the owner-shareholder with assurance that the project will be maintained and competently administered on a longrange basis. d) Plans for condominium development are to show such things as: the location of all buildings and building setbacks, the nature and location of all amenity areas and/or facilities, the location and layout of driveways and parking areas, the walkways, the type and location of all existing and proposed landscape material, and the exterior treatment of the building(s). e) Wherever possible, the proposed draft plan of condominium will be Section 4 - Land Use Policies 40

48 considered together with, and at the same time as, the requested amendment to the Zoning By-law. County Council may recommend draft plan approval, once all policies of this Plan are met. f) Wherever draft plan approval is granted, the applicant is required to enter into a Condominium Agreement with the County or Town. The Condominium Agreement is to include any or all of the requirements imposed as conditions to the draft plan approval. A Site Plan Control Agreement may also be required along with the Condominium Agreement. g) County Council's consent to the registration of a condominium plan will be given only after signing of all required agreements, posting of all required guarantees, the payment of all monies required by such agreements, and the filing of "as built" construction plans with the County or the posting of a bond for buildings, facilities and services to be constituted in the common elements at the time of registration. All such plans are to be made accessible to representatives of the Condominium Corporation Conversion of Existing Residential Developments to Condominium Tenure a) The conversion of existing residential accommodation to condominium tenure presents a different, as well as a somewhat more difficult, situation than does new construction. In some cases, existing residential developments were constructed under standards and conditions that were different and in some cases lower than those that prevail at the time of the conversion. As a result, problems may be encountered in attempting to upgrade existing developments in accordance with present policies, standards and criteria. Problems may also be encountered in a situation where rental housing vacancy rates are low. In this regard, tenants in existing projects may be displaced and be faced with finding suitable alternate accommodation in a housing market that provides little choice and opportunity. b) Additionally, shortages may occur in certain types of housing as a result of a number of conversions. In view of these possibilities, the policies contained in the following sections may apply to the conversion of existing residential developments to condominium tenure. c) In general, each application for the conversion of an existing residential development is to be considered on its own merits. Applications for such conversion are subject to the same standards and policies as for new condominium construction. The policies, standards and criteria for municipal services, building construction and aspects of site design and layout, as adopted by Council from time to time, apply. Only those developments, which are able to substantially, comply, or can be upgraded to an acceptable degree of compliance with the Town's policies, standards and criteria may be approved. Those developments that cannot be upgraded to an acceptable degree are to Section 4- Land Use Policies 41

49 be refused. d) The applicant is to submit a draft plan of condominium prepared in accordance with the requirements of Section 51 of the Planning Act, R.S.O Chap.P.13. In addition, the Plan(s) submitted is to show such things as: the location of all buildings and building setbacks, the nature and location of all amenity areas and/or facilities, the location and layout of driveways and parking areas, the walkways, the type and location of all existing and proposed landscape material and the exterior treatment of the building(s). e) Further, the applicant is required to submit a report prepared by a professional engineer or architect, outlining the structural condition of the building(s) involved. Such report is to include an analysis of the building(s) compliance or non-compliance with prevailing building and fire codes. f) In evaluating a proposed conversion, regard is to be had for the following: 1. any or all of the matters contained in Section 51 of the Planning Act, R.S.O c.p.13, as amended from time to time; 2. the overall mix of residential housing types in the Town; 3. the most current vacancy rate for rental accommodation in the Town; 4. the suitability of the development for conversion in terms of the policies, standards and criteria adopted by Town from time to time; 5. the effect on the provision of affordable housing; and 6. the willingness of the applicant to guarantee tenure to existing tenants. g) Where draft plan approval is granted, the applicant is required to enter into a Condominium Agreement with the Town. The Condominium Agreement is to include any or all of the Town's requirements imposed as conditions to the draft plan approval. h) The Town's consent to the registration of the condominium plan is to be given only after the completion of all construction work and compliance with all other requirements of the Condominium Agreement, except that in certain cases of hardship or unforeseen circumstances such things as the provision of paving, demolition of existing buildings, or provision of landscaping may be deferred with approval of Council provided that the applicant deposits with the Town security in the amount sufficient to cover the cost of the works deferred Permitted Uses in the Residential Designation a) In areas designated "Residential" on Schedule "A" Land Use Plan, the predominant use of land will be for residential dwelling units. THE TOWN OF SAUGEEN SHORES -Local Official Plan Section 4- Land Use Policies 42

50 b) Other uses compatible with residential neighbourhoods may also be permitted such as: 1. parks and open space, subject to section 4.8; 2. day nurseries; 3. home occupation uses, bed and breakfasts subject to section ; 4. local commercial uses subject to section 4.2.8; 5. institutional uses subject to section ; 6. group homes subject to section Home Occupation Uses a) Home occupation uses that are not disruptive to the neighbourhood are also permitted within the residential designations. Hairdressing and other personal service shops, small goods repair shops, insurance and other office type uses, and home craft type uses shall be permitted subject to specific regulations outlined in the Zoning By-law. Bed and breakfast establishments will be permitted subject to limitations on the number of rooms and the ability to provide on-site parking as specified in the Zoning By-law. Home occupations, in conjunction with a dwelling in a residential area, are subject to the following conditions: 1. Home occupations shall be totally contained within the dwelling unit. Any home occupation that requires the use of any other structure, building, or land on the subject property, except for parking or a sign, will require an amendment to the Zoning By-law. 2. The total gross floor area of a home occupation shall be restricted in the Zoning By-law. 3. No external alteration to the dwelling and/or garage that is not customary in residential buildings shall be permitted. 4. No exterior advertising of these activities or display of goods visible from outside the dwelling shall be permitted except in compliance with the Town's Sign By-law. 5. No parking or storage of commercial vehicles shall be permitted on the premises. 6. No unreasonable use of lights and, with the exception of permitted bed and breakfast operations, no night time operations shall be permitted. 7. No home occupation shall result in high volumes ofvehiculartraffic that may impact Provincial Highways or Arterial Roads, or cause disruption of normal activities of adjacent residential activities. 8. No home occupation shall create a safety hazard for the existing residential activities on the site or in the area. THE TOWN OF SAUGEEN SHORES -Local Official Plan Section 4 - Land Use Policies 43

51 9. No outdoor storage of materials or goods in support of a home occupation is permitted. 10. The home occupation must be operated by a person residing in the home. The Zoning By-law will restrict the number of outside employees permitted in conjunction with a home occupation. b) The implementing Zoning By-law may create further restrictions for home occupation use and may prohibit home occupations within certain residential zones or certain dwelling types. The Town may by by-law decide to require a business license for all home occupations. If such a by-law is passed in accordance with the Municipal Act, the provisions of the business license must be adhered to. If the license is revoked, the use will no longer be permitted in accordance with the provisions of the By-law. c) Where existing home occupations do not meet the policies of this Plan, they may be placed in a separate zone in the implementing Zoning Bylaw Institutional Uses a) New institutional uses that serve a community and are not significant traffic generators shall be permitted in the Residential designation, including: 1. community/neighbourhood halls of less than 500 square metres in floor area; 2. cemeteries; 3. public utilities except those utilities referred to in section 3.7 of this Plan; 4. neighbourhood recreation facilities and parks; 5. elementary schools; 6. libraries; and, 7. facilities for special population groups, including foster homes, centres or elementary schools for the care, boarding or teaching of children, interval houses for the physically abused, special needs housing, day nurseries, and senior citizen centres. b) Secondary schools, nursing homes, churches, hospitals, arenas, community centres greater than 500 square metres in floor area, correctional facilities and other major institutional uses will require an "Institutional" designation. c) Both the development of new and the expansion of existing institutional uses shall be subject to the following policies: 1. the institutional uses shall be appropriately zoned in the Town's Zoning By-law; Section 4- Land Use Policies 44

52 2. adequate precautions shall be taken to ensure that the institutional uses have no adverse effects on adjacent land uses; 3. adequate parking, vehicular access, landscaping, tree planting, buffering and site and building design shall be required where necessary to create an attractive appearance and ensure compatibility with surrounding land uses; and 4. suitable arrangements will be made for water supply, sewage disposal, storm drainage and all other similar services. d) Furthermore, new institutional development or redevelopment in the "Residential" designation shall satisfy ill! of the following location and design criteria: 1. frontage or flankage on an arterial or collector street as indicated on Schedule "B" of this Plan; 2. design which is residential in character, maintaining the scale, density and character of existing land uses; 3. adequate buffering and transition is provided to protect surrounding existing development; 4. provision of adequate off-street parking to serve the particular use, while retaining sufficient useable yard space to maintain the visual characteristics of the area; 5. on those streets which have been designated "no stopping" areas by the Town, provision shall be made for off-street locations to accommodate drop-off and pick-up of the users of such facilities; and 6. they are able to conform to the policies of the underlying designation. e) Generally, low density residential areas will be restricted to existing institutional uses with the only exceptions being elementary schools and appropriately scaled group homes and day care facilities, in accordance with the policies of the "Institutional" designation. f) Land severances that would result in the creation of a new lot for institutional purposes may be permitted by the consent granting authority provided the subject property has been successfully rezoned where required. g) The implementing Zoning By-law will specify particular uses that would be permitted and those areas where such activities would most appropriately be located Group Homes For the purposes of this section, Group Homes are defined as a single housekeeping unit in a residential dwelling in which residents with special THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 4- Land Use Policies 45

53 care needs, such as seniors, individuals who are developmentally and/or physically challenged or mentally ill live under responsible supervision consistent with the requirements of its residents. A group home is licensed and/or funded under Federal or Provincial Statute and in compliance with Municipal By-laws. a) Group homes are permitted within the "Residential" designation. b) Applications for new group homes must demonstrate that the proposal will meet the Provincial criteria for licensing based on an assessment of factors requiring them to do following: 1. Define its program and demonstrate the need for the service within the Town. 2. Demonstrate knowledge of the community and its resources, and to ensure that the needs of its residents can be met within a climate of community acceptance consistent with the objectives of its program requirements. This will include an understanding of fire, police, and ambulance response times so that remote locations are not selected. 3. Demonstrate the suitability of the proposed facility as required by Provincial and municipal legislation as to its construction and compliance with local health, safety and fire regulations. 4. Show how the particular proposal provides sufficient indoor and outdoor space and facilities for prospective residents and staff. 5. Demonstrate that all such group homes are properly licensed and registered by the Province of Ontario. The Town must be afforded the opportunity to review and comment on the application for a license before a final decision regarding its approval has been made. c) In order to prevent an undue concentration of group homes in specific areas of the Town, standards requiring a minimum separation distance between these facilities will be incorporated in the implementing Zoning By-law. The Zoning By-law may also define different types of Group Homes based on the number of residents permitted and identify the specific zones in which each type of Group Home is permitted. d) Facilities existing on the date the Zoning By-law comes into effect, but not complying with the requirements of the By-law, will be allowed to continue in operation, however, will not be permitted to extend or expand without municipal approval No Commercial Vehicle Parking in Any Residential Designation a) To help preserve the residential character and to maintain acceptable noise levels, the parking or storing of any commercial vehicle should be prohibited in residential zoned areas if the vehicle: Section 4 - Land Use Policies 46

54 4.2.4 Low Density Residential Policies 1. has a length greater that 6.0 metres; or 2. has a height greater than 2.6 metres. The Town considers single detached, semi-detached and duplex dwellings, and converted dwellings with no more than two units to be low density residential development. Unless the criteria set out below for Medium or High Density Development have been met, the lands designated "Residential" on Schedule "A" are for low density residential development and subject to the policies outlined below: Minimum/Maximum Density a) Although existing densities within the Residential designation are in the order of 7 to 11 units per gross hectare, smart growth promotes and encourages more cost effective housing and better utilization of limited land resources. In a desire to promote efficient development, the following minimum and maximum gross residential densities will be permitted when assessing applications for new Low Density Residential development: Housing Types Low Density Maximum Density Minimum Density for Greenfield Development Single-detached 19 units per gross 10 units per gross hectare hectare Semi-detached 25 units per gross 20 units per gross hectare hectare Converted Dwellings Converted dwellings (i.e., a dwelling that has been converted to contain additional dwelling units), are permitted in the "Residential" designation subject to the following policies: a) Required parking spaces must be provided on the site, in a location other than within the required front yard. The implementing Zoning Bylaw shall set out the minimum number of required spaces per unit. b) There shall be no change to the exterior character of the dwelling. c) Adequate buffering and transition must be provided to surrounding lower density development. Section 4 - Land Use Policies 47

55 d) A m1mmum floor area per dwelling unit shall be maintained in accordance with the provisions of the Zoning By-law. e) Water supply and sewage services are adequate to support the proposed development and/or redevelopment f) There is no change in the character of existing development, using the criteria outlined above to determine the effect of the proposal Medium Density Residential Policies The Town considers triplexes, fourplexes, townhouses, three-storey apartments, converted dwellings of three or more units, and similar multi-unit forms of housing as medium density residential development Medium density residential uses are permitted on greenfield or vacant lands designated "Residential", subject to the following policies: Maximum Density a) The following maximum gross residential densities will be permitted when assessing applications for new Medium Density Residential. Housing Type Medium Density Triplexes, fourplexes townhouses, three-storey apartments and other forms of multi-unit dwellings having 3 or more units Maximum Density 35 units per gross hectare Development Criteria for Medium Density Residential The following development criteria shall be used in determining whether or not lands designated "Residential" are suitable for medium density development and for evaluating an application for the development of medium density residential units: a) Medium Density development shall be subject to an amendment to the Zoning By-law to place the site in a separate zone permitting the proposed use and density, except that this condition shall not apply to the development or redevelopment of existing sites zoned for medium density residential uses in compliance with the Zoning By-law. b) The following factors will be considered when reviewing the appropriateness of applications to amend the comprehensive Zoning By-law to allow medium density residential uses in an area designated "Residential": 1. general compatibility with existing uses in close proximity to the proposed development; the proposal will be analyzed to determine if Section 4 - Land Use Policies 48

56 4.2.6 High Density Residential it will alter the character of existing development, using existing land uses within a 120 metre radius of the subject property as a guide to the nature of existing development characteristics; 2. the capacity of Town, County and Provincial roads affected and their ability to handle the expected increases in traffic; 3. the adequacy of Municipal services to accommodate the proposed density of development; 4. the adequacy of off-street parking facilities to serve the proposed development; 5. the provision of landscaping, buffering and building setbacks adequate to protect the privacy of surrounding residential properties; and, 6. the proposal's consistency with the Provincial Policy Statement. c) The design considerations for medium density residential development should include provisions for the following: 1. the height, bulk, and arrangement of buildings and structures will achieve harmonious design and integrate with the surrounding area; 2. appropriate open space, including landscaping and buffering, will be provided to maximize the privacy of residents and minimize the impact on adjacent lower density uses; 3. parking areas that are of sufficient size to satisfy the need of the particular development and that are well designed and properly related to buildings and landscaped areas shall be required on the site of each residential development; 4. service areas may be required on the site of each development (e.g., garbage storage, snow storage areas); and, 5. the design, construction, and maintenance of the vehicular, pedestrian, and amenity areas of residential developments will be subject to regulations by the Town. d) All medium density residential development will be subject to Site Plan Control pursuant to Section 41 of the Planning Act, R.S.O Chap.P.13. e) Medium Density Residential uses will be encouraged in proximity to arterial or collector roads in order to minimize traffic congestion and facilitate access to commercial areas. f) When existing single detached dwellings are converted to apartment and/or other compatible uses, the exterior architectural design shall be maintained. Section 4- Land Use Policies 49

57 The Town considers development of more than 35 units per gross hectare to be high density residential development. High density residential development may be permitted in the "Residential" designation subject to the following policies: Maximum Density a) High Density Residential shall be limited to a maximum gross density of 65 units per hectare Development Criteria for High Density Residential The following criteria will be used when considering proposals for High Density housing development for determining whether or not lands designated "Residential" are suitable for high density development and for evaluating an application for high density development: a) High Density Multiple Dwellings will be permitted by rezoning locations within or adjacent to the Core Commercial Areas without an amendment to this Plan. Where such proposals are considered within the Core Commercial Area, a mixed residential and commercial form of development will be encouraged. b) High density developments shall have frontage or access to arterial or collector roads, and/or, be located within the Core Area. c) The following additional items will be considered when reviewing the appropriateness of applications to amend the comprehensive Zoning By-law to allow high density residential uses in an area designated "Residential": 1. the adequacy and proximity of community facilities such as schools, shopping and recreation facilities; 2. the adequacy of Municipal services to accommodate the proposed density of development; 3. the adequacy of off-street parking facilities to service the proposed development; 4. the provision of landscaping, buffering and building setbacks to protect the privacy of surrounding residential properties. Buffering from any adjacent Low Density Residential use shall be provided, where necessary; and, 5. the provision of suitable landscaping and on-site amenities. d) High Density development shall be subject to Site Plan Control under Section 41 of the Planning Act, R.S.O Chap.P.13, as amended. e) High Density residential development will be encouraged as opposed to "High Rise" developments. The Town may impose height restrictions in the Zoning By-Law to implement this policy where appropriate and to prevent shadowing and visual impact on abutting land uses. Section 4- Land Use Policies 50

58 4.2.7 Mobile Home Park Policies a) The establishment of new or expanded Mobile Home Park areas and the conversion of seasonal recreational trailer parks or recreational camping facilities for permanent year-round habitation will require an amendment to this Plan. Proposals for new, expanded or converted Mobile Home Park areas must be accompanied by a Planning Impact Analysis in accordance with Section of this Plan. Mobile Home Parks may include mobile homes, modular homes and/or park model homes together with accessory and supportive recreational facilities. b) Mobile Home Parks should be developed as an integrated part of a planned development. The development shall have access to arterial or collector roads without the necessity of passing through lower density residential areas. No access shall be permitted directly to Provincial Highways. c) Mobile Home Park developments shall have full municipal or communal services, including adequate water supply, sanitary sewers, and storm drainage, paved roads, and street lighting. Where partial municipal services are considered, supporting studies must address all applicable servicing options and establish that the development may proceed appropriately on partial municipal services. In general, the nature and availability of services necessary to support that development shall dictate the amount, location and timing of development. d) The creation of new lots for Mobile Home Park purposes shall primarily occur by plan of subdivision. Consents for the purpose of dividing existing mobile home parks into smaller lots shall be prohibited. e) Mobile Home Park lands are not to be used as seasonal recreational trailer parks or recreational camping facilities. f) A Mobile Home Park area must have a minimum site area of 4 hectares, and shall have a maximum density of not more than 17 units per gross hectare. g) The establishment of new Mobile Home Parks will require an amendment to the Zoning By-law. Mobile Home Park uses will be zoned in a separate zoning category in the implementing Zoning By-law. h) Mobile Home Parks shall be subject to Site Plan Control under Section 41 of the Planning Act, R.S.O Chap.P.13, as amended Neighbourhood Commercial Policies Commercial uses that are minor or at a neighbourhood scale may be permitted within the "Residential" designation if the following policies or criteria can be met: a) Permitted uses shall be in accordance with the policies outlined in this section and shall be limited to those smaller commercial uses which provide for the sale of convenience goods and services to meet the daily living needs in foods, sundries and personal services. Permitted uses include, but are not limited to variety/convenience stores, personal service establishments, dry cleaning Section 4 - Land Use Policies 51

59 distribution outlets, and video rental establishments, neighbourhood business and professional offices, and public uses. b) The development of Neighbourhood Commercial areas may take place in the form of small individually owned and operated establishments. The population of the area to be served shall guide the scale of development, but no single establishment shall exceed 200 square metres in gross floor area. c) Due to their functions and locations, development proposals for new Neighbourhood Commercial uses will be evaluated largely on their ability to complement and integrate with adjacent residential development and to minimize the potential land use conflicts. d) Adequate parking shall be provided for all permitted uses, and access points to such parking shall be limited in number and designed in a manner that will minimize the danger to both vehicular and pedestrian traffic. e) All new development shall be fully serviced by municipal water and sewage disposal systems. Where partial municipal services are considered, supporting studies must address all applicable servicing options and establish that the development may proceed appropriately on partial municipal services. In general, the nature and availability of services necessary to support that development shall dictate the amount, location and timing of development f) No open storage shall be permitted in conjunction with a permitted Neighbourhood Commercial use. g) The establishment of new Neighbourhood Commercial uses will require an amendment to the Zoning By-law. Neighbourhood Commercial uses will be zoned in a separate zoning category in the implementing Zoning By-law. h) The buildings and any lighting or signs, shall be designed and arranged so as to blend in with the character of adjacent residential areas. i) All development shall be subject to Site Plan Control under Section 41 of the Planning Act, R.S.O Chap.P.13, as amended Shoreline Residential Designation The "Shoreline Residential" designation applies to the predominantly residential and cottage residential area along the Lake Huron Shoreline, outside of the serviced Port Elgin and Southampton urban settlement areas. This area was historically recognized primarily as a cottage area. Many cottages in the designation have been converted to year round use. The designation is distinguished from the "Residential" designation for the purposes of the Plan because development in the shoreline area will require additional assessments Goals a) To recognize the cottage/residential areas along the shoreline that do not have piped municipal sanitary sewer services. b) To provide limited opportunities for new housing units on private Section 4- Land Use Policies 52

60 individual on-site sewage disposal systems by way of infilling and minor expansions to existing built-up residential areas. c) To direct any developments greater than Slots/units to locations in the "Residential" designation which have available municipal sewer and water capacity Permitted Uses a) The predominant use of lands shall be for single detached residential uses, both seasonal and permanent on private individual on-site sewage disposal systems. b) Existing commercial uses, housekeeping cottages and cabin rental establishments are recognized as permitted uses, however the establishment of new operations shall require a Planning Impact Analysis and a Settlement Capability Study in accordance with section c) All uses will comply with the general provisions for residential designations as outlined in section General Policies for All Shoreline Residential Lands a) The goals and objectives of this Plan encourage the development of a four season tourism industry, the continual improvement to tourism related facilities in the County, and the provisions of land for new residential growth opportunities. However, new development proposals within the Shoreline Residential Designation shall be assessed on their individual merits and should site conditions be unable to support sound, planned development, proposals for new development may be refused. b) For proposed new development, the Town will require the completion of an Environmental Review Study as per section of this Plan and the following additional supporting information: 1. Hydrogeologic Assessment A hydrogeologic assessment shall be carried out by a qualified engineer to determine the availability of a long-term supply of potable water and whether interference with existing water supplies could occur and, where subsurface sewage treatment is proposed, the suitability of the soils, the impacts upon ground and surface water resources and recommended minimum lot sizes. 2. Visual Impact Assessment Section 4- Land Use Policies 53

61 New development in the "Shoreline Residential" designation shall be designed to minimize the visual impact of buildings and structures on shoreline areas. Depending on the scale of the development, a VisuallmpactAssessment may be required to demonstrate how the development will be designed to ensure that height, bulk, density and massing of built form does not have an unacceptable impact upon the view towards or from the waterfront. 3. Archeological Assessment An archaeological assessment will be conducted by a qualified archaeologist to determine the presence of provincially significant historical sites. Where significant archaeological finds are made, an archaeological plan shall be prepared which will ensure the proper documentation and protection of the site's artefacts and, where deemed appropriate by the Town, of the site itself Development of Existing Lots A number of vacant residential lots exist within the "Shoreline Residential" designation were created prior to any formalized planning. Some of these are suitable or could be made suitable for residential uses, while others are less likely to be so. Examples of evaluative criteria for determining physical restraints include: poor road access, lack of suitable soils, steep topography and identified ground water and septic problems in the area. a) Development of existing under -sized vacant lots may proceed provided that: 1. It has been demonstrated that the lot size and physical conditions can support proper sewage disposal and a clean potable water supply can be obtained. In some circumstances, engineered drawings may be required from a qualified engineer including that the lands can be made suitable for individual septic systems. The engineering plans for the sewage system may be required to be registered on title as a condition of site plan approval. 2. The existing lot is located in a built-up residential area, and the development of the said lot represents infilling. 3. The Town is satisfied that all issues regarding Municipal services have been addressed. As a condition to development, the Town may require the registration of a site plan agreement on title of the lands, addressing issues such as Municipal service provision and road access. b) The Town may additionally deal with sub-standard lots by: 1. passing deeming by-laws amalgamating existing substandard lots where there is no reasonable expectation that they can be properly developed, in accordance with the policies of section 3.13; Section 4- Land Use Policies

62 4.3 RECREATIONAL DESIGNATION 2. placing special provisions in the implementing Zoning By-law outlining minimum standards for the development of undersized or substandard lots; 3. making use of site plan control and holding provisions to ensure that all site planning, access and servicing issues are addressed. The "Recreational" designation is intended for leisure and tourism-related land uses that are operated by the private sector as a commercial venture. The predominant use of land shall be for commercial recreational facilities such as golf courses, private parks, campgrounds, outdoor or indoor sports facilities, tourist attractions, and accessory uses. It is recognized that the private sector fills an important niche in the recreation and tourism markets. It is not the intention of the Town, however, to allow the private sector to provide unlimited recreational opportunities. It is the Town's objective to promote leisure and tourism activities and land uses that complement and enhance the character of Saugeen Shores and provide for appropriate opportunities for development Goals Policies a) To bolster the economy of the area by developing the Town's recreation and tourism potential. b) To promote the involvement of the private sector in the delivery of recreation, leisure and tourism opportunities and land uses. c) To encourage a wide range and balance of active and passive recreational activities within the Town that meet the changing recreational needs of all area residents. d) To encourage recreational development in areas that possess high recreation capabilities and that do not unduly impact the enjoyment of the permanent residential community or the areas' natural resources. e) To ensure that the design of recreation facilities are in harmony with nature. f) To promote existing tourism uses within the Town and encourage the establishment of additional tourism opportunities, including agriculturally and ecologically-related opportunities, within the Settlement Area. The following policies shall apply to those lands designated "Recreational" on Schedule "A" of this Plan: a) Permitted uses shall be in accordance with the policies outlined in this section and shall include commercial recreational facilities such as golf courses; private parks; campgrounds including recreational vehicles; outdoor or indoor sports facilities; existing trailer parks; residences and offices associated with a permitted recreational use; and accessory uses such as restaurants, snack bars, Section 4- Land Use Policies 55

63 parking areas and auxiliary buildings. b) Large scale land uses that serve residents throughout the Town or beyond or, by reason of their size, scale, or range of activities and functions, attract large numbers of people on a seasonal or regular basis, are to be provided with adequate setbacks from adjacent properties. c) All uses shall have frontage on a public road of reasonable construction and maintenance that has relatively easy access to the Provincial Highway system or a County Road. d) New recreational uses will require amendment to this Plan if not located within a "Recreational" designation of at least 10 hectares in size. New developments, redevelopments or expansions shall ensure that potential adverse effects on the natural environment are properly mitigated and may require the completion of an Environmental Review Study as outlined in Section of this Plan. e) Development proposals will ensure adequate systems for water supply and sewage treatment and disposal, preferably piped municipal services or communal services where feasible. Where private services are proposed, assessment of the suitability of the soil conditions and surface and groundwater conditions to provide for an adequate potable water supply and to adequately support sub-surface sewage treatment shall be required to the standards of the approving agency having jurisdiction. f) Development proposals may be required to prepare a comprehensive stormwater management plan for all phases of construction and the completed development to the satisfaction of the Town, the Ministry of Environment and the Ministry of Natural Resources and/or the appropriate Conservation Authority. The stormwater management plan shall be in accordance with the best management practices prescribed in provincially sanctioned guidelines and interim guidelines. g) All development shall be subject to Site Plan Control. The agreement shall address, but not be limited to, the following: 1. the location, height and siting of buildings (including accessory residences and structures), landscaping, parking, location of services, access, grading and methods of protecting and enhancing the shoreline, etc.; 2. the location of water, sanitary sewage, and stormwater works and solid waste storage facilities; 3. the location and standards of access (ingress/egress) facilities as well as roads, walkways and parking areas; 4. grading, erosion and sedimentation control; 5. landscaping, planting, buffering and fencing; 6. the protection and enhancement of natural areas, including woodlands and shorelines; and 7. road maintenance, snow clearance, garbage collection and general maintenance of the traffic island. THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 4- Land Use Policies 56

64 h) Where land designated "Recreational" is under private ownership, it is not intended that this land will remain so designated indefinitely, nor will this Plan be construed to imply that these areas are free and open to the general public or that they will be purchased by the Town or any other public agency. i) All existing recreational uses at the date of the adoption of this Plan shall be allowed to expand provided they are able to conform to the policies of the "Recreational" designation and to the zoning requirements. 4.4 COMMERCIAL DESIGNATIONS The economy of the Town is focused to a large extent upon providing services to year round and seasonal residents as well as tourists, and the agricultural sector. The two urban centres form the focal points for the service economy. The Town recognizes that to a great degree the social and economic well being of the community is dependent upon a diverse and balanced commercial base, focused on the core commercial areas. There are limits to further business expansion within the core areas, and it is the Town's intention to provide opportunities for commercial activities outside of the core areas. Within the Plan area commercial activities have been grouped into four (4) general categories: "Core Commercial Areas", "Office Residential", "Highway Commercial", and "Marine Commercial" Goals a) To promote the Southampton and Port Elgin settlement areas as the central commercial service areas in the Town. b) To maintain and enhance the core areas as the economic focus of the community. c) To develop a more diverse commercial base outside of the core areas. d) To provide opportunities to develop space-extensive commercial uses that, by way of their large lot area requirements, cannot reasonably be located within core areas. e) To provide for a wide range of commercial goods and services within the Settlement Area in order to reduce the number of shopping trips to surrounding jurisdictions. f) To enhance the character, identity, vitality, uniqueness and awareness of the two core areas of Port Elgin and Southampton. g) To maintain the role of the core areas as community gathering places and as the commercial and social focal points for the Settlement Area and the surrounding farm community. h) To achieve a high standard of site development, design, appearance and maintenance in all commercial areas. THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 4- Land Use Policies 57

65 i) To allow for a limited amount of highway commercial development in areas well suited for these purposes. j) To encourage the integration of residential uses in the core areas, including the creation of residential units above compatible commercial uses, and increase residential development within and in the vicinity of the cores. k) To ensure that commercial development and redevelopment is compatible with adjacent residential neighbourhoods. I) To ensure that all commercial development and redevelopment is appropriately serviced. m) To encourage and enhance pedestrian and cyclist movement within and to and from the core areas. n) To visually enhance the east and west, north and south entrances of the core areas General Policies for All Commercial Lands a) Permitted uses will include a wide range of types and sizes of commercial enterprises in accordance with the uses permitted and policies for each commercial category. Non-commercial uses, which are complementary to and serve the respective commercial uses shall also be permitted, as defined under the commercial sub-classification designations. b) Site Plan control shall be required and applied to all new commercial development as well as to the expansion of any existing commercial uses. The design and development of commercial areas shall ensure compatibility between the commercial uses and the adjacent land uses. The following site design and development factors shall be considered for new and/or expanding commercial uses: 1. loading areas shall be located to avoid conflict between pedestrian and vehicular traffic and away from adjacent residential areas and adjoining roads; 2. outdoor storage areas shall be screened; 3. the number and location of vehicular access points shall be limited to minimize the disruption to traffic flows; 4. lighting shall be directed to minimize impacts on adjacent residential uses; 5. off-street parking areas, loading areas and site service areas shall be screened and landscaped; 6. adequate separation shall be provided between uses and shall be achieved through the use of buffering, buffer planting, barriers and special construction techniques; 7. the needs of persons with disabilities and other special needs groups are addressed; and Section 4- Land Use Policies 58

66 8. the proposal includes features to promote public safety. c) Commercial development will generally be directed to lands along Highway No. 21 within and in proximity to the Core Areas. A planned approach using commercial nodes shall be used to limit the impacts of strip development while providing new opportunities for space extensive commercial uses that do not rely on vehicular traffic or the tourism market for their economic existence, outside of the traditional core business area. d) The Town will work with downtown merchants, the Chamber of Commerce and the community to improve the core areas and waterfront areas as a tourist destination. e) Through the Comprehensive Zoning By-Law the Town will provide opportunities for small scale enterprises carried out within residential units as a method of incubating small business. f) Through the Comprehensive Zoning By-Law the Town will provide opportunities for accessory residential uses in conjunction with commercial uses in the core areas. g) A user-friendly bicycle and pedestrian access system between commercial services, residential areas and the two settlement areas will be encouraged and promoted. h) The Town will encourage intensification in commercial areas as a method of creating potential opportunity for a range of housing and ensure that its Comprehensive Zoning By-Law does not preclude intensification of its commercial areas Core Commercial Area Designation The "Core Commercial Area" designation represents the historic commercial core within the Port Elgin and Southampton settlement areas. The designation applies to those parts of Port Elgin and Southampton where it is recognized that commercial activity has customarily and historically taken place and where infrastructure has been developed to serve this purpose. It is the intent of the Plan to foster the general business function and encourage the expansion of retail, office and public uses in the "Core Commercial Areas" as population increases. "Core Commercial Areas" will continue to provide the commercial, business and institutional focal points for the Town. All development and redevelopment will be directed toward retaining and improving the economic viability of "Core Commercial Areas". It is the intent of this Plan that the "Core Commercial Areas" remain as compact as possible in order to serve the pedestrian most effectively. New development should be planned as an extension of the existing business area and should not be allowed to infiltrate unnecessarily into adjoining residential areas. Every effort should be made to concentrate retail activity within the areas designated "Core Commercial Area" and to direct uses oriented to automobile and truck traffic to areas designated "Highway Commercial". Section 4- Land Use Policies 59

67 It is the intent of this Plan that the progressive features and positive characteristics, which have developed in the "Core Commercial Areas", be retained and reinforced. Development of vacant sites and redevelopment of existing areas in the "Core Commercial Area" shall be encouraged in a comprehensive manner with a view to coordinating individual site designs and providing integrated solutions to pedestrian and vehicular traffic circulation problems. To further these objectives, Council may require that prospective developers of lands in the "Core Commercial Area" enter into a Development Agreement with the municipality in accordance with the Planning Act, R.S.O Chap.P.13. Although intensification of use will be inherent in most development or redevelopment, it is the intent of this Plan that in any rehabilitation, conservation, development or redevelopment schemes for the "Core Commercial Areas", emphasis be placed on the provision of abundant light and air space, the provision of attractive and usable open space available to the public, the aesthetic value of enclosed areas as well as open areas, the importance of public buildings as focal points of civic improvements, the restoration of existing buildings wherever possible, and the retention of historical atmosphere and buildings. High standards of civic design emphasizing unity, coherence, and aesthetic appeal shall be the goal throughout Goals a) To establish and maintain the "Core Commercial Area" designation as the primary focus for retail commercial, office, multiple residential uses, and civic activities in the Town. b) To provide opportunities through the Comprehensive Zoning By-Law and other regulations for a mixture of commercial and residential uses in the "Core Commercial Areas". c) To maintain through zoning, site plan control and other regulatory measures, the historic qualities of the "Core Commercial Areas" Core Commercial Area Policies The following policies shall apply to those lands designated "Core Commercial Area" on Schedule "A" of this Plan: a) Permitted uses shall be in accordance with the policies outlined in this section and shall be limited to those commercial establishments offering goods and services that primarily serve the whole of the Town and surrounding market area. Permitted uses include but are not limited to retail commercial establishments, offices, personal service establishments, banks, places of entertainment, assembly halls, hotels, motels, community facilities, public uses, recreational uses, restaurants, convenience stores whether in the form of individual stores or in a shopping centre form of construction and/or ownership, residential units above the first floor, and high density multiple dwellings in accordance with section Section 4- Land Use Policies 60

68 b) In the core areas, all developments and redevelopment shall be in keeping with the scale, density, nature and character of existing development. c) Within the "Core Commercial Area" designation there are areas that are considered to be older established residential areas where a certain amount of non-residential (primarily commercial) development has taken place. In these areas, existing residential uses shall be permitted to continue, however, conversion of existing dwellings to commercial use is considered desirable, provided that the residential character of the dwelling and property is maintained. This may be achieved by maintaining a residential component within the building, restricting on-site parking to the rear of the buildings, maintaining the residential design features of the building, and maintaining front yards and exterior side yards as landscaped open space. Demolition of existing dwellings and replacement with commercially designed buildings will be discouraged if abutting uses continue to be residential. New buildings shall be designed in a manner that enhances and complements the residential character of the area. d) All new development on lands designated "Core Commercial Areas" shall be fully serviced by municipal water and sewage disposal systems. In general, the nature and availability of services necessary to support that development shall dictate the amount, location and timing of development. e) Where there is substantial vacant land within the "Core Commercial Area" designation, new development shall proceed in a logical, phased manner. f) Adequate setbacks and/or buffer planting shall be provided between the commercial uses and any adjacent residential and institutional areas. Such buffer planting may include the provision of grass strips, berms, screening, and appropriate planting of trees and shrubs. g) Development in the Core Area may be subject to Site Plan Control. h) Improvements to the streetscape, individual buildings, and parking areas is desirable and will be encouraged. The use of lockstone paving or decorative concrete should be considered as an aesthetically desirable option, as well as decorative lighting standards, sign control, development of enhanced planting area, etc. i) Vehicular access shall be available or made available from a public road of reasonable construction and year-round maintenance, subject to the approval of the authority having jurisdiction. Frontage on an arterial road is preferred and shared access with similar adjacent development will be encouraged. Access shall not be permitted where safety hazards could result due to poor sight lines, proximity to traffic intersections or railway crossings, or the traffic flow characteristics of the road. THE TOWN OF SAUGEEN SHORES -Local Official Plan Section 4 - Land Use Policies 61

69 j) The Town shall endeavour to provide adequate parking facilities for all permitted uses and access to such parking shall be designed in a manner that will minimize the danger to both vehicular and pedestrian traffic. No parking requirements will be required within the "Core Commercial Areas" except for land uses requiring overnight accommodation such as hotels or residential uses. k) Prior to approving major commercial development or redevelopment, a Planning Impact Analysis may be required if the Town determines that such impacts are uncertain and/or potentially significant. I) Land uses such as outdoor patios will be assessed as to their impact on nearby residential development and whether appropriate noise attenuation can achieve compatibility. m) In the "Core Commercial Areas", only those lands already developed for commercial purposes, as well as potential infilling opportunities, shall be zoned commercial in the Zoning By-law. Undeveloped land designated "Core Commercial Area" may be restricted in its development by the Zoning By-law until such time as the appropriate conditions exist to permit development. n) The Town shall encourage major institutional, government and service uses to locate in the "Core Commercial Areas" in order to reinforce the role of this area as the Town's primary business, cultural, and administrative centres. o) Residential intensification within the "Core Commercial Area" shall be encouraged including the creation of new residential uses above the first floor; and residential uses through the development of appropriate zoning standards. p) Council will have regard to the following design standards and objectives: 1. New buildings will be oriented to the street line with direct pedestrian access from a public sidewalk and with facilities provided for barrierfree access by persons with disabilities where possible; 2. Front yard parking shall be prohibited in the implementing Zoning By-Laws; 3. New buildings will be oriented to the street with parking to the side or to the rear; 4. A Sign Control By-Law will be enacted as provided for in the Municipal Act to regulate the size, location, and material of all signs in the "Core Commercial Areas"; 5. Stores, offices and other buildings will be encouraged to improve the rear of their property for pedestrian access, parking, and general aesthetics. q) Pedestrian circulation routes in the "Core Commercial Areas" will be Section 4 - Land Use Policies 62

70 enhanced by improvements which include: 1. the provision of appropriate landscaping features such as lighting, signage, street trees and other vegetation, street furniture, and public art forms which contribute to and are sensitive to the character and image of the area; 2. the protection and enhancement of the heritage features of the area; 3. the establishment of a policy regarding sidewalk construction design that takes into account the differing pedestrian volumes, the functions of different roads, the comfort and safety of the elderly and persons with disabilities, and ensures easy access to the parking lots, and all sidewalks are at uniform grades and curbs are depressed at intersections for barrier-free access; 4. the coordination of street furniture, including benches, receptacles, tree guards, bicycle stands, flower boxes, etc.; 5. a requirement that new development and redevelopment which abuts pedestrian corridors incorporate design elements that provide for weather protection, reduce wind effects, create opportunities for sunlight, contribute to public safety, security and comfort; 6. ensuring good pedestrian access to municipal parking areas. r) Council will give support to the establishment of enhanced entrance ways to the core. This may be achieved by: 1. appropriate signage identifying the "Core Commercial Areas"; 2. establishing enhanced landscaping features at the four access locations to the "Core Commercial Areas"; 3. encouraging the owners of buildings at the entrance ways into the "Core Commercial Areas" to add landscaping and signage enhancements to their structures; 4. implementing a civic beautification program which will concentrate on improving properties and create attractive entrances to take advantage of municipal parking lots and pedestrian pathways; 5. encouraging the redevelopment of upper levels of existing buildings to offices and/or residential uses; and 6. Building Department staff providing assistance to landlords in understanding what improvements are needed to meet the Building Code for residential development; s) The historical flavour of Saugeen Shores' two "Core Commercial Areas" will be enhanced by: 1. ensuring that public improvements are sensitive to the heritage character of the area; Section 4 - Land Use Policies 63

71 2. ensuring that essential heritage features are conserved, incorporated or maintained when new uses or development are proposed to a heritage feature; 3. supporting bonus zoning provisions or transfer of density provisions authorized under the Planning Act as an incentive to the private sector for heritage conservation; 4. ensuring that the Zoning By-Law imposes both minimum and maximum heights and setbacks in order to maintain compatible and complementing streetscape characteristics within the core and, in particular, adjacent to established buildings of traditional two- and three-storey construction at the building line; t) Council shall actively participate in the improvement, development, and redevelopment of the "Core Commercial Areas", both by pursuing government programs or projects that would act as a "seeder" in the core areas and by giving encouragement and direction to development, redevelopment, and restoration projects; u) No open storage shall be permitted in the "Core Commercial Areas". v) Council shall endeavour to improve the environment of the "Core Commercial Areas" by making use of small spaces for such amenities as benches and planting and to improve the design of street lighting and other street furniture. w) Council shall encourage merchants and property owners in the "Core Commercial Areas" to improve their store fronts and signs and thereby improve the overall appearance of the core areas. x) Council will work with the BIAs to develop and encourage building maintenance practices within the "Core Commercial Areas". y) Council shall consider the assembling of land within the "Core Commercial Areas" as assistance to redevelopment or rehabilitation schemes. z) Council shall have regard to the policies relating to Economic Development that are contained in section 6 of this Plan when considering the improvement and revitalization of the core areas Office Residential Designation The intent of the "Office Residential" designation is to preserve and add flexibility to the use of older buildings designed and historically used for low density residential uses that, due to their size or location in proximity to the existing commercial areas and/or frontage on an arterial road, provide a unique opportunity for certain types of small-scale commercial use. This Plan recognizes the important role of these established residential areas in creating an attractive edge and gateway to core areas, and seeks to preserve the residential character of the areas while providing for compatible forms of commercial use within the existing buildings in order to support continued use and investment Any portion of this land use category which Section 4- Land Use Policies 64

72 abuts a residential land use designation in this Plan shall be developed in a manner that is compatible with the adjacent residential areas Goals a) To provide for a transition area between the "Core Commercial Areas" and surrounding areas; b) To recognize existing commercial uses outside of the traditional "Core Commercial Areas" and permit the use of existing dwellings fronting on Highway 21 for limited commercial development compatible with the physical character of the area and surrounding land uses; c) To permit some commercial flexibility in areas comprised of older residential structures adjacent to the "Core Commercial Area" while maintaining the residential look and character of the area Office Residential Policies The following policies shall apply to those lands designated "Office Residential" on Schedule "A" of this Plan: a) The permitted uses shall include but are not limited to residential, bed and breakfast establishment, office, studio and personal service establishments. These land uses may occur within an existing residential building only. Retail uses shall not be permitted. Minor institutional uses such as day care centres, nurseries, places of worship, funeral homes, clinics and clubs may also be permitted and may be separate structures or combined with other permitted ones; b) The Zoning By-Law may place the permitted uses in separate zone categories. Additions to the list of permitted uses for this special Zone may be considered by an amendment to the Comprehensive Zoning By-Law, provided the following criteria are satisfied: 1. The proposed use maintains the intent of the "Office Residential" policies; 2. The proposed use would not be considered more appropriate in another land use designation; 3. The proposed use is suitable for the subject property with regard to the shape of the lands and the intensity of the use proposed. Consideration shall be given to the scale and layout of the buildings, landscaping, parking, etc. 4. The proposed use is compatible with adjacent land uses, with consideration given to the height, location and spacing of any buildings involved in the property development, noise and odour emitted from the proposed use, potential loss of privacy for neighbours, and effect on heritage resources; THE TOWN OF SAUGEEN SHORES -Local Official Plan Section 4- Land Use Policies 65

73 5. The existing traffic patterns are not significantly impacted and potential conflicts with pedestrians are avoided; 6. Measures are taken to mitigate potential adverse impacts on surrounding land uses; 7. Other relevant matters of concern identified by Council are addressed; c) The By-Laws of the Municipality may also contain requirements dealing with matters such as dedications of property for road widening, access points, parking, height, setbacks and permissible amounts of hard surface cover; d) Any construction of additions or new structures within this designation shall complement existing adjacent development in terms of its scale, density and character; e) For vacant sites in the "Office Residential" designation, any new construction shall be sensitive to the residential character of the area and incorporate appropriate residential design features; f) The effects of new commercial uses on adjacent "Residential" areas shall be minimized by: 1. Providing buffer strips and/or screening between such uses; 2. The arrangement of lighting facilities and commercial signs to minimize impact on the Residential Area; and, 3. Ensuring that off-street parking facilities do not adversely affect adjoining "Residential" areas. g) Development in the Office Residential designation may be subject to Site Plan Control Highway Commercial Designation The intent of the "Highway Commercial" designation is to provide sufficient lands in suitable locations for commercial land uses that are not suited to locate within the existing structures within the core but are supportive of the general commercial needs of the residents of Saugeen Shores, visitors, and neighbouring communities. It shall be the intent of this Plan to encourage these types of commercial development in areas designated as "Highway Commercial" on Schedule "A" of this Plan. Retail establishments should be encouraged to locate in the "Core Commercial Areas" of Port Elgin and Southampton. However, it is recognized that retail floor space for medium or large size businesses within the core areas is rare. The "Highway Commercial" designation is intended for development of larger format commercial uses which due to their size and function may be unable to locate in the core, where the space per use is limited by individual buildings and multiple ownerships Goals Section 4- Land Use Policies 66

74 a) To encourage "Highway Commercial" developments that do not adversely affect the commercial activities contained in the "Core Commercial Areas". b) To provide opportunities through the Comprehensive Zoning By-Law and other regulations for a range of commercial uses in the "Highway Commercial Areas" that, due to their size and/or nature of the commercial use cannot reasonably be located in "Core Commercial Areas". c) To maintain the lands within the Highway Commercial Designation for the intended development of larger space-extensive uses Highway Commercial Policies The following policies shall apply to those lands designated Highway Commercial on Schedule "A" of this Plan: a) The predominant use of land shall be for those commercial uses, which because of space and parking demand are not compatible with the compact nature of the core areas, and/or which are dependent upon a high degree of access and visibility to vehicular traffic on main roads. Uses permitted shall include but are not limited to restaurants, automotive uses, retail stores, offices, food stores and hotels/motels. Uses permitted will also include retail uses that require enclosed or open storage such as building supplies, outlet stores, home improvement stores, catalogue stores and services. b) Institutional uses such as nursing homes, day nurseries, public, private, or commercial schools may also be permitted through a Zoning By-Law amendment. c) Commercial uses such as personal service establishments may be permitted through a site-specific Zoning By-Law amendment providing such uses do not adversely affect the economic viability of the "Core Commercial Areas". The Zoning By-Law amendment may establish a minimum gross floor area for each personal service establishment that is similar to the one as for retail, office and food stores. d) All retail, office and food stores must have a gross floor area greater than 300 square metres. e) Adequate off-street parking, loading spaces and appropriate landscaping shall be provided in accordance with the Comprehensive Zoning By-law. f) Well planned development will be encouraged by reducing access points by combining exits and entrances or by creating a service road, where possible. To achieve this, similar and compatible "Highway Commercial" uses should be clustered. g) Landscaping shall be provided between any "Highway Commercial" Section 4- Land Use Policies 67

75 use or parking areas and the adjacent road. h) The effects of "Highway Commercial" uses on adjacent "Residential" areas shall be minimized by: 1. Providing buffer strips and/or screening between such uses; 2. The arrangement of lighting facilities and commercial signs, to minimize impact to the "Residential" area; and, 3. Ensuring that off-street parking facilities do not adversely affect adjoining "Residential" areas. i) Residential units as accessory uses will be permitted as an integral part of a commercial establishment provided they do not constitute a safety hazard, and have adequate off-street parking. j) All Highway Commercial uses shall have full Municipal services unless otherwise approved by the Ministry of the Environment or the Town of Saugeen Shores or its designated agent. k) Development in the Highway Commercial designation may be subject to Site Plan Control Marine Commercial Designation Goals a) To take full advantage of the Lake Huron shoreline and the Saugeen River in the development of commercial uses that support the needs of the boating public and waterfront users without negatively impacting the long term sustainability of the natural shoreline environment and water quality, compatible to adjacent and surrounding land uses and sensitive to the constraints imposed by natural shoreline characteristics. b) To provide opportunities through the Comprehensive Zoning By-Law and other regulations for a mixture of commercial and residential uses in the marine commercial area. c) To maintain through zoning, site plan control and other regulatory measures, the historic and recreational qualities of the marine commercial area Marine Commercial Policies The following policies shall apply to those lands designated "Marine Commercial" on Schedule "A" of this Plan: a) In areas designated "Marine Commercial", the predominant use of land will be for commercial uses related to the waterfront. Such uses may include but are not limited to marinas, restaurants, recreation facilities, installations for the servicing, repair and storage of boats, farmer's Section 4- Land Use Policies 68

76 4.5 INDUSTRIAL DESIGNATIONS markets, boat and bicycle rental, convenience stores and boat clubhouses. b) Proposals for new "Marine Commercial" development shall be subject to Site Plan Control under Section 41 of the Planning Act, R.S.O Chap.P.13, as amended and the developer shall be required to enter into an Agreement with the Town in accordance with the provisions of Section 41 of the Planning Act, R.S.O Chap.P.13 as amended. c) An Environmental Review Study shall be required in accordance with Section of this Plan to assess the potential impacts of the development on the natural shoreline environment, water quality, the constraints of the natural shoreline characteristics and possible mitigation techniques. Development approvals may also be required from the Saugeen Valley Conservation Authority and/or other agencies. d) Continued upgrading of marine facilities will be encouraged to further develop the local tourist industry. In order to diversify the economy and employment base, it is the intent of this Plan to provide opportunities for clean industrial uses. It is also the intention of this Plan to recognize existing licensed resource extraction operations and protect identified resource areas within or partially within the Settlement Area for future resource extraction provided the impacts on existing and future land uses can be avoided or mitigated. Within the Plan area, industrial activities have been grouped into three (3) general categories: "Industrial", "Prestige Industrial" and "Extractive Industrial" Goals a) To provide opportunities for a range of clean, space-extensive industrial and employment uses that, by way of their large area requirements, cannot reasonably be located within the core commercial area. b) To achieve a high standard of site development, design, appearance, landscaping and maintenance in all industrial areas. c) To ensure all industrial development and redevelopment is appropriately serviced. d) To ensure that industrial development and redevelopment is compatible with adjacent land uses and adequate separation and buffering is provided to ensure no negative impacts on sensitive land uses. e) To limit the type and scale of industrial uses permitted to those that are environmentally sustainable and are not obnoxious by reason of the emission of odour, dust, smoke, noise, gas, fumes, cinders, vibration or refuse matter. f) To encourage and enhance pedestrian and cyclist opportunities between employment areas and residential, commercial, institutional and parks and open space as an alternate mode of transportation to the private automobile. Section 4- Land Use Policies 69

77 g) To ensure the adequate provision of off-street parking and loading facilities for all industrial uses. h) To pursue innovative and creative approaches to encouraging environmentally clean industry to locate within the Plan area Industrial Designation Goals a) To provide an adequate supply of vacant industrial land within the Town and to encourage the expansion of existing industrial uses, and the development of additional industries, in order to diversify the local employment base. b) To encourage existing industrial uses in the Town to relocate to lands designated as Industrial. c) To encourage new industrial uses to locate within the "Industrial" designation as concentrated nodes of development, as opposed to scattered uncontrolled development Industrial Policies The following policies shall apply to those lands designated "Industrial" on Schedule "A" of this Plan: a) In areas designated "Industrial" the predominant use of land will be the manufacturing, fabricating, processing, and assembling of goods and materials, warehousing, storage, builder's yards, transportation and communication facilities and public utilities. b) Secondary uses such as wholesale outlets, and offices and showrooms accessory to an industrial operation may also be permitted. c) All industries shall meet the emission standards of the Ministry of the Environment, and where necessary, obtain the approval of the Ministry of the Environment with respect to water supply, sewage treatment, waste disposal and emissions including noise, fumes, gas, dust, vibration and odours. d) Proposals for new "Industrial" development may be subject to Site Plan Control under Section 41 of the Planning Act, R.S.O Chap.P.13 as amended, and the developer may be required to enter into an Agreement with the Town in accordance with the provisions of Section 41 of the Planning Act, R.S.O Chap.P.13 as amended. The Site Plan shall indicate the location and extent of building areas, parking areas, loading facilities, street entrances and landscaped areas. e) Open storage of goods or materials shall be adequately screened by planting, berms, fences, or buildings and shall comply with the provisions of the Comprehensive Zoning By-Law. Section 4- Land Use Policies 70

78 f) Buffer planting and/or screening shall be provided where "Industrial uses" abut "Residential" areas Prestige Industrial Designation Goals a) To provide an adequate supply of vacant industrial land within the Town which will attract light industries or research and development industries in such a manner that the existing range of industrial uses in the Town will be expanded. b) To encourage existing light industrial and research and development uses in the Town to relocate to lands designated "Prestige Industrial". c) To promote the established "Port Elgin Business Park" as a concentrated node of employment land use development, as opposed to scattered uncontrolled development Prestige Industrial Policies The following policies shall apply to those lands designated "Prestige Industrial" on Schedule "A" of this Plan: a) The permitted uses of lands designated "Prestige Industrial" shall include but are not limited to research and development facilities, education and training centres; business and professional offices; government services; computer, electronic or data processing establishments; scientific, technological or communication establishments; manufacturing, processing and assembling of goods; and storage/warehousing. b) Other ancillary uses may also be permitted on lands designated "Prestige Industrial", including: retail warehousing of products and assembly/banquet halls. c) Development of lands designated "Prestige Industrial" shall promote the Business Park as a prestigious development area with minimal environmental impact and high aesthetic value. Every development proposal within the Port Elgin Business Park shall be subject to Site Plan Control and shall take into consideration adjacent land uses in order to ensure a harmonious flow of development along the streetscapes within the Business Park. To assist in providing for an aesthetically pleasing atmosphere, effective design controls shall be employed, including: 1. The promotion of high standards for building and site design, landscaping and signage for all development and redevelopment; 2. The provision of a continuous 15 metre (50 foot) buffer area along the westerly portion of all properties backing onto Goderich Street Section 4- Land Use Policies 71

79 and a 10 metre (35 foot) buffer area along the Township Road (Concession Road No. 1 0) and adjacent to any lands designated as "Residential"; 3. The underground burying of wiring for hydro, telephone and other transmission lines, wherever possible; 4. The limiting of outdoor storage and goods and visual screening, as set out in the implementing Zoning By-law; and, 5. The restriction of vehicular parking for employees to the side and rear yards. d) The continued development of the Port Elgin Business Park will be encouraged. The location of new industrial parks or expansions to the business park will be based on the following criteria: 1. Proximity to arterial roads; 2. The availability of Municipal services; and 3. Compatibility with surrounding land uses. e) Notwithstanding the "Prestige Industrial" policies of the Plan, those lands described as Block F, Plan M-36, (Port Elgin), may be developed and used as an Administrative Building for Bruce County. Similar government services associated with the County of Bruce may be included as a permitted use. Development of any structures will be subject to Site Plan Control pursuant to Section 41 of the Planning Act, R.S.O Chap.P Extractive Industrial Designation The Plan Area contains a portion of glacial beach ridge that to a large extent has been extracted, although there still remains a significant amount of material in the deposit. It is the intent of this Plan that this remaining resource area be protected to allow for future extraction where this activity will not negatively impact existing sensitive land uses that have established in the area. For lands within the Settlement Area that are used for existing licensed extractive operations that are nearing or have reached expiry, it is the intent of this Plan to encourage rehabilitation of the land to support future recreational/open space uses Extractive Industrial Policies The following policies shall apply to those lands designated "Extractive Industrial" on Schedule "A" of this Plan: a) The predominant uses of land in the "Extractive Industrial" designation shall be aggregate resource extraction. Associated accessory uses such as crushing, washing, concrete batching, or other similar uses accessory to aggregate processing, and portable asphalt plants used on a temporary basis on public authority contacts, may be permitted. All Section 4 - Land Use Policies 72

80 permitted uses are subject to the policies of this Plan, the Zoning Bylaw and the licensing requirements of the Province. b) Full public, agency and environmental review shall be provided for new or expanding operations through the rezoning process. c) All rezoning proposals for extractive industrial operations shall be accompanied by a Class A or Class B license report and/or site plan as required for the licensing process. In reviewing licensing and/or rezoning applications to expand existing operations, or in consideration of new operations, the Town shall ensure that provisions are made for: 1. the protection and maintenance of both on site and off site natural areas; 2. screening, buffering or appropriate setbacks and site regulations to reduce the visual, noise and air quality impacts of the operation; 3. the protection of surface and ground water quality and the protection of potable water supply for other uses in the area; 4. the rehabilitation and/or after use of the site. d) "Recreational" uses permitted in Section 4.3 shall be permitted on lands designated "Extractive Industrial" subject to the aggregate resources being extracted and the site being appropriately rehabilitated and the license surrendered. An amendment to the Official Plan will not be required for this change in land use, however, an amendment to the Zoning By-law, combined with Site Plan Control approval, shall be required prior to the development of "Recreational" uses. e) A Planning Impact Analysis shall be required for new development proposed on lands located within 300 metres of the limit of an existing licensed extractive industrial operation to demonstrate that the proposed uses will not preclude or constrain continued extraction operations. Any proposed development that would prevent or constrain continued or expanded extractive operations within the licensed area shall not be permitted. 4.6 INSTITUTIONAL DESIGNATION Goals a) To ensure the provision of educational, institutional, and cultural facilities in suitable locations to adequately serve all interest groups. b) To promote the use of public, park, medical, school and other facilities as community facilities and multi-use facilities. c) To encourage the establishment of regional and community facilities and programs which address the changing needs of the community to locate within the Local Official Plan Area. Section 4 - Land Use Policies 73

81 d) To ensure that new community facilities are located in such a way as to provide the optimum pedestrian, bicycle and vehicle access between the core areas and public facilities Institutional Policies The following policies shall apply to those lands designated "Institutional" on Schedule "A" of this Plan: a) In areas designated Institutional, the predominant use of land will be for public and private "Institutional" uses. Institutional uses are generally compatible with residential land uses, and are permitted in areas designated "Residential" subject to the policies of section Institutional uses are also permitted in the "Core Commercial Area" designation. Institutional uses include such uses as schools, churches, museums, hospitals, municipal buildings and nursing homes. Ancillary uses such as parking lots, accessory residences and open space shall also be permitted. b) Specialized community facilities such as museums and community colleges and regional community facilities such as hospitals, municipal buildings, high schools, and major community centres which serve a large population should be located in consideration of the following criteria: 1. Strategically located in order to minimize travel time for the existing and anticipated service area population; 2. The use should be protected and separated from incompatible uses; 3. Adequate site area should be provided to accommodate buildings, future expansions, accessory off-street parking and landscaping; 4. Suitable access to major thoroughfares; and 5. Locations adjacent or near "Open Space" and other "Institutional" uses will be encouraged. c) Community facilities such as meeting halls, libraries, senior citizens centres, should be located in consideration of the following criteria: 1. Strategically located in order to serve the service centre population; 2. Located to facilitate ready pedestrian and vehicular connections to residential areas; 3. Have adequate access to collectors and arterials; and, 4. Be combined where possible with Open Space and other Institutional uses. d) Schools are permitted within the "Residential" designation on the Land Use Schedule "A" of this Plan. New school sites shall require an amendment to the Comprehensive Zoning By-Law. This Plan requires cooperation between the Bluewater District School Board, the Bruce-Grey Roman Catholic Separate School Board and the Town, in planning for future educational facilities and school locations. The location of new school sites will consider the following Section 4 - Land Use Policies 74

82 criteria: 1. New elementary school sites will be located reasonably central to the areas they are intended to serve. However, this criteria must contain some flexibility given other considerations such as staging of development relative to the timing of need for the site; 2. New elementary school sites will be located to minimize crossings of major roads by children; 3. As applications are made to develop various parts of the Town that are designated for residential purposes, the Council will ensure where possible that public facilities such as parks, libraries and meeting halls are located adjacent to school sites; and, 4. Proposed school sites will be located in consideration of the existing and proposed road pattern to ensure efficient access. e) Proposals for new "Institutional" development will be subject to rezoning and may be subject to Site Plan Control under Section 41 of the Planning Act, R.S.O Chap.P.13 as amended. f) Adequate off-street parking areas will be provided. Entrances and exits to parking areas will be limited in number and designed to minimize danger to vehicular and pedestrian traffic in the immediate area. g) In addition to the provisions of this Section, on lands owned by the Union Building Corporation (Canadian Auto Workers) north of Bruce County Road 25 and east of Shipley Avenue, a family education centre is permitted which includes administration buildings, recreation buildings and areas, accommodations, dining facilities, conference facilities, accessory uses and a small scale wind energy conversion system of up to 1 MW intended to provide energy for the centre. 4.7 ENVIRONMENTAL HAZARD DESIGNATION Certain lands within the Town are recognized as being unsuitable for development due to inherent physical limitations to development. In addition, these areas may also include important natural features. Areas designated "Environmental Hazard" include lands that may be floodplains, steep slopes, areas of organic soils such as peat and muck, erosion susceptibility areas, watercourses and ravines, permanent water holding areas, lakeshore flooding and erosion and dynamic beach hazards, and any other physical conditions where there are natural or man-made hazards severe enough to cause property damage or potential loss of life if the lands were to be developed. The Regional Storm flood is the design storm for this planning area. The boundaries of "Environmental Hazard" areas are flexible to a certain degree and may be subject to revision through consultation with the Saugeen Valley Conservation Authority and the Town and the results of an Environmental Review Study as outlined in section Detailed mapping to identify the Environmental Hazards for natural hazards has been Section 4 - Land Use Policies 75

83 completed and incorporated in this document; however, detailed mapping of the natural heritage features is incomplete and currently does not exist. Once mapping for natural heritage features is completed, this Plan will be amended as required to reflect the various components of the lands designated as Environmental Hazard Goals a) To protect and preserve lands having inherent physical and environmental constraints to development, in order to avoid potential danger to life or property from use of such lands and to maintain and enhance the natural features and functions within these areas. b) To ensure that the regulations of the Zoning By-Laws prevent such lands from development of incompatible uses. c) To monitor and update the information detailing environmental hazards in the Plan area. d) To encourage development in places not adjacent to such lands whenever possible. e) To recognize such lands as forming an essential component of the Town's stock of green spaces which contribute to the scenic and environmental well-being of the community. f) To ensure the natural heritage features and the natural and open space linkages between and among natural heritage features are protected from incompatible uses, as well as maintained and where possible, enhanced Environmental Hazard Lands Policies The following policies shall apply to those lands designated "Environmental Hazard" on Schedule "A" of this Plan: Permitted Uses a) Permitted uses may include conservation, forestry, passive outdoor recreation, public parks (except for golf courses) and public utilities. Travel trailer parks are not permitted in the "Environmental Hazard" designation Building Prohibition a) No buildings or structures shall be permitted in areas designated as "Environmental Hazard" except where such are intended for flood or erosion control or are normally associated with required water course protection works or bank stabilization projects, or where such are for public utilities, or accessory structures to permitted passive outdoor recreational uses. THE TOWN OF SAUGEEN SHORES- local Official Plan Section 4- Land Use Policies 76

84 Replacement and Rebuilding a) After consulting with and/or obtaining approval from required agencies such as the Saugeen Valley Conservation Authority, the Town may permit the replacement or rebuilding of an existing building or structure in the "Environmental Hazard" designation, providing it does not exceed the size or volume of the original structure Parking and Access a) Where recreation or conservation projects are designed for public or private uses, adequate parking facilities and access points shall be provided in suitable locations where there will be no adverse impacts on the natural features and no risk to safety due to the natural constraints of the site Removal of Materials a) The removal or addition of materials from or to lands within the "Environmental Hazard" designation is generally discouraged and consideration of impact on surface water quality and drainage patterns must satisfy the requirements of the Conservation Authority Natural Features and Adjacent Lands a) The natural resources of the Town shall be protected and managed in order to maintain and preserve a healthy living environment for existing and future generations. b) Some natural features have not been identified and are not shown on Schedule "A" of this Plan. Such features are significant ravines, valley, river and stream corridors, significant woodlands, significant habitat of threatened and endangered species, significant fish habitat and significant wildlife habitat. As mapping for these natural features becomes available, Schedule "A" will be updated to include this more detailed information. c) In the absence of mapping showing the various components of the natural areas, this Plan will rely on "Environmental Hazard" mapping to achieve much of the Town's environmental goals and objectives. Therefore, new development proposed in or adjacent to these areas must also address all of the applicable natural environment issues. d) For new development proposed within 50 metres of the "Environmental Hazard" designation, the applicant may be required to submit an Environmental Review Study in accordance with, but not limited to, the requirements in section of this Plan. For new development proposed on lands adjacent to any natural heritage feature(s) as specified in Section , the applicant will be required to submit an Environmental Review Study in accordance with, but not limited to the Section 4 - Land Use Policies 77

85 requirements of Section e) For some environmentally sensitive areas new development may be permitted within or adjacent to these areas, provided it can be demonstrated that the development will not have an adverse or negative impact on the area Environmental Hazard and Spill Area Policies a} "Environmental Hazard" lands shall not be developed. However, in some instances physical hazards to development may be overcome through site engineering, special site servicing requirements and/or lot grading and drainage works. Proposals to develop lands with inherent physical restraints shall be dealt with on a case by case basis. Should all other requirements of this Plan be met, new development may proceed through an amendment to this Plan. Minor adjustments to the boundaries of the physical hazards may take place without an amendment to this Plan, provided that any changes are recognized through the Comprehensive Zoning By-Law and the intent of the policies of this Plan is maintained Lake Huron Shoreline Natural Hazards a} The limits of the Lake Huron Shoreline hazardous lands shall recognize flooding, erosion, and/or dynamic beach hazards. The flooding and erosion hazards shall be defined as the 100 year lake flood level plus a flooding and/or erosion allowance; and, a dynamic beach allowance where applicable. b) In the absence of a study providing more detailed information, the flooding and/or erosion allowance shall be 15 metres inland from the 100 year flood level. The dynamic beach allowance shall be 30 metres inland from the flood and/or erosion limit. For the Lake Huron Shoreline located north of South Street in Southampton, to the northerly limit of the Municipality, the shoreline hazard includes the 15 metre flooding and erosion hazard and appropriate setback for the dynamic beach allowance. The dynamic beach allowance often contains sensitive landforms such as dunes and important flora. Any site alteration in the environmentally sensitive portions of the dynamic beach allowance such as filling, grading or vegetation removal will be subject to the requirements of section of this Plan for an Environmental Review Study and/or approval from the Saugeen Valley Conservation Authority Saugeen Valley Conservation Authority Regulations a} Some of the lands within and adjacent to the Environmental Hazard designation in Saugeen Shores may be subject to the Saugeen Valley Conservation Authority's Ontario Regulation No. 169/06 - Section 4- Land Use Policies 78

86 Development, Interference with Wetlands and Alterations to Shorelines and Watercourses. Where development or site works are proposed within a Regulated Area within or near the Environmental Hazard Designation, the SVCA should be consulted before development, including construction, conversion grading, filling or excavating occurs to determine whether the Authority Regulations apply. A note to this effect shall be placed in the regulations of the appropriate zones in the implementing Zoning By-Law Dedication of Environmental Hazard a) Where new development is proposed on a site, part of which has physical or environmental hazards, then such lands will not necessarily be acceptable as part of the dedication for parks and open space purposes required under the Planning Act. All lands dedicated to the Town shall be conveyed in a physical condition satisfactory to the Town. Where an open watercourse is dedicated to the Town, adequate space shall be provided for maintenance operations Re-designation of Environmental Hazards a) If more detailed hazard mapping becomes available and is accepted by the Town, or should flood control or other works be undertaken that are acceptable to the Town and the Saugeen Valley Conservation Authority which result in changes in areas designated "Environmental Hazard", then this Plan will be amended as required. b) The following criteria will be taken into account: Spill Area Policy 1. the existing environmental and physical hazards; 2. the potential impact of these hazards; 3. the proposed methods by which these impacts may be overcome in a manner consistent with accepted engineering techniques and resource management practices; 4. the costs and benefits in monetary, social and biological value terms and any engineering works and/or resource management practices needed to overcome these impacts; and 5. the preparation of an "Environmental Review Study", in accordance with section of this Plan, for areas considered to be environmentally sensitive. a) Developments on lands not considered "Hazard Lands", but identified on zoning schedules as being within 50 metres of a Spill Weir, are considered to be within the Spill Area Policy of the Saugeen Valley Conservation Authority and shall be subject to the policies of the Section 4- Land Use Policies 79

87 Authority in this regard. b) The SVCA Spill Policy Area applies to all lands within 50 metres measured horizontally, of a Spill Weir. New developments may be permitted within a Spill Area provided that they meet all applicable policies of this Plan, and are flood-proofed to the elevation of the Regulatory Flood. c) Flood-proofing of additions to all existing uses within the Spill Area may be permitted to an elevation less than that of the Regulatory Flood provided that the flood-proofing of the addition is not to an elevation less than that of the floor elevation of the existing use. d) Written permission of the SVCA is required prior to any construction within the regulated area. In each case an application, describing the proposed construction, must be made to the Authority for its review and consideration Development in Shallow Flood Areas a) Where new development is proposed in generally the northeast part of the Town (approximately the area bounded on the west by Grenville and McNabb Streets and Highway 21 south of South Street, on the north and east by the Saugeen River Valley and on the south by Devonshire Road), despite the policies throughout this Plan which permit development to occur, property owners are advised that there is the potential for flooding in areas not designated "Environmental Hazard" and not within the Spill Area Policy. While the flooding may be infrequent and shallow, the extent of the flooding cannot be shown on the mapping. It is advised that all new development should consider the possibility of flooding and property owners should design buildings accordingly. Design considerations might include: elevating the ground floor level well above surrounding ground levels; elevating building openings; and, elevating or deleting basements The Use of Zoning a) The "Environmental Hazard" designation will be placed in a separate zone and the Spill Areas will be shown with a shading overlay in the implementing Zoning By-Law. Environmental Hazard Zone boundaries will be amended as more detailed floodplain mapping along the Saugeen River and its tributaries becomes available. b) Building setbacks may be established in the Comprehensive Zoning By-Law, from the margins of hazard land areas in relation to the extent and severity of the existing and potential hazards. c) Where development is proposed on lands located within 120 metres of a Provincially Significant Wetland, as defined by the Wetland (W) Zone in the implementing Zoning By-law, an Environmental Review Study Section 4 - Land Use Policies 80

88 4.8 PARKS AND OPEN SPACE DESIGNATION shall be required in accordance with section of this Plan to demonstrate that there will be no negative impacts on the natural features or the ecological functions for which the area is defined. Parks and open space contribute to the quality of life in Saugeen Shores by providing opportunities for active and passive recreation and outdoor venues for social, cultural, interpretive and other activities and community events. Parks and open space also serve to protect and preserve the natural environment and add to the aesthetics of the Town of Saugeen Shores. The provision of parks and trails and the continued management of these valuable community resources will be guided by the Town's Parks and Trails Master Plan and the policies of this Official Plan Goals a) To ensure the adequate provision of passive and active open space and trails to satisfy the recreational needs of local residents and to support tourism. b) To attempt to locate new community parks and open space areas in locations that serves both the travelling public and Town residents. c) To promote the protection of lands which provide scenic vistas or have important natural qualities Parks and Open Space Policies The following policies shall apply to those lands designated "Parks and Open Space" on Schedule "A" of this Plan: a) In areas designated "Parks and Open Space" the predominant use of the land shall be for all forms of public and private open space, including but not limited to neighbourhood and community parks, playgrounds, picnic areas, swimming pools, golf courses, sports fields, public marinas and recreational facilities such as community centres and arenas. Permitted uses shall also include the Municipal Airport. b) Campgrounds, recreational vehicles and travel trailer parks shall not be permitted in the Parks and Open Space designation. c) As a condition of development or redevelopment of land, (including severances) Council shall require conveyance of land for park purposes or cash-in-lieu of parkland dedication in accordance with the policies of sections and of this Plan. d) The provision of additional "Parks and Open Space" will be guided by a Council approved Parks and Trails Master Plan and will also be subject to the following design considerations: 1. An assessment of the park needs of the particular area. Section 4- Land Use Policies 81

89 2. Neighbourhood and community parks will be located adjacent to elementary and/or secondary school sites, where possible. 3. Parks will be centrally located to the neighbourhood served, in order to minimize pedestrian distance to park facilities and maximize potential park use. 4. Where possible, new plans of subdivision shall consider the possibility of linking park areas through natural open space connectors such as shorelines and drainage systems. 5. Sites planned for active park uses shall be properly drained and physically suitable for active use Parks Classification System A parks classification system defines the role and characteristics of the various types of municipal parkland and is an important element of parks and open space planning. The establishment of a parks classification system helps to focus planning, development and management efforts in a manner that balances public needs and expectations with dimensions related to physical, natural and financial resources. Through a classification framework, a consistent management approach can be created that improves equity and responsiveness to community needs. A parks hierarchy defines the various aspects of each park type, including such items as the general intensity of development, intended service area, and potential complement of facilities and amenities. Decisions relating to the future planning, acquisition and development of park resources should be guided by Official Plan policies that identify a parks classification system. a) The following parks classification system and provision standards shall be used by Council as a guide for parkland acquisition, development, management and facility provision: Parks Classification System and Provision Standards PARK TYPE Neighbourhood Park DEFINITION - Serves passive and active parkland needs within local neighbourhood area but does not provide a high enough level of amenities to draw people from the larger community; 1 - Typically a service radius of 5-10 minutes i walking distance (800 metres), within safe and convenient walking distance of majority of neighbourhood residents; - Park size is generally less than 2 ha per park; - Example of facilities/amenities include a backstop for children's baseball, junior-sized soccer fields/playfields, playground equipment, paved areas for informal games/basketball, PROVISION STANDARD 1.0 ha/1,000 population Section 4 - Land Use Policies 82

90 PARK TYPE Community Park Regional Park Parketle Greens pace i I DEFINITION shaded areas for passive recreation and could include small parking areas if needed. - Service passive and active parkland needs of the communitylsetllement area; - Generally minutes walking distance; - Ideal size ranges from 3 to 8 ha; - Central to service population, accessible by automobile and bicycle, frontage on arterial or collector road, may be coordinated with secondary school sites; - Facility examples: multiple regulation-sized soccer fields, softball and baseball diamonds, football fields, tracks, swimming pools, arenas, picnic pavilions, parking facilities, etc. or special purpose facilities (bandshell, civic features). - Accessible to entire community and also atlract visitors from outside the community; - Location dependant on areas of unique character Is ig n ifican ce; - Size may vary depending on characteristics, but typically 5 ha or larger; - Accessible by automobile, secondary access by pedestrian and bicycle paths; - Regional destination for multi-purpose or specialized activities; - Facility/amenity examples: large public beaches, associated harbour/boat launch & marina facilities. - Provides limited recreation opportunities for local neighbourhood, downtown area, beaches, along walkways etc. where the range of facilities and activities may be less than a neighbourhood park and could be as litlle as a small landscaped area or open space providing visual benefit; - Size is generally less than 0.5 ha; - Does not contain sports fields; - Examples: benches, fountains, swings, short pathw YS, etc. - Environmental lands (woodlands, wetlands, areas of natural constraint, etc.), with some passive leisure opportunities; - An area of parkland in its natural state used for conservation and/or preservation; - Environmental resources with ecological and biological functions that contribute to the health of the community; - May or may not be publicly accessible. PROVISION STANDARD 2.0 ha/1,000 population 0.5 ha/1,000 population 0.5 ha/1,000 population Section 4- Land Use Policies 83

91 b) A provision standard of 1 playground area within 800 metres (generally equivalent to a 1 0-minute walk) of all residential areas shall be used to guide the provision of public playground facilities in new residential development and for existing residential neighbourhoods. This policy may be applied with greater flexibility in areas designated as Shoreline Residential Public Waterfront Policies The Lake Huron shoreline area in Saugeen Shores provides for a wide range of community, recreational, tourism, parks and open space and cultural uses. The waterfront is a significant recreational, economic and natural resource in the Town that requires continued maintenance, protection and enhancement. Most of the shoreline area is designated as Environmental Hazard lands due to the flood risks and the sensitive dynamic beach areas that limit development potential. However, this Plan supports the continued and enhanced use of the waterfront for a diverse range of community, recreational, tourism, parks and open space uses, subject to the policies of the "Environmental Hazard" designation. In addition, the following policies shall apply to public use of the waterfront and the provision of parks, open space, trails and recreational opportunities along the waterfront within the Settlement Area: a) The Town will continue to provide and enhance a visible, interconnected and publicly accessible waterfront for a wide range of public and tourism activities while maintaining natural waterfront features and recognizing the limitations created by the flood hazard. b) Development of publicly owned waterfront open space will be in accordance with a Council approved Parks and Trails Master Plan and/or Waterfront Strategy. c) Public waterfront areas shall be designed to be safe, attractive, inviting and visually separated from private land uses. d) Use of and access to publicly owned waterfront areas for community, recreational and tourism activities will be maximized within a framework of ensuring long-term sustainability of the natural shoreline environment. e) Private property encroachments on public waterfront access points, municipal parklands, trails, and natural environment areas will not be permitted and should be progressively eliminated in order to maximize the use of these areas for public recreation and waterfront access purposes. Where existing private uses encroach upon these areas, this issue will be resolved where possible by Council in accordance with the Town's Parks and Trails Master Plan and any other relevant public waterfront access studies prepared by the Town. f) A continuous Waterfront Trail will be implemented in accordance with THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 4- Land Use Policies 84

92 the Parks and Trails Master Plan where there is sufficient land between the water and a public or private road and where the natural characteristics of the shoreline environment allow. The Waterfront Trail will be connected to existing waterfront public open spaces and other points of interest along the waterfront. g) Bonus provisions under The Planning Act may be implemented to encourage the creation of waterfront public open space, which shall include such features as a Waterfront Trail, when development is proposed in the vicinity of the waterfront. h) Public access from the water to the shoreline, in areas of public ownership, shall be encouraged where feasible through pier or dock facilities for the use of recreational boaters Trails Policies 4.9 SPECIAL POLICY AREAS Goal a) The provision and design of a system of multi-use recreational trails linking residential areas, employment areas, community facilities, parks and open space and the waterfront will be guided by a Council approved Parks and Trails Master Plan and the policies of this Plan. b) Development proposals will be encouraged to provide for and support a linked network of pedestrian walkways and bicycle paths. The Town shall endeavour to establish a system of greenway links in all new communities that link individual public and private parks and open space rights-of-way in a continuous inter-connected system within a community, provide unobstructed walking and bicycling routes which connect major activity areas, transit lines and residential neighbourhoods. c) Schedule "A" Land Use Plan identifies the Saugeen Shores Rail Trail. For new development located adjacent to the Rail Trail, the Town may require buffering and screening of adjacent land uses to ensure protection of the recreational use and enjoyment of the Rail Trail by the entire community. a) It is the goal of the Town of Saugeen Shores to recognize lands which require comprehensive review to determine best land use in accordance with the goals and objectives of this Plan Special Policy Area (1) a) In order to reflect the concerns of the Ministry of the Environment with regard to the suitability of privately serviced developments north of the Saugeen River, all development proposals within "Special Policy Area #1", except infilling, shall Section 4 - Land Use Policies 85

93 require completion of a Planning Impact Analysis, an Environmental Review Study and a Settlement Capability Study which identify: 1. Opportunities for, and constraints to, development; 2. The number of existing lots, potential lots, their sizes and locations; 3. The impact of the proposal upon the Town's servicing system; 4. A servicing strategy including costs, phasing and implementation; 5. Any other matters outlined in sections , and of this Plan and as required by Council, the County or the Ministry of the Environment. b) Until these concerns have been satisfactorily addressed by the Town and the Ministry of the Environment, development shall be restricted to infilling, which is defined as "the creation of one new lot from an existing lot, provided both the severed and retained lots are located between two residential units which existed prior to the date of the adoption of this Official Plan." Special Policy Area (2) The lands described ass. Part Lot 9, Concession 7, Part 1 on RP 3R-5574 [5128 Highway 21], Part 1 on RP 3R-1528 [5116 Highway 21] & Part 1 on RP 3R-5620, Town of Saugeen Shores (former Township of Saugeen) and being designated as "Highway Commercial Designation" and "Special Policy Area (2)" are under appeal and shall only come into force and effect subject to the Ontario Municipal Board approving the "Highway Commercial Designation" and "Special Policy Area (2)". Should the Ontario Municipal Board refuse to grant approval of the proposed development, the lands shall revert to their original designations. a) Notwithstanding the policies of Section "Highway Commercial Designation" of this Plan, the lands identified as "Special Policy Area #2" on Schedule "A" to this Plan may be used for a commercial development and the following policies shall apply: 1. The maximum total gross floor area shall be 16,506 square metres (176,600 square feet). All retail stores, personal service shops and food stores shall have a minimum gross leasable floor area of 186 square metres (2,000 square feet); 2. The policies of "Special Policy Area #2" apply to the entirety of the lands as if it is one lot regardless of any future land division Special Policy Area (3) a) In accordance with the policies of section 4.3 "Recreational Designation" of this Plan, the lands identified as "Special Policy Area #3" on Schedule "A" Land Use Plan may only be used for a 'tent and travel trailer park'; 'housekeeping cottages'; 'recreational uses'; 'accessory single dwelling unit'; and 'administrative buildings' provided that the 'tent and travel trailer park' and 'housekeeping cottages' shall only be used as a secondary place of residence for seasonal THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 4- Land Use Policies 86

94 vacations and recreational purposes, and not as the principle residence of the owner or occupant thereof and is not intended for permanent occupancy, notwithstanding that it may be designed and/or constructed for year round or permanent human habitation. Mobile home units shall not be permitted. b) No buildings, structures, or development of any type including 'camping in tents', shall be permitted within 30 metres of any watercourse Special Policy Area (4) a) Notwithstanding the policies of section 4. 7 "Environmental Hazard" designation of this Plan, the lands identified as "Special Policy Area #4" on Schedule "A": Land Use Plan may be used, in addition to those uses permitted in the "Environmental Hazard" designation, for 'camping in tents' only in association with the adjacent "Special Policy Area #3" lands, provided that no buildings, structures, or development of any type including 'camping in tents' shall be permitted within 30 metres of any watercourse Special Policy Area (5) a) The area designated as "Special Policy #5" on Schedule "A" Land Use Plan includes lands in Port Elgin generally located north of Elgin Street, east of Hilker Street, and west of the Rail Trail and a small area of land east of Wellington Street immediately north and south of River Street. Due to the proximity to the former railway, this area has historically been designated and used for industrial purposes. However, with the abandonment of the railway and location of these lands along the Rail Trail in an area surrounded by established residential neighbourhoods, it is an objective of this Plan to encourage re-development of these lands to residential use over the planning period. b) Existing industrial uses within "Special Policy Area #5" are recognized as permitted uses and shall be permitted to continue with limited expansion on their existing sites in accordance with the requirements of the implementing Zoning By-law. Any proposed change of use of these lands to another form of industrial use shall be subject to the policies of the "Industrial" designation, section of this Plan. c) The redevelopment of lands within "Special Policy Area #5" to medium or high density residential use is permitted and supported in accordance with the policies for the "Residential" designation, section 4.2 of this Plan. Setbacks may be required to existing Industrial uses in accordance with Ministry of the Environment Guidelines. Prior to development, the Town may require site investigation by a qualified professional to assess potential contamination and decommissioning requirements necessary to permit use of the lands for residential development Special Policy Area (6) a) The residential portion of Southampton located between Lake Huron, the Saugeen River, Grosvenor Street, Island Street, Huron Street and Bay Street, Section 4 - Land Use Policies 87

95 designated as "Special Policy Area #6" on Schedule "A" Land Use Plan, is best characterized as a well established low density, low rise residential neighbourhood. Most dwellings within this area are one or two storey homes. The implementing Zoning By-law and the assessment of development applications may result in the application of reduced height requirements in order to ensure compatibility with the built form of the existing community Special Policy Area (7) a) It is recognized that the lands designated "Special Policy Area #7" on Schedule "A" to this Plan exhibit environmental hazard features due to flooding and/or poor drainage. Development may be permitted in accordance with the Residential policies of this Plan, provided a "Stormwater Management Study" is completed demonstrating that concerns regarding flood and fill and floodplain management can be dealt with through lot grading and stormwater facilities to the satisfaction of the Town and the Saugeen Valley Conservation Authority. Furthermore, although the woodlands on the subject property are not considered "significant woodlands", the proponent shall prepare a tree retention plan to ensure that tree removal be kept to a minimum for the development of the property to the satisfaction of the Town and the Saugeen Valley Conservation Authority. Prior to granting removal of the holding symbol in the Comprehensive Zoning By-law to permit residential development of any portion of the lands within "Special Policy Area #7", the Town shall consult with the Saugeen Valley Conservation Authority to ensure that the policies under section Stormwater Management Policies and this section have been addressed Special Policy Area (8) a) The area designated as "Special Policy Area #8" on Schedule "A" Land Use Plan, generally encompasses the lands west of the glacial Lake Nipissing bluff, south of South Street, in the former Town of Southampton, and north of Lot 19, Lake Range, in the former Township of Saugeen, but excludes the former Town of Port Elgin and those developed areas existing prior to the date of the adoption of this Plan. It is recognized that much of this special Policy Area exhibits important 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 amount of the area consists of hazardous lands and sites. High groundwater conditions and complex drainage are common. It is also recognized that new residential uses are permitted in specific and limited locations designated as Shoreline Residential that avoid hazardous features. With proper site design, the impacts of the developments on the environment can be minimized, to the extent that is possible, and surface and sub-surface drainage can be addressed. Preliminary Environmental Review Studies have been completed for most of these specific areas. Section 4- Land Use Policies 88

96 b) All lands within "Special Policy Area# 8" not shown as Shoreline Residential are designated Environmental Hazard and shall be subject to the policies of Section 4.7 of this Plan. For this Special Policy Area, the Environmental Hazard designation includes not just natural hazard elements but also natural heritage features. As such, site alterations and vegetation removal shall not be permitted except in accordance with proper forest management practices and passive recreation uses, such as hiking trails. c) Minor adjustments to the Environmental Hazard boundary may not require an amendment to this Plan, following consultation with the Saugeen Valley Conservation Authority. d) New development may be permitted in the areas designated Shoreline Residential within "Special Policy Area #8" in accordance with Section Shoreline Residential of this Plan and the following additional policies: 1. A site-specific Environmental Review Study shall be completed for each development proposal in accordance with Section of this Plan and the following criteria: (i) (ii) (iii) The Environmental Review Study shall focus on the features found within the Shoreline Residential designation and immediately adjacent to it. A detailed study to assess the site in the context of the whole of "Special Policy Area #8" is not required. 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 completed, with the objectives of minimizing tree removal and disturbance, and protecting vegetation communities of conservation concern. To help off-set the loss of trees due to development, the tree retention plan shall identify areas where new trees will be provided, either on the lands subject to development or on other lands within or near Special Policy Area #8. The ration of new trees planted to trees removed 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. (iv) In addition to the Stormwater Management Policies as per Section of this Plan, it may be required that more detailed drainage and/or hydrogeologic information be reduced by the proponent, to ensure potential on-site and off-site effects are fully addressed. (v) During the review of development proposals for particular property in the Shoreline Residential designation, land owners will be encouraged to transfer ownership or control of the portion of the Section 5- Transportation 89

97 property designated 'Environmental Hazard' to a public body or qualified organization to ensure long-term preservation and management of the natural features. Section 5- Transportation 90

98 SECTION 5 TRANSPORTATION The existing transportation network in Saugeen Shores is made up of various roadways including locals, collectors and arterials. These roads are under the jurisdiction of different road authorities including the Ministry of Transportation Ontario (Highway 21 ), the County of Bruce (Bruce Road 3, 17, 21 and 25) and the Town of Saugeen Shores. The roadway network is complemented by a nonmotorized trail system providing pedestrian and cycling opportunities. It is the intent of this Plan to ensure the preservation and effective use of existing roadway infrastructure, to promote the safe and efficient movement of people and goods on all roadways, and to encourage alternative (nonautomobile) modes of transportation such as walking and cycling. The following are the goals and policies of the Town related to transportation. 5.1 GOALS a) To provide a well-planned transportation network for the safe and efficient movement of people and goods within and through the Town. b) To promote an improved system of arterial, collector and local roads which provide for the safe and efficient movement of local and through traffic. c) To promote the continual maintenance of a high quality provincial highway. d) To support, through Town funding and actions, the continual up-keep and improvements to the Municipal Airport and marina facilities. e) To promote and guide the establishment of bicycle and pedestrian routes between parks facilities, the core area, the waterfront, the rail-trail, community facilities and residential and employment areas and to require, wherever possible for new developments, pathways, trails and access points that reduce car traffic and promote pedestrian and bicycle travel. 5.2 ROADWAY CLASSIFICATION POLICIES Roads are classified according to the function they serve in terms of the role they play in providing accessibility to adjacent lands and mobility through the area. Typically, the higher the classification of a roadway such as an Arterial roadway, the greater the need for mobility since the primary function is the movement of traffic from one area to another. The benefits of corridor management and access control policies, which are based on a roadway hierarchy, include improved road safety, improved mobility and the prevention offunctional inadequacy. These policies are needed to promote orderly growth patterns while maintaining a safe and efficient road system and are required for the management of access to roads under the jurisdiction of the Town. Schedule "B" to this Plan identifies the classification of roadways within the Settlement Area. Where Official Plan amendments are considered, the road allowance must be consistent with the hierarchal road system designated in the Official Plan. Ultimate right-of-way requirements for each roadway may be identified in the Comprehensive Zoning By-law. Section 5- Transportation 91

99 5.2.1 Arterial Roads a) Arterial Roads provide for high passenger and commercial traffic volumes at moderate speed. Direct property access to new facilities is discouraged and will be controlled to limit the spacing of driveways and new public road intersections. Arterial roads are main traffic routes intended for large volumes of long and medium range traffic moving to destinations within or through the Town. b) Highway No. 21 (and its connecting links through Southampton and Port Elgin), County Roads. No. 3, 17, 21 and 25, Lake Range Road, Concession 6, Concession 10, and High Street are designated arterial roads within the Town. c) Arterial roads shall have a minimum right-of-way width of 26 to 30 metres. d) It is the intent of this Plan to control access to arterial roads. All proposals for new development along arterial roads will be reviewed by the Town and where applicable, the Ministry of Transportation Ontario and/or Bruce County Department of Highways. The following access criteria will apply: 1. Access to existing uses may be maintained; 2. Access will be permitted from arterial roads to existing registered parcels of land which would otherwise be landlocked; 3. Highway Commercial development will be encouraged to locate in nodes with joint collector access provided via a service road where possible. 4. Access via adjacent local or collector roads will be required where possible for new developments. 5. Where access from an adjacent local or collector road cannot be provided, mutually-shared access arrangements with adjacent property owners will be required where possible for new developments, if the land uses are compatible. Site Plan agreements may be used to maintain a one-foot reserve in order to preserve the right to require future joint access with abutting properties should the opportunity be created in the future. Site plan agreements registered on title may include a condition that "when the adjacent property(ies) redevelop or develop a reciprocal agreement will be entered into regarding joint access and the possible removal of an existing driveway." 6. Direct access to abutting properties on an arterial roadway will only be permitted if no alternative exists Provincial Highway 21 Provincial Highway 21 functions as the main thoroughfare linking Saugeen Shores to surrounding areas, connecting the Port Elgin and Southampton Settlement Areas and providing access to core areas. It also accommodates the majority of visiting and through traffic as well as local traffic in the Town. Travel demand forecasts affirm that there will be sufficient capacity along Section 5- Transportation 92

100 5.2.2 Collector Roads the Highway 21 corridor to accommodate projected traffic volumes to the year In the later part of the planning period of this Plan projected volumes are expected to exceed the carrying capacity of the Highway 21 corridor. As the Highway serves both local traffic needs and many longer distance trips to destinations in Bruce County, alternative solutions will eventually be needed to address these concerns. In addition to affecting the through traffic functions of Highway 21, land use and development fronting on the highway also plays a key role in affecting the image of Saugeen Shores presented to visitors, tourists, through travellers and local residents. The following policies shall apply to lands along Highway 21 within the Settlement Area: a) All proposals for new development along Highway 21 shall be evaluated using the criteria of this section for development along an Arterial Roadway to protect and support the through traffic function of Highway 21; b) The visual impact of any proposed development along Highway 21 shall be assessed in relation to the goals of this Plan to promote the Town as a destination centre, support the role of tourism, and to promote civic beautification including enhanced landscaping features. For development in the "Highway Commercial" designation, requirements for landscaped entrance ways, the buffering/screening of any accessory open storage areas and required building setbacks from Highway 21 will be set out in the implementing Zoning By-law; c) The Town will consult with the Ministry of Transportation Ontario (MTO) and the County of Bruce to assess the impacts of new development in relation to the through-traffic function and design capacity of Highway 21. Within the planning period, the Town will work with MTO, the County of Bruce and the community to proactively assess alternative solutions to accommodating current and projected traffic volumes supportive of the goals and policies of this Plan to provide for a wellplanned transportation network and promote the efficient movement of goods and people through the Settlement Area and Saugeen Shores as a whole. a) Collector Roads provide service for moderate traffic volumes between local roads and the arterial roads at low to moderate speeds, while at the same time providing access to individual properties. b) Collector Roads shall have a minimum right-of-way width of 22.0 to 26.2 metres. c) Direct access to abutting properties is generally permitted along Collector Roads. At the intersection of Collector and Local Roads, direct driveway access should be provided from the Local Street. Section 5- Transportation 93

101 5.2.3 Local Roads & Streets a) Local roads generally carry light volumes of traffic at low speed and provide direct access to abutting land uses. Local roads should be designed to discourage through-traffic. The minimum right-of-way width for local roads shall be 20 metres Public and Private Lanes a) The establishment of new private lanes will not be permitted. b) The creation of new public lanes along unopened road allowances will only be considered where sufficient right-of-way width can be obtained to address issues related to maintenance, snow storage and other issues to the satisfaction of the Town, and where the costs of construction are feasible and warranted at Council's discretion. Nothing in this section will obligate the Town to provide new public lanes on unopened road allowances to resolve access to landlocked parcels or other issues, however new public lanes may be considered in these instances subject to the policies of this section. c) New lot creation shall not be permitted for lots having frontage only on private lanes or unopened road allowances, in accordance with the policies of section 3.12 requiring frontage on a public road that is opened and maintained year-round and is of a standard of construction acceptable to the Town Waterfront Access Roads Rights-of-Way a) Waterfront access roads have seasonal variations in volume, with the summer months having moderate to high volumes. They are to be designed to carry traffic from the arterial road system to the waterfront. Waterfront Access Roads are under the jurisdiction of the Town. The shore road allowance and public lanes leading to the shore shall be retained for public use. b) Waterfront access roads shall have a minimum right-of-way width of20 metres. Council shall reserve or obtain the necessary rights-of-way for future roads and/or roadway widening as a condition of development approval. Existing and planned municipal rights-of-way shall be protected for future roadways and/or roadway widening in accordance with the intended right-of-way widths established in this Plan for each roadway classification shown on Schedule "B". Setbacks from specific road segments required to achieve the ultimate right-of-way widths for each roadway will be established in the Comprehensive Zoning By-law. Section 5- Transportation 94

102 Right-of-Way Width Access and Parking a) At the discretion of Council, deviations from the minimum right-of-way width established in policies to may be considered on the merits of an improved streetscape, better utility of the land base, impacts to the social and physical environments, and life-cycle costs. b) Where extensive development has occurred along existing roads, it is recognized that the desired right-of-way width may not be achievable. c) Nothing in this section shall obligate the Municipality to open or improve existing unopened road allowances that do not meet the minimum right-of-way widths of this Plan. a) Parking space provision standards and requirements such as access location, minimum driveway width, sight distance and other requirements will be established in the Comprehensive Zoning By-law. b) For drive-through service land uses the amount of storage area for customers waiting to be served will also be incorporated into the Zoning By-law. c) Design standards for location, layout, construction, lighting and landscaping of off-street parking areas will be applied through the zoning by-law standards and site plan control Traffic Impact Study a) A Traffic Impact Study may be required by Council in accordance with section of this Plan Design Guidelines a) The Town may adopt a Design Guidelines Manual for Development from time to time to address more detailed transportation-related issues such as preferred access locations, sight distance requirements, maximum number of driveways, spacing between driveways, corner clearance, driveway and parking dimensions, clear throat length, alignment, grades, angle of intersection, speed limits, etc. Where such a guideline is adopted by Council, applications for development may be evaluated on the basis of compliance with these guidelines at the discretion of Council. b) The Town shall also adopt the recommendations contained within the Transportation Policy Report, March 2005 as it relates to parking policies, speed limits, emergency route plan, standard cross section drawings for roadways and driveways, and undertake a sign inventory to determine if signage can be reduced and/or unified. New welcoming signage with landscaped features will be considered at key entrances to the community. Many of these elements will be incorporated into the Town's Design Guidelines Manual for Development. THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 5- Transportation 95

103 5.2.8 Commercial Truck Traffic a) In order to improve traffic flows related to truck traffic the Town will: Road Closure 1. Obtain Provincial and County commitment to improve Provincial and County road connections in and around Saugeen Shores to provide an adequate alternative route for truck traffic moving goods across the Province. 2. Consult with major trucking agencies and industries to establish truck routes for their operations that will avoid residential areas and community activity centres. 3. Restrict land use activities, which generate substantial truck traffic, to industrial or commercial areas and ensure that these areas are adequately served by arterial/commercial roadways away from residential areas and community activity areas. 4. Develop a formal truck route by-law to identify particular road sections where trucks are prohibited or restricted by time/day. a) In addition to the Town's procedural guidelines for a road closure, Council shall have regard to the development policies, transportation policies and trail policies of this Official Plan to ensure the long term planning of the community is not compromised by a request for a road closure under the Municipal Act. 5.3 TRAILS AND WALKWAYS a) The Town will encourage new developments and redevelopments to consider the needs of the pedestrian and cycling public whenever possible and will promote the upgrading and expansion of the existing trail and walkway network in accordance with the Parks and Trails Master Plan. The inclusion of these features will assure the continued development of pedestrian and cyclist trails and walkways. b) Schedule "B" Transportation Plan shows the location of the Saugeen Shores Rail Trail. Development proposals adjacent to the Rail Trail will be encouraged to provide open space links to the trail to encourage its use for non-motorized modes of transportation such as walking and cycling. c) When road improvements are undertaken and new roads are constructed, consideration will be given to the provision of bike lanes and on-road trail routes. In order to determine if a bike lane can be accommodated along Shore Road between Port Elgin Harbour and South Street, a detailed survey shall be undertaken to help determine if sufficient width exists or can be acquired to safely develop a bike lane. d) The Town will aim to ensure sidewalks are provided on at least one side of local roads and on both sides of arterial and collector roads wherever feasible. 5.4 SPECIALIZED TRANSIT INITIATIVES The Town recognizes, as a result of its aging population and higher than average percentage Section 5- Transportation 96

104 of residents in the senior population cohorts, that services which cater to the needs of the mobility challenged public will become increasingly important over the life of the Plan. a) The Town will encourage the development of specialized transit initiatives which are designed to promote de-institutionalization and freedom of movement for the mobility challenged public. 5.5 MUNICIPAL AIRPORT The Municipal Airport plays an important role in promoting and supporting tourism in Saugeen Shores. An objective of this Plan is to recognize and support continued tourism and recreational use of the Municipal Airport and to ensure its protection from potentially incompatible land use and development which could compromise flight safety and future viability of airport operations. a) The Comprehensive Zoning By-law shall establish height and use restrictions on lands surrounding or near the Municipal Airport in order to protect safe flight paths and avoid conflicts of use with airport operations. In absence of studies illustrating current flight paths, the Zoning By-law may establish height and use restrictions for development on surrounding lands in a radial pattern based on incremental distances measured from airport runways. Section 5- Transportation 97

105 SECTION 6 IMPROVEMENT AND PRESERVATION 6.1 POLICIES FOR COMMUNITY IMPROVEMENT Designation of Community Improvement Areas a) In any established area of the Town where there is evidence that physical and/or socio-economic change may occur if no public action is taken, Council in conjunction with the citizens shall determine whether it is in the best interest of the area and the Town as a whole to encourage such change by directing a program of orderly transformation or to encourage the conservation of the area. b) Where the effects of physical and/or socio-economic change is already evident, Council shall determine in a similar manner whether or not this change is in the best interest of the area and the Town as a whole and therefore, whether or not to encourage the rehabilitation and conservation of the area or its orderly transformation. c) Council shall therefore, from time to time, develop Community Improvement Plans that provide details on how selected areas will be improved through conservation, rehabilitation, redevelopment, renovations, revitalization and/or environmental remediation. Community Improvement Plans may be applied to all types of uses, buildings and or structures in any given area. d) Community Improvement Areas for the Town of Saugeen Shores may be selected from any area within the Town subject to the criteria set out in this section Conservation, Rehabilitation, and Redevelopment a) In areas of conservation and rehabilitation, Council shall institute a program to ensure the conservation and rehabilitation of existing buildings, both through direction and encouragement and by regulatory measures in order to discourage redevelopment. However, Council shall recognize the justifiable redevelopment of selected buildings and uses within these areas as an integral part of such a program. Particular attention shall be directed initially to those buildings and uses thought to have the most detrimental effects on the surrounding area Goals and Objectives a) The principal goals for the Community Improvement Areas within the Town of Saugeen Shores shall be: 1. To provide for the maximum feasible amount of rehabilitation of existing housing and commercial premises by making use of any government programs for financial assistance. 2. To establish an active program for informing the property owners of various available forms of housing and commercial rehabilitation assistance. 3. To enforce, if necessary, any controls which will contribute to the visual Section 6 - Improvement and Preservation 98

106 attractiveness of the community and the health and safety of the occupants. 4. To improve the sanitary and flooding situation of the Settlement Areas. 5. To improve the water distribution system by installing new watermains on selected streets within the community improvement program area on a phased program. 6. To improve the safety and visual appearance of the community by installing new sidewalks, improved street lighting, power lines, curbs and gutters, and the resurfacing of selected streets within the area on a phased program. 7. To improve the visual appearance of the community by encouraging the relocating of non-conforming land uses and incompatible land uses. 8. To encourage the residents and ratepayers to participate in the implementation of community improvement plans and other programs aimed at improving the community either by service clubs or individual actions or concerns. 9. To assist the community in improving the overall appearance of residential and commercial structures and to act as a catalyst for individual improvement by acquiring properties that are beyond rehabilitation and removing their blighting influences from the area; 10. To ensure that the residents have a full range of community, social and recreational facilities by further developing or improving the parkland and recreational amenities. 11. To ensure underutilized sites and/or environmentally compromised sites be revitalized to be contributing assets to the Town. 12. To provide funding in the form of grants and/or loans and /or the waiving of fees for appropriate projects that meet the objectives of the Community Improvement Plan Criteria for Selecting Community Improvement Areas In determining whether or not an area in the Town of Saugeen Shores will be selected as a Community Improvement Area for the development of a Community Improvement Plan one or more of the following criteria shall be met: a) That a portion of the housing stock is in need of rehabilitation, whether interior or exterior; b) There is a deficiency or deterioration in one or more of the following municipal services: 1. sewers and watermains; 2. roads and streets; 3. curbs and sidewalks; and 4. street lighting and utilities; Section 6 - Improvement and Preservation 99

107 c) There is a deterioration or deficiency in one or more of the following recreational and social facilities: 1. Public indoor/outdoor recreational facilities; 2. Public open space; and 3. Public social facilities such as community centres, libraries, clinics, and cultural facilities; d) The area exhibits problems with transportation, traffic or parking; e) The area contains land use conflicts between non-compatible uses or contains underutilized lands which may detract from the viability of the area but which if redeveloped or renovated or developed to another use could enhance or revitalize the area; f) The area exhibits symptoms of physical, functional, and/or economic decline in the form of, for example, buildings in need of rehabilitation, decrease in retail sales, high vacancy rate or declining tax base; g) The overall streetscape or aesthetics of the area are in need of upgrades; h) The presence of land and/or buildings that may require environmental site assessments or designated substance analysis and the implementation of appropriate and necessary remedial measures; Phasing of Improvements a) Community improvement activities will be phased in order to prevent unnecessary hardship for the residents and the business community and to establish a natural and logical sequence of improvements based on appropriate engineering studies Implementation a) Council may achieve its community improvement objectives by implementing the following measures: 1. Designation of Community Improvement Project Areas by by-law and the preparation of Community Improvement Plans for areas so designated as provided for in the Planning Act, R.S.O Chap.P.13; 2. Encouragement of rehabilitation within Community Improvement Areas; 3. Passing and enforcement of a Maintenance and Occupancy Standards Bylaw; 4. Utilization of public funds through a variety of government programs; 5. Acquisition of land where necessary with the approval of the Minister of Municipal Affairs and Housing to provide services or improve certain facilities; 6. Consider the need for community improvement in the preparation of capital THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 6- Improvement and Preservation 100

108 and current budgets; 6.2 HERITAGE CONSERVATION Goals 7. Support the initiatives of local service clubs, private enterprise and residents who from time to time may carry out the improvement projects designed to enhance the quality of the community; 8. Construct, repair, rehabilitate or improve buildings or land acquired or held by the municipality in Community Project Areas in conformity with Community Improvement Plans; 9. Evaluate development and redevelopment applications within Community Improvement Project Areas having regard for the objectives of community improvement in that area; 10. Support the local Heritage Conservation Committee in their efforts and initiatives; 11. Support the Business Improvement Area; 12. Consider more flexible approaches to the zoning when community improvement objectives are supported. 13. Encourage private initiatives regarding conservation, rehabilitation, redevelopment and environmental remediation; 14. Consider the provision of grants and/or loans and/or the waiving of fees when local initiatives support the objectives of the community improvement plan; 15. When feasible, acquire buildings and/or lands to carry out the community improvement plan and/or objectives. a) To ensure significant natural, architectural, historical, cultural, or archaeological resources are managed in a manner which will perpetuate their functional use, heritage value, and/or benefit to the community; b) To protect Heritage Resources which contribute in a significant manner to the identify and character of the Town; c) To encourage the maintenance, restoration and enhancement of Heritage Resources; d) To encourage new developments and/or redevelopments to be sensitive to, and compatible with, Heritage Resources; and, e) To encourage and foster public awareness and participation in the preservation, improvement and utilization of the Town's Heritage Resources Heritage Resources Heritage Resources in the Town of Saugeen Shores include: Section 6 - Improvement and Preservation 101

109 a) Properties, areas or cultural landscapes of historical values or interest including properties associated with significant historical local, national or international personalities, and properties which serve to provide insights into the history and past development of the Town; b) Properties, areas or cultural landscapes of architectural value or interest including properties representative of a certain style or period of architecture and/or building construction, important landmarks of the Town, and properties or areas which make an important contribution to the streetscape of the community; c) Properties, areas or cultural landscapes which have been identified to contain significant archaeological remnants of prehistoric habitation and/or important archaeological evidence of historic activities; d) Properties, areas or cultural landscapes considered to be important to the Town as a result of their location and setting; and, e) Natural features including trees and hedgerows considered to be of significant historical cultural or archaeological value Ontario Heritage Act a) Through the passing of by-laws, the Town shall regulate the erection, alteration, demolition, or removal of buildings or structures identified as Heritage Resources according to the provisions of the Ontario Heritage Act. b) Pursuant to Section 28 of the Ontario Heritage Act, a Local Architectural Conservation Advisory Committee may be established to advise Council on all matters related to cultural heritage conservation within the Town Policies for Heritage Conservation Saugeen Shores possesses some older structures that warrant preservation and restoration. It shall be an objective of this Plan to coordinate the preservation, restoration, and utilization of the historical attributes of the Town with comprehensive planning needs in order to benefit the community and posterity. For the purpose of this Official Plan and any subsequent implementing documents, the term "heritage" shall include buildings, structures, archaeological sites and landscapes of architectural, historical, natural, cultural and scenic interest of significance Objectives In order to achieve the desired goal outlined above, the following objectives have been identified: a) To protect, preserve and restore the original architectural detail, wherever feasible, on those significant buildings having architectural Section 6- Improvement and Preservation 102

110 and historical merit within the context of the Town: b) To protect, preserve and restore the original architectural detail, wherever feasible, on those buildings contributing towards heritage value of the Town; c) To encourage the construction of new buildings to be of a design compatible with existing structures and to restrict unsympathetic alteration to buildings that would, by doing so, detract from the character of the Heritage Area; d) To conserve and rehabilitate existing buildings and generally establish an area of stability through the removal of blighting influences, such as incompatible land uses, deteriorated structures and improvements to the streetscape; e) To prevent the demolition, destruction, or inappropriate alteration or use of heritage resources; f) To develop and encourage creative, appropriate, and economic uses of heritage; g) To seek Legislative powers to enable Council to exercise controls necessary to ensure the preservation of the architectural and historical values of the Town; h) To consider social and community needs in the preservation, restoration, and utilization of heritage resources; i) To encourage and foster public awareness, participation and involvement in the preservation, restoration and utilization of heritage resources, including policy formulation; j) To encourage and develop private and public financial resources and techniques in the preservation, restoration, and utilization of heritage resources; k) To undertake research into the Town's heritage and to identify methods for its preservation, enhancement, and utilization; I) To coordinate heritage policies and programs with the comprehensive planning programs of the Town; m) To provide for the periodic review and update of heritage policies and programs; n) To foster civic beauty, strengthen the local economy and to promote the use of heritage for the education, pleasure, and welfare of the residents of the Town and of visitors to the Town Criteria and Guidelines A set of criteria have been established for the selection of sites, structures, buildings, areas, and environments of heritage significance. The basis for THE TOWN OF SAUGEEN SHORES -Local Official Plan Section 6- Improvement and Preservation 103

111 selection is tied to the historical and architectural development of the Town Criteria for Heritage Districts a) Whole areas of the Town may require special attention if portions of the Town's heritage properties are not individually significant, rather the unique character of the buildings and street patterns as a whole are what makes the area(s) significant. In these instances, a heritage conservation designation may be considered. Series of similar properties group logically to form such areas and contain a unity in their shared character and components. In addition, heritage areas, through their consistency and manageable size, provide reasonable units for effective planning and protection. b) A detailed Heritage Conservation District Plan shall be prepared for all areas that are to be designated as Heritage Conservation Districts. This plan shall contain the location, historical, or architectural significance of the area in the development of the community, and justification for the designation of the district. c) The area should provide an example of the historical or architectural heritage of the community. The geographical extent of such an area in some cases will not be easily defined and for this reason, the following criteria should be considered by Council and the Local Architectural Conservation Advisory Committee (LACAC) when measuring the historical or architectural heritage of a proposed district: 1. A significant number of buildings should reflect an aspect of the historical heritage of a community by nature of its historical location and significance of setting; 2. A significant number of buildings should exhibit an architectural style of construction that is significant historically or architecturally to the community, Province, or Country; 3. The area may contain other notable physical, environmental, and aesthetic characteristics which in themselves do not constitute sufficient grounds for the designation of a district, but which lend support when evaluating the criteria for designation; 4. The district may be in an area surrounding several individually designated buildings, sites, and structures, or a more extensive area such as a neighbourhood or THE TOWN OF SAUGEEN SHORES- local Official Plan Section 6- Improvement and Preservation 104

112 several blocks; 5. The boundaries should be clearly differing factors such as changes in land use, building, or environmental character, topography, or traffic corridors Criteria for Individual Buildings a) Council and the LACAC shall consider the following criteria when evaluating individual buildings for designation under the Ontario Heritage Act. The buildings so designated should interpret the Town's heritage through architectural merit and/or historical association. 1. Has the building been associated with the life of an historic personage or has it played a role in an important historic event? 2. Does the building embody the distinguishing characteristics or an architectural type recognized for its style or period of construction, or is it a notable example of workmanship by an early master builder, designer, or significant architect? It is not imperative that antiquity alone be the basis for selection, however, it should be an important consideration if other more significant examples have disappeared. 3. Does the building or building type have special significance in that it forms an integral component of a particular neighbourhood character within the community? 4. The potential for illustrating the heritage value should be such that it will be possible for visitors to gain from the building an appreciation for the architecture or history with which it is associated. 5. In considering the designation of a building, the extent of the original materials and workmanship remaining should be important to that designation. 6. Intangible elements such as feeling, association, and aesthetics shall be considered as important as the physical appearance of the building or structure. 7. Architectural character should be considered on the basis of style, plan and sequence of spaces, uses of materials and surface treatment and other detail including windows, doors, lights, signs, and other fixtures of such buildings and the relation of such factors to similar features of the buildings in the Section 6 -Improvement and Preservation 105

113 Heritage Conservation Policies immediate surroundings. a) It shall be the policy of Council to encourage the preservation of buildings and sites having historical, architectural and/or archaeological value. Council recognizes that there are archaeological resources of past Aboriginal and pioneer era settlement within the Town and important archaeological evidence of historic activities, which would be of value in future conservation of the built environment. Council will, therefore, ensure that development lands containing archaeological sites or areas of archaeological potential will be first assessed, and any significant resources documented be conserved through preservation or documentation and excavation. b) Council shall identify and maintain a list of possible heritage buildings and sites. This list will be the basis for the preservation, restoration, and utilization of heritage resources. c) When archaeological sites of significance have been identified and are determined to be significant enough to warrant preservation from future alterations, Council will advise the Ministry of Culture to determine if acquisition by the Province is warranted. d) Council will designate and regulate heritage resources under appropriate legislation, including the Ontario Heritage Act, the Planning Act, and the Municipal Act, whenever deemed feasible. e) Council shall exercise its legislative authority to control the demolition and alteration of heritage resources. Where Council has through bylaws designated individual buildings or districts under the Ontario Heritage Act, or established an area of Demolition Control under Section 33 of the Planning Act, R.S.O Chap.P.13, no person shall demolish the whole or any part of a designated property or property in a designated area, without first receiving a permit issued by Council. f) Council will establish criteria and guidelines to determine and regulate heritage resources. g) Council, with the advice and assistance of LACAC, will regulate and guide alterations and additions of heritage resources. h) Council will regulate traffic matters that may affect heritage resources. i) Council will regulate, as appropriate, the character, use and development of the environs surrounding heritage to benefit heritage resources. j) Council will amend its property standards, as appropriate, to meet the needs of heritage resources. k) If necessary, Council will acquire, restore, and appropriately manage or Section 6 - Improvement and Preservation 106

114 dispose of heritage resources on a selective basis. I) It shall be the policy of Council to seek the acquisition of easements on properties of architectural or historical significance in order to assure the preservation of these properties. m) Council will investigate and evaluate, as appropriate, methods to achieve its heritage objectives. n) Council will investigate, and wherever desirable, take advantage for heritage purposes of special assistance programs offered by the senior levels of government and will support applications for funds through various senior governmental programs to assist individual property owners with building improvements. o) Council will consider social and community needs in the preservation, improvement, and utilization of heritage resources. p) Council will undertake heritage plans and programs in accordance with a system of priorities. In particular, the following will be regarded as priority guidelines for Municipal programs: 1. The protection of heritage areas. 2. The stimulation of preservation, restoration, rehabilitation, and utilization of heritage resources by the public. 3. Selective restoration and rehabilitation of heritage resources by the Town. q) Council will restore, rehabilitate, enhance, and maintain Municipalowned heritage resources in fulfilment of the heritage objectives and policies. As feasible, relevant by-laws, programs, and public works undertaken by the Town will conform to and further the heritage objectives and policies. r) Council will foster the provisions of information and public awareness concerning heritage resources. s) Realizing that a great deal of cooperation and involvement on the part of the public and business community will be required to implement a heritage program of this magnitude, Council will, wherever feasible, encourage the private and public sectors to promote heritage preservation for the benefit of all citizens of the community and posterity. t) Council shall coordinate its heritage plans and programs with heritage plans and programs of the senior levels of government in an effort to avoid duplication of effort and to reinforce mutual objectives. u) Council will develop and establish heritage plans and programs in coordination with Municipal planning needs and requirements. v) Council will consult with and involve local residents in heritage planning and programs. Section 6- Improvement and Preservation 107

115 w) Council will continually review and update its heritage policies, plans and programs, and will conduct a comprehensive review every five years. x) The construction of new buildings on vacant lots in the heritage areas shall be encouraged. y) Council will undertake whatever additional research is required on Municipal-wide, neighbourhood, and specific heritage matters and may adopt specific policies on these matters from time to time upon completion of this research. z) Council will actively encourage senior levels of government to enact legislation and undertake programs to preserve heritage which will further the achievement of the Town's objectives on heritage Implementation Provincial Legislation Zoning a) The Town will, whenever desirable, use the provisions of the Ontario Heritage Act and the Municipal Act, as amended from time to time and including the provisions of Bill 127, to implement the heritage policies of this Official Plan. The LACAC established pursuant to the Legislation shall advise and assist Council on all matters specified in the Ontario Heritage Act. a) Special heritage zones will be established within the Zoning By-law, to further the achievement of applicable objectives in this Official Plan. In particular, the establishment of heritage zones will enable the Town to regulate matters such as the use of land, and the height, bulk, density, setback, and exterior design of buildings which are essential to the maintenance of the overall character of unique heritage areas. b) Furthermore, heritage zoning regulations will stabilize development which, in turn, will encourage other investment, rehabilitation, and conversion of certain uses to uses which are more compatible with the stated objectives of this Plan. The establishment of heritage zones will endeavour to preserve existing heritage buildings or sites, and discourage their demolition Site Plan Control a) A Site Plan Control By-law shall be enacted to require an Section 6- Improvement and Preservation 108

116 owner of property within a heritage area as a condition of development or redevelopment to enter into an agreement with the Town. This agreement establishes conditions that shall be met by the property owner with regard to site development or redevelopment, and any other matters (permitted by the Planning Act) which the Town deems necessary to achieve certain objectives of this Plan Property Standards By-Law a) This By-law will be amended, as appropriate, to provide special provisions for heritage resources Committee of Adjustment a) Applications for severances and minor variances to the Zoning By-law's heritage zones will be carefully considered by the Committee of Adjustment and will only be approved where they are desirable to achieve the heritage objectives and policies of this Plan Public Acquisition of Land a) The Town will, wherever desirable and economically feasible, purchase or otherwise acquire an interest in land to effect the implementation of the heritage policies of this Plan Sign By-Law 6.3 ECONOMIC DEVELOPMENT a) The Town shall enact a Sign By-law to regulate signs in heritage zones. This legislation will allow the Town to control the visual impact of advertising and sign design and/or placement within the Heritage Area. Where a Sign By-law is in effect, the approval of the Committee of Adjustment is required before a variance to the Sign By-law may occur. It is the intent of this Plan to develop the Town to its fullest economic potential, while maintaining the quality of life existing residents have come to expect. This Plan seeks to promote the economic wellbeing of local residents and provide employment opportunities. It is also the intent of the Plan to achieve greater diversification in the Town's overall economic base, while continuing to encourage and promote the development of the traditional agricultural, industrial and commercial base of the Town. In addition, economic development through tourism will also be promoted and encouraged in the Town. THE TOWN OF SAUGEEN SHORES -Local Official Plan Section 6- Improvement and Preservation 109

117 The general policies to be considered in the economic development of the Town are as follows: a) The Town shall encourage the expansion and diversification of the Town's economic base in order to maximize the number and types of employment opportunities and to stabilize the impact of cyclical and long-term economic trends in various agricultural, industrial, service and commercial sectors upon the Town and its residents. b) The Town recognizes the importance of tourism to growth in the local economy and in employment, and will encourage the strengthening, and promote the further development, of tourism and recreation opportunities in the Town by preserving heritage through maintaining historic sites, maintaining public access to Lake Huron and the Saugeen River and other waterfront opportunities, the enhancement of the natural environment and wetland ecosystem of the area, and through the promotion of the Town. c) The Town may undertake and adopt an economic development strategy for the Town in order to give focus and direction to its economic development efforts. This economic development strategy shall serve as a basis for the promotion of economic development in the Town and may be undertaken in cooperation with neighbouring municipalities and in particular the County of Bruce. d) The Town may participate in any programs offered by other levels of government to improve employment opportunities and promote economic development. e) The Town may cooperate with other levels of government to develop a strategy and program to acquire and develop land for economic development purposes. f) The Town may cooperate to develop existing vacant or underutilized buildings, to nurture new business ventures. g) The Town shall consider, upon request, participating in data collection and providing support services for public agencies engaged in tourism. h) The Town shall continue to pursue methods for attracting additional medical staff to the Town. i) The Town shall consider participating through financial or other support in Town-wide cultural, heritage, convention and recreation activities that support tourism. j) Within areas under an industrial designation, the Town shall promote efficient, economical use of the land resources. The use of large lots by small industries will be discouraged unless there is a need for future expansion. k) As part of its on-going planning process, the Town will consider the short and long-term, direct and indirect, economic impacts of various types of development. I) In pursuing economic development, the Town will, at all times, ensure that the costs associated with development are within the Town's financial capabilities, and that there are no undue social or environmental costs. m) The Town shall promote, and may participate in partnership with private development and/or the local Conservation Authority, in the development of tourism opportunities along Lake Huron or the Saugeen River. Section 6 - Improvement and Preservation 110

118 SECTION 7 IMPLEMENTATION The goals and policies of this Plan will be implemented through powers given to the Town and local boards by the Planning Act, the Municipal Act and other applicable statutes of the Province of Ontario. 7.1 PURPOSE OF THE IMPLEMENTATION SECTION a) The purpose of this section is to explain how the policies of the Plan shall be put in place. The Implementation Section lists all the regulatory measures that the Town has at its disposal to manage growth and development. b) This section also acts as a guide to those who wish to participate in the planning process or who propose developments within the Town. To this extent, efforts have been made to clearly explain the various planning tools available to the Town, when they may be used, and the type of issues they can address. 7.2 HOW TO AMEND THE PLAN Circumstances may arise where an individual proposes a development which does not conform to the policies of the Local Official Plan. In order to permit such a development, the individual must submit an application to amend the Local Official Plan. The Town should give fair consideration to all Plan Amendments and notify the general public and government agencies and ministries of the nature of the proposed amendment, in accordance with the requirements of the Planning Act. a) The submission of a Plan Amendment to the Town shall be accompanied by a detailed site plan of the proposed development and a report which addresses the following questions: 1. Does the Amendment further the Goals, Objective and Policies of the Plan? 2. If the Amendment does not further the Goals, Objectives and Policies, have circumstances changed to make the Goals, Objectives and Policies invalid in relation to the proposed development? 3. Is the Amendment consistent with Provincial and County policy? 4. Is there a demonstrated need for the proposed development? 5. Can the lands affected be adequately serviced by municipal infrastructure to accommodate the proposed development? What improvements shall be required to properly service the land? 6. What impacts will the proposed development have on surrounding land uses, traffic movements, servicing, built heritage and natural environment. How can these impacts be eliminated or minimized? b) Any proposed amendment to the Settlement Area boundary of this Plan shall be subject to the requirement for a comprehensive review in accordance with section of this Plan and shall require a corresponding amendment to the County of Bruce Official Plan. Section 7- Implementation 111

119 7.3 EXISTING USES WHICH DO NOT CONFORM TO THE PLAN There may be existing land uses within the Town which this Plan would not now permit in their present location. Existing land uses which do not conform to the Plan, and are considered incompatible with the surrounding uses, should cease to exist in the long run. a) It is the policy of the Town that any land use, existing on the date of the adoption of this Plan, not recognized as a permitted use within the Land Use Designation in which it is located, should cease to exist in the long run. 7.4 LEGISLATION PURSUANT TO THE PLANNING ACT AND MUNICIPAL ACT The Planning and Municipal Acts make available to the Town a number of tools which can be used to implement the Goals, Objectives and Policies of this Plan. a) The Town shall use the provisions of the Planning and Municipal Acts in order to implement the Goals, Objectives and Policies of this Plan. 7.5 THE COMPREHENSIVE ZONING BY-LAW The Town of Saugeen Shores Comprehensive Zoning By-Law is the major tool available to the Town to implement the policies of the Local Official Plan. The Comprehensive Zoning By Law covers the entire Town and sets out detailed regulations which attempt to implement the broader land use Goals, Objectives and Policies of the Local Official Plan. a) It is the policy of the Town to amend the Comprehensive Zoning By-Law to bring it into compliance with the Local Official Plan. b) It is the policy of the Town to refuse amendments to the Comprehensive Zoning By-Law which do not conform to the Local Official Plan. c) Existing legal non-conforming land uses may be placed in zones that do not correspond with the Land Use Designation of the Local Official Plan. The Comprehensive Zoning By-Law may recognize existing uses, provided the following criteria are met: 1. the zone does not permit significant negative changes in the use of the property or impacts on adjacent uses; 2. the recognition of the legal non-conforming use does not represent a danger to surrounding uses and/or persons; and, 3. the legal non-conforming use does not interfere with the desirable development or enjoyment of the adjacent area. d) Vacant land within the Town may be placed in the "Planned Development" zone. The Planned Development Zone restricts the use and development of vacant land until an appropriate development proposal is submitted. The Planned Development zone may permit the continued use of existing buildings and structures. All new uses shall require an amendment to the Zoning By-Law. Section 7- Implementation 112

120 7.6 MINOR VARIANCES TO THE COMPREHENSIVE ZONING BY-LAW In certain instances, a proposal to construct a new structure or expand an existing structure may not be able to meet one or more of the provisions of the Comprehensive Zoning By-Law. In such cases, the individual may request the Committee of Adjustment to grant a "minor variance" from one or more of the requirements of the Zoning By-Law in order to permit the development to proceed. a) The Committee of Adjustment may consider granting a minor variance to a proposed development which cannot reasonably meet one or more of the provisions of the Zoning By-Law provided the development meets sound planning principles. b) Prior to considering a minor variance application, the Committee of Adjustment, in keeping with section 45(1) of the Planning Act and this Official Plan, will require the applicant to demonstrate that the development is: 1. in keeping with the character and environment of the surrounding neighbourhood; 2. in keeping with the intent of the Comprehensive Zoning By-Law; 3. in keeping with the intent of the Local Official Plan; 4. an appropriate and desirable use of land; 5. truly minor in nature; 6. adequate lot area will be made for off-street parking and loading facilities, where necessary; and, 7. adequate lot area must be available to accommodate private services. c) If a minor variance application is approved, the Committee of Adjustment may impose conditions which shall ensure that the development has minimal impact on surrounding uses and satisfies reasonable planning criteria. d) The Chief Building Official for the Town shall be satisfied that all the conditions of the minor variance are met prior to the issuance of a building permit 7.7 LEGAL NON-CONFORMING USES Certain uses, which legally existed prior to the passage of the Comprehensive Zoning By-Law, but are not permitted in the new Zoning By-Law are referred to as "legal non-conforming". Legal non-conforming uses are allowed to continue to exist, provided no alterations expansion or changes of use are made. All alterations, expansions or changes in use require approval by the Committee of Adjustment a) It is the policy of the Town that legal non-conforming uses should cease to exist in the long run. Additions, expansions or changes in use which do not meet the requirements of the Comprehensive Zoning By-Law should be discouraged. b) The Town recognizes that circumstances may exist where changes to legal nonconforming uses may be desirable given their economic, cultural, social or historical Section 7- Implementation 113

121 importance to the community. In such cases, the Committee of Adjustment may grant permission for an addition, expansion or change in use. c) A change in use of a legal non-conforming use to a use which is still not in compliance with the Comprehensive Zoning By-Law, but which is more compatible than the existing use, may be permitted by the Committee of Adjustment. d) The Committee of Adjustment shall use the following criteria to assess such proposals. Failure to meet one or more of these criteria may provide grounds for refusal of the application by the Committee of Adjustment. 1. The proposed addition, expansion or change in use shall not make the nonconforming nature of the property worse. 2. The proposed addition, expansion or change of use shall be in an appropriate proportion to the size of the existing use. 3. The proposed addition, expansion or change of use shall have minimal impact on the surrounding built environments in terms of projected levels of noise, vibration, fumes, smoke, dust, odours, lighting and traffic generation. 4. The proposed addition, expansion of change of use shall include the protection of surrounding uses through the provision of landscaping, buffering or screening, appropriate setbacks for buildings and structures, or other measures which improve compatibility with the surrounding area. 5. The traffic and parking conditions shall not be adversely affected by the proposed addition, expansion or change of use - appropriately designed ingress and egress points to and from the site and improvements to sight conditions shall be considered in order to promote maximum safety for pedestrian and vehicular traffic. 6. The site includes the adequate provision for off-street parking, loading and unloading facilities. 7. The development is provided with applicable municipal services such as storm drainage, water supply, sanitary sewers and roads, which are available or can be made available through the conditions of approval. e) The Committee of Adjustment may place conditions on the approval for the addition, expansion or change in use of non-conforming uses. These conditions may include, but are not limited to, application of Site Plan Control, cash-in-lieu of parking, the installation of services and bonding. 7.8 LEGAL NON-COMPLYING USES Situations may exist where the present use of a parcel of land is permitted in the zone in which it is located, but the buildings located on the property do not meet one or more of the provisions of the zone (e.g. a house located too close to the lot line}. These situations are known as "legal non-complying uses". a} It is the policy of the Town to permit the expansion, alteration and addition of noncomplying uses, without Committee of Adjustment approval, provided that: 1. the expansion, alteration or addition does not further aggravate the existing non- Section 7- Implementation 114

122 compliance of the use; and, 2. the expansion, alteration or addition does not create another non-compliance with the By-Law. b) Notwithstanding clause (a) above, the Comprehensive Zoning By-law may establish general provisions and/or site-specific exceptions recognizing established building lines as the required yard setback for proposed expansions and additions. 7.9 INCREASED HEIGHT AND DENSITY PROVISIONS The Town has the authority to pass a By-Law which authorizes increases in the height and/or density of a specific development proposal permitted under the Comprehensive Zoning By Law, in return for the developer providing facilities, services or other matters which are deemed beneficial to the community. a) It is the policy of the Town that increased height and density provisions shall only be awarded to developments where adequate municipal services are available and such increased height and density does not have a negative impact on surrounding lands, uses or places a financial burden on the Town and where one or more of the following criteria are fulfilled: 1. the development provides for assisted housing, seniors housing or special need housing in accordance with the identified needs of the community; 2. the development incorporates the preservation and restoration of buildings of historic or architectural value which will serve to meet the heritage resources, goals and actions of this Plan; 3. the development incorporates a comprehensive redevelopment plan for lands within the "Core Commercial Area" of the Town, which provide for the intensification of the land use and serve to reinforce the economic viability of the commercial core; 4. the development includes the provision of significant community amenities and recreational facilities in locations identified by the Town which serve the identified needs of the community as a whole; 5. the development provides enhanced streetscape and/or landscaping features that contribute to civic beautification or "greening" of the community; b) It is the policy of the Town that the owner of lands granted increased height and density shall enter into an agreement with the Town, to be registered on title of the property, dealing with the specific criteria to be met INTERIM CONTROL BY-LAWS The Town has the authority to place a freeze on the development lands, as permitted under the Comprehensive Zoning By-Law, where they have serious concerns with allowing development to continue. For example, serious environmental problems may come to the attention of the Town, which could result in the development of certain areas within the Town being hazardous to life or property. THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 7 - Implementation 115

123 In such case, the Town may put a hold on development permitted under the Comprehensive Zoning By-Law, for a maximum period of two years through an "Interim Control By-Law". The initial "Interim Control By-Law" can be in effect for a one year period, with a one year extension, if required. This freeze in development allows the Town to undertake a thorough review of its policies and take the necessary action to address the problem. The Town should only use Interim Control in limited circumstances, where the development of lands pose serious problems and require study. a) It is the policy of the Town to use Interim Control in circumstances where an immediate policy review of specific issues is required. b) After placing lands under Interim Control, the Town shall undertake a study of the issues associated with the lands forthwith and bring forward the necessary corrective action HOLDING PROVISIONS Through the Comprehensive Zoning By-Law, the Town may see fit to pre-zone property for development. In such cases, the Town may place a 'Holding Symbol' on the zone which prevents any development from taking place until the Town is satisfied that certain conditions have been met. In such instances, the Town can indicate its support for the principle of the development, but also identify the need for additional actions prior to development proceeding. The use of a 'Holding Symbol' is seen as an effective tool in the streamlining of the approval process. Following a Public Notice, the Town simply has to pass a By-Law to remove the 'Holding Symbol' once they are satisfied that the conditions have been met. There is no appeal period with such By-Laws, thereby allowing development to proceed quickly once the conditions have been met. a) The Town may utilize the 'Holding Symbol' "h" for all zones in the Comprehensive Zoning By-Law as a means of ensuring that certain conditions have been met prior to development proceeding. b) When lands are placed under the 'Holding Symbol', the use of the lands and buildings shall be limited to those that existed prior to the 'Holding Symbol' being placed on the property. In some circumstances, the Town may allow additions or alterations to existing uses. c) The Town shall pass a By-Law removing the 'Holding Symbol' from the property once they are satisfied that conditions are met and/or agreements entered into which ensure for the orderly development of the lands. d) Conditions to be imposed by the Town may include: 1. the owner/developer entering into a Site Plan Control or Subdivision Agreement to the satisfaction of the Town; 2. the owner/developer making satisfactory arrangements for the installation of sanitary or storm sewer, water and road services; Section 7 - Implementation 116

124 3. the owner/developer rece1v1ng final approval for a plan of subdivision or condominium from the Province, and that all the conditions have been met such that the lots or units are ready for release; 4. the owner/developer making satisfactory arrangements for parking, including cash-inlieu of parking; 5. the development/redevelopment within the "Core Commercial Area" is in accordance with the design and site criteria established by the Town; 6. the development/redevelopment within Commercial and Industrial lands is in accordance with the design and site criteria established by the Town; and, 7. other conditions as may be set out in the Comprehensive Zoning By-law. e) Although notice will be given by by-law, there may be no objection or referral to the Ontario Municipal Board. However, should Council refuse to pass an amending by-law to remove the holding symbol, if it is felt that the development is premature due to demand or failure to meet a requirement of this Plan or the Comprehensive Zoning By-law, the applicant may appeal the decision to the Ontario Municipal Board in the normal manner PARKING, CASH-IN-LIEU REQUIREMENTS The Comprehensive Zoning By-Law contains provisions prescribing a minimum number of parking spaces for specific land uses. In some circumstances, a development proposal is unable to accommodate the required number of parking spaces. If a development is unable to provide enough parking spaces, the Town has the authority to offer an exemption from the parking requirements of the Comprehensive Zoning By-Law, and except a cash payment in-lieu of each parking space not provided. a) The Town may adopt a Gash-in-Lieu By-Law enabling it to accept cash payments in compensation for insufficient parking spaces involving development/redevelopment proposals. b) It is the policy of the Town to consider the payment of cash-in-lieu of parking as an effective mechanism for encouraging compact, efficient and viable core areas. However, certain lands uses shall be exempt from requirements to provide parking or cash-in-lieu thereof as set out in the policies of section of this Plan for the "Core Commercial Area" and the implementing provisions of the Comprehensive Zoning By-law. For those uses that are required to provide parking in these areas, the Town may establish a cashin-lieu fee, which is less than the true cost of providing new parking spaces as an incentive to development/redevelopment. c) Monies raised through cash-in-lieu shall be placed in a special reserve fund, separate from general revenues, dedicated to managing existing public parking resources and/or establishing new parking facilities. d) In order to determine the actual costs for providing a parking space, and the appropriate fee to be charged for each space levied, the Town shall undertake a parking study. Section 7- Implementation 117

125 7.13 SITE PLAN CONTROL The Town has the authority, under Site Plan Control, to require development proposals to include a site plan which identifies such things as finished elevations, site buffering, lot grading and drainage, etc. The Town can also require that a developer enter into an agreement to ensure that work is carried out in accordance with the Site Plan. a) All lands within the Local Plan Area shall be designated as a Site Plan Control Area. b) Within the Site Plan Control Area, the Town may require drawings showing plans, elevation and cross section views for any building to be erected for any purpose. c) The Town may require the signing of a Site Plan Agreement as a condition of the development of the lands. Such agreements shall be required prior to the issuance of a building permit. d) Upon the execution of a Site Plan Agreement, the agreement may be registered on title to the lands and be binding on all future land owners. e) The Town may require the following provisions to be made through the Site Plan Approval and Agreement process: 1. road widening of streets to the minimum road right-of-way widths in accordance with the Transportation Policies of Section 5 this Plan, and the policies of the Bruce County Official Plan; 2. off-street vehicular loading and parking facilities; 3. lighting facilities of lands, buildings or structures; 4. all means of pedestrian access, including access for persons with disabilities; 5. landscaping; 6. facilities for the storage of garbage and other waste material; 7. exterior building(s) design, including without limitation, the character, scale, appearance and design features of building(s) and their sustainable design; 8. sustainable design elements on any adjoining roadway owned by the Town of Saugeen Shores, including without limitation, trees, shrubs, hedges, plantings or other ground cover, permeable paving materials, street furniture, curb ramps, waste and recycling containers and bicycle parking facilities; 9. required municipal easements; 10. grading or alteration in elevation or contour of the land and disposal of storm, surface and waste water from the land; and, 11. cash bonding PLANS OF SUBDIVISION Prior to approving a Plan of Subdivision, Bruce County requires that a developer satisfy all Section 7- Implementation 118

126 conditions placed upon the development by the Town or by the various government agencies and ministries. This process usually involves the developer entering into a Subdivision Agreement with the Town. Subdivision Agreements provide the Town with a legal and binding mechanism to ensure that the design and servicing of the subdivision meet municipal standards, as well as allow for some type of performance bond should any costs be incurred by the Town in the development of the subdivision. Subdivision Agreements usually cover such issues as lot grading and drainage, the construction of roads and the installation of sewer and water lines, and the establishment of parkland. The Town should be satisfied that the terms of the Subdivision Agreement have been met prior to the lots being developed. a) The Town shall not support Plans of Subdivision that do not conform to the policies of the Local Official Plan and/or the provisions of the Comprehensive Zoning By-Law. b) Prior to permitting the development of a Plan of Subdivision, the Town shall be satisfied that the development can be supplied with municipal services such as schools, fire protection, water supply, storm drainage, sewage disposal facilities and road maintenance. Such development should not adversely affect the finances of the Town. c) The Town shall enter into Subdivision Agreements as a condition of the approval of Plans of Subdivision. Such agreements shall ensure that the necessary internal or external services will be provided by the developer to the specifications established by the Town CONSENT TO SEVER LAND The Bruce County Land Division Committee has the authority for creating lots by consent and granting rights-of-way and easements within the Town of Saugeen Shores. However, the Town has a large degree of control over the creation of lots by consent and can request that conditions be placed on the approval of such lots, similar to the conditions that it may ask for with a Plan of Subdivision. a) The Town shall consider applications to create lots by consent in accordance with section 3.12 and the following: 1. the scale of development proposed or the total development potential of the property would not require a plan of subdivision; 2. the application represents infilling in an exiting built-up and serviced area or a minor extension to such an area, and the proposed lots meet the current zoning standards; 3. the creation of lots would not create or worsen traffic, access or servicing problems; and, 4. the application represents an orderly and efficient use of land, and its approval would not hinder the development of the retained lands or the potential creation of a future roadway system. b) The Town shall not support Consent applications that do not conform with the policies of Section 7- Implementation 119

127 the Local Official Plan and/or the provisions of the Comprehensive Zoning By-Law. c) Prior to permitting the creation of lots by Consent, the Town shall be satisfied that the development can be supplied with municipal services such as schools, fire protection, water supply, storm drainage, sewage disposal facilities and road maintenance. Such development should not adversely affect the finances of the Town. d) The Town may enter into a Subdivision Agreement as a condition of the approval of Consent applications. Such agreements shall ensure that the necessary internal or external services be provided by the developer to the specifications established by the Town PART-LOT CONTROL The Planning Act provides that the Council of the municipality may, by By-Law, provide that Section 50 (5) of the Planning Act does not apply to land that is within a registered Plan or Plans of Subdivision or parts thereof. The Town of Saugeen Shores may pass a by-law exempting land situated in a registered plan of subdivision from part-lot control to allow the registration of a reference plan to divide the land into a number of parcels or to change existing lot lines. The purpose of granting exemption from part-lot control is to facilitate minor changes to lots or blocks or for the development of semi-detached dwellings or street townhomes or condominiums. This approach is used because of the difficulty the builder would have in ensuring that the common centre wall between two dwelling units is constructed exactly on the property line. a) Part-lot control exemption by-laws may be considered by Council for the development of semi-detached or townhouse dwellings or to make minor changes to existing lot lines within a registered plan of subdivision. Part lot control exemptions may also be considered within an industrial plan of subdivision. b) Requests for part-lot control exemption shall be completed and submitted in accordance with the application requirements of the County of Bruce. An application will not be considered complete and the processing of the application will not commence until all the required material has been submitted. c) To proceed with an exemption from part lot control, the proposal must conform to the Town's Official Plan and Zoning By-law. If not, a rezoning or minor variance application must be submitted, approved and finalized prior to Council enacting the part lot control exemption by-law. d) Where site plan approval is required, applications for part lot control shall be submitted after the site plan approval is granted. Where site plan approval is not required part lot control exemption applications may be submitted after the registration of the M-Pian. e) The by-law will contain a sunset clause causing the exemption from part lot control to lapse after a maximum period of up to 3 years (or a lesser period of time depending on the circumstances of the application). Lots cannot be created or adjusted after this lapsing date has expired. f) At the request of the property owner, Council may at its discretion, extend the term of the exempting by-law for a maximum period of one year. The exempting by-law may not be extended after it has lapsed. Section 7- Implementation 120

128 g) Additional information may be required by the Town before the application can be processed or finalized. The Town will notify the applicant should this be the case. h) Should Council approve a request to lift part-lot control, a reference plan is required to describe the land to which the by-law will apply to, and also to permit the registration of the by-law. Should the exemption be granted and a by-law passed, the County of Bruce as the Approval Authority for Plans of Subdivisions then considers the request for approval of the by-law. If approved by the County, the by-law is registered by the Town. i) Where plans of subdivision have been approved and registered for the development of semi-detached dwellings, street townhouses or condominiums, the lifting of part-lot control shall be phased by block and shall require separate applications for exemption of part-lot control for each block within a registered plan of subdivision. j) The registration costs of by-laws passed at the request of the developer or subdivider, to exempt lands from part-lot control, shall be borne by the applicant. k) Council may consider an application to extend the time period identified in the by-law and amend the by-law to extend the time period specified for the expiration of the by-law without the approval of the County of Bruce (S. 50(7.4)). I) Council may also, without approval from the Approval Authority, repeal or amend the bylaw to delete part of the land described in it. m) Council may add conditions to the part-lot control by-law PROPERTY MAINTENANCE AND OCCUPANCY The Town has the authority to enact a By-Law, which prescribes minimum standards for the maintenance of land and buildings, and the occupancy of buildings within the community. Through a Property Maintenance and Occupancy By-Law, the Town can legally require the repair of buildings or the cleaning up of properties that do not meet acceptable Town standards. a) It is the policy of the Town to maintain a Property Maintenance and Occupancy By-Law, affecting all lands within the Town boundaries, regulating such matters as: 1. garbage disposal, pest prevention, structural maintenance of buildings, and cleanliness of buildings; 2. services of buildings (plumbing, heating, electricity); and, 3. maintenance of yards, waterfront areas, removal of weeds, debris, rubbish, abandoned boats, unlicensed or wrecked vehicles, trailers, vehicles, etc. b) The Town shall appoint a "Property Standards Officer" who shall be responsible for administering and enforcing the Property Maintenance and Occupancy By-Law. c) The Town shall appoint a "Property Standards Committee" for the purpose of hearing appeals against an order by the "Property Standards Officer". d) In addition to the enforcement of minimum standards on private properties, the Town shall undertake to keep all municipally owned properties and structures in a fit and well maintained condition, and to maintain in good repair municipal services such as roads, Section 7- Implementation 121

129 sidewalks, water and sewage facilities, etc FENCE AND SIGN BY-LAWS The authority to enact by-laws that regulate the erection of signs and fences is provided by the Municipal Act. While the enactment of by-laws to regulate fences and signs are specifically referenced in the Municipal Act, variances to those regulations may well be in the best interest of good land use planning for the Town. The Municipal Act does not provide for variances. However, Section 45(3) of the Planning Act clearly empowers the Committee of Adjustment to consider variances to any by-law of the municipality that implements the Official Plan Fence By-law The establishment of fences and the regulations associated with fences can be an important component in achieving the objectives of the Official Plan. The Town of Saugeen Shores has the authority to regulate, by By-Law, the height, material and location of fences. Slight increases in height to a fence while obtaining concessions on the material to be utilized may be advantageous to the appearance and objectives of a specific area. Increases in height may also be advantageous for safety reasons depending on the land use in question. The height and material of a fence may, on occasion, need to be varied from the heights and materials established in the Fence By-law. When it is desirable for the appropriate development of the land, the Committee of Adjustment may vary the regulations of the Fence By-law enacted under the Municipal Act Sign By-law The Town of Saugeen Shores has the authority to regulate, through a By-Law and permit system, the placement of signs, notices, placards or other advertising devices on private and public lands. Under such a By-Law, the Town may require the removal of signs not in compliance with the By-Law, levy fines against contravention to the Sign By-Law, and require licensing of those persons supplying mobile signs. a) In order to ensure the visual integrity of the roadside environment, it is the policy of the Town to adopt a Sign By-Law addressing such matters as: 1. appropriate location and dimension for signs advertising home occupations; 2. criteria for locating signs on public streets and on public lands; 3. appropriate location and time limits for portable signs on private and public lands; and, 4. the licensing of mobile sign dealers who are involved in the leasing, renting or selling of mobile signs within the Town. Signs impact significantly on the character of an area and are also an important component in achieving the objectives of the Official Plan. Strict adherence to the Section 7 - Implementation 122

130 sigh by-law may not result in the sign being in a more preferred location on a site which in turn would not be advantageous to the appearance of the neighbourhood. The appearance of the commercial, industrial, institutional and residential areas of the Town is an integral part of the Official Plan's objective of achieving a visually pleasing community with minimal signage pollution. When it is desirable for the appropriate development of the land, the Committee of Adjustment may vary the regulations of the Sign By-law so long as the general intent and purpose of the Official Plan policies for the area in which the sign is located area maintained PUBLIC CONSULTATION AND A FAIR AND TIMELY PROCESS The Local Official Plan attempts to clarify the planning direction and policies for those who become involved in the planning process in the Town of Saugeen Shores. To this extent, this section outlines the planning process and how to have. meaningful input into the process. a) It is the policy of the Town that all development applications be dealt with in a fair and expedient manner without undue time delays; b) It is a policy of the Town to consult with the public prior to finalizing the adoption or update of the following initiatives: 1. a Sign By-Law; 2. a Property Standards By-Law; 3. a Cash-in-Ueu for Parking Study; 4. a Development Charges By-Law; and, 5. any other initiative that may affect the community CO-OPERATION WITH ADJACENT MUNICIPALITIES The policies, activities and services of adjacent municipalities may have impacts on the long term planning goals of the Town of Saugeen Shores. Therefore, the Town adopts the following policies aimed at improving land use and servicing decisions by adjacent municipalities: a) The Town shall adopt a process for reviewing all commercial, industrial, institutional or residential development applications and planning policy initiatives on nearby lands, which could impact on the integrity and viability of the Town's development. b) The Town shall discourage the fragmentation of lands adjacent to the settlement area that may have a negative impact on the development of existing lands or the expansion of settlement boundaries. c) In order to ensure appropriate services to residents living within the greater Saugeen Shores area, the Town may enter into agreements that it finds advisable, relating to the sharing of community services. Such Agreements may deal with roads servicing, recreation, fire protection, garbage disposal and recycling. Section 7 -Implementation 123

131 7.21 FINANCE This Plan makes reference to a number of Community initiatives under the responsibility ofthe Town. However, the Town should provide and improve services in a fiscally responsible manner. It must be understood that the Local Official Plan has a life expectancy of 20 years and that all of the projects and priorities referred to in the Plan cannot be initiated or implemented as soon as the Plan is adopted. It is the intention of the Town, therefore, to only carry out those expenditures and public works that are affordable, given the Town's financial abilities. a) The Town shall not grant approval to any development unless it is in a financial position to provide the services required by such development. b) The Town shall promote the establishment of a diverse and stable economic base both in terms of job opportunities and tax revenue. c) The Town may undertake a Development Charges Study to determine the cost of providing services to new developments, and may implement Development Charges By Law enabling the recovery of the costs of servicing new development. d) The Town shall use the following guidelines in making financial decisions: 1. capital expenditures shall be guided by a Five Year Capital Forecast, reviewed annually; 2. outstanding debenture debt shall be limited to a percentage of taxable assessment and assessment eligible for grants-in-lieu of taxes -this percentage figure shall be reviewed annually in light of changing circumstances and responsibilities; and, 3. capital expenditures from current funds may be limited to a predetermined mill rate for each year PUBLIC WORKS AND THE LOCAL OFFICIAL PLAN This Plan represents the culmination of lengthy public participation and review process and was adopted to reflect the aspirations and needs of the community. In this regard, it is the intention of the Town that all actions taken by the Town shall be guided by the policies of the Plan. a) It is the policy of the Town that all public works shall be carried out in accordance with the policies of this Local Official Plan TEMPORARY USE BY-LAW The Council of the Town of Saugeen Shores may pass By-Laws to permit the temporary use of land in accordance with Section 39 of the Planning Act, R.S.O Chap.P.13 for a purpose that is otherwise prohibited on that site by the Zoning By-Law. A Temporary Use By-Law may not be in effect for more than three (3) years at a time, but THE TOWN OF SAUGEEN SHORES - Local Official Plan Section 7- Implementation 124

132 Council may grant further periods, of no more than three (3) years, during which the temporary use is authorized. a) In consideration of Temporary Use By-Laws, Council shall have regard for: 1. the proposed use with surrounding uses; 2. the adequacy of municipal services; 3. access and parking requirements; 4. traffic impacts; 5. the conformity of the use with the intent and policies of this Plan PUBLIC NOTICE OF DEVELOPMENT APPLICATIONS a) Council shall actively seek the views and participation of the public prior to making any decisions regarding amendments to this Official Plan or the Zoning By-Law for the Town of Saugeen Shores. In each case involving such planning matters, at least one public meeting will be called and the public will be encouraged to offer their opinions and suggestions. b) Calling and holding public meetings on planning matters shall be the responsibility of the Council or, in cases where Council has delegated the responsibility, to a formal Committee of Council. In order to provide ample opportunity to the general public to review and discuss proposed Official Plan and or Zoning By-Law amendments and to prepare their comments, at least 20 days advance notice of the public meeting shall be given for site specific Zoning By-Law amendments and 20 days for site specific Official Plan amendments. Notice of the public meeting shall be given by the Clerk in the following manner: 1. By personal service or prepaid first class mail, to every owner of land, in the area to which the proposed amendment would apply, and within 120 metres of the area to which the proposed amendment would apply. 2. As shown on the last revised assessment roll of the municipality, at the address shown on the roll, but where the Clerk of the municipality has received written notice of a change of ownership of land, notice shall be given only to the new owner at the address set out in the written notice. c) Notice of a public meeting for the purpose of informing the public in respect of a site specific Official Plan amendment or site specific Zoning By-Law amendment shall be given by personal service or prepaid first class mail to every person and agency that has given the Clerk of the municipality a written request for such notice in respect of the proposed official plan or plan amendment. d) A written request given under clause (c) above shall show the person's or agency's address. e) The notice of public meeting shall contain the following information: 1. date, time, and place of meeting; 2. a key plan showing the location of the subject site; Section 7- Implementation 125

133 3. a description of the proposal, or a description of the matters which may be addressed in an amendment to the Official Plan or Zoning By-Law in the event that the application is approved. f) In addition to the notice of public meeting, the applicant in the case of a site specific amendment to the Official Plan or Zoning By-Law may be required to post a sign on the property to the satisfaction of the Municipality, clearly visible to the general public, which would briefly describe the development proposal EXCEPTIONS The following items are excepted and may be changed or deviated from, to the extent stated without an amendment. When minor deviations to the Plan are made, however, in accordance with the rules outlined below, these deviations shall be incorporated in the next comprehensive amendment in order to show the most current situation. a) Boundaries between designated land uses may be adjusted where such boundaries are not affected by roads, railways or other similar barriers, so long as the intent and purpose of the Official Plan is maintained and the adjustments are of a minor nature. b) In undeveloped areas, school sites, parks and neighbourhood commercial areas may be incorporated into subdivision designs in accordance with the Residential policies of this Plan and in a manner most suitable to topography and layout, so long as they conform to the intent of the goals and policies of this Plan. c) In the text and when shown on the Schedules, locations relating to parks, roads, services and other public works are not intended to be exact or rigid but to be close approximations. It is intended that reasonable latitude will be available to Council in the interpretation and application of this information when actually establishing or approving the size and exact location of such facilities, so long as the intent and purpose of the Official Plan are maintained CREATION OF COMMITTEES In order to assist Council in dealing with various community issues advisory committees shall be created from time to time to deal with a wide range of local issues. Committees that have been established by the Town include a Municipal Heritage Committee, Planning Advisory Committee, Accessibility Committee, Committee of Adjustment, Property Standards Committee, Parks, Trails and Waterfront Advisory Committee, Medical Facilities Committee etc. These committees and any future committees deemed necessary to assist Council in implementing this Official Plan will be in accordance with the Town's Procedural by-law. a) The Planning Advisory Committee may consist of elected members of Council or members of the public. b) Council may, at its sole discretion, and pursuant to Sections 17(18), 28(4.4) and 34(14) of the Planning Act, by By-Law assign the responsibility to hold public meetings for Official Plan Amendments, Zoning By-Laws or Zoning By-Law Amendments and Community Improvements Plans to a Planning Advisory Committee, provided that: THE TOWN OF SAUGEEN SHORES- local Official Plan Section 7 -Implementation 126

134 1. The Planning Advisory Committee(s) that holds public meetings shall include at least one member of Council; and, 2. The Planning Advisory Committee shall report the results of the meeting, including its recommendations, to Council. c) The Planning Advisory Committee may also hold public meetings for consents and plans of subdivision; if and as required by the Planning Act and its regulations, when the County of Bruce has requested that the local municipality conduct such meetings pursuant to Sections 51 (21) and 53(6) of The Planning Act. All other notice provisions of the Planning Act or its regulations will continue to apply. d) Council retains the ability to continue to hold public meetings itself, delegate public meetings to a Committee of Council, or to a designated official, and to resume this responsibility at any time when it has been delegated to a Planning Advisory Committee. Section 7- Implementation 127

135 ~/ LAKE \ HURON. CNUBLEST :;: ;; ~'" ;;;" ~ ;; ' ~.:.. ;:.: RIVER RANGE SlOE RO SlOE RD TOWN OF SAUGEEN SHORES LOCAL OFFICIAL PLAN ' ~. SCHEDULE 'A' LAND USE PLAN RESIDENTW. ~ SHORELINE RESIDENTW. D RECREATIONAL ~ CORE COMMERCIAL AREA MARINE COMMERCIAL OFFICE RESIDENTIAL INDU81RIAL HIGHWAY COMMERCIAL m PRESTIGE INDUSTRIAL ~ EXTRACTIVE INDUSlRIAL INSTmmONAL ~I PARKS & OPEN SPACE ~ * ENVIRONMENTAL HAZARD SCUD WASTE MANAGEMENT NETMN\IE lll.ffa FORMER LANDFILL SEWAGE TREATMENT PLANT SPECIAL POLICY AREA SA.UGEEN SHORES RAIL lra.il BOUNDARY OF LOCAL PLAN/ SEmEMENT AREA. BOUNDARY July 2007

136 LAKE HURON \ CARI.IILEST ~~ ~ :;:m 8 ~m z 0 :: i3 SIOERD c; ::. i3 c; :: LINKS SIDE RD.,. ' ::: ~ c; c; ;;; z ;: -...,... ::.._. i3 -.. i3 '... SIDE RD DOLLSIDERD I TOWN OF SAUGEEN SHORES LOCAL OFFICIAL PLAN SCHEDULE 'B' TRANSPORTATION PLAN ' ROAr:NYAY CLASSIFICATION: ARTERIAL ROAD --- COLLECTOR ROAD --- LOCAL ROAD SAUGEEN SHORES RAIL TRAIL BOUNDARY OF LOCAL PLAN/ SETTLEMENT AREA BOUNDARY June2006