12 - May 14, 2024 County Council Agenda PackageElgmCounty
Elgin County Council
Regular Council Meeting
Orders Of The Day
Tuesday, May 14, 2024, 9:00 a.m.
Council Chambers
450 Sunset Drive
St. Thomas ON
Note for Members of the Public:
Please click the link below to watch the Council Meeting:
https://www.facebook.com/ElginCountyAdmin/
Accessible formats available upon request.
Pages
1. Call to Order
2. Adoption of Minutes 3
3. Disclosure of Pecuniary Interest and the General Nature Thereof
4. Presenting Petitions, Presentations and Delegations
4.1 Retirement Recognition - Cheryl Fish, Health Recruiter, St. Thomas -
Elgin Health Recruitment Partnership
5. Committee of the Whole
6. Reports of Council, Outside Boards and Staff
6.1 Warden Ketchabaw - Warden's Activity Report (April 2024) 10
6.2 Warden Ketchabaw - 2024 Community Grant Program Allocations 13
6.3
Manager of Procurement & Risk - Procurement Activity Report Q1
17
(January 1, 2024 to March 31, 2024)
6.4
Manager of Emergency Management & Elgin -Middlesex Regional Fire
21
School - 2023 Emergency Management Compliance
6.5
Director of Legal Services - LS 24-6 Land Ambulance Agreement —
26
Medavie EMS
6.6
Acting Manager of Planning - PS 24-9 - 34T-SO2401 — 4431 Union Road
87
6.7
Acting Manager of Planning - PS 24-8 — CE OPA 1-24; 14000 Belmont
101
Road
6.8
Acting Manager of Planning - PS 24-10 — Elgin County Official Plan
142
Adoption
7. Council Correspondence
7.1 Items for Consideration
7.1.1 Flag Raising and Proclamation Letter of Request from Elgin
283
County Pride
7.1.2 Flag Raising and Proclamation Request Documents from
284
ChildCan
7.1.3 Resolution from Municipality of Bayham, re: Plank Road Traffic
288
Safety Measures
7.2 Items for Information (Consent Agenda)
7.2.1 Western Ontario Warden's Caucus (WOWC) Media Release -
291
WOWC Unveils 2024 Priorities and WOWC 2024-2025
Priorities Report
7.2.2 Elgin County Museum - Oneida Nation of the Thames Mural
308
Launch Invitation
8.
Other Business
8.1 Statements/Inquiries by Members
8.2 Notice of Motion
8.3 Matters of Urgency
9.
Closed Meeting Items
9.1 Closed Meeting Minutes - April 30, 2024
9.2 Director of Human Resources - Collective Bargaining update (verbal)
Municipal Act Section 239 (2) (d) labour relations or employee
negotiations.
10.
Motion to Rise and Report
11.
Motion to Adopt Recommendations from the Committee of the Whole
12.
Consideration of By -Laws
12.1 By -Law No. 24-17 Official Plan Adoption
309
12.2 By -Law 24-18 Confirmation
427
13.
Adjournment
Page 2 of 427
Elgin County Council
Minutes
April 30, 2024, 9:00 a.m.
Council Chambers
450 Sunset Drive
St. Thomas ON
Members Present: Warden Ed Ketchabaw
Deputy Warden Grant Jones
Councillor Dominique Giguere
Councillor Mark Widner
Councillor Jack Couckuyt
Councillor Andrew Sloan
Councillor Todd Noble
Councillor Mike Hentz
Councillor Richard Leatham
Staff Present: Blaine Parkin, Chief Administrative Officer/Clerk
Brian Masschaele, Director of Community & Cultural Services
Amy Thomson, Director of Human Resources
Michele Harris, Director of Homes and Seniors Services
Nicholas Loeb, Director of Legal Services
Peter Dutchak, Director of Engineering Services
Katherine Thompson, Manager of Administrative
Services/Deputy Clerk
Paul Hicks, Acting Manager of Planning
Natalie Marlowe, Manager of Library Services
Jenna Fentie, Legislative Services Coordinator
Stefanie Heide, Legislative Services Coordinator
Call to Order
The meeting was called to order at 9:00 a.m. with Warden Ketchabaw in the
chair.
2. Adoption of Minutes
Moved by: Councillor Noble
Seconded by: Deputy Warden Jones
RESOLVED THAT the minutes of the meeting held on April 9, 2024 be adopted.
Motion Carried.
3. Disclosure of Pecuniary Interest and the General Nature Thereof
None.
4. Presenting Petitions, Presentations and Delegations
None.
5. Committee of the Whole
Moved by: Councillor Widner
Seconded by: Councillor Sloan
Page 3 of 427
Motion Carried.
6. Reports of Council, Outside Boards and Staff
6.1 Councillor Giguere - Terrace Lodge Redevelopment Fundraising
Committee Community Representative Appointment — Jamie
Chapman
Councillor Giguere presented the report recommending that Council
support the reappointment of Jamie Chapman to the Terrace Lodge
Redevelopment Fundraising Committee.
Moved by: Councillor Leatham
Seconded by: Councillor Couckuyt
RESOLVED THAT Elgin County Council reappoint Jamie Chapman as a
Community Representative on the Terrace Lodge Redevelopment
Fundraising Committee for the remainder of the current term of Council or
until the end of the fundraising campaign.
Motion Carried.
6.2 Acting Manager of Planning - PS 24-7 Summary of Proposed PPS
2024
The Acting Manager of Planning presented the report that provides a
preliminary summary of the Proposed Provincial Policy Statement (PPS)
2024 and compares the PPS 2024 to the in -force PPS 2020 and the
unadopted PPS 2023. Council has the opportunity to review the PPS 2024
and provide comments during the April 12 to May 10, 2024 commenting
period.
Moved by: Councillor Hentz
Seconded by: Deputy Warden Jones
RESOLVED THAT the report titled "PS 24-7 Summary of Proposed PPS
2024" from the Director of Legal Services and Acting Manager of
Planning, dated April 30, 2024, be received and filed; and
THAT a comment letter be sent thanking the Province for taking into
consideration previous comments and expressing concern that
adjustments to settlement area boundaries will pose servicing and
infrastructure challenges for municipalities.
Motion Carried.
6.3 Manager of Library Services - Elgin County Library 2023
Performance
The Manager of Library Services provided a presentation to Council
detailing the Elgin County Library performance and usage trends in 2023,
and shared service goals for 2024.
Moved by: Councillor Giguere
Seconded by: Councillor Leatham
RESOLVED THAT the presentation titled "2023 Library Performance"
from the Manager of Library Services dated April 30, 2024 be received
and filed; and
THAT additional performance measurement metrics be developed for the
2024 performance report; and
THAT a copy of this presentation be submitted to local municipal partners
in the County of Elgin.
Page 4 of 427
Motion Carried.
6.4 Director of Engineering Services - Culvert Rehabilitations (Tender
No. 2024-T13) - Tender Award
The Director of Engineering Services presented the report seeking
Council's approval to award the contract for culvert rehabilitations on
various county roads to Hornblower Earthboring Inc. at a total price of
$355,500 exclusive of HST.
The Director of Engineering Services presented the 2023 Municipal
Paving Award that was recently awarded to the County of Elgin and
Brantco Construction from the Ontario Good Roads Association. The
County was recognized for the resurfacing of Sunset Road in 2023. The
Director noted that this was the first time that the County of Elgin has won
this annual award.
Moved by: Councillor Hentz
Seconded by: Deputy Warden Jones
RESOLVED THAT Hornblower Earthboring Inc. be selected to complete
Culvert Rehabilitations on various roads, Tender No. 2024-T13 at a total
price of $355,500 exclusive of HST; and
THAT the Warden and Chief Administrative Officer be directed and
authorized to sign the contract.
Motion Carried.
6.5 Manager of Administrative Services/Deputy Clerk - Elgin County
Notice By -Law 07-29 Update
The Manager of Administrative Services/Deputy Clerk presented the
report recommending updates to Council's Notice By -Law 07-29, which
establishes a policy respecting the circumstances and manner in which
notice will be provided to the public. An update to the by-law is required in
order to ensure enhanced clarity and to reflect how changes to technology
have affected notice practices.
Moved by: Councillor Hentz
Seconded by: Councillor Giguere
RESOLVED THAT Elgin County Council approve proposed changes to
the Elgin County Notice By-law.
Motion Carried.
6.6 Chief Administrative Officer/Clerk - The First 90 Days and the Path
Forward (walk-on)
The Chief Administrative Officer/Clerk provided a presentation to Council
detailing his first 90 days as Chief Administrative Officer/Clerk and shared
future goals and strategic objectives.
Moved by: Councillor Sloan
Seconded by: Councillor Giguere
RESOLVED THAT the presentation titled "The First 90 Days and the Path
Forward" from the Chief Administrative Officer/Clerk dated April 30, 2024
be received and filed.
Motion Carried.
Page 5 of 427
7. Council Correspondence
7.1 Items for Consideration
7.1.1 Request from Elder Abuse Elgin to hold a flag raising on June 11,
2024 at the County of Elgin in recognition of World Elder Abuse
Awareness Day.
Moved by: Councillor Noble
Seconded by: Councillor Leatham
RESOLVED THAT the Council of the Corporation of the County of
Elgin support the request from Elder Abuse Elgin to hold a flag raising
on June 11, 2024 and proclaim June 15, 2024 as World Elder Abuse
Awareness Day.
Motion Carried.
7.1.2 Request from Jodi Marissen to declare Intimate Partner Violence
an epidemic in the County of Elgin.
Moved by: Councillor Widner
Seconded by: Councillor Couckuyt
RESOLVED THAT the Council of the Corporation of the County of
Elgin declare intimate partner violence an epidemic in the County of
Elgin.
Motion Carried.
7.1.3 Request from the Elgin Children's Foundation to declare June 8th,
2024 as LemonAlD Day in Elgin County.
Moved by: Councillor Noble
Seconded by: Deputy Warden Jones
RESOLVED THAT the Council of the Corporation of the County of
Elgin support the request from the Elgin Children's Foundation to
proclaim June 8, 2024 as LemonAlD Day in Elgin County.
Motion Carried.
7.2 Items for Information (Consent Agenda)
Moved by: Councillor Sloan
Seconded by: Councillor Hentz
RESOLVED THAT Correspondence Items #7.2.1 - #7.2.5 be received and
filed.
Motion Carried.
7.2.1 Resolution from the Township of Goderich requesting that the
Province review the Ontario Works and Ontario Disability Support
Program Financial Assistance Rates.
7.2.2 Resolution from the Town of Goderich requesting that the
Province not proceed with the recommended phase -out of free
private well testing in Ontario.
7.2.3 Resolution from the City of Peterborough seeking an amendment
to the Ombudsman Act.
7.2.4 Letter from Minister of Agriculture, Food and Rural Affairs
regarding the implementation of new stormwater fee structures
and the impacts on agriculture.
Page 6 of 427
7.2.5 Municipal Property Assessment Corporation (MPAC) Annual
Report 2023
8. Other Business
8.1 Statements/Inquiries by Members
None.
8.2 Notice of Motion
None.
8.3 Matters of Urgency
None.
9. Closed Meeting Items
Moved by: Councillor Noble
Seconded by: Councillor Widner
RESOLVED THAT we do now proceed into closed meeting session in
accordance with the Municipal Act to discuss the following matters under
Municipal Act Section 239 (2):
Closed Meetina Item #1 - Closed Meetina Minutes - Aoril 9. 2024
Closed Meeting Item #2 - Collective Bargaining update
(d) labour relations or employee negotiations
Closed Meetina Item #3 - The First 90 Days and the Path Forward (walk-on)
(b) personal matters about an identifiable individual, including municipal or local
board employees
Motion Carried.
9.1 Closed Meeting Minutes - April 9, 2024
9.2 Director of Human Resources - Collective Bargaining update
9.3 Chief Administrative Officer/Clerk - The First 90 Days and the Path
Forward (walk-on)
10. Motion to Rise and Report
Moved by: Councillor Noble
Seconded by: Councillor Leatham
RESOLVED THAT we do now rise and report.
Motion Carried.
Closed Meetina Item #1 - Closed Meetina Minutes - Aoril 9. 2024
Moved by: Councillor Sloan
Seconded by: Councillor Noble
RESOLVED THAT the April 9, 2024 Closed Meeting Minutes be adopted
Motion Carried.
Closed Meeting Item #2 - Collective Bargaining update
Moved by: Deputy Warden Jones
Seconded by: Councillor Sloan
5
Page 7 of 427
RESOLVED THAT the confidential report dated April 30, 2024 from the Director
of Human Resources and the Director of Homes and Seniors Services be
received for information.
Motion Carried.
Closed Meeting Item #3 - The First 90 Days and the Path Forward (walk-on)
Moved by: Councillor Widner
Seconded by: Councillor Noble
RESOLVED THAT the confidential report from the Chief Administrative
Officer/Clerk be received for information.
Motion Carried.
11. Motion to Adopt Recommendations from the Committee of the Whole
Moved by: Deputy Warden Jones
Seconded by: Councillor Sloan
RESOLVED THAT we do now adopt recommendations of the Committee of the
Whole.
Motion Carried.
12. Consideration of By -Laws
12.1 By -Law No. 24-15 Notice By -Law
BEING a By -Law to Establish a Policy Respecting the Circumstances and
Manner in which Notice is Provided to the Public.
Moved by: Councillor Leatham
Seconded by: Councillor Hentz
RESOLVED THAT By -Law No. 24-15 be now read a first, second, and
third time and finally passed.
Motion Carried.
12.2 By -Law No. 24-16 Confirmation
BEING a By -Law to Confirm Proceedings of the Municipal Council of the
Corporation of the County of Elgin at the April 30, 2024 Meeting.
Moved by: Councillor Noble
Seconded by: Deputy Warden Jones
RESOLVED THAT By -Law No. 24-16 be now read a first, second, and
third time and finally passed.
Motion Carried.
13. Adjournment
Moved by: Councillor Widner
Seconded by: Councillor Hentz
RESOLVED THAT we do now adjourn at 12:01 p.m. to meet again on May 14,
2024 at 9:00 a.m.
Motion Carried.
E^
Page 8 of 427
Blaine Parkin, Ed Ketchabaw,
Chief Administrative Officer/Clerk. Warden.
Page 9 of 427
ElginCounty
Report to County Council
From: Ed Ketchabaw, Warden
Date: April 29, 2024
Subject: Warden's Activity Report (April 2024)
Recommendation(s):
THAT the report titled "Warden's Activity Report (April 2024)" dated April 29, 2024 from
Warden Ketchabaw be received and filed.
Introduction:
The purpose of this report is to provide a high-level summary of the meetings and
official functions I have attended during the month of April 2024 as Elgin County
Warden.
Background and Discussion:
Events/Meetings Attended by Warden:
April 2024:
• County Council Meetings (April 9 and 30)
• SCOR Meeting With Area MPPs (April 2)
• Rural Initiatives and Planning Advisory Committee (April 3)
• Elgin EOC Solar Eclipse Meeting #1 (April 4)
• Elgin EOC Solar Eclipse Meeting #2 (April 5)
• Elgin EOC Solar Eclipse Meeting #3 (April 6)
• Elgin EOC Solar Eclipse Meeting #4 (April 7)
• Elgin EOC Solar Eclipse Response Day (April 8)
• Elgin Federation of Agriculture — Agricultural Roundtable (April 5)
• WOWC Meeting (April 5)
• St. Thomas Impact Awards (April 12)
• St. Thomas Home Show (April 13)
• Terrace Lodge Redevelopment Fundraising Committee (April 15)
• Business Retention and Expansion Meeting (April 17)
• Growth Planning Steering Committee (April 18)
• Elgin EOC Solar Eclipse Debrief Meeting (April 19)
Page 10 of 427
• Central Elgin — St. Thomas Boundary Adjustment Announcement (April 19)
• Ontario Good Roads Association Conference (April 21-24)
• Economic Development Meeting (April 24)
• WOWC Virtual Meeting With MPPs (April 26)
• Flag Raising for National Day of Mourning (April 26)
• Elgin County Ex -Wardens Association Luncheon (April 26)
• Rural Initiatives and Planning Advisory Committee (April 30)
Financial Implications:
None.
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
❑ Ensuring alignment of
❑ Planning for and
❑ Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
❑ Exploring different ways
❑ Fostering a healthy
now and in the future.
of addressing community
environment.
need.
❑ Delivering mandated
❑ Enhancing quality of
programs and services
® Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
Elgin County continues to work with and find ways to collaborate with Elgin's municipal
partners.
Communication Requirements:
None.
Conclusion:
I look forward to representing Elgin County Council at various events throughout my
term as 2024 Warden.
All of which is Respectfully Submitted Approved for Submission
Page 11 of 427
Ed Ketchabaw Blaine Parkin
Warden Chief Administrative Officer/Clerk
Page 12 of 427
Report to County Council
From: Warden Ed Ketchabaw, Chair of Rural Initiatives and Planning Advisory
Committee
Date: May 1, 2024
Subject: 2024 Community Grant Program Allocations
Recommendation(s):
THAT Elgin County Council approve the 2024 Community Grant Program allocations as
proposed by the Rural Initiatives and Planning Advisory Committee.
Introduction:
The Rural Initiatives and Planning Advisory Committee (RIPA) is responsible for
considering grant requests made to County Council through the Community Grant
Program (CGP) and making recommendations to Council as to which organizations
should be provided funding as part of the Council budget process.
The CGP is currently divided into two streams: Community Services, and Festivals and
Events. These two streams are further divided into Cultivate (existing programs and
events) and Seed (new programs and events).
The CGP was developed in 2020 to replace the previous grant process and has
undergone several minor changes at the direction of the Committee.
Background and Discussion:
The Application Scoring Process
The CGP scoring process has been designed to ensure the Committee is able to
objectively review requests for funding using a fair and consistent process. This is
particularly important as the program is regularly oversubscribed.
1. Applications are first screened for eligibility against a set of criteria laid out in the
CGP application.
2. Applications that do not meet eligibility criteria are removed from consideration.
3. Applications are then reviewed independently by each Committee Member and
scored using a standard scoring matrix.
Page 13 of 427
4. Staff compile the scores received from each Committee Member to determine an
average total score for each application.
5. Applications must receive an average total score of 60% or higher to be
considered for funding. Applications that do not meet this threshold are also
removed from consideration.
6. A Weighted Formula is then used to calculate proposed allocations.
7. The Committee is presented with a list of proposed funding allocations to
consider for approval.
8. Council is presented with the Committee's recommendations for consideration.
2024 Application Overview
There is $74,358 allocated for the CGP as part of Council's approved 2024 Budget.
A total of 29 applications were received for the 2024 intake period.
9 applications did not meet the eligibility criteria of the program or achieved lower than
an average total score of 60%.
There were 20 applications that were eligible for funding, and total eligible asks were
$147,500.
2024 Recommended Allocations
Overview by Funding Stream
Ask
% of total ask
Proposed
Budget
Community Services - Seed
$0
0%
$0
Community Services -
Cultivate
$56,100
38%
$28,281
Festivals & Events - Seed
$7,000
5%
$3,529
Festivals & Events - Cultivate
$84,400
57%
$42,548
TOTAL
$147,500
100%
$74,358
Community Services
There were no Community Services Seed Applications recommended for funding in
2024.
Community Services -
Average
Ask
Weighting
Recommended
Cultivate
Total
Factor
Allocation
Score
St. Thomas -Elgin
70
$10,000
0.0213660
$4,859
Second Stage
Transitional Residents
Quad County Support
72
$3,000
0.0065929
$1,499
Services
Page 14 of 427
STEAM Education
Centres Incorporated
69
$10,000
0.0210607
$4,790
The Family Central
Apartments
75
$10,000
0.0228921
$5,206
Mennonite Community
Services
72
$10,000
0.0219764
$4,998
Multi -Service Centre
73
$2,100
0.0046791
$1,064
VON - Student Nutrition
Program
77
$9,000
0.0211523
$4,810
Elgin 4-H Association
76
$2,000
0.0046395
$1,055
TOTAL
584
$56,100
0.1243590
$28,281
Festivals and Events
Festivals and Events -
Average
Ask
Weighting
Recommended
Seed
Total
Factor
Allocation
Score
Tyrconnell Heritage
76
$7,000
1.0000000
$3,529
Society - Backus Page
TOTAL
76
$7,000
1.0000000
$3,529
Festivals and Events -
Average
Ask
Weighting
Recommended
Cultivate
Total
Factor
Allocation
Score
Bayham Historical
71
$1,500
0.0015675
$733
Society - Edisonfest
Straffordville Community
72
$10,000
0.0105973
$4,958
Committee - Watermelon
Fest
Port Burwell Periscope
68
$10,000
0.0100085
$4,683
Playhouse
Elgin County Plowmen's
74
$500
0.0005446
$255
Association
Bayham Beachfest
70
$10,000
0.0103029
$4,821
CALIPSO
79
$10,000
0.0116276
$5,440
Wallacetown Ag Society
80
$10,000
0.0117747
$5,509
Port Burwell Historical
75
$4,900
0.0054090
$2,531
Society
Aylmer & East Elgin Ag
68
$10,000
0.0100085
$4,683
Society
Shedden Ag Society
73
$7,500
0.0080583
$3,770
Rodney Ag Society
75
$10,000
0.0110388
$5,165
TOTAL
805
$84,400
0.0909379
$42,548
Financial Implications:
$74,358 has been included in the Elgin County 2024 Budget for the CGP.
Page 15 of 427
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
® Ensuring alignment of
❑ Planning for and
❑ Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
❑ Exploring different ways
❑ Fostering a healthy
now and in the future.
of addressing community
environment.
need.
❑ Delivering mandated
® Enhancing quality of
programs and services
® Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
None.
Communication Requirements:
After Council's decision is finalized, letters from the Chair of the Rural Initiatives and
Planning Advisory Committee will be sent to both the successful and unsuccessful
applicants.
Conclusion:
After diligent consideration, Committee Members submitted individual scores for each
CGP application received. These scores were combined and then proposed allocations
were calculated using a weighted formula. These proposed allocations are before the
Council for consideration.
All of which is Respectfully Submitted
Ed Ketchabaw
Warden and Chair of the Rural Initiatives and Planning Advisory Committee
Page 16 of 427
ElginCounty
Report to County Council
From: Mike Hoogstra, Manager of Procurement & Risk
Date: May 14, 2024
Subject: Procurement Activity Report Q1 (January 1, 2024 to March 31, 2024)
Recommendation(s):
THAT the report titled "Procurement Activity Report Q1 (January 1, 2024 to March 31,
2024)" from the Manager of Procurement & Risk dated May 14, 2024 be received and
filed.
Introduction:
The County's Procurement Policy requires that an information report containing the
details relevant to the exercise of delegated authority for all contracts awarded that
exceed $15,000, including amendments and renewals, be prepared and reported to
Council on a quarterly basis. This report covers the period from January 1, 2024 to
March 31, 2024.
Background and Discussion:
The Council of the Corporation of the County of Elgin delegated authority to the Directors
to award contracts as follows:
Value
Report Status
Greater than $15,000
but less than $250,000
No report to Council required if within approved
budget
Council also approved that an information report would be brought forward containing
details of the award of contracts including amendments and renewals. The detailed
report of the award of contracts is attached as Appendix A.
Financial Implications:
Prior to contract and purchase order approval, confirmation is made to ensure that the
appropriate funds are available in the approved budget.
Page 17 of 427
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
❑ Ensuring alignment of
❑ Planning for and
® Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
❑ Exploring different ways
❑ Fostering a healthy
now and in the future.
of addressing community
environment.
need.
® Delivering mandated
❑ Enhancing quality of
programs and services
❑ Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
None
Communication Requirements:
None
Conclusion:
This report is submitted to summarize the County's procurement activity for the first
quarter of 2024 in accordance with the reporting requirements as set out in section 12.2
of the Procurement Policy.
All of which is Respectfully Submitted
Mike Hoogstra
Manager of Procurement & Risk
Jennifer Ford
Director of Financial Services / Treasurer
Approved for Submission
Blaine Parkin
Chief Administrative Officer/Clerk
Page 18 of 427
APPENDIX A
Procurement Activity — January 1, 2024 to March 31, 2024
Department
Budget
Project
Supplier /
Amount
Allocation
Contractor
(HST excluded)
/ PO#
Engineering
Capital
Rooftop HVAC Replacement Project
Combustion
$130,000
Services
PO# 1118
(5 units) — Elgin Manor
Techs
Capital
Lighting Upgrades (LED Retrofit) —
Eckel Electric
$99,500
PO# 1119
Bobier Villa
Capital
King Bridge Replacement —
G. Douglas
$94,619
2024-P05
Engineering Services
Vallee Limited
Capital
St. George Street - Stormwater
Matrix Solutions
$26,000
Modelling and Review
Inc.
Homes &
Capital
Resident Furniture for Phase 2 of
Stevans Sales &
$45,938
Seniors
PO# 1084
Terrace Lodge Redevelopment
Marketing
Services
Capital
Resident Window Coverings for
Stevans Sales &
$26,351
PO# 1089
Phase 2 of Terrace Lodge
Marketing
Redevelopment
Operating
Social Support Services
Age -Wise
$85,000*
(One-year term with option to renew
Solutions
*approximate
for one additional year)
cost per year
Emergency
Operating
911 Emergency Response Network
Northern
$28,032
Management
Primary Public Safety Answering
Communication
Position (PPSAP)
Services
Annual Contract Extension
Shared Service, reimbursed by
Municipal Partners
Capital
Aluminum Cargo Trailers
Action Trailers
$38,090
PO# 1079
(one 18' and three 8' trailers)
[Legacy Oil & Gas Wells Funding]
Capital
Emergency Cots, Pillows, etc.
Canadian Tire
$15,255
PO# 1105
[Legacy Oil & Gas Wells Funding]
Aylmer
Page 19 of 427
Department
Budget
Project
Supplier /
Amount
Allocation
Contractor
(HST excluded)
/ PO#
Information
Capital
Audio Visual Upgrades - POA
Dynamix London
$18,142
Technology
PO# 1115
Courthouse
Inc.
Page 20 of 427
ElginCounty
Report to County Council
From: Andrea Loughlean, Manager of Emergency Management & Elgin -Middlesex
Regional Fire School
Date: May 14, 2024
Subject: 2023 Emergency Management Compliance
Recommendation(s):
THAT the report titled "2023 Emergency Management Compliance" from the Manager
of Emergency Management & Elgin -Middlesex Regional Fire School dated May 14,
2024 be received and filed.
Introduction:
The Emergency Management and Civil Protections Act (EMCPA) requires every
municipality in the province of Ontario to develop and implement an Emergency
Management (EM) program. Through Emergency Management Ontario's (EMO)
compliance portal, evidence of these requirements must be submitted for annual
compliance of each municipality.
Background and Discussion:
The EMCPA legislative requirements mandate that every municipality's EM program
must include the following components: hazard identification and risk assessment,
critical infrastructure list, emergency response plan (ERP), program bylaw, annual
review, annual training, annual exercise, public education program, Emergency
Operations Center, Community Emergency Management Coordinator (CEMC),
Emergency Management Program Committee, Emergency Control Group, and
Emergency Information Officer.
Despite personnel challenges through the fall of 2023, all requirements of compliance
were met and Elgin County's 2023 EM compliance submission was successful.
Moving forward into 2024, suggestions made by the St. Clair Sector EMO Field Officer
will assist the County in adjusting our existing EM program, resulting in a more robust
emergency management program overall. These suggestions include updates to the
bylaw, control group membership, as well as wording and role descriptions in the ERP.
Page 21 of 427
The EM department will be discussing these suggestions with the Program Committee
and, with collective approval of the committee, implementing these suggestions
throughout the year.
Financial Implications:
While there are no specific financial implications to the County or its lower tier
municipality regarding successful compliance, the financial implications presented by
not having an emergency program are unknown and potentially significant.
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
® Ensuring alignment of
❑ Planning for and
® Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
® Exploring different ways
® Fostering a healthy
now and in the future.
of addressing community
environment.
need.
® Delivering mandated
® Enhancing quality of
programs and services
® Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
A successful EM program, along with dedicated staff within the County's EM
department, will offer the opportunity for assistance and support for all LMP's EM
programs.
Communication Requirements:
Communication of the 2023 compliance results as well as the suggested changes from
EMO will be discussed with the Elgin Program Committee at the next program
committee meeting.
Conclusion:
A copy of the compliance results is attached to this report. The EM department looks
forward to working with the Program Committee to implement the suggestions made by
EMO Field Officer and achieving another successful compliance year for 2024.
All of which is Respectfully Submitted Approved for Submission
Andrea Loughlean
Blaine Parkin
Page 22 of 427
Manager of Emergency Management Chief Administrative Officer/Clerk
& Elgin -Middlesex Regional Fire School
Page 23 of 427
Treasury Board Secretariat
Emergency Management Ontario
25 Morton Shulman Avenue
Toronto ON M3M 0131
Tel: 647-329-1200
April 15, 2024
County of Elgin
Secretariat du Conseil du Tresor
de la gestion des situations d'urgence
Ontario
25 Morton Shulman Avenue
Toronto ON M3M 0131
Tel.: 647-329-1200
Dear Andrea Loughlean - CEMC:
Emergency Management Ontario (EMO) is proud to support your efforts to deliver on
our common mission to ensure Ontarians are safe, practiced and prepared before,
during and after emergencies.
The Emergency Management and Civil Protection Act (EMCPA) requires each
municipality to develop and implement an Emergency Management (EM) program that
includes:
• Municipal hazard and identification risk assessment;
• Municipal critical infrastructure list;
• Municipal emergency plan;
• Program By-law;
• Annual Review;
• Annual training;
• Annual exercise;
• Public education program;
• An Emergency Operations Center;
• A Community Emergency Management Coordinator;
• An Emergency Management Program Committee;
• A Municipal Emergency Control Group (MECG) and;
• An Emergency Information Officer.
Emergency Management Ontario (EMO) assists municipalities by making available our
Field Officers and other resources to provide advice and guidance, deliver training,
participate in exercises, and other advisory services including annually advising
municipalities on achieving their EMCPA requirements.
Thank you for sharing your EM program related information and the effort undertaken
to do so. Upon review of the documentation submitted, EMO is pleased to advise that
our assessment indicates that your municipality has satisfied all thirteen (13) program
elements required under the EMCPA.
Congratulations on your municipality's efforts in meeting your EMCPA requirements in
Page 24 of 427
2023.
You may also be interested in learning of the following information for further context:
• 412 of 444 municipalities sought EMO's advice on their progress to meet their EMCPA
requirements in 2023, of which 405 were advised they appeared to satisfy their EMCPA
requirements.
• Of the 7 municipalities who were advised they did not appear to meet all 13 program
elements required under the EMCPA, the most prevalent reasons were:
• Not designating an Emergency Information Officer;
• CEMC did not complete training;
• Not completing the annual MECG training; and/or
• Not completing an annual review of their EM program.
There is nothing more important than the safety and wellbeing of our families and loved
ones, and the importance of ensuring that your municipality is as prepared as possible
for any potential emergency cannot be understated.
Once again, EMO is here to assist municipalities in achieving their EMCPA requirements.
For further information or if you have any questions or concerns about this letter, please
contact our Field Officer assigned to your Sector; their contact information is below.
Name:
Holly Robert
Email:
holly.robert@ontario.ca
Phone:
437-217-0230
Sincerely,
Heather Levecque
Assistant Deputy Minister and Chief, Emergency Management
Treasury Board Secretariat
cc: Warden Ed Ketchabaw
Page 25 of 427
ElginCounty
Report to County Council
From: Nicholas Loeb, Director of Legal Services
Date: May 14, 2024
Subject: LS 24-6 Land Ambulance Agreement — Medavie EMS
Recommendation(s):
THAT the report titled "LS 24-6 Land Ambulance Agreement — Medavie EMS" from the
Director of Legal Services dated May 14, 2024 be received and filed; and
THAT Council of the County of Elgin award a single -source contract for the provision of
Land Ambulance Services to Medavie EMS Ontario Inc. for the period January 1, 2024
to December 31, 2026, with an option to extend for an additional three-year term, in the
annual amount of $12,708,248 subject to CPI Adjustments in the years 2025 and 2026;
and
THAT Council of the County of Elgin authorize the Warden and CAO to execute an
agreement substantially in the form of the contract attached to this report.
Introduction:
This report recommends that Council award and approve a single -source contract for
the provision of Land Ambulance Services to Medavie EMS Ontario Inc. ("Medavie") for
the period of January 1, 2024-December 31, 2026, with an option to extend for an
additional three-year term.
Background and Discussion:
Pursuant to legislation, the County of Elgin is responsible for the provision of land
ambulance services in its geographic jurisdiction and the City of St. Thomas. The
reconciliation of the services between the County of Elgin and the City of St. Thomas is
subject to the delivery service agent agreement between the two municipalities.
Medavie EMS Ontario Inc. has provided land ambulance services to the County of Elgin
and City of St. Thomas since January 1, 2014 pursuant to an initial three year contract
that was extended pursuant to its terms, as amended, and expiring on December 31,
2024.
Page 26 of 427
The City of St. Thomas was provided period updates on the negotiations throughout this
process.
Single -Source Procurement
There are a limited number of private providers of land ambulance services. In 2023,
Council gave direction to the Interim Chief Administrative Officer to pursue negotiations
to enter into a single -source contract for the continued provision of land ambulance
services by Medavie EMS Ontario Inc. Staff have been satisfied with the services
provided over the past decade.
The County's procurement By -Law No. 20-07 provides that a single source contract
may be awarded where there is more than one source of supply in the open market, but
there are valid and sufficient reasons for selecting one supplier in particular. The criteria
of single -source procurement includes a need for compatibility and goods and/or
services previously acquired.
Staff analysis concludes that the criteria for a single -source purchase is met.
2024-2026 Agreement
Pursuant to Council's direction, the County has completed negotiations for a three (3)
year agreement with Medavie. The Agreement contemplates continuation of the existing
level of service that was in place at the time of expiration of the prior contract.
Negotiated changes to the agreement include the following:
• Provisions have been added regarding mandatory reporting to County and City
Council.
• The liability of Medavie has been capped to align with its insurance limits, being
$20,000,000. Previously, there was no ultimate aggregate cap on liability. Staff
find this change to be acceptable because the insurance limits are specifically
intended to provide sufficient risk management for the nature of paramedicine
services.
• The annual cost includes a known escalator for labour, as those costs are known
for the duration of the Agreement. The costs for other items are subject to
October over October CPI adjustment.
• Costs for heightened service levels, should they arise during the term of this
Agreement, are set out in Schedule "E". Given the potential for growth in the
Elgin -St. Thomas area, this assists in financial forecasting.
• The requirement for Medavie to lodge a performance bond with the County has
been removed, with the savings related the release of that obligation included in
the annual pricing.
• Clarity was provided regarding legacy financial responsibilities related to
employees.
• Clarity was inserted regarding the obligations of the parties on termination of the
Agreement or any change by the Province of Ontario to the delivery of land
ambulance services that removes the responsibility from municipalities.
Page 27 of 427
• Sections have been deleted that are more properly dealt with in the station lease
agreements.
• Language and schedules have been updated throughout the document to
remove and replace outdated terms and conditions or information that has
become obsolete through either legislative changes or operational differences.
Financial Implications:
The Agreement has a budgetary impact of $12,708,248 in 2024, and the same amount
subject to adjustments as set out in Schedule "E" of the agreement for 2025 and 2026.
The costs of this Agreement are included in the 2024 budget passed by Council.
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
® Ensuring alignment of
® Planning for and
® Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
® Exploring different ways
❑ Fostering a healthy
now and in the future.
of addressing community
environment.
need.
® Delivering mandated
® Enhancing quality of
programs and services
® Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
None.
Communication Requirements:
This approval of the contract will be communicated to Medavie as well as the City of St.
Thomas.
Conclusion:
Staff recommend the award and authorization for execution of a single -source
agreement with Medavie for the provision of land ambulance services for the period of
January 1, 2024 through December 31, 2026.
Page 28 of 427
All of which is Respectfully Submitted
Nicholas Loeb
Director of Legal Services
Approved for Submission
Blaine Parkin
Chief Administrative Officer/Clerk
Page 29 of 427
THIS AGREEMENT made effective the 1st day of January, 2024
BETWEEN:
CORPORATION OF THE COUNTY OF ELGIN
(hereinafter referred to as "County")
-and -
MEDAVIE EMS ELGIN ONTARIO INC.
(hereinafter referred to as"Medavie")
of the first part
of the second part
WHEREAS THE COUNTY is, pursuant to the provisions of the Ambulance Act, R.S.O.
1990, c.A.10, as amended (hereinafter referred to as "the Act"), responsible for the
provision of land ambulance services throughout the geographic area of the County of
Elgin including the separated City of St. Thomas;
AND WHEREAS Medavie was, pursuant to a written Agreement in force and amended
from time to time, the service provider for land ambulance services for Elgin County from
January 1, 2014 through December 31, 2023;
AND WHEREAS Elgin County has been satisfied with the delivery of land ambulance
services by Medavie and desires for Medavie to continue providing land ambulance
services in Elgin County for a period of three years;
AND WHEREAS Medavie has offered to provide such land ambulance services and the
County has accepted that offer;
NOW THEREFORE THIS AGREEMENT WITNESSETH that in consideration of the
mutual covenants and Agreements and subject to the terms and conditions set forth in
this Agreement, the Parties agree as follows:
SECTION 1 - DEFINITIONS
In this Agreement,
a) "Act" means the Ambulance Act of Ontario and the Regulations passed under that
Act.
Page 30 of 427
b) "ALS" means Advanced Life Support, specifically, at a minimum, the on -scene
delivery of all skills defined in the Ambulance Act and its regulations for Advanced
Care Paramedics, including the delivery of care which involves the delegation of one
or more Controlled Medical Acts by a physician licensed in the Province of Ontario
to an Emergency Medical Attendant.
c) "Ambulance" and "ambulance service" have the same meaning that they have under
the Act, as amended from time to time.
d) "Base Hospital' is a hospital that has applied for and has been designated as such
by the Ministry of Health and provides medical direction, leadership and advice in
the provision of ambulance -based pre -hospital emergency health care within a
broad -based, multidisciplinary community emergency health services system in a
specified geographical area. It also provides training, quality assurance, continuing
education and guidance to ambulance -based pre -hospital emergency care
providers.
e) TACC" means Central Ambulance Communications Centre, or the dispatch centre
designated under the Act.
f) "CPAP" means continuous positive airway pressure.
g) "County" means the "Corporation of the County of Elgin"
h) "Dispatcher" has the same meaning that it has under the Regulations, as amended
from time to time.
i) "Downstaffing" is the term used to describe the period of time when ambulance
staffing falls short of the predefined coverage requirement set out in the approved
staffing pattern. An ambulance is considered downstaffed when one or both
paramedics are not available to respond to a call, i.e., for reasons of paramedic
absenteeism, paramedic taking ill during a shift, etc.
j) "Duty Officer" means the staff member who will accept full responsibility for all duties
and obligations of the ambulance crew(s) on each shift.
k) "Emergency Health Services Branch" or "EHSB" means the branch responsible for
the Act through the Ministry of Health.
1) "Emergency Medical Attendant" has the same meaning that it has under the Act or
the regulations, as amended from time to time.
m) "Medical Director" means the Medical Director of the Base Hospital Program.
n) "Medavie" means "Medavie EMS Elgin Ontario Inc."
Page 31 of 427
o) "Regulations" means regulations enacted pursuant to and in accordance with the
Act.
p) "Service Area" means the geographic area of the County of Elgin including the
separated City of St. Thomas.
q) "Services" and/or "services" means the services that Medavie is required to
provide under this Agreement.
SECTION 2 - GENERAL INTERPRETATION RULES
2.01 The headings contained in the body of this Agreement shall be deemed to have
been inserted for convenience for reference only.
2.02 For the purposes of this Agreement, the singular shall include the plural, as the
context requires.
2.03 The Schedules annexed to this Agreement shall form part of the Agreement as fully
as if set forth in thecontract.
2.04 When used in this Agreement, the terms "Medavie" or "County" shall be deemed to
include their respective servants, officers, employees, agents, authorized
representatives and any other persons for whom they are in law responsible.
2.05 When used in this Agreement the term "working days" shall be deemed to mean
Monday to Friday excluding holidays.
2.06 Any reference in the Agreement to any statute or legislation will include all
amendments to such statute or other legislation enacted from time to time and will
be deemed to include any law, which is enacted to replace such statute or other
legislation.
2.07 Time shall be of the essence of this Agreement.
SECTION 3 - COMMENCEMENT AND EXPIRY
3.01 The duration of this Agreement shall be for a period of three (3) years retroactive to,
and commencing on, January 1, 2024, and, unless terminated earlier or extended
in accordance herewith, ending on December 31, 2026.
3.02 Notwithstanding anything to the contrary, this Agreement may, by mutual
Page 32 of 427
Agreement, be extended for up to one (1), three (3) year extension. All such
extensions shall require an amendment to this Agreement inwriting.
SECTION 4 - EARLY TERMINATION
4.01 This Agreement shall terminate immediately where, for any reason (including but
not limited to termination given effect under any provision of the Act or the
Regulations, and the non -renewal or revocation of Medavie's certification), Medavie
is no longer capable of providing or is no longer certified to provide the Services.
4.02 Notwithstanding anything herein to the contrary, the County may terminate this
Agreement forthwith by notice to Medavie, if, at any time during the term of the
Agreement, any one or more of the following events occur:
If any license or certification required to authorize Medavie to provide the
Services is revoked, suspended or not renewed;
Medavie becomes bankrupt or insolvent or a receiver, trustee or similar official
is appointed for Medavie or for its property, or if Medavie makes a general
assignment for the benefit of its creditors, or in the event there is instituted by or
against Medavie, any other type of bankruptcy or insolvency proceedings;
iii. If any person, including, without limitation, a creditor or secured party, repossess
any assets of Medavie such that, in the County's sole opinion, Medavie will be
unable to fully perform the Services in accordance with the requirements of this
Agreement; or
iv. If Medavie commits a material breach of any provision of this Agreement or if
any material adverse change occurs in the business, financial condition,
properties, personnel or affairs of Medavie which causes or, in the sole opinion
of the County acting reasonably, is likely to result in Medavie being unable to
fully perform the Services in accordance with the requirements of this
Agreement.
4.03 a) Subject to sections 4.01, 4.02, and 4.03 (c), if at any time Medavie commits any
breach of this Agreement or fails to carry out any of its obligations pursuant to this
Agreement, the County may deliver to Medavie a notice of default setting out the
nature of the default, the manner in which and a reasonable date by which the
default is to be remedied, or the date for commencement of steps to cure the default
and the date by which it is to be remedied.
b) Medavie shall, before the earlier of the dates specified in the notice of default by
which the default is to be remedied or steps are to be commenced to cure the
default, deliver to County, either:
Page 33 of 427
a notice setting out the manner in which and the date by which the
party intends to remedy the default or commence steps to cure the
default; or
a notice of dispute setting out any facts which Medavie relies upon to
dispute that it is in default under this Agreement.
c) For the purpose of this Agreement, defaults of Medavie shall be classified as major
or minor. Major and minor defaults and the consequences for each such default are
defined and/or detailed immediately below. It is agreed that the commission of any
major default by Medavie, if not cured as contemplated by sections 4.03(a) and (b),
shall entitle the County to terminate this Agreement forthwith.
Default
Consequence
Major
1. Failure to provide two qualified
This is a major default and the County
emergency medical attendants per
-of Elgin may terminate the
ambulance vehicle as per the
Agreement forthwith
staffing pattern, with at least one
having PCP qualifications is
considered a major default.
2. Failure to provide continuous
This is a major default and the
insurance coverage is considered a
County of Elgin may terminate the
major default.
Agreement forthwith.
3. Where Medavie has given the
This is a major default and the
County of Elgin the required notice
County of Elgin may terminate the
of delays to legislated response
Agreement forthwith.
times as set forth below (see
section 13.01), three curable delays
or failure to notify the County of
Elgin as required will be considered
a major default.
Page 34 of 427
4.
Failure to provide annual mandatory
This is a major default and the
training and annual certification as
County of Elgin may terminate the
prescribed by the Director,
Agreement forthwith.
Emergency Health Services
Branch, MOHLTC relevant to land
ambulance service provision is
considered a major default.
5.
Failure to meet any legislative
This is a major default and the
requirement(s) that affect public
County of Elgin may terminate the
health and safety.
Agreement forthwith.
6.
Inability to provide 24-hour
This is a major default and the
operational supervision will be
County of Elgin may terminate the
considered a major default.
Agreement forthwith.
Minor
Consequence
1.
Failure to submit financial and
Up to two occurrences in a calendar
operational reports to the County
year will be considered minor
of Elgin as per the Agreement
default. The third violation in a
will be considered a minor
calendar year or a failure to rectify a
default.
minor default will be considered a
major default.
2.
Failure to satisfy vehicle
Up to two violations per calendar
maintenance standards as
year will be considered a minor
required by this Agreement,
default.
including any Schedule hereto, will
Greater than two violations per
be considered a minor default. In
calendar year will be a major
addition, permitting vehicle
default.
service by unauthorized service
providers or dealerships will also
be considered a minor default.
3.
Failure to meet public relations
Up to two violations in a calendar
plans and programs as jointly
year will be considered minor
designed by the Corporation of
defaults capable of remediation. The
the County of Elgin and Medavie
third violation in a calendar year or
as approved by the Corporation of
failure to rectify minor deficiencies
the County of Elgin will be
will be considered a major default.
considered a minor default.
Page 35 of 427
NOTE - it is acknowledged and agreed that the following factors shall be taken into
account in assessing whether or not a major or minor default has occurred-
1 . Whether notice has been given to the County of Elgin of unusual weather or
driving conditions, which conditions render it unsafe for both staff or Medavie
and the public. Notice must be given by facsimile transmission, email, text
message or telephone, as may agreed between the Parties from time to
time;
2. If there is an interruption to service caused by a force majeure event
including natural elements, fire or war occurring without negligence or other
wrong doing on the part of Medavie. Notice of such cause of service
interruption must be given by facsimile transmission, email, or telephone;
3. If there is an interruption or delay to service caused by a direct labour
disruption such as a strike, job action, labour dispute, or systemic
qualified paramedic labour shortage affecting the Province of Ontario,
that is beyond the reasonable control of Medavie, acting in good faith and
provided that (i) Medavie has acted reasonably in mitigating the effects;
and (ii) Medavie has provided notice to the County of such disruption;
and,
4. Whether reasonable notice has been given to the County of Elgin or
Medavie, as the case may be, of any or all major orminor defaults noted
above in order for the County of Elgin and/or Medavie to cure a default
before escalation.)
4.04 If this Agreement is terminated for any reason, in addition to any other remedies
available to the County, the following provisions will apply:
a) The County shall have the right to have immediate and free access to all of the
facilities, supplies, files and information in Medavie's possession that the
County may require to:
meet its obligations under theAmbulance Act, or
ii. investigate, administer, defend or resolve incidents or matters directly or
indirectly related to the provision of the services by Medavie pursuant to
this Agreement. For the purposes of this clause, this Agreement shall be
deemed to be an Agreement pursuant to the Personal Health
Information and Protection of Privacy Act.
b) Medavie shall not interfere with the County with respect to the hiring of
employees of Medavie upon the termination of this Agreement, and
Page 36 of 427
c) the provisions of section 4.05 herein shall apply.
4.05 a) In the event of termination or expiration of this Agreement, and Medavie is not
awarded a new contract to provide similar services to County thereafter, Medavie
shall, at its expense, immediately take all such actions as may be necessary in
order to ensure an orderly transition to a successor Proponent.
(b) Without limiting the generality of sections 4.04(1) and/or 4.05(a) and in the
event of expiry or termination of this Agreement or any extension thereof, Medavie
shall, at least ninety (90) days prior to the effective date of such expiry or
termination, provide the County with a detailed operations and transition plan to
ensure continuous provision of the Services during the course of transition from
Medavie to any successor Proponent.
4.06 In the event that during the Term of this Agreement or any extension thereto, the
Province of Ontario amends the Ambulance Act to reorganize the delivery of land
ambulance services in Ontario such that the County is no longer the responsible
entity for land ambulance services within its geographic jurisdiction and the
separated City of St. Thomas, this agreement may be terminated by the County.
Should the County elect to terminate the Agreement pursuant to this clause, the
transition of land ambulance services to a successor entity shall follow any
transition provisions of any legislation or Ontario Regulation and, if no such
transition provisions are given effect, then the County and Medavie agree that
Medavie shall have the same obligations as set out in sections 4.04 and 4.05 of
this Agreement.
SECTION 5 - NOTICE PRIOR TO EXPIRY
5.01 Medavie shall, on or before January 1, 2026, advise the County in writing as to
whether or not it will be seeking an extension to this Agreement.
SECTION 6 - SCOPE OF SERVICES TO BE PROVIDED BY MEDAVIE
General
6.01 Commencing on January 1, 2024, and continuing until this Agreement either expires
or terminates, Medavie shall provide the County with staffing and management
services set forth in Schedule "A" to this Agreement. It is acknowledged and agreed
that the County's objective is to maintain a high quality of patient care through
efficient ambulance service delivery including meeting legislated response times.
Page 37 of 427
6.02 (a) Medavie shall deliver the Services to the County as directed by the CACC, as
detailed in accordance with the Act, EHSB standards, and any other relevant
legislation and this Agreement. Medavie shall provide the County with all Services
detailed in this Agreement, subject to additions or deletions in accordance with daily
incremental service hours as may be directed or approved by the County from time
to time. The provision of Services outside of the coverage area illustrated in
Schedule "B" are not eligible for payment unless Medavie has been specifically
instructed to attend at an incident outside of the coverage area by the CACC.
b) Medavie shall deliver the Services in a manner that will maintain a high quality of
patient care through efficient service delivery, including rapid response times as
required herein. It is acknowledged that this is NOT a level -of -effort or best-efforts
Agreement. Regardless of coverage plans and staffing plans submitted by
Medavie to the County, Medavie shall utilize factors of production and
management practices necessary to achieve response time and other clinical
performance results required by the terms of thisAgreement.
c) Medavie shall, at all times, follow the direction of CACC as required by the Act. As
part of the monthly reporting detailed herein, Medavie shall provide the County with
full details of all services provided outside the County in the previous month. The
said information shall be sufficiently detailed so as to allow the County to
recover the costs thereof.
6.03 Medavie shall, at its expense, provide all staff and materials which are necessary
to provide the Services, save and except for the items to be provided by the
County as detailed in this Agreement.
6.04 Where it appears that Medavie may not be able to fulfill its obligations
hereunder, Medavie shall forthwith notify the County of such inability. Upon
receipt of such notice, the County may, at its sole option, suspend the
operation of this Agreement for such time period as the County deems
appropriate in the circumstances. Medavie shall not make or have any claim
for loss, whether economic or otherwise, or for costs, damages, expenses, or
fees against the County as the direct or indirect result of any such suspension.
The County may, at its option, engage other persons to provide the services
during any period of suspension.
Extraordinary Services
6.05 (a) Medavie acknowledges that from time to time it may be required to provide
extraordinary services. Extraordinary services shall, for the purposes of this
Agreement, be deemed to be extra work and shall be paid for in accordance
with section 22.05 below. Medavie shall only provide extraordinary services:
i. upon the written consent of the County; or
Page 38 of 427
when, as a result of an emergency occurring within the boundaries
of the Corporation of the County of Elgin as defined in the Emergency
Management and Civil Protection Act, Medavie is unable to meet the
service standards specified herein using staff assigned to provide
regular services under this Agreement and Medavie has advised the
County in accordance with Section 22 (Payment for Services);
b) When Medavie provides extraordinary services under section 6.05(a), Medavie
shall, within five (5) business days of the date the extraordinary services were
first provided, provide the County with a report detailing;
a description of the extraordinary services provided;
an explanation as to why such extraordinary services were- required to
be provided; and
iii. detailed records reflecting the time required and equipment used in the
provision of the extraordinary services:
c) For purposes of section, extraordinary services include circumstances where
additional personnel and equipment are required beyond the staffing pattern and
equipment allocated by the County, due to disaster, extraordinary weather (i.e.
100 year storms), or circumstances when there are large numbers of patients or
a request for mutual aid by another Municipality.
Non Exclusivity
6.06 (a) Medavie shall not be required to provide its services exclusively to the
County PROVIDED that Medavie's obligations under this contract shall always
take priority and receive preference.
(b) It is hereby acknowledged and agreed that "paid duty" assignments
accepted by Medavie are not Services within the meaning of this Agreement
and that Medavie is not entitled to payment by the County for such work.
6.07 The County shall use Medavie's services as and when required, but shall be
under no obligation to provide a guaranteed minimum level of activity or call
volume. It is acknowledged that all historical data on past call volume within
the service area has been provided to Medavie to illustrate the level of
performance and not as an indicator or guarantee of future volumes.
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Liaison Services
6.08 Medavie shall coordinate its work with other agencies providing emergency
services, including Area Fire Departments, in designing and implementing
complementary and effective emergency services to the citizens of Elgin County.
For the purposes of payment, liaison services shall be deemed to be part of the
Services required hereunder.
Public Relation Services
6.09 (a) Medavie shall, on behalf of and in the name of the County, provide at least two
hundred (200) hours of public relations or community service annually as part of
the Services for which Medavie is receiving compensation pursuant to this
Agreement. Such services shall prominently feature the County as subsidizing
entity at the event and such other events as the County may, from time to time,
require. Without limiting the generality of the following, Medavie shall prominently
feature the Corporation of the County of Elgin and the County's EMS logos.
Medavie acknowledges that the said two hundred (200) hours is not volunteer time
and that the purpose is to promote the County, not Medavie, and the principle that
ambulance services are funded by taxpayers of the County.
b) The County may, in its sole discretion, require Medavie to provide public
relations and/or community services at one or more designated events from time
to time. Medavie shall provide such services without extra payment. Medavie shall
be given credit towards the two hundred (200) hours required annually under
section 6.09 for such designated event services in an amount equal to the time
actually spent delivering services at the designated event.
c) Medavie shall not be entitled to payment for public relations services unless:
Medavie has first submitted a work plan detailing the events, the staffing
requirements and County's resources (if any) required for the event at
least one (1) week in advance of the event and such work plan has been
approved by the County; and
ii. a monthly report, including time spent and detailing to how the County
has benefited from the event, is submitted and accepted by the County.
d) Medavie acknowledges that payment shall only be made for events approved
by the County in writing in advance.
e) It is acknowledged that Medavie may participate in unapproved events. Medavie
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acknowledges that any expenses associated with such unapproved events are
business expenses for the sole benefit of Medavie and are unrelated to the
services herein. No credit towards the two hundred (200) hours described in
section 6.09 (1) shall be given for such events. All hours participating in such
events must be disclosed by Medavie in its regular reports to the County.
SECTION 7 - SERVICE STANDARDS
7.01 Medavie shall provide the Services in accordance with the standards set forth
herein.
7.02 Medavie warrants that it holds a current and valid certification under the Act and to
provide the same herein. Medavie shall, at all times, maintain such certification
during the duration of this Agreement. Medavie shall produce a copy of such
certification to the County forthwith upon request.
7.03 In the event that the certification described in section 7.02 is, at any time,
terminated, suspended, allowed to lapse or amended in any way, Medavie shall
forthwith notify the County. Upon receipt of such notice, the County may, at its
option, forthwith terminate this Agreement.
7.04 Medavie shall, at all times, provide the Services in accordance with this Agreement
and the Act. Where Medavie alleges a difference between a standard set out in
this Agreement and a standard set out in the Act, the applicable standard (which
shall in no circumstances be less than that required under the Act) shall be
determined by the County whose decision shall be final.
7.05 (a) Medavie shall provide the Services continuously twenty-four hours a day, seven
days a week. An adequate number of qualified staff shall be available at all times
to deliver the service in accordance with the approved staffing pattern. Attached
hereto as Schedule "C" is the annual approved staffing pattern for the year 2024.
The staffing pattern shall at all times be prepared in accordance with this
Agreement. No changes to the annual approved staffing patterns shall be made
without the consent, in writing, of the County having first being obtained.
b) Medavie shall use its staff resources in an effective, efficient and economical
manner. Medavie shall, on or before tenth day of each month of the term of this
Agreement or any extension thereof, provide the County with an up to date report
for all activities undertaken by Medavie pursuant to this Agreement up to and
including the end of the previous calendar month.
c) When Medavie proposes a change in the staffing pattern, Medavie may submit
to the County an operational needs analysis supporting the proposed staffing
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pattern variances. The County is under no obligation whatsoever to accept any
such proposal by Medavie and may reject such proposal without cause or reasons.
d) The County may, but is not obliged to, require staffing pattern changes. The
Parties acknowledge and agree that Medavie shall be reimbursed for any and all
additional cost arising from or attributable to staffing pattern changes requested by
the County and, further thereto, the Parties further agree that the contract price,
including regular monthly payment, shall be adjusted to account for such additional
costs. In addition, the Parties agree to amend any other provision within this
Agreement or any Schedule hereto to account for and address issues arising from
or attributable to such staffing pattern changes as requested by the County.
7.06 Medavie shall have an on -duty service duty supervisor, twenty-four hours a day,
seven days a week, for the purpose of addressing all service delivery issues. The
service duty supervisor shall have sufficient authority to immediately correct any
default or deficiency in the service.
7.07 Medavie shall provide emergency and non -emergency service in accordance with
the legislated response times.
7.08 Medavie shall use, for each ambulance call, two qualified emergency medical
attendants (P1), with at least one attendant possessing Paramedic Primary level
qualifications (Symptom Relief and Semi -Automatic Defibrillation) as well as
qualifications in CPAP, Intravenous Therapy and Twelve Leads
Electrocardiogram. When or if providing first response, Medavie shall use one
qualified emergency medical attendant with Paramedic Primary level
qualifications. Each emergency medical attendant must hold the qualifications as
set out in the Regulations or meet such conditions as from time to time may be
prescribed by Regulation or determined by the County in its sole discretion.
7.09 Where Medavie proposes to employ a new emergency medical attendant, Medavie
shall do so in accordance with the Act and any existing employment contract or
collective agreements. Medavie shall make every reasonable and practical effort
to recruit qualified P1 Plus CPAP, with Primary Care Paramedic qualifications, to
fill vacancies on and after January 1, 2024. Medavie acknowledges and agrees
that public relations are an important part of the services and shall take such
requirements into account in any hiring decision.
7.10 Medavie shall, in the provision of the Services:
i. abide by the provisions of the Act;
ii. provide service in accordance with the Act and this Agreement and, in
particular, patient care standards established under the Act;
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iii. require each employee to wear an identification device while on duty;
iv. utilize only employees current in all relevant certifications, P1 Plus
CPAP including Symptom Relief and Semi -Automatic Defibrillation and
all other mandatory programs.
7.11 Medavie shall comply with Provincial Medical Directives in place from time to time,
including any additional standards of care as established by the County.
7.12 Medavie shall not permit any person to drive or operate an ambulance without a valid
and current Ontario driver's license.
7.13 On a continual basis, Medavie shall evaluate the efficiency of ambulance services
provided to the residents of County and develop a balanced, seamless and
integrated health care system, which includes interaction with other allied
emergency services.
7.14 Medavie shall provide all services in accordance with the terms and conditions set
out in this Agreement and as may be mutually agreed upon between the parties
and reduced to writing from time to time ("Operational Plan"). Medavie may make
a request for changes to any component of the Operational Plan and the County
agrees to consider and evaluate such a request and provide a response to the
request.
7.15 The County may require such changes to the Operational Plan as are necessary
to meet the County's statutory responsibilities. In the event that Medavie incurs
additional costs to implement such changes, Medavie shall be reimbursed for such
costs on a time and consumables basis. There shall be no allowance for additional
profit or overhead.
7.16 Medavie shall adhere to the approved staffing coverage plans at all times. No
reduction or increase to the annual approved staffing pattern, station or
accommodations, and/or vehicles and equipment shall be made without the
approval and consent, in writing, of the County first being obtained.
7.17 Medavie shall work co-operatively with the County and other Emergency Services,
including Area Fire Departments, to design and implement complementary and
effective emergency medical health care services, including Tiered Response
Agreements and Mutual Aid Agreements as required for the development and
implementation of a balanced, seamless health care system.
7.18 Medavie shall ensure that staff resources are effectively, efficiently and
economically utilized through the design and implementation of human resource
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management plans. Medavie shall ensure that the Services are continuously
available and that an adequate number of qualified staff are available to deliver the
Services in accordance with the staffing pattern attached as Schedule "C" hereto
and/or any staffing pattern required by the County pursuant to section 7.05(a)
above.
7.19 Medavie shall ensure that its employees will follow the direction of the Dispatch
Centre and/or CACC in accordance with theAct.
7.20 Subject to legislative requirements, Medavie shall not make any alterations to the
practices or requirements detailed herein without the express written consent of
the County. This consent may be withheld unreasonably and/or without
explanation.
7.21 The County may request Medavie to provide additional services in emergency
situations. Medavie shall use its best efforts to supply all staff required for such
additional emergency services and the County shall pay for such additional
services in addition to the contract price provided for herein, which contract price
reflects reasonably the costs to Medavie for delivery of required Services.
7.22 In the event of changes to the method of ambulance dispatching required by the
Province of Ontario, Medavie shall take all actions necessary in order to comply
with amended communications and dispatching protocols and procedures.
7.23 The Land Ambulance Service for The Corporation of the County of Elgin shall be
called "ELGIN ST. THOMAS EMS". The County shall retain the sole right to use
this name during the term of this Agreement or any extension thereof and
thereafter.
7.24 Medavie shall maintain an organizational chart and a list of its staff and their
responsibilities or job description in the Operations or Procedures Manual. In
addition, if Medavie's staff are subject to a Collective Agreement or employee
association, then a current copy of the Collective Agreement or association terms
will be available to all employees.
7.25 Medavie shall, at all times, provide the Services in accordance with the terms and
conditions of the provisions of the Occupational Health & Safety Act. Medavie
unequivocally acknowledges that it is the "Employer" within the meaning of the
Occupational Health and Safety Act.
7.26 Medavie shall ensure that its employees or other agents shall be trained in a
manner that ensures that their duties are carried out safely and in compliance with
relevant statutory, regulatory, professional, or other applicable standards. Medavie
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warrants that it is aware of and will at all times ensure compliance with relevant
safety standards. Medavie acknowledges that the County is entitled to rely upon
this warranty.
7.27 Medavie shall, at all times, be in good standing with the Workplace Safety and
Insurance Board and be in compliance with the Workplace Safety and Insurance
Act (Ontario). Medavie shall provide the County with a Certificate of Clearance
under the Workplace Safety and Insurance Act and will provide a replacement
Certificate of Clearance upon the expiry of each previous Certificate during the
term of this Agreement. The County reserves the right to withhold payment of any
invoice hereunder until a satisfactory Certificate of Clearance isprovided.
SECTION 8 - LABOUR RELATIONS
8.01 (a) Medavie shall have complete responsibility for labour and employee relations
as they relate to staff employed by Medavie. This shall include, but not be limited
to, control of and responsibility for negotiation of Collective Agreements with any
unions or associations which represent Medavie's staff. This also includes
establishing and enforcing policies, practices and procedures governing the
conduct of employees during working hours, provided they are consistent with
other terms of this Agreement and any applicable legislation or regulations and
establishing rates of pay and other terms and conditions of employment for staff
employed by Medavie.
b) Medavie and the County acknowledge that the current Collective Agreement
with the bargaining unit representing workers currently providing land ambulance
services expires March 31, 2027.
c) In the event that, without knowledge of the County, any offer of a Collective
Agreement is made by Medavie or a Collective Agreement is entered into by
Medavie, either of which has or may have the effect of increasing the cost of
provision of the Services herein as outlined in Schedule "E" hereto, all excess costs
of implementing any such offer or Agreement shall be borne by Medavie.
8.02 Medavie shall make every reasonable effort to establish and- maintain a
labour/management environment that promotes the effective, efficient and
uninterrupted delivery of the Services, which shall include but are not limited to
dispute resolution mechanism, a labour/management communications strategy
and mandatory staff training programs. Effective and regular communication with
the local Base Hospitals form part of Medavie's obligations under this paragraph.
8.03 Medavie shall maintain an active Health and Safety Program in accordance with
the Act, the Occupational Health and Safety Act, R.S.O. 1990, c. 0.1, the
Workplace Safety and Insurance Board Act, 1997, S.O. 1997 c. 16, Schedule "A"
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and any relevant employee contracts or collective Agreements.
8.04 Except as expressly provided for in section 8.05 below, Medavie acknowledges
that the payments described in Section 22 herein are full and complete
compensation for the provision of Services regardless of any wage settlements.
Medavie acknowledges that any request for an increase in fees payable under
Section 22 to cover future wage settlements shall only be by way of amendment
to this Agreement. Medavie further acknowledges that the County is not obliged to
grant any such request for an amendment.
8.05 a) [INTENTIONALLY DELETED]
b) The Parties also agree and acknowledge that, in calculating the fixed price cost
of the Services and regular monthly payment in respect thereof, the employer
contribution rates for the OMERS Pension Plan in effect as of 2023, have been
utilized. In the event that such employer contribution rates shall change during the
term of this Agreement or any extension thereof, the said fixed price cost and
regular monthly payment in relation thereto shall be adjusted accordingly and in
writing as set forth in section 22.02(c) below.
c) Without limiting the generality of that set forth in section 8.04 above, section 22
below and Schedule "E" hereto, the Parties agree and acknowledge that Medavie
holds in trust the sum of THREE HUNDRED and SEVENTEEN THOUSAND,
SEVEN HUNDRED and ELEVEN----30/100 DOLLARS (CAD) ($317,711.30) (the
"Severance Fund").
The Severance Fund may be administered and utilized solely to fund employee
termination/severance payments that meet the following criteria-
(i) The termination/severance must be related to an employee of Medavie that
was assumed by Medavie from the predecessor provider of land ambulance
services in Elgin County as at December 31, 2013 ("Applicable Employee"),
and;
(ii) The amount of any termination/severance payment that may be drawn from
the Severance Fund, and that meets criteria (i), is limited to only the portion
of the severance payment is attributable to the period employment with the
predecessor land ambulance service provider.
In the event that Medavie utilizes and pays out monies from the Severance Fund
for the termination/severance of an Applicable Employee, it shall advise the County
of the amount of such payment and the supporting calculation(s) demonstrating
the portion of the payment that is attributable to the period of employment with the
predecessor land ambulance service provider, and any other relevant details
thereof.
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In the event that, during the term of the Agreement or any extension thereof,
Medavie utilizes and pays out all monies in the Severance Fund for termination /
severance payment or payments to Applicable Employees, it shall requisition, with
supporting explanation and documentation, monies from the County for the
purpose of the Severance Fund.
SECTION 9 - TRAINING AND TESTING OF PERSONNEL
9.01 The Medical Director, in conjunction with the County, shall ensure that minimum
standards for commencing employment and for the continuing medical education
and quality assurance audit of emergency medical attendants are met at all times.
This section shall not limit or be deemed to limit the obligations of Medavie to, in
any event, meet the minimum standards of the Act.
9.02 Medavie shall, on an annual basis, assess the training needs of each employee
and evaluate whether the assessed training needs of employees are met.
Theoretical knowledge and practical skills relevant to all aspects of land
ambulance service delivery shall be provided directly or in conjunction with support
groups such as a Base Hospital Program, Regional Training Coordinator,
Emergency Health Services Branch or any other agency or program, where
applicable.
9.03 Where a complaint or a question regarding or involving patient care is received by
either of the Parties hereto, the Patient Care Policy attached herein as Schedule
"F" shall be immediately implemented andfollowed.
9.04 Where a complaint or a question regarding or involving patient care received and
a medical condition attributable to an employee of Medavie is alleged, the County
shall, subject to the provisions of section 105 of the Courts of Justice Act and the
Rules of Civil Procedure, and otherwise to the extent permitted by law, be entitled
to inspect the medical records of any employee, including the results of any tests
or examinations taken by such employees.
9.05 The County or the Base Hospital staff may observe patient care delivery, review
patient care documentation and any other relevant file or information of any
employee at any reasonable time; provided that, in exercising any such right of
observation, the County and/or Base Hospital staff will take all reasonable steps to
avoid interference with or interruption of Medavie's operations and personnel and
services being rendered at that time.
9.06 Where appropriate, the County shall consult with Medavie in matters pertaining to
the training and testing of Medavie's personnel. Medavie shall not undertake
training in excess of that in the approved budget without the prior written approval
of the County.
9.07 Medavie shall provide its staff with appropriate mandatory training to ensure that
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clinical, technical and driving performance meets or exceeds the standards set out
in theAct.
9.08 (a) In the event that advance care paramedic (P2) training is approved by the
County, Medavie shall arrange for its qualified personnel to receive such training
in a recognized, accredited paramedic training programme at a suitable
educational facility and, thereafter, Medavie shall integrate such advanced
paramedic services into the Services contemplated by this Agreement. In such
circumstances, the County shall reimburse Medavie for all costs arising from and
associated with such P2 training and integration, including but not limited to those
costs relating to training, backfilling, quality assurance testing, and maintenance of
skills and, further thereto, the Parties agree to adjustment of the annual fixed cost
for services rendered herein, including the regular monthly payment as provided
for on Schedule "E" hereto, to account for the cost increases associated with
obtaining such qualifications, including wage differentials, medical supplies, and
equipment.
b) Without limiting the generality of the Parties agree that Medavie will not
implement such P2 training without the written approval and consent of the County
and further providing that, should Medavie initiate such P2 training without County
approval, then Medavie shall bear all costs arising from or associated with
achieving such training, including but not limited to training, backfiling, quality
assurance testing, and maintenance of skills.
SECTION 10 -WORK LOCATIONS
10.01 The County shall provide the locations from which Medavie's personnel are
required to report to work and be dispatched. As of January 1, 2024, the approved
locations are illustrated on Schedule "G" hereto.
10.02 [INTENTIONALLY DELETED]
10.03 [INTENTIONALLY DELETED]
10.04 [INTENTIONALLY DELETED]
10.05 It is acknowledged that, from time to time, new or other work locations may be
required by the County for the provision of ambulance services. The County may
request Medavie to provide reasonable technical assistance in locating and
analyzing the suitability of any such location.
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10.06 Medavie may request an adjustment to the approved location of an ambulance
station to meet identified demands, including workload changes and/or working
condition changes. Such a request shall be supported by appropriate
documentation in the format and manner determined by the County. The County
shall not be obliged to grant any such request.
10.07 Without limiting the generality of sections 10.05 and 10.06, the Parties
acknowledge it is their intention to undertake a study for a servicing master plan
during the initial term of this Agreement. Such master plan will be subject to a
separate agreement but the resulting report may be utilized by the parties to inform
the provisions of section 10.05 and 10.06.
10.08 The Parties hereto acknowledge that accounts for heat, hydro, water,
telecommunications and other utilities shall be paid in accordance with the lease
agreement applicable to the work locations.
SECTION 11 -GENERAL SECURITY
11.01 Vehicles and equipment, provided by or paid for by the County for use in the
provision of the Services and while not in service shall be kept at a County
designated work location or other secure area, unless the vehicle is assigned to a
vehicle maintenance or safety inspection facility or is otherwise assigned by a
Dispatcher.
11.02 Medavie shall at all times provide and maintain security measures for the work
locations, including equipment stored therein, and vehicles. In the event that
further security measures at any such work location, the County shall arrange and
pay for only those works costing, individually, in excess of FIVE THOUSAND
DOLLARS {$5,000.00), which shall be considered capital costs. Works costing
less than FIVE THOUSAND DOLLARS ($5,000.00) shall be borne by Medavie.
11.03 Medavie shall employ all such security measures as are necessary to ensure the
safety, security and confidentiality of personnel and patient care records. All other
records shall be maintained in a safe and secure manner.
11.04 Hazardous materials, supplies, equipment and/or foodstuffs shall not be stored at
a work location or within a vehicle, except where storage is provided in containers
or locations approved by the County or by approved methods in accordance with
relevant legislation.
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SECTION 12 - OPERATIONAL REQUIREMENTS
12.01 The Services shall be provided within the area of The Corporation of the County of
Elgin designated in Schedule "B" hereto and as directed by a Dispatcher. Medavie
shall provide land ambulance service beyond the area set out in Schedule "B"
hereto only as directed by a Dispatcher or CACC centre.
12.02 Temporary staffing pattern changes shall not compromise Balanced Emergency
Coverage for the area as defined in the Central or Local Ambulance
Communications Centre Policy and Procedures Manual. No changes to the annual
approved staffing pattern shall be made without the consent, in writing, of the
County first being obtained.
12.03 Medavie shall maintain operational records in an up to date manner. Operational
records include but are not limited to incident reports, ambulance call reports,
tachograph, chart reviews, certification review documents and other related
documents. The County may inspect such records on request.
12.04 Medavie shall be entitled to participate in "Special Events" coverage provided that
Medavie adheres to the Act.
12.05 Medavie shall, upon request, provide any requested information relating to the
Services and, further thereto, shall participate in any advisory committees as
required by the County. It is expected that Medavie will report to County Council
and separately to the City of St. Thomas Council on the provision of its services at
least annually, and more frequently as may be reasonably required, during the
term of this Agreement and such reporting and presentation shall be deemed to
be included in the costs set out in Schedule "E".
SECTION 13 - SERVICE RESPONSE TIMES AND QUALITY ASSURANCE
13.01 a) Medavie shall place an ambulance at the scene of each presumptively defined
life -threatening emergency call according to the following service defined minutes
and on not less than 90% of all life -threatening emergency response requests.
This standard shall apply to all areas within the territorial limits of The Corporation
of the County of Elgin. For every presumptively defined life- threatening emergency
call exceeding the response time standard defined herein, Medavie shall
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document, in writing, the causes of the extended response time and upon request,
supply the County with the plan to eliminate reoccurrence.
b) For purposes of this Agreement, the response time standard shall be as follows:
For any dispatches within the territorial limits of any lower -tier
municipality within the territorial limits of the Corporation of the County
of Elgin, the maximum response time will be as set out in the
Response Time Performance Plan to not less than 90% of all such
dispatch calls.
Without limiting the generality of the foregoing, the detailed response
time targets by Canadian Triage Acuity Scale (CTAS) and percentage
achievement shall be as follows:
Canadian Triage Acuity
Scale CTAS
Target Response
Time
Percentage
Received
Vital Signs Absent
6 minutes
45
CTAS 1
8 minutes
60
CTAS 2
10 minutes
75
CTAS 3
14 minutes
85
CTAS 4
20 minutes
90
CTAS 5
20 minutes
90
c) In the event that the County or Medavie seeks to amend the response time
standards, such request shall be considered by the County and, if accepted, will
be implemented as an amendment to this Agreement, to the Operation Plan and/or
as a change in Services.
13.02 Response Time Exemptions may only occur as follows;
A period of unusually severe weather conditions when such response
time compliance is either impossible or could be achieved only at a
greater risk to EMS personnel and the public that would result from a
delayed response. Each related incidence of prolonged response time
shall be documented to the County;
Requests during a declared disaster as confirmed by the County, either
locally or in a neighboring jurisdiction, in which Medavie is rendering
assistance. During such periods, Medavie shall use best efforts to
maintain coverage within the County while simultaneously providing
disaster assistance as needed.
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13.03 Medavie, at its sole expense, shall participate in local quality assurance and
emergency health services planning activities and committees as well as the
events and programmes described in sections 13.04, 13.05, and 13.06 below.
13.04 Medavie shall also use reasonable efforts to participate in community education
and outreach activities and preventative health programs. Medavie shall provide a
report on such activities in the monthly report.
13.05 Upon the request of the County, Medavie's key management personnel shall
participate in such liaison/professional groups involved in the provision of
ambulance services within the territorial limits of The Corporation of the County of
Elgin.
13.06 Medavie shall participate in all planning for local response to declared
emergencies and/or disasters. Medavie shall also assist in the planning of
alternative strategies for the transfer of patients not otherwise mandated or
provided for under the Act.
13.07 In addition to meeting the response times detailed herein, Medavie shall meet the
reaction time objective detailed immediately below.
Reaction Time
Vehicle Staffed on Site
To respond to dispatch priority code 4
A maximum of 1.5 minutes 90% of the
calls
time
To respond to dispatch priority code 3
A maximum of 1.5 minutes 90% of the
and code 8 calls
time
To respond to dispatch priority code 1
A maximum of 3.0 minutes 90% of the
and code 2 calls
time
13.08 It is acknowledged and agreed that the County may, from time to time, conduct
performance reviews to ensure that the services are being provided in a
satisfactory manner. Without limiting the generality of the foregoing, Patient Care
Reviews shall be conducted in accordance with the guidelines and standards set
forth herein.
SECTION 14- CONFIDENTIALITY OF INFORMATION
14.01 Medavie acknowledges that, as a result of the provision of the Services, it may
obtain and collect confidential information that it otherwise would not have access
to or be able to collect. Any and all such information shall be deemed to have been
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collected by Medavie pursuant to this Agreement for the benefit of both Medavie
and the County. The County shall at all times have full and complete access to
any and all information collected and/or retained by Medavie under the authority of
this Agreement. It is acknowledged and agreed that information exchanged
between the Parties for the purposes of carrying out the terms of this Agreement
is confidential and is subject to the provisions of the Municipal Freedom of
Information and Protection of Privacy Act, R.S.O. 1990, c. M.6, as amended and
the Personal Health Information Protection Act, 2004, S.O., 2004 c. 3. It is further
acknowledged that this Agreement is an Agreement for the exchange of
information as detailed in Personal Health Information and Protection of Privacy
Act.
14.02 Medavie shall not, at any time, disclose any such confidential information without
the consent of the County first being obtained, except as ordered pursuant to the
Municipal Freedom of Information and Protection of Privacy Act by the Information
and Privacy Commissioner or by a court of competent jurisdiction, or pursuant to
any Data Sharing Agreement with a public agency entered into by and/or with the
consent of either Party hereto.
SECTION 15- TRACKING, REPORTING AND RECORDS
Incident Reporting Requirement
15.01 Medavie shall forthwith report each and every complaint, accident, claim or
incident associated with the Services under this Agreement to the County with full
details. Without limiting the generality of the foregoing, Medavie shall submit a
monthly report detailing such complaints, accidents, claims, and/or incidents within
twenty working days after the end of each calendar month during the term of this
Agreement or any extension thereof. The County may require that supporting
documentation accompany the monthly report.
Tracking and Reporting Extraordinary Services
15.02 Medavie shall provide extraordinary services only upon written consent of the
County. Medavie will, within ten (10) working days of the end of each and every
month during the term of this Agreement or any extension thereof, submit a report
to the County detailing, amongst other items;
personnel costs for the previous month - fees as determined in
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accordance with Schedule "E" attached;
ii. expenses for which it will be seeking reimbursement verification of
expenses paid Records
15.03 Medavie shall maintain operational records, including but not limited to incident
reports, ambulance call reports, patient care reviews, service review documents,
employee time sheets, invoices for expenses and other documents related to the
provision of Services. Such records shall be provided to the County as detailed in
section 15.04 below.
15.04 The County may, at any time but at all times acting reasonably, request Medavie
to produce for inspection all records relating to the provision of the Services.
Medavie shall produce such records at Medavie's ordinary place of business within
two (2) business days of the request being made. The County may make
photocopies of any and all such records as it deems appropriate for a period of up
to two (2) business days.
15.05 Medavie shall complete, maintain and submit operational and financial reports and
any other reports pertaining to the provision of Services herein as are required by
the County from time totime.
SECTION 16 -VEHICLES AND EQUIPMENT
Equipment to be Provided by the County
16.01 It is acknowledged and agreed that vehicles and equipment required to deliver
Services under this Agreement shall be provided by the County and be leased to
Medavie for ONE DOLLAR ($1.00) per year. Medavie shall use only such vehicles
and equipment for the provision of Services under this Agreement and such
vehicles and equipment shall be used only for the provision of Services under this
Agreement. Where Medavie is of the view that more efficient and/or economical
provision of the Services may be achieved if the vehicles and equipment are
otherwise made available for such further use or uses, Medavie shall submit a
proposal in writing to the County. The County may, but shall not be obligated to,
consent to such additional use.
16.02 The vehicles and equipment referred to in section 16.01 above shall, at all times,
remain the property of the County and otherwise satisfy the requirements of the
Act. Furthermore and without limiting the generality of that set forth in section 16.01
above, Medavie shall not, at any time,
use the equipment for events, services, or other activities for which
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Medavie may receive payment or advantage other than pursuant to
this Agreement without the consent in writing of the County first being
obtained; or
ii. loan, deliver or provide the equipment or vehicle to a third party without
the consent in writing of the County first being obtained.
16.03 Where Medavie proposes to use the equipment for events, services or other
activities or loan, deliver or provide equipment to a third party, Medavie shall,
before undertaking any such action, make a request in writing to the County for
permission to undertake such action. Without limiting the generality of the forgoing,
Medavie acknowledges the "paid duty" assignments accepted by Medavie require
the permission of the County in accordance with this section. The County may
reject such requests without cause or reason.
16.04 Medavie shall not at any time pledge, assign, charge, or post the said vehicles
and/or equipment as security of any kind.
16.05 Medavie shall use only vehicles and equipment provided or approved by County
for the provision of the Services hereunder.
16.06 Medavie shall ensure that all equipment, materials and supplies shall be secured
in the vehicle in a safe manner and in accordance with the Act or guidelines issued
by the manufacturer and the health and safety requirements set out in the
Occupational Health and Safety Act, as amended.
16.07 Medavie shall ensure that an inventory of all equipment, materials, supplies and
vehicles provided by or paid for by the County for use in the provision of land
ambulance service is maintained in accordance with the Act and the guidelines of
the manufacturer.
16.08 Medavie shall not modify or make any changes to or alter the appearance of any
vehicles or equipment owned by, provided by or paid for by County without prior
written approval of the County. No changes shall be made that would result in the
vehicle or equipment no longer meeting the approved standards.
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Medavie Responsible for Safekeeping and Damage to Equipment
16.09 a) Medavie shall properly care for, maintain and operate such vehicles and
equipment in accordance with the Act, all other statutes, regulations, and by-laws,
and this Agreement.
b) Medavie shall ensure that appropriate visual identifications are affixed and
maintained on all vehicles and equipment as requested by the County. Subject to
legislative and regulatory requirements, uniforms may also require appropriate
visual identification markings as requested by the County.
16.10 a) Medavie shall be fully and totally responsible for all loss, costs, damages,
claims, expenses and fees, including legal and investigative expenses, arising as
the direct or indirect result of use or misuse, negligence or abuse of the said
vehicles and equipment. Medavie shall reimburse the County for any and all
repairs, property damage and other loss, costs and expenses the County may so
incur immediately upon demand.
b) Medavie shall within twenty-four (24) hours of such incident, report any and all
incidents involving County's equipment and or vehicles to the County in writing.
For the purposes of this section, incidents include but not limited to accident, theft,
loss, damage, injury, equipment failure, or any other happening or change in
circumstances of any motor vehicle or equipment.
c) Notwithstanding anything to the contrary herein, Medavie shall fax or deliver
patient care and public incident reports to County within twenty-four (24) hours of
the time the incident occurred. For the purposes of this section, "incident" includes
but is not limited to any event involving personal injury and/or public or patient
complaint.
d) Medavie acknowledges that incidents involving damage to County's equipment
and/or vehicles and/or personal injury arising in the course of or related to the
provision of the Services must be reported to the County's insurer on a prompt and
timely basis. Medavie further acknowledges that failure to report such incidents to
the County may substantially prejudice the County's legal rights and obligations.
The failure of Medavie to provide the reports as required herein shall entitle the
County to terminate this Agreement on five (5) days written notice.
16.11 Without limiting the generality of paragraph 16.10, Medavie shall be responsible
for all traffic infractions incurred in the operation or use of any vehicle while in the
possession of or while assigned to Medavie.
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16.12 Each vehicle made available to Medavie under this Agreement shall have all the
features, equipment and supplies required by the Act and its Regulations.
16.13 Medavie shall, at all times, ensure that the equipment remains with the vehicle to
which it has been assigned. Where equipment is left at some place other than the
vehicle, Medavie shall make all such arrangements as necessary to ensure that
the equipment is either returned or replaced in a timely fashion. Medavie shall
establish, implement and use a plan for equipment inventory, including tracking
and re -integration with the system. A copy of the plan and any updates shall be
provided to the County forthwith.
16.14 The County may, at any time and without notice, directly observe the vehicles and
equipment and Medavie's employees while on duty and/or in use. An authorized
agent for the County may ride as a "third person" on any vehicles, at any time.
16.15 No person other than employees of Medavie, persons authorized in writing by the
County, medical attendants or escorts of such persons shall travel as a passenger
or crewmember in any ambulance service vehicle.
SECTION 17 - OPERATION AND MAINTENANCE OF VEHICLES
General
17.01 Medavie, in conjunction with the County, shall ensure that each vehicle and item
of equipment provided or approved by the County for use in the provision of the
Services is maintained in a safe mechanical condition and in a proper working
order. The vehicle maintenance programme details in Schedule "H" hereto shall
be followed. Medavie shall take all reasonable and practical measures as may be
necessary to ensure that each vehicle and item of equipment is clean and sanitary.
Medavie shall schedule repair and maintenance of equipment and vehicles as
directed and in accordance with the instructions of the County as provided from
time to time, and submit monthly maintenance reports to the County in accordance
with Schedule "H" hereto.
Vehicle Maintenance
17.02 All maintenance and repairs shall be carried out in accordance with a planned
schedule as provided in Schedule "H" or, in the alternative, the procedure manual.
Maintenance and repairs shall be carried out in a manner so as to minimize
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disruption to the Services.
17.03 For the purposes of this Agreement, vehicle maintenance and repairs shall be
categorized as follows;
i. regularly scheduled maintenance; and
ii. other maintenance and repairs.
Regularly scheduled maintenance shall be considered as part of the services
contemplated under this Agreement and listed in Schedule "A".
17.04 Medavie shall be responsible for coordinating regularly scheduled maintenance.
Medavie shall arrange regularly scheduled maintenance in accordance with the
directions and instructions of the County, as given by the County from time to time.
Payment for maintenance and repairs shall be the responsibility of Medavie.
Vehicle Consumables
17.05 It is acknowledged and agreed that operation of the vehicles will require
consumables such as gas, oil and windshield wiper fluid. Payment for
consumables shall be the responsibility of Medavie.
17.06 Medavie shall maintain records of fuel consumption, kilometers travelled, vehicle
repairs, and maintenance and vehicle replacement.
17.07 Medavie shall submit yearly reports to the County using the current software
program "Imedic". It is acknowledged and agreed that such software is the property
of the County of Elgin and shall only be used to provide services under this
Agreement and, at all times, in accordance with all applicable licensing
agreements. Upon expiry or termination of this Agreement or any extension
thereof, for any reason whatsoever, the Contractor shall forthwith return all copies
of such software to the County and delete any and all copies from its computer
systems.
SECTION 18 - THIRD PARTY SERVICES
18.01 For the purposes of this Agreement, a "third party service" is a service provided to
Medavie by a person who is not a party to this Agreement.
18.02 It is acknowledged that Medavie may require certain third party services to support
its provision of the Services under this Agreement, including but not limited to;
► Malpractice and Liability Insurance
► Audit Fees
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► Legal Fees
► Professional Fees
► Pension Fees
► Bank Charges
► Laundry Services and Uniform Cleaning
► Cellular Phones
► Long Distance
► Courier and Mail
► Rental Office Equipment
► Emergency Health Service Approved Training
► Such other third party services as the County, in its sole
discretion, may approve
18.03 Medavie shall be fully and solely responsible for any and all third party accounts.
SECTION 19 - MATERIALS AND SUPPLIES
General
19.01 For the purposes of this section, materials and supplies shall be categorized as
capital or consumables.
19.02 The determination of whether or not a particular material or supply is capital or a
consumable shall be made on the basis of generally accepted accounting
practices.
Capital Goods
19.03 All capital goods shall be the property of the County and shall be returned to the
County at the termination of this contract in good operating condition, reasonable
wear and tear excepted.
19.04 Medavie may request additional capital goods to assist in the provision of the
Services. The County shall evaluate such requests within 45 days. All such goods
shall be the property of the County.
19.05 Medavie shall cooperate with the County in forming a, at minimum, three-year
capital plan for the purpose of the County appropriating the required amount for
capital equipment to operate the land ambulance services. Medavie hereby
acknowledges and agrees that the determination of the budget appropriation for
capital equipment is at the discretion of the County.
Consumables
19.06 The Parties acknowledge that, except as detailed herein, all consumables
necessary for the provision of the Services hereunder shall be acquired by
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Medavie. Medavie shall, at all times, keep on hand a supply of consumable goods
sufficient to properly provide the services. It is acknowledged and agreed that the
supply of consumables shall satisfy the requirements of the Provincial Equipment
Standards for Ontario Ambulance Services version 3.7 that came into force on
February 1, 2023, and any amendments or replacements thereto.
19.07 Consumables shall be deemed to include but are not limited to ambulance medical
supplies, oxygen and other gasses, drugs not supplied by the Base Hospital,
laundry, linens, uniforms and shoes.
19.08 If this contract is terminated the County shall have the option to purchase any
consumables owned by Medavie at fair market rates.
SECTION 20 - RADIO AND OTHER COMMUNICATIONS EQUIPMENT
20.01 It is acknowledged that ownership and maintenance responsibilities with respect
to radio and other communications equipment rest with the Ontario Ministry of
Health and Long Term Care. All such equipment shall be used in accordance with
the applicable Ministry policies.
20.02 Radio and other communications equipment, or appropriate funding for such
equipment, required for the provision of land ambulance service in accordance with
this Agreement shall be provided to Medavie by the Province of Ontario in
accordance with the directives on telecommunication equipment.
20.03 Medavie shall ensure that all radio and communications equipment provided or
approved by the Province for use in the provision of ambulance service is in a safe
operating condition and is in proper working order. Medavie shall schedule repair
and maintenance in accordance with the directives and/or local CACC policy
regarding maintenance and use of telecommunications equipment.
20.04 Medavie shall forward to the Ministry of Health and Long Term Care copies of
maintenance records for radio and communications equipment annually or as
otherwise prescribed by the said Ministry.
20.05 The cost of replacement and/or repairs arising from damage occurring while the
equipment has been assigned to Medavie shall be the responsibility of Medavie.
20.06 Medavie shall use only such radio and communications equipment in the delivery
of land ambulance service as is approved by the Ministry of Health and Long Term
Care and the County.
SECTION 21 - EXCLUSIVITY
21.01 Medavie shall ensure that the vehicles, equipment, material and supplies provided
by or paid for by County shall be used exclusively for the purpose of discharging
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Medavie's obligations under this Agreement and for no other purpose unless such
purpose is authorized, in advance and in writing, by the County.
SECTION 22 - PAYMENT FOR SERVICES
General
22.01 It is acknowledged and agreed that Medavie shall be paid for Services rendered
during the term of the Agreement or any extension thereof based upon the fixed
cost specified in Schedule "E" hereto.
22.02 (a) The annual contract price payable to Medavie for services rendered under this
Agreement and as specified in Schedule "E" shall be paid on a monthly basis and
in the amount identified as the regular monthly payment as set forth in Schedule
"E" hereto.
(b) In the event that this Agreement or any extension thereof expires or is
terminated on any day other than the first day of a month, the final monthly
payment to Medavie shall be pro -rated on a daily basis to the date of such expiry
and/or termination.
(c) Without limiting the generality of the foregoing, the Parties agree and
acknowledge that:
i. [INTENTIONALLY DELETED]
ii. in establishing the fixed cost of the Services contemplated by this
Agreement and the regular monthly payment for services as
contemplated hereunder, Medavie has included and accounted for
costs associated with the OMERS Pension Plan for employers as based
upon the contribution rates as at March 14, 2023 and, consequently, the
Parties agree that the contract price, including the monthly payment as
set forth in Schedule "E" hereto, will be amended to reflect any changes
in such contribution rates, either by increase or by decrease, and/or
unfunded OMERS liabilities arising from investment or actuarial risk.
22.03 Medavie may make a request to the County for payment in addition to regular
monthly payments for extraordinary circumstances such as those identified in
Section 6.05 above. Any such request shall include sufficient information to
substantiate the request and permit full evaluation of the request by the County.
The determination by the County as to whether or not to grant any such a request,
whether in whole or in part, shall be final.
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Personnel Costs
22.04 For the purpose of this section:
regular services means the Services provided pursuant to this
Agreement in the ordinary course of a year and includes all services
that are not extraordinary services;
ii. extraordinary services are those described in section 6.05.
22.05 Payment for extraordinary service shall be made on a time commitment basis, (P1
costs only plus 20% overhead allowance, save and except for P1 benefit costs,
which shall be subject to a 50% overhead allowance). Where Medavie proposes
to request payment for extraordinary services, it shall invoice the County in
accordance with this Agreement. The rates payable are identified in Schedule "E".
22.06 Medavie acknowledges that it is being paid for public relations services as part of
its annual fixed cost and regular monthly payment.
Taxes/Tax Rebates
22.07 (a) Medavie and the County acknowledge and agree that the fixed cost price set
forth in Schedule "E" hereto is exclusive of federal and provincial sales taxes,
including and principally relating to the Harmonized Sales Tax ("HST"), which
taxes, if applicable and chargeable, shall be paid by the County in accordance with
invoices rendered by Medavie.
(b) It is acknowledged that Medavie may receive HST rebates with respect to
goods and services purchased by Medavie in the provision of Services hereunder.
Medavie shall identify only the portion of the invoice to which no previous HST or
other applicable rebate amount was received in a monthly invoice structured to
clearly indicate the taxable and non-taxable items. The design of the invoice will
be subject to approval once the contract is awarded.
(c) Medavie and the County further acknowledge that, as at the date of execution
of this Agreement, Medavie is exempt for HST purposes and does not currently
receive rebates with respect to goods and services purchased by Medavie in
provision of the Services contemplated by this Agreement. In the event of a ruling
by Canada Revenue Agency that decides that the Services rendered under this
Agreement to be taxable, the County agrees to pay any such taxes required to be
collected by Medavie and Medavie will cease charging the County of HST rebates
which it is entitled to receive.
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County's Right of Set Off
22.08 The County shall have a right of set off against any monies payable herein. The
right of set-off will include, but shall not be limited to, such items such as the cost
of loss or damage of equipment, missed hours of service, agreed revenues for
paid -duty coverage and the cost of any steps taken by the County to cure any
default of Medavie.
22.09 Where the County has permitted Medavie to accept a paid -duty assignment such
as special event coverage in accordance with this Agreement, Medavie shall pay
to the County for use of the County's vehicles and equipment an amount calculated
at the rate shall be $35.00 per hour or as set by the County through by-law. It is
acknowledged and agreed that paid duty events are separate from public relations
and/or community service activities described in section 6.09. Medavie
understands and agrees that the acceptance of paid -duty assignments will not
interrupt or interfere with the obligation of Medavie to provide emergency coverage
according to the approved staffing pattern.
Year End Review and Accounting
22.10 (a) Medavie shall, on or before June 30th of each calendar year during the term of
this Agreement or any extension thereof submit to the County, a completed audited
Financial Statement for the prior fiscal year.
(b) Medavie shall provide any and all such records, documents and other
information as the County may request as part of its review of Financial
Statements.
22.11 In the event that a different methodology for the breakdown of prices and/or costs
or any other audit, reporting or inspection requirements other than that set out in
this Agreement is required as a condition of the County's funding from EHSB,
Medavie shall provide any and all information in the manner required by County
and to thereafter invoice for the Services in accordance with such revised
methodology.
Security for Performance by Medavie
22.12 [INTENTIONALLY DELETED]
WSIB Premiums
22.13 All WSIB costs and reconciliation costs are the responsibility of Medavie.
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Annual Statutory Declaration
22.14 On or before March 1 of each year during the term of any extension hereof and/or
the year immediately following termination or expiry of an extension, Medavie shall
complete and swear an Annual Statutory Declaration, drafted in accordance with
the precedent attached as Schedule "I" hereto, and deliver same to the County.
SECTION 23 -AMENDMENTS
23.01 In this Section, "amendment" means any amendment, alteration, substitution,
deletion, replacement or other change of or to any one or more of the provisions
of this Agreement, including the Schedules to this Agreement.
23.02 The Parties may, at any time during the term of this Agreement, agree to amend
this Agreement.
23.03 Any amendment shall be in writing and shall be signed by both Parties.
SECTION 24 - DISPUTE RESOLUTION
24.01 The Parties agree that any dispute that is not resolved at the contract manager
level shall be referred to the Chief Operating Officer of Medavie's parent
corporation and the Chief Administrative Officer for the County in order to resolve
such dispute at an executive level. The Parties further agree that in the event of a
dispute between the Parties that is not resolved at the executive level within thirty
(30) days as aforesaid as to any matter arising from this Agreement with financial
implication to either or both Parties of at least thirty-five thousand dollars
($35,000.00) then the resolution of such a dispute shall be determined, upon the
agreement of both Parties, by a private arbitrator, and that the decision of the
private arbitrator shall be final and binding. The arbitrator selected shall have
significant experience in the rendering of emergency medical or health services.
The Parties agree that in order to apply for arbitration pursuant to this section, the
party making the application must provide notice of the dispute and its intention to
proceed to private arbitration within thirty (30) days of becoming aware of the
subject matter in the dispute.
24.02 In the event that the Parties agree to proceed to arbitration, then the arbitrator shall
be selected upon mutual agreement of both parties within ninety (90) days of
receipt of the notice, failing which each party shall select their own representative,
who in turn and in combination will select an arbitrator with the qualifications as
noted above, and the selection of that arbitrator shall be final and binding.
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24.03 The provisions of the Statutory Powers and Procedures Act, R.S.O. 1990,
c. s.22 and the Arbitrations Act, R.S.O. 1990, c. A.24 shall apply through the
arbitration process.
24.04 The Parties hereto further agree that:
(a) The arbitrator shall have the unfettered discretion to decide upon and direct
resolution of any dispute arising in relation to this Agreement, including but not
necessarily limited to the direction that the within Agreement be terminated on as
at a date deemed reasonable by the arbitrator;
(b) Any award or decision made by the arbitrator is binding upon them and may be
enforced in the same matter as a Judgment or Order to the same effect;
(c) Either party may obtain an Order pursuant to the Arbitration Act, 1991, S.O.
1991, Chapter 17, as amended, staying any legal proceeding relating to the dispute
presented to the Arbitrator pursuant to this Agreement; and
(d) Neither party shall have the right to appeal the award or decision of the
arbitrator to a Court or apply to set aside the award or decision of the arbitrator.
24.05 Unless otherwise agreed by the Parties, the cost of the arbitration and the Parties'
own costs shall be determined by the arbitrator, who has the authority to award
costs payable against any unsuccessful party in his or her discretion at the
conclusion of the arbitration.
SECTION 25 - ASSIGNMENT OF AGREEMENT
25.01 Medavie shall not assign this Agreement or any portion thereof without first
obtaining written consent from the County. Any assignment made contrary to this
provision shall terminate the Agreement. The consent of the County as required
under this provision may not be unreasonably withheld, provided that Medavie
specifically agrees that it shall be reasonable for the County to withhold such
consent if, among other things, (i) the proposed Assignee shall comply with the
purchasing policy and protocol then in effect for the County, (ii) the proposed
Assignee shall not be otherwise prohibited from contracting with the County,
including but not limited to as a result of performance failures in respect of prior
contracts with the County and/or existing legal proceedings as between the
proposed Assignee and the County, (iii) the proposed Assignee is unable to submit
appropriate, relevant performance references to the County, (iv) the proposed
Assignee is unable to establish, to the satisfaction of the County, the ability and
capacity to perform the Services contemplated by the Agreement, and/or (v) the
County has reasonable grounds for believing the proposed Assignee will be unable
or will not provide adequate or appropriate patient care and public safety as
contemplated by this Agreement and to a standard at least equal to that provided
by Medavie.
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SECTION 26 - INSURANCE AND INDEMNITY
26.01 Medavie warrants and represents it has the skills and expertise necessary to
perform the services. Medavie shall exercise due diligence in the operation and
delivery of the Services, in order to protect itself from and against any and all claims
that might arise from anything done or not done by Medavie, including its officers,
directors, employees, against and assigns under this Agreement.
26.02 (a) Medavie shall indemnify and hold harmless the County, including its officers,
council members, elected officials, agents, servants, employees, and volunteers,
from and against all liabilities, claims, expenses, demands, losses, costs,
damages, suits, or proceedings, by whomsoever made, directly or indirectly, as
arising from the provision of Services hereunder, including but not limited to any
bodily injury, sickness, disease, or death, or to damage to or destruction of tangible
property and further including loss of revenue or incurred expense resulting from
a disruption of service, and otherwise caused or contributed to by the acts or
omissions of Medavie, including its officers, agents, servants, employees,
customers, invitees, or licensees, during the course of or otherwise related to
performance of Services or other obligations provided for under this Agreement,
save and except as caused or contributed to by the County, including its officers,
council members, elected officials, agents, servants, employees, and volunteers.
(b) The County shall indemnify and hold harmless Medavie, including its officers,
directors, shareholders, affiliates, agents, servants, and employees, from and
against any liabilities, claims, expenses, demands, losses, costs, damages, suits,
or proceedings by whomsoever made, directly or indirectly, as resulting from the
acts or omissions of the County, including its officers, councilors, servants,
employees, agents, and volunteers, and in relation to matters provided for in this
Agreement, save and except any such liabilities, claims, expenses, demands,
losses, costs, damages, suits, proceedings arising from, attributable to, or caused
or contributed to by Medavie, including its said officers, directors, shareholders,
affiliates, agents, servants, and/or employees.
(c) In no event shall either party or any of its representatives be liable under this
Agreement to the other party or any third party for any consequential, indirect,
incidental, exemplary, special, or punitive damages whatsoever, including any
damages for business interruption, loss of use, revenue or profit, cost of capital,
loss of business opportunity, loss of goodwill, whether arising out of breach of
contract, tort (including negligence), any other theory of liability, or otherwise,
regardless of whether such damages were foreseeable and whether or not the
breaching party was advised of the possibility of such damages.
(d) Subject to Section 26.02(c), in no event shall Medavie's aggregate liability
arising out of or related to this Agreement, whether arising out of or related to
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breach of contract, tort (including negligence) or otherwise exceed
$20,000,000.00.
26.03 Medavie shall maintain during the term of this Agreement, a policy of
comprehensive insurance coverages which shall include the County as an
additional insured and which policy or policies shall provide the following
coverages on terms and condition that include the following:
(a) Commercial General Liability Insurance, in a form and of a substance
acceptable to the County, providing limits of not less than $20,000,000.00 per
occurrence for third party bodily injury and property damage. This policy should
cover all activities and operations of Medavie and also cover;
► Contractual liability
► Employer's liability
► Non -owned automobile liability
► Premises and operations liability
► Products and completed operations liability
► Blanket contractual liability
► Broad Form Property Damage
► Contingent Employer's Liability
► Cross liability
► Severability of Interests
► Owners and Service Providers Protective
► Personal Injury Liability, including liability arising out of false arrest,
detention or imprisonment or malicious prosecution Libel, slander or
defamation of character Invasion of Privacy Wrongful eviction or wrongful
entry
(b) Medical Malpractice coverage having a limit of not less than $20,000,000.00
per claim shall be provided covering all medical acts performed in relation to the
provision of Services hereunder.
(c) All Risks Property Insurance coverage shall be provided to cover all property,
contents and equipment owned by Medavie or that equipment owned by the
County but provided to Medavie for their use to carry out their operations under
this Agreement. Medavie shall include the County as a loss payee for any
buildings, equipment or contents owned by the County which is in Medavie's
possession, and which Medavie is responsible for insuring.
(d) Automobile Insurance for all vehicles owned by the County and leased by
Medavie to be used in connection with the Services. Such insurance must name
the Corporation of the County of Elgin as the registered owner/lessor and should
include third party liability limits of at least $20,000,000.00 per occurrence and also
include physical damage coverage on All Perils basis. Medavie agrees to pay any
deductibles associated with any and all claims made pursuant to this coverage.
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(e) All Risks Property Clause that adds the County, its servants, officers,
employees and agents as additional named insureds;
(f) All Risks Property Clause confirming that the Insurance as described above is
for actual cash value of ambulance vehicles;
(g) Cross -Liability insurance clause endorsement acceptable to the County;
(h) Clause requiring the insurer to provide fifteen (15) days prior written notice to
the County in the manner set forth in the insurance policy in the event of
cancellation for non-payment of the premium and thirty (30) days prior written
notice to the County in the event of the termination, expiry, variation or non -renewal
of the policy for any other reason;
(i) Clause certifying that the coverage afforded to the County under the insurance
policy shall not be affected in any way by an act or omission of Medavie or its
personnel or errors and omissions coverage in lieu of the aforementioned clause;
j) Clause including liability arising out of contract or Agreement;
(k) If the policy is to be cancelled or non -renewed for any reason, ninety (90)
days' notice of said cancellation or non -renewal must be provided to the County.
Medavie shall provide the County certificates of insurance to confirm continuity of
insurances in place.
Professional Liability Insurance
26.04 (a) If applicable and as required by the County, Medavie shall maintain, during the
term of the Agreement or any extension thereof, Professional Liability Insurance
and /or Errors and Omissions (E&O) coverage of not less than $20,000,000 per
claim and effective on a claims made basis. The policy is to be renewed for three
(3) years following expiry or termination of this Agreement or any extension thereof.
A Certificate of Insurance evidencing renewal is to be provided each and every
year of the term of this Agreement or any extension thereof. If the policy is to be
cancelled or not renewed for any reason, ninety (90) days' notice of said
cancellation or non -renewal must be provided to the County. The County has the
right to request that an Extended Reporting Endorsement be purchased by
Medavie at Medavie's sole cost.
(b) Medavie shall, from time to time upon request, submit to the County, proof of
the insurance coverage in the form of a certificate and a copy of the relevant portion
or portions of the insurance policy incorporating the required terms and clauses.
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SECTION 27 - MEDAVIE AS INDEPENDENT CONTRACTOR
27.01 Medavie shall at all times be and be deemed to be an independent contractor and
the personnel of Medavie shall at all times be the employees of Medavie and shall
not be the employees of the County.
SECTION 28 - NOTICES
28.01 (a) Any notice or other communication to be given by either party hereto to the
other shall be deemed to have been sufficiently given if posted by pre -paid
registered mail or delivered by hand or by facsimile transmission to the other party
as follows:
In the case of Medavie:
Attention: Medavie EMS Elgin Ontario Inc.
125 Edward Street
St Thomas N5P 41L9
With a copy to: Medavie EMS Inc.
230 Brownlow Avenue,
Suite 210
Dartmouth, Nova Scotia 13313 OG5
Attention: Chief Operating Officer
In the case of notice to the County:
Director of Engineering Services
The Corporation of the County of Elgin
450 Sunset Drive
St. Thomas, Ontario N5R 5V1
Facsimile number: 519-631-4297
(b) Where notice is given by registered mail, it shall be deemed to have been
received on the third business day after date of mailing. Where notice is given
personally or by facsimile, it shall be deemed to have been received on the date of
delivery or faxing.
(c) Each party shall provide the other party with timely notice, in writing, of any
change in address, telephone number, or facsimile number, the proof of which lies
upon the party making the change.
Page 69 of 427
SECTION 29 - FORCE MAJEURE
29.01 Notwithstanding any other provision in this Agreement and any specific obligation
created thereunder, in the event that the performance of any obligation hereunder
is delayed, hindered, or prevented by reason of strike, lockout, insurrection, war,
acts of God, the elements, or order of any legislative body exercising duly
authorized authority, or other reason of a like nature which is not the fault of the
party from whom performance is required, then such non-performance shall be
excused for the period of such delay and neither party shall be liable to the other
as a result of such specific non-performance; provided that Medavie shall not be
entitled to or be paid any monies by the County when no Services are being
provided and Medavie shall be paid only a proportionate share of the fixed -cost
price, in keeping with and based upon the extent of Services being provided, during
such Forced Majeure event; and provided further that Medavie shall forthwith
resume provision of all Services contemplated hereunder immediately following
the end of such Forced Majeure event.
SECTION 30 - REPRESENTATIONS AND WARRANTIES
30.01 Medavie represents and warrants that it is duly authorized and empowered to enter
into and carry out the terms and conditions of this Agreement.
30.02 Medavie represents and warrants that there is no claim, action, suit or proceeding
pending or to its knowledge threatened against it, and not incorporating statute or
other instrument to which it is a party or by which it may be bound, which may in
any way prevent or interfere with or adversely affect the carrying out of the terms
and conditions of this Agreement or in any way impair the force and validity of this
Agreement.
30.03 The Parties hereto acknowledge and agree that, in the absence of receipt of any
Notice of Claim during such time period, the requirements and obligations
hereunder shall survive expiry or termination of this Agreement or any extension
thereof for a period of three (3) years from the effective date of such expiry or
termination, including but not limited to sections 3.02, 4.04, 4.05, 8.03, 8.05, 9.04,
14.01, 14.02, 15.01, 15.02, 15.03, 15.04, 16.09, 16.10, 16.11, 19.03, 19.08, 22.08,
22.12, 26.02, 37.01 and 37.02 and this section; provided that, if a Notice of Claim
is received during such three (3) year time period, any and all relevant provisions,
and the requirements and obligations thereunder, shall continue to survive until
disposition of any such claim and/or appeal thereof.
30.04 Medavie represents and warrants that the financial statements and other financial
information relating to Medavie furnished to the County (and to be furnished from
time to time pursuant to the provisions of this Agreement) have been prepared in
accordance with generally accepted accounting principles applied on a consistent
Page 70 of 427
basis, are true, correct and complete in all material respects and present fairly the
consolidated financial condition of Medavie as of the dates thereof. The financial
condition of Medavie is at least as good as the financial condition reflected in the
financial statements provided to the Corporation of the County of Elgin prior to the
execution of this Agreement.
30.05 Medavie represents and warrants that it is not in default or breach of any of its
obligations under any contracts, agreements, commitments or other instruments
to which it is a party and by which it is bound, to the extent that such default or
breach could have a material adverse effect on Medavie's ability to carry out the
Services herein.
30.06 Medavie warrants and represents that to its best knowledge, there are no existing
or threatened labour strikes or labour disputes, grievances, controversies or other
labour troubles affecting Medavie. Medavie has complied with all laws, rules,
regulations and orders applicable to it relating to employment, including those
relating to wages, hours, collective bargaining, employment standards and
workers' compensation. There are no outstanding charges or complaints against
the Medavie relating to unfair labour practices or discrimination under any
legislation relating to employees.
30.07 Medavie warrants and represents that it is conducting its business and will perform
the Services in compliance with all federal, provincial, municipal and other laws,
regulations and orders of any government or governmental or regulatory authority.
Without limiting the generality of the foregoing, Medavie is in compliance with and
will, during the term of this Agreement or any extension thereof, render the
Services in compliance with;
► The Ambulance Act (Ontario);
► The Ministry of Health Act (Ontario);
► The Health Facilities Special Orders Act (Ontario);
► The Occupational Health and Safety Act (Ontario);
► The Ontario Human Rights Code;
► The Pay Equity Act (Ontario);
► The Employment Standards Act (Ontario);
► The Labour Relations Act (Ontario);
► The French Language ServicesAct(Ontario);
► The Municipal Freedom of Information and Protection of Privacy Act
(Ontario); The Coroner's Act (Ontario); The Municipal Act, 2001 (Ontario);
Emergency Management & Civil Protection Act, and all by-laws enacted by
the Corporation of the County of Elgin prior to the date hereof or such new
by-laws which have been provided by the County to Medavie thereafter.
30.08 Should anything occur which could be construed as a breach or default under the
representations and warranties herein, Medavie shall provide the County with
immediate notification thereof. Without limiting the foregoing, Medavie shall
Page 71 of 427
provide notification to the County in the event of;
► any strike or lock -out;
► anticipated strike or lock -out;
► any law suit or proceeding commenced or threatened against it; and any
notice of revocation or non -renewal of any license or permits necessary to
the operation of Medavie and the rendering of the Services herein.
SECTION 31 -SEIZURES
31.01 Medavie shall forthwith give notice to the County of any and all seizures,
garnishments, attachments, forfeitures, liens, claims, privileges, debts, taxes,
charges, pledges or encumbrances of any nature whatsoever which are or may be
attached to, or which affect or may affect, the assets of Medavie used in the
provision of the Services hereunder or the ability of Medavie to provide the service
at any time during the term of this Agreement. Upon receipt of such notice, the
County may, at its sole discretion, terminate this Agreement. Subject to the
Municipal Freedom of Information and Protection of Privacy Act, all such notices
shall be kept confidential by the County and not released without the written
consent of Medavie.
SECTION 32- STATEMENTS
32.01 No representation, warranty or agreement other than as set forth in this Agreement,
shall be binding upon the Parties unless expressed in writing, signed by each party
and stated or implied as an expressed modification of or permission granted or
approved under this Agreement.
SECTION 33 - FURTHER ASSURANCES
33.01 Each of the Parties shall, upon the reasonable request of the other, execute such
further and other lawful acts, deeds, things, devices and assurances for the better
performance of this Agreement.
SECTION 34 -VALIDITY
34.01 The invalidity or unenforceability of any particular provision of this Agreement shall
not affect any other provision of this Agreement, but this Agreement shall be
construed as if such invalid or unenforceable provision were severed and deleted.
Page 72 of 427
SECTION 35 - NON -WAIVER
35.01 The failure of either party at any time to require performance by the other party of
any provision of this Agreement shall in no way affect its right thereafter to enforce
such provision. The waiver of a breach of any provision by either party shall not be
taken or be held to be a waiver of any further breach of the same provision or of a
breach of any other provision.
SECTION 36 - GOVERNING LAW
36.01 This Agreement shall be governed by and construed in accordance with the laws
of Canada and with the laws of the Province of Ontario.
SECTION 37 — INTENTIONALLY DELETED
SECTION 38 - SALE OR DISCONTINUANCE OF MEDAVIE'S BUSINESS
38.01 No person shall, at any time, take any steps to sell, transfer, dispose of or
discontinue Medavie or Medavie's business without first notifying the County in
writing.
38.02 Where it is proposed that a sale, transfer, or disposition of Medavie or Medavie's
business includes an assignment of this Agreement or any extension thereof, any
such sale, transfer or disposition shall be subject to the approval of the County.
38.03 Where a sale, transfer or disposition described in paragraph 38.02 is undertaken
without the consent of the County, this Agreement shall automatically terminate
and sections 4.04 and 4.05 shall apply.
38.04 Where Medavie proposes to discontinue its business, Medavie shall provide to the
County at least six (6) months written notice of same. Medavie shall take all such
steps as may be necessary to ensure an orderly transition of rights and obligations
hereunder to any successor Proponent providing the Services contemplated by
this Agreement. Notwithstanding anything herein to the contrary, sections 4.04 and
4.05 shall apply to any such discontinuance.
38.05 Notwithstanding the foregoing provisions of this section 38, a change of control or
assignment of this Agreement to another entity which is controlled directly or
indirectly by the current indirect shareholder of Medavie, whether by
reorganization, amalgamation or otherwise, shall not be deemed to require the
consent of the County. For greater certainty, this section is deemed to apply only
to a sale of the business to a third party or change of control which results in a third
party becoming the controlling shareholder of Medavie.
Page 73 of 427
SECTION 39 - ENUREMENT
39.01 This Agreement and the provisions contained herein are binding upon and enure
to the benefit of the Parties hereto and their respective successors and, if
approved, assigns.
[REMAINDER OF PAGE LEFT INTENTIONALLY BLANK]
Page 74 of 427
SECTION 40 — SIGNATURES
40.01 This Agreement may be executed in counterparts, each of which, when so
executed, shall constitute one and the same document. This Agreement may also
be executed by electronic signature in accordance with the Electronic Commerce
Act, 2000 (Ontario) or any electronic signatures policy of the County that may be
in force from time to time. It may also be signed, whether or not in counterpart,
scanned to PDF format and delivered by way of electronic mail.
IN WITNESS WHEREOF the Parties hereto have hereunder executed this
Agreement under hands and seal of their duly authorized officers at the place and
upon the dates noted below.
Dated at this day of )
May, 2024 )
in the presence of )
Dated at this day of )
May, 2024 )
per:
per:
Corporation of the County of Elgin
Name: Ed Ketchebaw
Position: Warden
Name: Blaine Parkin
Position: Chief Administrative Officer
We have authority to bind the Corporation
Medavie EMS Elgin Ontario Inc.
per:
Name:
Position:
I have authority to bind the Corporation
Page 75 of 427
Schedule "A"
List of Services (General)
To provide high quality, ambulance service delivery, including rapid reaction and
response times, which meets or exceeds the performance standards established
-- by the County of Elgin and the Ministry of Health;
To ensure that the operational plan, now and in the future, responds effectively to
community needs and the changing health care environment;
To maintain and develop ambulance services as part of a balanced, seamless
and integrated health care system, including the interaction with other allied
emergency services;
To work with other emergency services in designing and implementing
complementary and effective emergency health care services including
deployment and other system designs;
To ensure that staff resources are effectively, efficiently and economically utilized
through the design and implementation of human resource management plans,
including continuing quality assurance, continuing education and seasonal
staffing needs;
To ensure that operations are carried out in a safe environment;
To implement effective communication and working relationships with the
balance of the health care system in the County, and beyond, including the base
hospitals, the hospitals in the County other health care facilities and other
emergency services;
To achieve effective public relations through a cooperative planned approach
with the County, which is based upon an ability to understand and relate to the
community, including residents, physicians, and other health/emergency
agencies;
To implement a cost-effective program for the preventative maintenance of all
vehicles and equipment that supports a high quality, reliable service;
To implement/review a variety of planned activities, which will include; employee
training and certification programs; risk assessment programs; consumables
analysis and assessments; quality assurance programs; equipment for use on
- the ambulance; first responder program integration; programs in prevention
education, early recognition, and other bystander action programs, i.e. System
access and Community CPR.
Page 76 of 427
Schedule "B"
Coverage Area
The Coverage Area is all lands located within the territorial limits of the County of
Elgin and separated City of St. Thomas and more specifically including the lands
within the said City of St. Thomas, Municipality of Bayham, Township of
Malahide, Municipality of Central Elgin, Township of Southwold, Municipality of
Dutton/Dunwich, and Municipality of West Elgin; provided that the Proponent will
be required to respond to dispatches outside of the territorial limits described
above as directed by the CACC.
The identified coverage area is depicted in the attached sketch.
Page 77 of 427
Page 78 of 427
SCHEDULE "C"
STAFFING PATTERN
Station
Front Line
Staffing Pattern
Annual Unit Hours
Ambulances
St. Thomas —
1
24hr/7 day
8,760
Edward Street
1
12hr/7 day — 11.00
4,380
— 23.00
St. Thomas — Shaw
1
24hr/7 day
8,760
Valley
1
12hr/7 day — 08.00
4,380
— 20.00
Aylmer
1
24hr/7 day
8,760
Rodney
1
24hr/7 day
8,760
Dutton
1
24hr/7 day
8,760
Bayham
1
12hr/7 day — 07:00-
4,380
19.00
Total
56,490
Page 79 of 427
SCHEDULE "D"
COLLECTIVE AGREEMENT
Page 80 of 427
SCHEDULE "E"
COST OF SERVICES/ MONTHLY PAYMENT
SCHEDULE "E;"
Costs, of ServicesJMi Payrneiint
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CPI Adjustment Mechanism
Costs above noted as CPI adjusted in years following the initial year of this contract will be adjusted annually for changes in
the Ontario consumer price index using the October 12-month change. The revised annual cost and monthly payment will
be provided to the County by December 15th of each year or as soon after, once Ontario October CPI is publicly available.
The County will have 30 days to review the revised annual cost and monthly payment before the CPI adjusted monthly
payment will be required to be paid at the beginning of the next calendar year.
Page 81 of 427
Call Volume Increase
In the event the service call volume increases substantially and materially degrades the level of service delivery,
the Parties agree to use best efforts to cooperate in resolving the issue(s) arising from the increase in call
volume.
Project Management
In the event the County requests Medavie to perform work that requires significant allocation of resources, such as but not
limited to a project team or travel expenses not contemplated by the Services subject to the terms and conditions of this
Agreement ("Project Work"), the parties agree that they shall separately negotiate the scope, timelines, deliverables, cost and
any other applicable terms and conditions of such Project Work.
Page 82 of 427
Schedule "F"
Patient Care Policy
To ensure that Basic Life Support Level Patient Care is performed in a safe,
efficient, appropriate and timely manner. To provide a measure of protection for
-- patients receiving service and individuals providing service. To provide a rational
basis for paramedics decision -making judgments. To assist less experienced
paramedics or recent graduates in developing and focusing decision making
skills and to assist more experienced paramedics in refining and perfecting these
skills. To provide a fair and objective basis for assessment of paramedics
performance. To identify training and continuing education needs of paramedics.
To provide direction in the development of assessment and testing programs for
paramedics. To provide direction in the development of audit and other quality
assurance objectives for ambulance service operators, medical control
authorities and others involved in quality assurance activities for ambulance
services. And to provide assistance and direction in decision -making for
Emergency Health Services Branch Staff, ambulance service operators and
others involved with resource allocation.
Medavie shall follow the direction of Basic Life Support Patient Care Standards,
from the Emergency Health Services branch Ministry of Health and Long Term
Care.
Page 83 of 427
SCHEDULE"G"
ApprovedELGIN COUNTY:
Ambulance
Station /
Location
Hours
Post #
24 hours
Other
00
St Thomas
125 Edward Street
07:00 -19:00 /
11:00 — 23:00
19:00 - 07:00
02
St Thomas
31 Shaw Valley Drive
09:00 — 21:00 /
08:00 — 20:00
21:00 — 09:00
06
Aylmer
49452 Talbot Line
07:00 -19:00 /
19:00 - 07:00
04
08:00 — 20:00 /
Dutton
29493 Pioneer Line
20:00 — 08:00
05
07:00 -19:00 /
Rodney
210 West Alley
19:00 - 07:00
09
Port Burwell -
55451 Nova Scotia Line
07:00-19:00
Page 84 of 427
SCHEDULE "H"
Equipment Maintenance
Medavie EMS Elgin Ontario has a preventative maintenance schedule in place for all patient
carrying equipment including stretchers, pole stretchers, scoop stretchers, and stair chairs.
The above -mentioned patient carrying equipment is subject to preventative maintenance every
four months.
Medavie EMS Elgin Ontario has a preventative maintenance schedule in place for all
defibrillators. They are subject to preventative maintenance on an annual basis.
Medavie EMS Elgin Ontario has a preventative maintenance schedule in place for all oxygen
and suction equipment including D tank regulators, M tank regulators, portable suction units,
vehicle mounted suction units, and flow meters.
The above -mentioned oxygen and suction equipment is subject to preventative maintenance
every six months.
The oxygen texting machine is sent for calibration annually.
Page 85 of 427
SCHEDULE "I"
ANNUAL STATUTORY DECLARATION
Medavie EMS Elgin Ontario Inc, of 125 Edward Street, St. Thomas, in the Province of
Ontario, does declare as follows:
That Medavie EMS Elgin Ontario Inc. have paid all known supplier invoices, payroll
taxes and any other expenditures that pertain to the Land Ambulance Service Contract
between the County of Elgin and Medavie EMS Elgin Ontario Inc., for the Period of
January 1, [preceding year] and December 31, [preceding year].
We make this declaration conscientiously believing it to be true and knowing that it is of
the same force and effect as if made under oath.
Declared before me at in the Province of Ontario, on this
day of , 20_
Page 86 of 427
ElginCounty
Report to County Council
From: Paul Hicks, Acting Manager of Planning
Date: May 14, 2024
Subject: PS 24-9 - 34T-SO2401 — 4431 Union Road
Recommendation(s):
THAT the report titled "PS 24-9 — 34T-SO2401 — 4431 Union Road" from the Acting
Manager of Planning dated May 14, 2024 be received and filed; and
THAT the Council of the Corporation of the County of Elgin grants draft plan approval to
the Draft Plan of Subdivision by Cyril J. Demeyere Ltd. on behalf of Domus
Developments (London) Inc. and dated December 21, 2023; and
THAT staff be directed to provide notice of this decision subject to the conditions of final
approval in accordance with the requirements of the Planning Act.
Introduction:
This report provides County Council with information required to consider granting draft
plan approval to the plan of subdivision by the Applicant Barbara G. Rosser, Planning
Consultant, on behalf of the Owner Domus Developments (London) Inc., for County File
No. 34T-SO2401. In accordance with Section 51 of the Planning Act, the Council of the
County of Elgin, as "Approval Authority," is required to make a decision which approves,
or refuses to approve, a draft plan of subdivision.
Background and Discussion:
The County of Elgin is in receipt of an application for draft plan of subdivision for the
above -noted lands located in the North Port Stanley community in the Township of
Southwold. The application would facilitate the creation of a residential plan of
subdivision comprised of 53 single -detached building lots, 25 semi-detached building
lots comprising 50 residential units, and two medium density future condominium blocks
which will contain a total of 107 townhouse units, all to be serviced by full municipal
services, as well as lands to be conveyed to the Township for stormwater management,
natural heritage areas and new internal roads.
Page 87 of 427
The application proceeded through the standard application process including the
preparation, review, and acceptance of a number of technical studies and reports, and
the technical circulation to statutory review agencies. County staff have had the
opportunity to review the application under the requirements of the Planning Act, the
Provincial Policy Statement, the County Official Plan, and the Southwold Official Plan
and are satisfied that the application meets all relevant requirements. A series of
conditions to the draft approval have been prepared to accompany the approval, should
County Council deem it appropriate to approve, including conditions from: the
Township of Southwold, and the Kettle Creek Conservation Authority. Canada Post did
not provide specific conditions and as such, their standard conditions will be applied to
the Subdivision. Furthermore, 4 public comments were received and were addressed
through the municipal application process. The application is also supported by both
staff and council at the Township of Southwold.
Financial Implications:
There are no identified direct financial implications to the County with respect to the
approval of the application.
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
❑ Ensuring alignment of
® Planning for and
® Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
❑ Exploring different ways
® Fostering a healthy
now and in the future.
of addressing community
environment.
need.
® Delivering mandated
® Enhancing quality of
programs and services
® Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
This plan will directly impact the Township of Southwold.
Page 88 of 427
Communication Requirements:
Notice of the decisions for the application will be sent out to all parties that requested
notification, to the local municipality, and to any other person / body prescribed under
the Planning Act.
Conclusion:
Based on the above analysis it is recommended that County Council provide draft plan
approval to the subject application along with the associated conditions, as the
application:
Is consistent with the Provincial Policy Statement;
• Conforms to the County of Elgin, and Township of Southwold Official Plans; and
• Constitutes good planning and is in the public interest.
All of which is Respectfully Submitted
Paul Hicks
Acting Manager of Planning
Approved for Submission
Blaine Parkin
Chief Administrative Officer/Clerk
Page 89 of 427
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Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- S02401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
The conditions and amendments to final plan of approval for registration of this subdivision
as provided by the County of Elgin are as follows:
No.
CONDITIONS
1. This approval applies to the draft plan of subdivision, prepared and certified by Jason
Wilband, Ontario Land Surveyor, dated April 20, 2024, which illustrates:
• 53 lots for single detached dwellings
• 25 lots for semi-detached dwellings totalling 50 units
• 2 blocks for future medium density residential dwellings
• 1 block for open space
• 1 block for stormwater management and a pumping station
• 13 blocks for 0.3 metre reserves
2. That the Owner be required to enter into a development agreement with the municipality
wherein the owner agrees to satisfy all the requirements financial and otherwise,
including but not limited to: the payment of fees and development charges, provision of
roads, installation and capacity of services, sanitary sewerage collection system, storm
water collection system, water distribution system, utilities, stormwater management
facilities, sidewalks, active transportation facilities, traffic signage, streetlighting system,
pavement markings, temporary lot drainage, temporary drainage systems at limits of
subdivision phases, fencing, buffering, retaining walls, and trees for the development of
the lands within the plan, all in accordance with approved drawings and specifications.
3. That the development agreement between the Owner and the Municipality contain
provisions requiring financial contributions be made and/or secured to the Municipality
including all required letters of credit, cash securities and insurances (for a period of time
up to and including two years after final completion of all required municipal infrastructure
and services). Development Charges, Securities (100% of estimated work on public
lands), Water Connection Fees, Deposit for legal fees, costs incurred by the Township,
Cash in lieu of parkland and all other associated fees to be paid upon submission of
signed agreement.
1
Page 91 of 427
Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- S02401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
4. That the development agreement between the Owner and the Municipality be registered
against the title of the lands to which it applies prior to the registration of the plan of
subdivision.
5. That the development agreement contains provisions to the satisfaction of the
Municipality regarding the phasing or timing of the development. That the Owner shall
submit plans showing any revised phasing to the Municipality for review and approval if
this subdivision is to be developed in more than one registration.
6. That prior to final approval by Elgin County, the County is to be advised by the
Municipality that this proposed subdivision conforms to the zoning by-law in effect. The
Owner shall provide to the Municipality a table of lot areas and lot frontages certified by
an Ontario Land Surveyor confirming compliance with the Zoning By-law.
7. That the Owner shall provide easements as may be required for services, utility or
drainage purposes, and where required by the Municipality, daylight corners and/or 0.3
metre reserves shall be shown on the final plan and conveyed in a form satisfactory to
the Municipality and the relevant agency.
8. That the Owner provide to the municipality all servicing plans and reports for the review
and final approval by the Municipality in accordance with the Development Standards
Manual to the satisfaction of the Municipality.
9. That the development agreement, between the Owner and the Municipality, contain
provisions, to the satisfaction of the Municipality and the Kettle Creek Conservation
Authority, that stipulates, that prior to obtaining final approval, for any phase of the
development, that the Owner, will finalize an engineering analysis, to identify stormwater
quality and quantity measures, as necessary to control any increase in flows in
downstream watercourses, in accordance with any relevant municipal/provincial,
standards or guidelines, in consultation with the applicable authority.
10.That the development agreement, between the Owner and the Municipality, contain
provisions, to the satisfaction of the Municipality, that stipulates, that prior to obtaining
final approval, for any phase of the development, that the Owner, will finalize the following
plans and reports in accordance with any relevant municipal/provincial, standards or
E
Page 92 of 427
Owner: Domus Developments (London) Inc. Date of Decision: May 14, 2024
Applicant: CJDL Engineering Ltd. Date of Notice: ---
File No.: 34T- S02401 Last Date of Appeal: ---
Municipality: Southwold Lapsing Date: May 14, 2027
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
guidelines, in consultation with the applicable authority and the satisfaction of the
Municipality:
a) Grading Plans;
b) Site Servicing Plans;
c) Erosion and Sediment Control Plans;
d) Phasing Plans;
e) Sanitary and Storm Area Plans — showing pre and post tributary areas, outlets
stormwater management calculations, etc.;
f) Subdivision Plans;
g) Details and Notes Plans as Required;
h) Plans and Profiles
i) Photometric Plans; and
j) Any other plans deemed necessary by the Township.
11.That the development agreement between the Owner and the Municipality contain
provisions, that requires, that the Owner will establish a legal stormwater outlet under
the provisions of the Drainage Act in consideration of the necessary road upgrades and
stormwater management, to service the subject lands, and shall request any required
apportionments under the same, to the satisfaction of the Municipality.
12.That prior to final approval, the Municipality shall confirm that reserve sewage treatment
conveyance capacity and water supply capacity is available for all lots in the proposed
development.
13.That the development agreement between the Owner and the Municipality shall contain
the following clause:
"The Owner acknowledges that an oil, gas or water well ("Well") that is improperly
constructed, maintained or abandoned presents a safety risk to humans as well as a
potential risk to pollute groundwater resources. The Owner represents and warrants that
it has researched the Oil, Gas and Salt Resources Library and the Ministry of
Environment, Conservation and Parks Well Records (together the "Records") and has
made itself aware of the presence of any Well on the lands. The Owner acknowledges
that not all Wells are recorded or located accurately in the Records. The Owner further
represents and warrants that it has:
a) systematically searched the subject lands for potential Well sites; and
3
Page 93 of 427
Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- S02401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
b) taken all other necessary steps to ensure that there are no other Wells on the
subject lands and that any Well found has been or will be capped in accordance
with the applicable legislation, regulations, guidelines or orders, the proof of which
shall be submitted to the Municipality.
In the event that an improperly constructed, maintained or abandoned Well is found upon
or within any lands either conveyed to the Municipality as a requirement of the
development agreement or lands which become owned by and/or under the jurisdiction
of the Municipality as a result of the registration of the plan of subdivision, the Owner
covenants and agrees to indemnify and save harmless the Municipality for all costs
incurred relating to the capping, repairing or otherwise remediating of such Well in
accordance with the applicable legislation, regulations, guidelines or orders. It is the
intention of the parties that this provision shall survive the closing of any transaction
related to the transfer of the applicable lands."
14.That the development agreement between the Owner and the Municipality shall contain
a provision requiring the installation of perimeter fencing. The location, type, height of
the fencing shall be shown on the appropriate drawing, to the satisfaction of the
Municipality. Fencing shall be installed prior to final approval by the County, the cost of
materials and installation shall be included in the calculation of securities and will be held
to ensure completion.
15.That the subdivision agreement between the Owner and the Municipality contain a
provision requiring the owner to notify in writing each person who first offers to purchase
any subdivided lot within the plan of subdivision of all approved development charges,
including development charges for school purposes, relating to any such lot pursuant to
Section 59(4) of the Development Charges Act, 1997, and the Education Act.
16.That the development agreement between the Owner and the Municipality shall contain
a provision, to the satisfaction of the Municipality, that there be a notice/warning clause
in every agreement of purchase and sale advising purchasers to be aware of adjacent
agricultural land and uses. The warning clause should, at minimum, contain the following
information:
New residents acknowledge:
M
Page 94 of 427
Owner: Domus Developments (London) Inc. Date of Decision: May 14, 2024
Applicant: CJDL Engineering Ltd. Date of Notice: ---
File No.: 34T- S02401 Last Date of Appeal: ---
Municipality: Southwold Lapsing Date: May 14, 2027
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
• The nearby agricultural operations and agree to support the "right to farm"
principle;
• That adjacent farms deploy the use of frost windmills which operate to
circulate air to prevent fruit from freezing and further these machines can
generate unfamiliar and loud noise when in operation;
• That adjacent farms utilize and house specialized seasonal farm workers to
maintain the crop;
• That farming operations use sprays to ensure healthy crops; these are all
approved for safe use by Health Canada;
• That specialized farming equipment is used and are permitted to be on
adjacent roadways; and
• That manure may be applied to adjacent farms which can produce unpleasant
odours; farmers follow strict nutrient management plans.
17.That prior to final approval by Elgin County, the Owner shall submit for review and
approval by the Municipality, a draft of the final M plan.
18.That the development agreement between the Owner and the Municipality contain
provisions, that requires, that the Owner, installs the stormwater management measures,
for any phase of the development, identified in the final engineering analysis completed,
as part of the development for the site and undertake to implement the recommendations
contained therein, to the satisfaction of the Municipality and the Kettle Creek
Conservation Authority.
19.That prior to final approval the Kettle Creek Conservation Authority is provided
construction details for the proposed pumping station on Block 82, including confirmation
of final grade elevations for review and approval to the satisfaction of the Kettle Creek
Conservation Authority.
20.That prior to undertaking construction or site alteration activities, any necessary permits
or approvals, be received, from the Kettle Creek Conservation Authority.
21.The subdivision agreement shall require that the owner consult with Canada Post to
determine suitable permanent locations for the Community Mail Boxes and these will
then be indicated on the appropriate servicing plans.
5
Page 95 of 427
Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- SO2401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
22.The subdivision agreement shall require the owner, prior to offering any units for
sale/rent, to display a map on the wall of the sales office in a place readily accessible to
potential owners/renters that indicates the location of all Community Mail Boxes within
the development, as approved by Canada Post.
23.The subdivision agreement shall require the owner to include, in all offers of purchase /
rental, a statement which advises the purchaser/renter that mail will be delivered via
Community Mailbox and also notes the locations of all Community Mail Boxes within the
development, and to notify affected owners/renters of any established easements
granted to Canada Post to permit access to the Community Mailbox.
24.The subdivision agreement shall require the owner to provide a suitable and safe
temporary site for a Community Mailbox until curbs, sidewalks and final grading are
completed at the permanent Community Mailbox locations. Canada Post will provide mail
delivery to new residents/tenants as soon as the homes/businesses are occupied.
25.The subdivision agreement shall require the owner to provide the following for each
Community Mailbox site and to include these requirements on the appropriate servicing
plans:
• Any required walkway across the boulevard, per municipal standards;
• Any required curb depressions for wheelchair access, with an opening of at
least two to three metres (consult Canada Post for detailed specifications);
and
• A Community Mailbox concrete base pad per Canada Post specifications.
26.If the development includes plans for (a) multi -unit building(s) with a common indoor
entrance, the developer must supply, install, and maintain the mail delivery equipment
within these buildings to Canada Post's specifications. If there are over 100 units, a mail
room will be required.
27. That prior to final approval the Township of Southwold shall advise in writing how
conditions 1 to 18 have been satisfied.
0
Page 96 of 427
Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- S02401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
28. That prior to final approval the Kettle Creek Conservation Authority shall advise in writing
how conditions 18 to 20 have been satisfied.
29.That prior to final approval Canada Post shall advise in writing how conditions 21 to 26
have been satisfied.
NOTES TO DRAFT APPROVAL:
1. It is the owner's responsibility to fulfill the conditions of draft approval.
2. It is suggested that the applicant be aware of section 144 of the Land Titles Act and
subsection 78(10) of the Registry Act.
Subsection 144 (1) of the Land Titles Act requires that a plan of subdivision of land that
is located in a land titles division be registered under the Land Titles Act. Exceptions
to this provision are set out in subsection 144(2).
Subsection 78(10) of the Registry Act requires that a plan of subdivision of land that is
located only in a registry division cannot be registered under the Registry Act unless
that title of the owner of the land has been certified under the Certification of Titles Act.
Exceptions to this provision are set out in clauses (b) and (c) of subsection 78(10).
3. The owner is advised that in the event that deeply buried archaeological remains
should be discovered during construction, it is recommended that archaeological staff
of the Ontario Ministry of Tourism, Culture and Sport be notified immediately. Similarly,
in the event that human remains should be encountered during construction, it is
recommended that the proponent immediately notify the Ontario Ministry of Tourism,
Culture and Sport and the Registrar of the Cemeteries Regulation Unit of the
Cemeteries Branch.
4. The Ontario Land Surveyor responsible for preparing the final plan for registration
should contact the Township of Southwold regarding the preparation of the final plan
to ensure the requirements of draft approval are properly addressed in the preparation
of the final plan and that the final plan prepared contains sufficient geodetic information
to locate the plan within the UTM Coordinate System, North American Datum 1983,
7
Page 97 of 427
Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- S02401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
prior to submitting the plan for final approval. A digital copy of the final plan, in a form
satisfactory to the Township of Southwold, is required as part of the final plan
submission.
5. Inauguration, or extension of a piped water supply, a sewage system or a storm
drainage system, is subject to the approval of the Ministry of the Environment under
Sections 52 and Section 53 of the Ontario Water Resources Act.
6. The owner is hereby advised that the review of this plan of subdivision did not include
groundwater, soil or atmosphere testing to fully discount the possibility that waste
materials and/or other contaminants are present within or in close proximity to this
subdivision. If either the owner or the Municipality requires such assurance before
proceeding with this plan of subdivision, a team of consultants should be retained to
conduct any necessary investigations.
7. The Ministry of the Environment, Conservation and Parks must be advised immediately
should waste materials or other contaminants be discovered during the development
of this plan of subdivision. If waste materials or contaminants are discovered, a further
approval under Section 46 of the Environmental Protection Act may be required from
that Minister.
8. The owner is advised that if any unplugged petroleum wells or associated works are
identified during the development of the site, the owner shall notify the Petroleum
Resources Centre of the Ministry of Natural Resources and Forestry. The owner shall
plug the wells and rehabilitate the surface according to the Provincial Standards of the
Oil, Gas and Salt Resources Act. The Ministry of Natural Resources and Forestry
recommends that no structures be built immediately over a plugged petroleum well.
9. The owner is advised to contact Bell Canada at plan ninganddevelopment@bell.ca
during the detailed utility design stage to confirm the provision of communications /
telecommunications infrastructure needed to service the development.
10. It shall be noted that it is the responsibility of the owner to provide entrance/service
duct(s) from Bell Canada's existing network infrastructure to service the approved draft
plan of subdivision. In the event that no such network infrastructure exists, in
0
Page 98 of 427
Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- S02401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
accordance with the Bell Canada Act, the owner may be required to pay for the
extension of such network infrastructure. If the owner elects not to pay for the above
noted connection, Bell Canada may decide not to provide service to this development.
11. It is suggested that the Municipality register the subdivision agreement as provided by
subsection 51(26) of the Planning Act, against the land to which it applies, as notice to
prospective purchasers.
12. Clearances are required from the following agencies:
Clerk
Township of Southwold
35663 Fingal Line
Fingal, Ontario N0L 1 K0
Kettle Creek Conservation Authority
44015 Ferguson Line
St. Thomas, ON N5P 3T3
Delivery Services Officer
Delivery Planning
Canada Post Corporation
955 Highbury Ave
London, ON N5Y 1 A3
If the agency's condition concerns a clause in the subdivision agreement, a copy of the
agreement should be sent to them. This will expedite clearance of the final plan. A
copy of the agreement is also required by the County of Elgin.
13. All measurements on subdivision and condominium final plans must be presented in
metric units.
The final plan must be submitted digitally in AutoCAD (DWG) and Portable Document
Format (PDF) with the appropriate citation from the Planning Act used.
0
Page 99 of 427
Owner: Domus Developments (London) Inc.
Applicant: CJDL Engineering Ltd.
File No.: 34T- S02401
Municipality: Southwold
Subject Lands: Part of Lots 16, Range 1 & 2
South of Union Road (Geographic Township of
Southwold in the Township of Southwold,
County of Elgin)
Date of Decision: May 14, 2024
Date of Notice: ---
Last Date of Appeal: ---
Lapsing Date: May 14, 2027
The AutoCAD (DWG) file must be consistent with the following standards:
• Georeferenced to the NAD83 UTM Zone 17M coordinate system.
• All classes of features must be separated into different layers.
• Each layer should be given a descriptive name so that the class of feature it
contains is recognizable.
The final plan approved by the County of Elgin must include the following paragraph
on all copies (3 mylars and 4 paper) for signature purposes:
Approval Authority Certificate
This final plan of subdivision is approved by the County of Elgin under Section 51 (58)
of the Planning Act, R. S. O. 1990, on this day of 20
Manager of Planning
14. The approval of this draft plan of subdivision File No. 34T-SO2401 will lapse on
May 14, 2027, pursuant to subsection 51(32) of the Planning Act, as amended. It is
the responsibility of the owner to request an extension of the draft approval if one is
needed. A request for extension should be made at least 60 days before the approval
lapses since no extension can be given after the lapsing date. The request should
include the reasons why an extension is needed and a resolution in support of the
extension from Council of the Township of Southwold.
15. The final plan approved by the County of Elgin must be registered within 30 days or
the County may withdraw its approval under subsection 51(59) of the Planning Act.
10
Page 100 of 427
ElginCounty
Report to County Council
From: Paul Hicks, Acting Manager of Planning
Date: May 14, 2024
Subject: PS 24-8 — CE OPA 1-24; 14000 Belmont Road
Recommendation(s):
THAT the report titled "PS 24-8 — CE OPA 1-24; 14000 Belmont Road" from the Acting
Manager of Planning dated May 14, 2024 be received and filed; and
THAT the Council of the Corporation of the County of Elgin approves Official Plan
Amendment No. 2 to the Official Plan of the Municipality of Central Elgin; and
THAT staff be directed to provide notice of this decision in accordance with the
requirements of the Planning Act.
Introduction:
The Council of the Municipality of Central Elgin has adopted an amendment to their official plan,
known as Official Plan Amendment (OPA) #2 and they have subsequently forwarded the
amendment to the County of Elgin for approval (see attachment). In accordance with Section 17
of the Planning Act, the Council of the County of Elgin, as "Approval Authority," is required to
make a decision on the adopted amendment in which Council may approve, modify or refuse to
approve the amendment. If Elgin County fails to make a decision within 120 days after the
amendment is received, any person or public body may appeal to the Ontario Land Tribunal.
This report is intended to provide County Council with the information required in order to make
a decision on the adopted amendment.
Background and Discussion:
The County of Elgin and the Municipality of Central Elgin are in receipt of an OPA (known as
OPA No. 2) for the above -noted lands in the community of Belmont. The subject lands were
purchased by Belmont Farm Supply from the Municipality of Central Elgin to facilitate the
expansion of Belmont Farm Supply's existing operations at 14000 Belmont Road. To facilitate
the use of the lands for agricultural industrial/commercial purposes, an amendment to Central
Elgin's Official Plan has been submitted (along with a corresponding amendment to the
Municipality's Zoning By-law) to change the designation on the subject lands from "Community
Facility" and "Natural Heritage" to a "Commercial — Industrial" designation.
Page 101 of 427
The application proceeded through the standard application process including the preparation,
review, and acceptance of technical studies and reports, and the technical circulation to
statutory review agencies.
County staff have had the opportunity to review the application under the requirements of the
Planning Act, the Provincial Policy Statement, the County Official Plan, and the Central Elgin
Official Plan and are satisfied that the applications meet all relevant legislative and policy
requirements. The application is also supported by both staff and council at the Municipality of
Central Elgin.
Financial Implications:
There are no identified direct financial implications to the County with respect to the approval of
both applications.
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
❑ Ensuring alignment of
® Planning for and
❑ Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
❑ Exploring different ways
® Fostering a healthy
now and in the future.
of addressing community
environment.
need.
❑ Delivering mandated
® Enhancing quality of
programs and services
® Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
This plan will directly impact the Municipality of Central Elgin.
Communication Requirements:
The Notice of Decision will be sent to the Municipality of Central Elgin and those prescribed
under the Planning Act.
Page 102 of 427
Conclusion:
Based on the above analysis it is recommended that County Council approve OPA No. 2 of the
Official Plan of the Municipality of Central Elgin in its entirety as the adopted amendment:
• Is consistent with the Provincial Policy Statement;
• Conforms to the County of Elgin, and Municipality of Central Elgin Official Plans; and
• Constitutes good planning and is in the public interest.
All of which is Respectfully Submitted
Paul Hicks
Acting Manager of Planning
Approved for Submission
Blaine Parkin
Chief Administrative Officer/Clerk
Page 103 of 427
DECISION
With respect to Official Plan Amendment No. 1 to the
Official Plan of the Municipality of Central Elgin under
17(34) of the Planning Act
I hereby approve all of Official Plan Amendment No. 2 to the Municipality of Central
Elgin Official Plan as adopted by By-law 2886.
Dated at the County of Elgin this 14t" day of May 2024.
Director of Legal Services,
County of Elgin
Page 104 of 427
OFFICIAL PLAN
of the
MUNICIPALITY OF CENTRAL ELGIN
z1 •
THE CENTRAL ELGIN PLANNING OFFICE
Page 105 of 427
THE MUNICIPALITY OF CENTRAL ELGIN
BY-LAW NO.2886
The Council of the Corporation of the Municipality of Central Elgin, pursuant to Section 17(22)
of the Planning Act, R.S.O. 1990, as amended, hereby enacts as follows:
1. By-law No. 2869 is hereby repealed.
2. That Official Plan Amendment No. 2 to the Municipality of Central Elgin Official
Plan, consisting of the attached Schedules and Explanatory Text, is hereby
adopted.
3. This By-law shall come into force and take effect on the day of the final passing
thereof.
Enacted and passed this 18th day of April, 2024.
Certified that the above is a True Copy of By-law No. 2886 as enacted and passed by the Council
of the Municipality of Central Elgin on April 18, 2024.
.__,_--Page-1-06-of 427 ____ ___ __ . _
TABLE OF CONTENTS
STATEMENT OF COMPONENTS
PART A - PREAMBLE TO AMENDMENT NO.2
1) Location
2) Purpose
3) Basis
PART B - THE AMENDMENT
1) Introductory Statement
2) Details of the Amendment
3) Implementation and Interpretation
PART C - THE APPENDICES
Appendix is
Location Plan —Official Plan and Concurrent
Implementing Zoning By-law Amendment
Appendix II:
Notice of Public Meeting
Appendix III:
Minutes of Public Meeting
Appendix IV:
Staff Planning Report
Appendix V:
Correspondence
Appendix VI:
Concurrent Implementing Zoning By-law
Amendment —Municipality of Central Elgin By-law
No. 2870
Municipality of Central Elgin Adopted by Council — April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—fi—
Page 107 of 427
STATEMENT OF COMPONENTS
PART A - THE PREAMBLE - does not constitute part of this Amendment.
PART B - THE AMENDMENT - consisting of the following text and map, designated Schedule
"I", constitute Amendment No. 2 to the Municipality of
Central Elgin Official Plan.
PART C - THE APPENDICES - do not constitute part of this Amendment. The appendices (I
to VI) contain the background data, technical justification and
public involvement associated with this Amendment.
I, Robin Greenall, Chief Administrative Officer/Clerk of the Municipality of Central Elgin, do
hereby certify that the following (Part B) is a true copy of Official Plan Amendment No. 2 as
adopted by the Council of the Corporation of the Municipality of Central Elgin (By-law No.
2869).
ief Administrative Officer/Clerk
kjyjDKpality of Central Elgin
Official Plan Amendment No. 2 to the
Municipality of Central Elgin Official Plan
Adopted by Council —April 18, 2024
By-law No. 2886
14000 Belmont Road
Page 108 of 427
PART A - PREAMBLE
1. LOCATION
The property affected by this amendment can be legally described as Plan 231 Part Lots 28 to
30, and 32 RP 11R1214 Parts 1 TO, 3 RP 11R5071 Parts 1 TO 3, and RP 11R10278 Part 1,
Municipality of Central Elgin, County of Elgin.
The location of the subject lands is shown in heavy solid lines on the Location Plan found in
Appendix I to this Amendment.
2. PURPOSE
The purpose of the application is to change the existing "Natural Heritage" and "Community
Facility" land use designations on the subject lands to a general "Commercial -Industrial"
designation to a allow for the expansion of the existing Belmont Farm Supply use. The effect of
the application would be to permit the construction of a new 1,249.28 square metre warehouse
building on the subject lands.
3. BASIS
The basis of this amendment is as follows:
• The Municipality of Central Elgin undertook a process to facilitate the expansion of the
soccer fields at the Belmont Community Centre and Arena in 2018. This included the
proposed removal of the wooded area at the easterly extent of the property. Further, a
portion of those lands were disposed of by the Municipality of Central Elgin to Belmont
Farm Supply in 2018 as they were surplus to its needs.
Uses surrounding the subject lands are predominantly agricultural in nature to the east
and south. The property is designated "Community Facility" and "Natural Heritage" as
they were part of the Municipality's adjacent Community Centre lands and the previous
location of a woodlot that has since been removed. The Belmont Community Centre to
the north is designated "Community Facility" and the balance of the Belmont Farm
Supply operation is designated "Commercial — Industrial" to the west. The property also
abuts the Ontario Southland Railway corridor.
To facilitate the development of a 1,249.28 square metre warehouse use, the applicant
requires an amendment to the Municipality of Central Elgin Official Plan and Village of
Belmont Zoning By-law. The effect of the proposed Official Plan amendment would be a
change the existing "Community Facility" and "Natural Heritage" land use designations
to the general "Commercial -Industrial" designation in the Official Plan to allow for the
proposed use. The effect of the Zoning By-law amendment would be a change the
current "Park" zone to an "Industrial' zone. The zone regulations would create a site -
Municipality of Central Elgin Adopted by Council —April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—4—
Page 109 of 427
specific "Industrial" zone consistent with the abutting lands that provides an exception
to the northerly side yard setback of 1.5 metres.
While portions of the subject lands are designated for "Community Facility" use, the
majority of the area is designated "Natural Heritage". Species at Risk study (Dance
Environmental, October 24, 2018) was completed to review the 1.2 hectare woodlot
that existed on the property at that time. Further, the woodlot was ultimately removed
in favor of the soccer fields, and a portion of the overall Municipal property was
divested and purchased by Belmont Farm Supply, however, the land use designations
were never changed. To address the discrepancy in land use, the applicant provided an
opinion letter by Dance Environmental Inc. (December 18, 2023) who authored the
original report that states, "the woodland was removed during the 201812019 period
and turf grass dominates the area currently". Further, "there are no significant natural
heritage features or functions present on the subject lands nor on adjacent lands. In
[their] opinion a warehouse could be constructed on the subject lands without causing
any negative impacts to the Natural Heritage System".
• A concurrent zoning by-law (By-law No. 2879, see Appendix VI) has been submitted to
facilitate the development proposal. The amendment rezones the lands a site -specific
Industrial (M-2) zone that provides a reduced side yard setback of 1.5 metres to address
the proposed placement of the new warehouse building.
• A public meeting on the proposed amendments was held on February 26, 2023 at 6:40
p.m. virtually through Zoom Webinar and in -person in the Council Chambers at the Elgin
County Administration Building, at 450 Sunset Drive, St. Thomas. A copy of the Notice
of Public Meeting is found in Appendix 11 attached.
Municipality of Central Elgin Adopted by Council — April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—5—
Page 110 of 427
PART B— THE AMENDMENT
1. INTRODUCTORY STATEMENT
All of this part of the document entitled "Part B- the Amendment" constitutes Amendment No.
2 to the Municipality of Central Elgin Official Plan.
2. DETAILS OF THE AMENDMENT
The Official Plan is amended as follows:
Item 1:
Schedule "B" — Community of Belmont - Land Use Plan to the Municipality of Central Elgin
Official Plan is hereby amended by redesignating the lands shown enclosed in heavy solid lines
on the Location Plan and attached as Appendix "I" to this amendment from "Community
Facility" and "Natural Heritage" to "Commercial - Industrial'.
3. IMPLEMENTATION AND INTERPRETATION
The implementation and interpretation of this Amendment shall be in accordance with the
respective policies of the Municipality of Central Elgin Official Plan.
Municipality of Central Elgin Adopted by Council —April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—6—
Page 111 of 427
Schedule "B"
To The Official Plan of
The Municipality of
Central Elgin
Community
of Belmont
LAND USE PLAN
175 0 175 350
Metres
PART C - THE APPENDICES
Appendix 1:
Appendix 11:
Appendix III:
Appendix IV:
Appendix V:
Appendix VI;
Municipality of Central Elgin
Official Plan Amendment No. 2 to the
Municipality of Central Elgin Official Plan
Location Plan —Official Plan and Concurrent
Implementing Zoning By-law Amendment
Notice of Public Meeting
Minutes of Public Meeting
Staff Planning Report
Correspondence
Concurrent Implementing Zoning By-law
Amendment —By-law No. 2887
—7—
Adopted by Council —April 18, 2024
By-law No. 2886
14000 Belmont Road
Page 113 of 427
r_lU:I:yk �I
LOCATION PLAN
Municipality of Central Elgin Adopted by Council — April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—8—
Page 114 of 427
APPENDIXI
LOCATION PLAN
Key PW Sub ..t Land.
............ .
LEGEND:
r--1 Subject Land.
zO 0 2 40
Page 115 of 427
APPENDIX 11
NOTICE OF PUBLIC MEETING
Municipality of Central Elgin Adopted by Council —April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 1400D Belmont Road
—9—
Page 116 of 427
MUNICIPALITY OF CENTRAL ELGIN
NOTICE OF AN APPLICATION AND PUBLIC MEETING
CONCERNING A PROPOSED ZONING BY-LAW AMENDMENT
14000 Belmont Road
TAKE NOTICE that:
a) pursuant to Subsections 22(6.4)(a) and 34(10.7)(a) of the Planning Act, R.S.O. 1990, as
amended, concurrent applications have been made by Belmont Farm Supply for approval of
a proposed Official Plan and Zoning By-law Amendment. Access to the information and
material provided under subsections (10.1) and (10.2) in support of the application is
available for public access, and
b) a concurrent Public Meeting, pursuant to Subsections 22(1)(b) and 34(12) of the Planning
Act, R.S.O. 1990, as amended, will be held by the Council of the Municipality of Central
Elgin on the 26' day of February, 2024 at 6:40 P.M. to consider amendments to the
Municipality of Central Elgin Official Plan and Village of Belmont By-law 91-21. The purpose
of the Public Meeting is to afford any person that attends, an opportunity to make
representation with respect to the Official Plan and zoning proposal. The meeting will be
conducted by Zoom Webinar and detailed information for this meeting can be found at
https:llwww.centralelain.oralen/building-and-development/current-planning-
applicatlons.aspx.
The subject lands are located east of the intersection of Belmont Road and Borden Avenue,
north of the Ontario Southland Railway track and south of the Belmont Community Centre and
Arena lands. The property has approximately 57 metres of frontage on to Belmont Road and an
area of 3.44 hectare (8.5 acres). Municipally known as 14000 Belmont Road, they may be
legally described as Plan 231 Part Lots 28 to 30, and 32 RP 11R1214 Parts 1 TO, 3 RP
11 R5071 Parts 1 TO 3, and RP 11 R10278 Part 1 in the Municipality of Central Elgin. The lands
are shown on the Key Map.
The applicant is proposing a new warehouse building with an approximate size of 51.2 metres
by 24.4. metres and an area of 1,249.28 square metres (13,447 square feet) for the purposes of
storing small seed and fertilizer. The building itself will also have a maximum height of 101
metres.
To facilitate the development of the warehouse use, the applicant requires an amendment to the
Municipality of Central Elgin Official Plan and Village of Belmont Zoning By-law. The effect of
the proposed Official Plan amendment would be a change the existing "Community Facility" and
"Natural Heritage" land use designations to "Commercial -Industrial" to allow for the proposed
use. The effect of the Zoning By-law amendment would be a change the current "Park" zone to
an "Industrial' zone. The zone regulations would establish the specific requirements for the
proposed 1,249.28 square metre warehouse use.
ANY PERSON OR PUBLIC BODY may attend the Public Meeting and/or make written or verbal
representation either in support of, or in opposition to the proposed Official Plan or Zoning By-
law Amendments
If a person or public body would otherwise have an ability to appeal the decision of the Council
of the Municipality of Central Elgin to the Ontario Land Tribunal but the person or public body
does not make oral submissions at a public meeting or make written submissions to the
Municipality of Central Elgin before the by-law is passed, the person or public body is not
entitled to appeal the decision.
If a person or public body does not make oral submissions at a public meeting, or make written
submissions to the Municipality of Central Elgin before the by-law is passed, the person or
public body may not be added as a party to the hearing of an appeal before the Ontario Land
Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so.
If you wish to be notified of the decision of the Council of the Municipality of Central Elgin on the
proposed zoning by-law amendment, you must make a written request to the undersigned.
ADDITIONAL INFORMATION relating to the proposed Official Plan and Zoning By-law
Amendments are available for inspection daily, Monday to Friday, 9:00 A.M. to 4:00 P.M. at the
Municipal Offices and at the Central Elgin Planning Office, 9 Mondamin Street, St. Thomas.
Key Map (on reverse)
Page 117 of 427
DATED at the Municipality of Central Elgin, this 27th day of January, 2024.
Dianne Wilson, Deputy Clerk
Municipality of Central Elgin
450 Sunset Drive, 1st Floor
St. Thomas, Ontario
N5R 5V1
(519) 631-4860, Ext. 286
Page 118 of 427
PROVINCE OF0NTAR|O
AFFIDAVIT OFSERVICE
|NTHE MATTER ofSections 1Oand |
34ofthe Planning Act 1S9O �
R.O.(l. as amended, �
AND |NTHE MATTER
ofoproposed Official Plan
Amendment, and Zoning By-law |
Amendment 14DOOBelmont Road
1, Delany Leitch,Deputy Clerk ofthe Corporation ofthe Municipality ofCentral Elgin,
DO8OLELYSWEAR THAT:
1. The statutory requirementforAivingnoUoeofapub|icbeahngpunsuonthn
Section 17(17)nfthe Planning Act, 1SSOwas given ooJanuary 27,2O24,
2. The statutory requirement for opublic hearing pursuant toSection 17(17)ofthe
Planning Act, 1990, as amended, was scheduled and held on February 26, 2024.
3. The statutory requirement for the giving of notice of passing pursuant to Section
22(a.0) and 34(1O.8)was given onApril 22nd.2O24,
AND | MAKE THIS SOLEMN DECLARATION CONSCIENTIOUSLY BELIEVING |TTO
BETRUE AND KNOWING THAT [T|30FTHE SAME FORCE AND EFFECT AG|F
MADE UNDER OATH AND BY VIRTUE OF THE CANADA EVIDENCE ACT.
SWORN before moat the )
Municipality of Central Elgin in )
the County orElgin this 22ndday )
of April, 2024
Delany Leitch���(CI&k
LYNNLBTCH Deputy clerk
Page 119 of 427
APPENDIX III
MINUTES OF PUBLIC MEETING
Municipality of Central Elgin Adopted by Council —April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—10—
Page 120 of 427
THEooRPOR/qlmwoFTHE MUNICIPALITY OFCENTRAL ELG|N
PUBLIC MEETING MINUTES
Council Chambers, *soaunaeDr,St. Thomas oNand via ZOOM
PRESENT:
�
ANoWG0A
'' -
DEPUTY MAYOR
TDDDNOBLE
M|CMELLEGFAH/M
COUNCILLORS
MORG/UNEHALP|N
NORMANV0ATGON
[ANDCJNNERG
[wWE88UGHMAN
STAFF PRESENT:
CAO/CLERK RDBINGREENAL
DIRECTOR 0FINFRASTRUCTURE GEOFF BROOKS
AND COMMUNITY SERVICES
PLANNERXCEPO KEVNK0CCLURE
t CALL TO ORDER
Mayor Sloan called the meeting to order at 6:40u,nHeindicated that this was
public meeting as required bythe Planning Act to afford any person an opportunity
to make representation with respect to a Proposed Zoning By-law Amendment
respecting 1400UBelmont Road.
2. DISCLOSURE OF PECUNIARY INTEREST OR THE GENERAL NATURE THEREOF
The Mayor asked if any member of Council had a Disclosure of Pecuniary Interest
concerning this proposal. None was declared.
3. METHOD OF NOTIC
The Mayor asked the Deputy Clerk what method of notice, and when the notice was
given to the public for this indicated that anper
requirements u,the Planning Act, notice was mailed byRegular Post boevery owner
ofland within 12Ometres ofthe subject land and applicable agencies vnJanuary o1.
2V24.Notice was posted tothe property and tothe municipal wobahe.
4. PRESENTATION
The Mayor introduced Kevin McClure, Planner, CEPO.topresent the proposed
draft Zoning KMcClure came forward and presented slides
for the proposed amendment. He explained that the re -zoning would change the
existing Community Facility and Natural Heritage designations tp
Commerciallindustrial, facilitate a mapping amendment, and facilitate a site -specific
Industrial (M'2)zono.
Public Meeting Minutes- ZBA 13123- 14000 Belmont Road
Pago121 of427
5. CORRESEQNDENCE
The Mayor asked the Deputy Clerk if correspondence has been received for this
planning matter. D. Leitch indicated that correspondence had been received from Carol
Landon and Kevin Landon and Carol Baker. Concerns included noise and dust
pollution, Ughbng, and proximity to residential and recreational uses.
U. DISCUSSION
The Mayor advised that the meeting would now be open to questions from the public, for
those attending who have not already submitted their concerns or comments to the
0 The Mayor invited those attending in person who wish to speak to come forward
to the podium ask that they state their name and address for the record prior to
asking their question.
(ii) The Mayor stated that if you are listening onyour computer, tablet msmart
phone, please click the "raise hand" icon and ifyou have called into the meeting
using otelephone, please dial °8. The questions will betaken inesequential
order. When given the opportunity tospeak, please provide your name and
address for the record". At this time, I ask that all participants be respectful to
members ufcouncil and municipal staff asyou ask your questions. Those
choosing tobedisrespectful will heremoved from the meeting.
(iii) The Mayor asked ifthere any members ufthe public inattendance sitting inthe
gallery that wishes tospeak. None came forward.
(iv) The Mayor asked ifthere was any member ofthe public attending byZOOM that
wished tospeak- Kristen Baneua|e.Agent, noted that she and the applicant
were present via Zoom and that she had nothing further toadd.
(v) The Mayor asked if there were any members of Council or staff wishing to speak.
M. Halpin asked whether there were any plans to address the lighting and other
concerns. K.Burioda|eindicated that the Site Plan Approval process would
address those matters and that the building was intended toact aaabuffer to the
warehouse infront atthe rail line, and that this would need tomeet Municipal
requirements.
(,i) At thistime, the Mayor inquired if there were anyfurther comments or questions.
None came forward.
The Mayor advised thateveryone have been givenfai
are no further questions, please be advised that any person wishing further information
on the actions of Council regarding the passing of a by-law on the proposed
amendment, should email Delany Leitch Those in
attendance wishing further information cansign thehearing attendance sheet located on
the podium. If you do not have access to a computer and wish to be notified, please call
Delany Leitch@ 519-631-4860 Ext 286 and provide your information.
The Mayor indicated thatthe public meeting was concluded at 6:57 p.m. and Council will
Public Meeting Minutes- ZBA 13123- 14000 Belmont Road
Page 122 of 427
Oelalt y ,4eitch
Delany Leitch
Deputy Clerk
Public Meeting Minutes- ZBA 13123- 14000 Belmont Road
Page 123 of 427
APPENDIX IV
STAFF PLANNING REPORT
Municipality of Central Elgin Adopted by Council —April 18, 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—11—
Page 124 of 427
THE MUNICIPALITY OF CENTRAL ELGIN
REPORT NO. CEP.03.24
CEPO FILE NO. B2-02-23
TO Mayor & Members of Council
FROM Kevin McClure, Planner
SUBJECT Applications to Amend the Municipality of Central Elgin Official Plan and the
Village of Belmont By -Law No. 91-21 —14000 Belmont Road — Belmont
Farm Supply
DATE January 24, 2024
RECOMMENDATION
THAT Report CEP.03.24 be received;
AND THAT direction be given by Council to prepare site -specific draft amendments to the
Municipality of Central Elgin Official Plan and the Township of Yarmouth Zoning By-law for the
proposed commercial -industrial use on lands located at 14000 Belmont Road, which may be
legally described as Plan 231 Part Lots 28 to 30, and 32 RP 11 R1214 Parts 1 TO, 3 RP 11 R5071
Parts 1 TO 3, and RP 11 R10278 Part 1, Municipality of Central Elgin, County of Elgin;
AND FURTHER THAT a date for a public meeting be established in accordance with Ontario
Regulations 543/06 and 545/06 as amended.
REPORT
The applicant approached the Municipality in 2023 with a proposal for a new warehouse building
as an expansion to their existing operations at 14000 Belmont Road. Staff from the County of
Elgin, Municipality of Central Elgin and the Central Elgin Planning Office had an initial consultation
meeting with the landowner and their consulting engineering firm on July 21, 2023. It was indicated
that an Official Plan amendment and Zoning By-law amendment would be required to support the
proposal. Further, Site Plan Control would be required should the applications be approved.
Based on the comments that were received at the meeting in July 2023, the applicant enlisted the
services of a land use planning consultant, and a follow-up meeting was held on November 23,
2023. The meeting ensured that application requirements were known for the purposes of being
able to deem an application complete and alleviate any need for additional materials or follow-up
through the application review process.
Page 125 of 427
Staff have reviewed the application and documentation provided by the applicant and are satisfied
that the application is complete relative to the requirements of Subsections 21(4), 21(5), 34(10.1)
and 34(10.2) of the Planning Act, R.S.O., 1990 as amended. In accordance with Subsection 4.1(d)
of By-law 1864, the applicant has been notified that the application is considered complete.
ANALYSIS:
1) Location:
The subject lands are located east of the intersection of Belmont Road and Borden Avenue, north
of the Ontario Southland Railway track and south of the Belmont Community Centre and Arena
lands. The property has approximately 57 metres of frontage on to Belmont Road and an area of
3.44 hectare (8.5 acres). Municipally known as 14000 Belmont Road, they may be legally
described as Plan 231 Part Lots 28 to 30, and 32 RP 11 R1214 Parts 1 TO, 3 RP 11 R5071 Parts 1
TO 3, and RP 11 R10278 Part 1 in the Municipality of Central Elgin. The lands are shown on the
Location Plan.
Uses surrounding the subject lands are predominantly a mix of commercial and residential use
along Belmont Road. Of note, this area is designated for "Commercial" use in the Official Plan.
Further, "Agricultural' uses exist outside of the settlement boundary of the Community of Belmont
to the south and east, with "Community Facility" uses to the north of the property.
2) Proposal:
The applicant is proposing a new warehouse building with an approximate size of 51.2 metres by
24.4. metres and an area of 1,249.28 square metres (13,447 square feet) for the purposes of
storing small seed and fertilizer. The building itself will also have a maximum height of 10.2
metres. The general location of the new building can be seen in the attached plan.
Page 126 of 427
The property is covered by a general Industrial Commercial (MC) zone along Belmont Road with a
general Industrial (M) zone and site -specific Industrial (M-1) is on the balance of the property.
To facilitate the development of the warehouse use, the applicant requires an amendment to the
Municipality of Central Elgin Official Plan and Village of Belmont Zoning By-law. The effect of the
proposed Official Plan amendment would be a change the existing "Community Facility" and "Natural
Heritage" land use designations to "Commercial -Industrial" to allow for the proposed use. The effect of
the Zoning By-law amendment would be a change the current "Park" zone to an "Industrial" zone. The
zone regulations would establish the specific requirements for the proposed 1,249.28 square metre
warehouse use.
It is important to note that the Municipality of Central Elgin undertook work to facilitate the expansion of
the soccer fields to the north of the subject lands in 2018. This included the removal of the wooded
area that is shown in the Location Plan in this report. While the applicant has completed the necessary
studies to address the "Natural Heritage" policies in the land use planning process, the feature itself
has been removed and is not present on the site.
3) Existing Policies/Regulations:
a) 2020 Provincial Policy Statement:
The Community of Belmont is a designated and fully serviced settlement area within the
Municipality of Central Elgin. Section 1.1.3.1 of the PPS states that, "settlement areas shalt be the
focus of growth and development. Through Section 1.1.3.2, the PPS provides direction on the
efficient use of land and resources and the efficient use of infrastructure that is planned or
available.
The PPS also provides that planning authorities shall identify appropriate locations and promote
opportunities for transit -supportive development (Policy 1.1.3.3), with new development taking
place in designated growth area occurring adjacent to the existing built-up areas (Policy 1.1.3.6).
Further, Section 1.1 provides direction on managing and directing land use to achieve efficient and
resilient development and land use patterns. Through Section 1.1.1, there are policies that speak
to promoting efficient development and land use patterns which sustain the financial well-being of
the Province and municipalities over the long term; accommodating an appropriate range and mix
of employment uses; and promoting cost-effective development patterns and standards to
minimize land consumption and servicing costs.
The subject lands are adjacent to, and partially designated, "Natural Heritage" in the Municipality's
Official Plan. Further, the applicant is proposing to remove the "Natural Heritage" designation in
favour of "Commercial -Industrial" to allow for the proposed use. Section 2.1 of the PPS speaks to
natural heritage and provides that natural heritage features and areas shall be protected for the
long term (2.1.1) and that development and site alteration shall not be permitted in significant
woodlands, valleylands, wildlife habitat, or adjacent to those features unless the ecological function
of the lands has been evaluated and it has been demonstrated that there will be no negative
impacts on the natural features or on their ecological functions.
As has been noted in this report, a portion of the subject lands were previously owned by the
Municipality of Central Elgin and were part of the adjacent Belmont Community Centre lands. As
part of the Municipality's expansion of the soccer fields, a Species at Risk study (Dance
Environmental, October 24, 2018) was completed to review the 1.2 hectare woodlot that existed on
the property. Further, the woodlot was ultimately removed in favour of the soccer fields, and a
portion of the overall Municipal property was divested and purchased by Belmont Farm Supply,
Page 127 of 427
however, the land use designations were never changed. To address the discrepancy in land use,
the applicant has provided an opinion letter by Dance Environmental Inc. (December 18, 2023)
who authored the original report that states, "the woodland was removed during the 201812019
period and turf grass dominates the area currently". Further, "there are no significant natural
heritage features or functions present on the subject lands nor on adjacent lands. In (their] opinion
a warehouse could be constructed on the subject lands without causing any negative impacts to
the Natural Heritage System".
In my opinion, based on the above noted information, the proposed amendment is consistent with
the applicable policies of the 2020 PPS.
b) County of Elgin Official Plan:
The subject lands are designated as "settlement area" within the County of Elgin Official Plan. The
Community of Belmont is categorized as a Tier 1 Settlement Area given its full municipal services
and is intended to be one of the primary settlement areas within the County where new growth is
to be directed. Section B1 of the County's Official Plan indicates that, in settlement areas in Elgin
County, there is a concentration of development and mix of permitted land uses including a variety
of housing types, commercial and employment uses, institutional uses, community and
recreational facilities, and open space.
Section B2.6 provides direction on new development in existing settlement areas. The policies
state that, "the new development area will generally serve as a logical extension to the existing
built up area, is compact and minimizes the consumption of land", "the scale and location of the
development will be in conformity with the policies in Section B2.5 d) ", "all of the other
infrastructure required to service the new development is available, and such infrastructure will be
used as efficiently as possible", and that "all of the other relevant policies of this Plan have been
satisfied". The proposed amendment would conform to this policy direction.
Subsection C1.1.2 sets out specific policy direction and objectives for commercial development in
settlement areas. These include, "encourage commercial development that will provide a full range
of goods and services, at appropriate locations, to meet the needs of the County's residents,
employees and businesses" and, `promote the efficient use of existing and planned infrastructure
by creating the opportunity for various forms of commercial and residential intensification, where
appropriate". While the proposed warehouse use would not specifically be "commercial, the
"Commercial -Industrial" designation that exists the current operation and is proposed to be
expanded is contained within the "Commercial' land use designation section of the local Official
Plan and allows for the warehouse use that has been requested. As such, the proposed use would
be in keeping with the County direction on Commercial areas.
The County of Elgin identifies "woodlands" on the subject lands on Appendix #1 — Natural Heritage
Features and Areas in its Official Plan. The proposal requires the lands to be redesignated from
"Natural Heritage" to allow for the warehouse use. Section D1.2 of the Official Plan speaks to
natural heritage and states that the County shall recognize and protect natural heritage features
and areas in the County with the local municipalities having the policies in local Official Plan to
protect those features and areas.
As per the identification within the County's Official Plan, the feature would be considered a
"Significant Woodlands" as per the policies in subsection D1.2.2.1. Development and site alteration
within or adjacent to a natural heritage feature may only occur in accordance with the policies
provided within Subsection D1.2.6 and D1.2.7. Consistent with the PPS direction on natural
heritage, these policies provide that development and/or site alteration shall only occur where it
Page 128 of 427
has been demonstrated through an EIS that there will be no negative impacts on the natural
heritage feature or their ecological functions. As was provided in the PPS section of the report,
information was submitted by Dance Environmental Inc. that concluded that the proposed
development would not have any negative impacts on the natural heritage feature as the woodlot
has already been removed through the Municipality's soccer field expansion and there would be
no impacts on any adjacent natural heritage system.
The development would represent an expansion of an existing operation that has direct access to
a County Road. Subsection E5.3 of the Plan speaks to the requirement of a traffic impact study to
be prepared to assess the impact on the County's transportation system and surrounding land
uses. Through the consultation process, the County did not request that traffic impact study to be
undertaken. Further, through the circulation of the application materials, Staff at the County
provided that it did not have any concerns or comments from a County transportation perspective.
Given the information noted above, it is my opinion that a decision to approve the applications
would conform to the policies of the County of Elgin Official Plan.
c) Official Plan Policies:
The subject lands are located within the "urban Settlement Area" designation in accordance with
Schedule "A" — Land Use Plan, and further designated "Community Facility" and "Natural Heritage'
in accordance with Schedule "B° — Community of Belmont, Land Use Plan, to the Municipality of
Central Elgin Official Plan. In addition, the property is outside of the "Built Area Limits".
The "Urban Settlement Areas" policies are contained in subsection 2.1.1 of the Plan, with these
areas of the municipality being identified as the focus of urban growth in Central Elgin. This
includes commercial uses to serve the needs of the residents of Central Elgin, and to encourage a
compact urban form and mix of uses that support cost effective and sustainable utilization of
infrastructure and public services.
Subsection 3.1 provides policy direction on Natural Heritage with the goal of protecting natural
heritage and biological features of significance, and to protect and maintain existing natural
heritage corridors and linkages. Subsection 3.1.1.2 Woodland Policies acknowledges that the
boundaries of the woodlands shown on Schedule "A2" to the plan have been established through
interpretation of aerial photography. Further, these features are designated as "Natural Heritage"
on the land use schedules and they may contain or be contained within other natural heritage
features.
Recognizing that these features and designations have generally been established through a
desktop exercise, there are policies that allow for refinement and confirmation of boundaries
through an area specific Issues Scoping Report and/or Environmental Impact Study Report. Of
note, development within or adjacent to woodlands is to be carried out in a manner that
encourages the conservation, protection, and management of woodlands. In addition, subsection
3.1.2 Adjacent Lands speaks to development or site alteration within 120 metres of an area
designated as "Natural Heritage" and that the proponent shall demonstrate to the satisfaction of
the Municipality that there will be no negative impacts to the natural features and/or functions.
As has been stated in this report, the applicant submitted confirmation by Dance Environmental
Inc. that the natural heritage feature no longer exists and provided that "there are no significant
natural heritage features or functions present on the subject lands nor on adjacent lands. in [their]
opinion a warehouse could be constructed on the subject lands without causing any negative
impacts to the Natural Heritage System".
Page 129 of 427
The Community of Belmont is classified as an Urban Settlement Area within the Municipality of
Central Elgin. Through subsection 2.8.1 Water and Wastewater Services, the preferred hierarchy
of services is full municipal sewage and water systems within Urban Settlement Areas. The
proposed development will be connected to the municipal sewage and water system to the
municipality's design standards.
The westerly portion of the property is designated "Commercial — Industrial" in the Official Plan and
it is the intent that this designation is expanded on the additional lands that were acquired by the
applicant. As such, subsection 4.4.1 — Commercial -Industrial — Policies, would apply. This section
provides that a mix of space -extensive commercial activities along with light industrial activities
shall be permitted. As per subsection 4.4.1 e), light industrial uses would include "storage of goods
and raw materials warehousing". This section also provides that `permitted light industrial uses
must be small in scale, self-contained within a building and producing no emissions including
noise, odour, dust and/or vibration".
As the proposed development would be an expansion of an existing "Commercial -Industrial" use
that abuts a "Community Facility", is proposed to be located further from existing intervening uses
on the property, and is generally abutting agricultural lands, the proposed warehousing use would
generally conform to this section of the Official Plan.
Prior to development being approved outside of the `Built Area Limits" in the Official Plan,
Subsection 3.3.1 speaks to the requirements to complete subwatershed studies, with the scope of
those studies being identified before study commencement. As noted in this report, the parcel itself
no longer has a "natural heritage" feature on the lands as it was removed by the Municipality, and
has been confirmed through a follow-up submission by Dance Environmental Inc. As part of this
application submission, a stormwater management report was also submitted by GRIT
Engineering Inc. (December 18, 2023) to address the policies of subsection 3.3.1. No concerns
were raised with respect to the impact of this development on the area.
As has been provided previously in this report, Belmont Road is a County road and Subsection
2.8.5.1.1 speaks to the road network in the Municipality. Policies direct that there will be efficient
use of the transportation system, that transportation services will be planned and constructed in a
manner that supports the policies of the Official Plan, and states that, "detailed policies and
guidelines for the County road network are found in the County Roads Master Plan". A
Transportation Impact Study was not requested by the County. Further, County Staff did not raise
concerns with respect to the proposal and access on to Belmont Road.
In my opinion, the proposed amendments conform to the applicable policies of the Municipality of
Central Elgin Official Plan.
d) Zoning By-law No. 1998:
To facilitate the development of a new warehouse building with an approximate size of 51.2 metres
by 24.4. metres and an area of 1,249.28 square metres (13,447 square feet) for the purposes of
storing small seed and fertilizer, the applicant requires the lands to be rezoned.
Currently, the subject lands are zoned "Industrial Commercial (MC)" along Belmont Road with an
"Industrial (M)" zone and a site -specific Industrial (M-1) on most of the property. The lands subject to
the proposed warehouse expansion are zoned "Park" and the effect of the Zoning By-law amendment
would be to change this zone to an "Industrial' zone to permit the use.
As noted in the applicant's Planning Justification Report, the details of the proposed Zoning By-law
amendment will be refined through further discussion. Given the current zoning on the property,
Page 130 of 427
Staff had suggested that the overall zoning be amended to reflect the existing buildings and
structures on the property, while addressing the proposed warehouse expansion to assist in the
long-term operation of the site. However, the applicant and their agent may decide to proceed with
an additional site -specific amendment specifically for this area based on the draft Site Plan that
was submitted.
Staff Comment:
Official Plan and Zoning By-law amendments are required to support the proposed warehouse use
by the applicant at 14000 Belmont Road. The application will amend the Official Plan designation
from "Natural Heritage" and "Community Facility" to a general "Commercial — Industrial'
designation and change the existing "Park (P)" zone to an "Industrial (M)" zone. At this current
time, it is unclear whether the applicant intends to create a new site -specific Industrial (M) zone to
address the new lands that have been added to the existing business operation, or that the
amendment will address the property as a whole to clean up the various zones that currently exist.
While most of the lands that form the basis of the applications have historically been designated as
"Natural Heritage", the woodlot that comprised this feature was removed prior to the applicant
purchasing the property from the Municipality as it was cleared for the creation of additional soccer
fields for the Belmont Community Centre lands to the north. Further, the supporting information
identified that "there are no significant natural heritage features or functions present on the subject
lands nor on adjacent lands. In (their] opinion a warehouse could be constructed on the subject
lands without causing any negative impacts to the Natural Heritage System".
Confirmation has also been received from the County of Elgin that it does not have any concerns
with respect to access for the proposed development on to Belmont Road.
Based on the information in this report, it is my opinion that the proposed amendments are
consistent with the 2020 Provincial Policy Statement and would conform to the policies of the
County of Elgin Official Plan, the Municipality of Central Elgin Official Plan.
Kevin McClure, MCIP, RPP Rob Greenall
Planner CAOI Clerk
Page 131 of 427
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CORRESPONDENCE
Municipality of Central Elgin Adopted by Council —April 18. 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—12_
Page 133 of 427
February 20, 2024
Delany Leitch, Deputy Clerk
Municipality of Central Elgin
450 Sunset Drive, 1st Floor
St. Thomas, On
Councilors
Another "WAREHOUSE", for seed and fertilizer storage! It sounds so
innocent.
There is no mention of conveyor belts or elevators.
No mention of noise or dust pollution.
No mention of equipment and machinery traffic.
The existing "WAREHOUSE" was presented in much the same manner.
It was just a 'WAREHOUSE" no mention of noise or traffic.
The amount of noise produced by the conveyor belt on the east end of
the building is obscene. It sounds like a freight train going through town
with the brakes on! We cannot have a conversation in the backyard
when the conveyor is running. Not to mention the warning bells and
banging to clear the belt. Constant traffic of equipment and trucks,
backup beeping, headlights, dust! We won't even go into the helicopter
noise!
The conveyor should be enclosed in a sound buffered building to
protect residents from this noise harassment.
Page 134 of 427
There has been no effort by Belmont Farm Supply or council to soften
"69AW" 6 *146w"
1 10TIVa",
I am sure my objections will do nothing to sway your decision on this
project, but I would hope that council would have the foresight to
ZONING and WAREHOUSE" in consideration of neighbouring Belmont
taxM. yers and voters!
Sincerely
Carol Landon
Kevin Landon
Belmont, On
Page 135 of 427
Delany Leitch
To: linda Baker
Subject: RE: Belmont Farm Supply
From: linda Baker
Sent: Wednesday, February 21, 2024 5:01 PM
To. Delany Leitch <deleitch@centralelgin.org>
Subject: Re: Belmont Farm Supply
Deputy ClerklRecords Management Coordinator
Municipality of Central Elgin
519-631-4860 x 286
Dear Deputy Clerk,
Please accept this message as an appeal to the land change from park land to industrial. If I had know this change was
not applied when the fertilizer plant was erected on the soccer field it may have assisted.
I raised my concerns and was not clearly informed by the municipality and farm supply.
Last time they said it wouldn't be noisy and they'd plant trees next to the fence so it wouldn't ruin the park view. Not to
mention all the lights, beeping, banging and traffic where a soccer field recently was. The endless screeching conveyor
belt and buzzer was something I couldn't even image would be acceptable noise. I originally had safety concerns about
the chemicals and fertilizer which I still have no idea about.
As I learned last time, only the residents and community will suffer from this land change and continuous expansion so
close to a park and residential neighbourhood. These expansions should have look into alternative already zone
industrial areas and preserved the recreational public friendly environment. If the land change is passed it will never
return to park land.
on a personal note I wake up easier with sunlight. If another building is added with fighting, I cannot imagine having to
use blackout blinds in all our south facing bedrooms. Sleeping is already a challenge when the conveyor belt is
screeching. I also have a child sensitive to noise and takes daily migraine medication.
Lights, traffic, noise, vehicles, chemicals, buzzers, conveyors, trucks, beepers, helicopters all contribute to distress using
our yard and park. I was actually going to wear noise canceling earbuds this summer but worry I might not hear the kids
if there was an issue. They also often make my ears sore. Noise is definitely an environmental emission that the farm
supply has to be far exceeding with the existing expansion. I cannot imagine how much worse a second concrete
monstrosity will be. Seed storage, really there is much more to it. How does the product go in and out? Flow much more
noise pollution or other types of pollution or emissions are really involved including all the traffic.
Page 136 of 427
This was a soccer field and 1 could enjoy our property and the park. My favourite part of my morning is the sunrise view
which this will be replacing. At the very least plant a big row of tall trees... but you won't because you already took out
the soil to make a parking lot. No light pollution. No noise... figure out a reasonable noise reduction on existing
applications and anything new. Protect the residents from all forms of pollutants, emissions, chemicals and visual
irritants.
This land should remain park land. It ruins the park setting with the industrial contaminants directly adjacent.
Linda Baker
Belmont ON NOL 1130
Page 137 of 427
APPENDIX VI
CONCURRENT IMPLEMENTING ZONING BY-LAW AMENDMENT
MUNICIPALITY OF CENTRAL ELGIN - BY-LAW NO. 2887
Municipality of Central Elgin Adopted by Council —April 18 2024
Official Plan Amendment No. 2 to the By-law No. 2886
Municipality of Central Elgin Official Plan 14000 Belmont Road
—13—
Page 138 of 427
MUNICIPALITY OF CENTRAL ELGIN
BY-LAW NO.2887
A By-law to amend Village of Belmont Zoning By-law No. 91-21
THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY OF CENTRAL ELGIN
ENACTS AS FOLLOWS:
1. By-law No. 2870 is hereby repealed.
2. Village of Belmont Zoning By-law No. 91-21 as amended, is further amended by zoning the
lands outlined in heavy solid lines on Schedule "1" hereto as"M-2", and such Schedule shall be
added to and form part of By-law No. 91-21, as amended and shall be known as "Schedule A-21"
to By-law No. 91-21, as amended.
3. Village of Belmont Zoning By-law No. 91-21 as amended, is further amended by adding to
subsection 7.2.6 the following new subsection:
"7.2.6.2 - Special Zone
(a) Area Affected
M-2, as shown on Schedule "A-21 ".
(b) Minimum Side Yard —North Side:
1.5 metres."
3. In anticipation of the eventual consolidation of By-law 91-21 and all amendments to such By-law,
including this amendment, Schedule "2" to this By-law is hereby adopted, such Schedule being
Schedule "A" to By-law 91-21 respectively, amended to include the changes made in such
Schedule by all amendments to By-law 91-21 to date, including this amendment.
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THIS IS SCHEDULE "2" TO L/I No. 2887
,P"S ED this 18th d of r' 2024.
Y,
l5in Preenall, CAO/Clerk Andrew Sloan, Mayor
ElginCounty
Report to County Council
From: Paul Hicks, Acting Manager of Planning
Date: May 14, 2024
Subject: PS 24-10 — Elgin County Official Plan Adoption
Recommendation(s):
THAT the report titled "PS 24-10 — Elgin County Official Plan Adoption" from the Acting
Manager of Planning dated May 14, 2024 be received and filed;
THAT the Council of the Corporation of the County of Elgin approves By -Law No. 24-17,
being a by-law to adopt a new Official Plan for the County of Elgin; and
THAT staff be directed to prepare the statutory record in accordance with the
requirements of the Planning Act to be submitted to the Minister of Municipal Affairs and
Housing for approval.
Introduction:
County Staff have prepared a new official plan for Elgin County to replace the existing
Official Plan (adopted in 2011). In accordance with Section 17(22) of the Planning Act,
when the statutory requirements of the Act have been met, and Council is satisfied that
the proposed official plan is suitable for adoption, Council may by by-law, adopt all or part
of the plan and submit it to the Minister for approval.
This report is intended to provide County Council with the information required to make
a decision on the adoption of the new Elgin County Official Plan.
Background and Discussion:
In Winter of 2021 the County embarked on a statutory review of the County Official
Plan. The background review and initial public consultation for the official plan review
was completed in Summer 2022. A number of expert reports were obtained to inform
the new official plan. The drafting of the new Official Plan began in early September
2022, with the initial draft completed in March 2023, when the document was put on
technical and public circulation until June of 2023 (i.e. circulation to the public as well as
Page 142 of 427
statutory agencies and ministries, including local municipalities for comment and
feedback).
Over the summer of 2023, the project was paused due to: personnel change related to
staff leading the project; the release of the Draft Provincial Policy Statement 2023 (the
implementation of which was later paused by the Province); and the announcement of
the new VW battery plant in St. Thomas. The project was reinitiated in September
2023, when staff updated the draft Official Plan based on the comments received from
the technical and public circulation of the document, and an addendum to the County's
population projections and land needs assessment was undertaken in response to the
battery plant announcement in the City of St. Thomas.
In January 2024 Staff brought forward a final draft official plan for County Council's
consideration and endorsement, and received direction from Council to commence the
statutory adoption process of the Plan, including the hosting of a statutory public open
house and statutory public meeting, as well as the completion of a final technical
circulation of the plan and public commenting period.
The final circulation of the plan, statutory public open house, and statutory public
meeting were completed at the end of March 2024. All submissions from statutory
agencies and the public were subsequently reviewed by County Staff and final
proposed modifications to the plan, based on those submissions, have been
incorporated into the final draft. See Appendix `A' to this report for a summary of the
submissions made, County Staff's response to the submission, and the recommended
modifications made to the Official Plan. The recommended modifications to the Official
Plan are incorporated in the version presented to Council with this report. This chart
includes the Province's first submissions on the Official Plan (as the Ministry declined to
provide comments during the first circulation of the Plan in Spring 2023).
Financial Implications:
There are no identified direct financial implications to the County with respect to the
adoption of the new Official Plan.
Page 143 of 427
Alignment with Strategic Priorities:
Serving Elgin
Growing Elgin
Investing in Elgin
® Ensuring alignment of
® Planning for and
® Ensuring we have the
current programs and
facilitating commercial,
necessary tools,
services with community
industrial, residential, and
resources, and
need.
agricultural growth.
infrastructure to deliver
programs and services
® Exploring different ways
® Fostering a healthy
now and in the future.
of addressing community
environment.
need.
® Delivering mandated
® Enhancing quality of
programs and services
® Engaging with our
place.
efficiently and effectively.
community and other
stakeholders.
Local Municipal Partner Impact:
This plan will directly impact all local municipalities in Elgin as all planning decisions
made in the County, including those of local council, are required to conform to the
County Official Plan.
Communication Requirements:
Upon adoption of the new Official Plan, the County will be required to provide notice to
the Minister of Municipal Affairs and Housing, anyone who filed a written request to be
notified of the adoption, and any bodies prescribed by the Planning Act. Further, staff
are required to submit the Official Plan along with statutory record to the Ministry of
Municipal Affairs and Housing.
As has been standard practice through the development of the new Official Plan, a copy
will also be posted online on the Engage Elgin platform along with the notice of adoption
to provide additional notice to the public.
Page 144 of 427
Conclusion:
Based on the above analysis it is recommended that County Council adopt the new
Elgin County Official Plan as the proposed Official Plan:
• Meets the requirements of the Planning Act;
• Is consistent with the Provincial Policy Statement; and
• Constitutes good planning and is in the public interest.
All of which is Respectfully Submitted
Paul Hicks
Acting Manager of Planning
Approved for Submission
Blaine Parkin
Chief Administrative Officer/Clerk
Page 145 of 427
Appendix `A': Staff Report, Elgin County Official Plan Submission Summary
The following chart summarizes all submissions (written and oral) received by the County of Elgin during the statutory approvals process for the Official Plan (February14 to March 26, 2024). Please note that the
comment/submission has been summarized for brevity and clarity. Should the reader require greater clarification on the contents of the submission made, they should refer to the original correspondence or the minutes of
the public meeting, for the original text.
Town of Ay Imer
2.0 a)
Regular monitoring and updating of population and employment
Yes, the intention is that regular monitoring of population and land
No change is recommended / needed.
projections needs to be further defined. Does regular monitoring
needs be conducted by the County. Section 13.6 outlines that
and updating mean yearly? If so, then it should be specified.
this will be conducted yearly by the County
2.0 b)
New growth and development need to be directed completely to
County Staff do not share the same interpretation of Section 1.1.3
No change is recommended / needed.
settlement areas that can accommodate it with sufficient levels of
of the PPS and are of the opinion that it is not feasible nor good
servicing and infrastructure, as per Policy 1.1.3 of the Provincial
planning to direct all growth to serviced settlement areas as the
Policy Statement.
County has both housing and economic development objectives
that will be achieved in the Rural Area as well as all settlement
areas.
Table 1
Aylmer does not have sufficient residential lands to accommodate
The Plan explicitly recognizes that that the Town of Aylmer does
To address the Town's submission, it is recommended that a new
the projected growth. Aylmer is currently preparing a population
not have sufficient land to accommodate its projected population
be inserted after Section 2.2 which states:
growth study. County staff are aware of this study, yet there is no
growth however the Town's corporate municipal boundary
mention of the need for a study in the proposed County OP, nor is
appears to be a primary cause of this situation and an issue that
"It is recognized that having significant over or under supplies of
there any mention in the proposed County OP that the County
is beyond the ability of the County Official Plan to address (i.e. the
urban lands can negatively impact a local municipality's ability to
would work with a local municipality to support them in meeting
County Official Plan cannot restructure the Town's municipal
accommodate growth, or efficiently service it, and can
their gross developable land needs. This needs to be addressed
boundary). Notwithstanding this, it would be appropriate to more
inadvertently encourage land speculation and other negative land
in the proposed Official Plan.
explicitly state that the County will work cooperatively with local
development practices. To that end, the County will cooperatively
municipalities to ensure they have sufficient land to accommodate
work with local municipalities to assist in managing their land
their projected land needs.
supplies with the goal of ensuring that all municipalities have a
sufficient land supply located and serviced appropriately."
2.2
Recommend adding a policy after this sentence that states the
Please see above.
Please see above.
County will support and assist a local municipality in adding
additional lands to meet their pro acted land needs.
3.2
Aylmer requests that the adequate supply of designated and
Employment uses are currently directed to fully -serviced
No change is recommended / needed.
serviced employment lands be primarily located in fully serviced
settlement areas however the Plan does recognize that there are
settlement areas.
a number of existing employment areas located in un-serviced
settlement areas, or the Rural Area, that will continue to play an
important economic development role across the County for the
foreseeable future.
3.3
Strategic employment areas should only be located in Tier 1
County Staff are aware of the Town's fully -serviced employment
No change is recommended / needed.
settlement areas and should only be permitted with full municipal
areas and their strategic importance to the County's economic
services. Why is Aylmer not included as a strategic employment
development. The Town's two areas were not identified in the OP
area on Schedule'A County Structure Map as the Town has two
to provide the Town with greater flexibility to address their deficit
existing industrial business parks and one proposed business
land needs. After reviewing the matter further, Town of Aylmer
park (AIM Park) to be developed in 2024 and meets the criteria of
staff have advised they are satisfied that their employment areas
proposed policy 3.3.
do not require a strategic employment area designation
6.5 b)
The Town of Aylmer requests that the proposed policy 6.5 b) be
The intention of this policy is to ensure that existing areas of
No change is recommended / needed.
removed. The Town is not supportive of providing any
urban development in the Township of Malahide located at the
infrastructure (i.e. municipal water, municipal sewer and
urban fringe of the Town of Aylmer, are coordinated and reflect the
stormwater management) to the neighbouring Township of
character of development in the Town. The policy does not
Malahide. The Town does not support development adjacent to
establish new development areas in Malahide, nor does it
encourage the establishment of new areas. County Staff believe
Page 146 of 427
the municipal boundary as it is parasitic, creates urban fringe
that it is important to consider how abutting developments are
development and does not represent good land use planning.
coordinated and designed from both a functional and aesthetic
perspective and that addressing cross -jurisdictional issues is a
primary consideration of a county official plan.
All
In his February 28, 2024 correspondence to County Council, the
County Staff have discussed these comments with the CAO to
No change is recommended / needed.
Town's CAO outlined his disappointment with multiple sections of
determine what specific sections of the OP they wish to see
the draft OP primarily related to growth management and
revised or revisited and while specific sections of the Plan were
servicing and opining that the proposed OP appears to be
not identified by the CAO, he advised he had a greater level of
designed to "avoid upsetting the majority of lower -tier
comfort with the policy directions contained in the draft OP after
municipalities" as opposed to providing a "leadership role" for the
discussing it with County Staff.
County.
County Staff would also note to County Council that the draft
official plan was prepared based on: the principles of good
planning, the provincial planning framework, the direction received
from County Council with respect to the scope / focus of the
review, and feedback received from members of the public and
other stakeholders. Considerations such as 'avoiding politically
upsetting local councils' was not a consideration in the
development of the Plan.
Township of
Malahide
4.6
While the Provincial Policy Statement identifies the provision of
The intention of this policy is that 55% of cumulative residential
To address the Township's submission, it is recommended that
affordable housing as a priority, the requirement for 55% of all
development the County be targeted as affordable housing, as
Section 4.6 be revised by replacing the first paragraph with the
development to be affordable would be an ambitious target and
55% of the County's households are low- and moderate -income
following:
may be challenging to implement, particularly for small-scale or
households (i.e. households who require affordable housing).
infll development proposals. It is recommended that the
The policy also outlines four actions related to how the County will
"Affordable housing is defined by provincial policy and its
Township provide comments to the County to further examine its
work towards this target. It is recognized that this target is
provision ensures that low- and moderate -income households can
affordable housing targets to ensure that they are able to be
aspirational, and in some cases, it may not be practical or feasible
access both appropriately priced rental units and homeownership
effectively implemented.
to incorporate affordable housing into certain developments, while
in the County. Based on the definitions under provincial policy,
in other cases developments may be completely composed of
approximately 55% of the County's households are considered to
affordable housing.
be low- or moderate- income households and as such, a
cumulative total of 55% of new residential units developed across
Ultimately if an individual housing proposal does not include
the County shall be targeted as affordable under provincial policy.
affordable housing, there is nothing in the Plan that requires a
To assist in reaching this target the County will:"
council to refuse the development or mandate that the applicant
provided it, but what is required as an explanation of why it is not
appropriate to include it. Tracking progress towards a target that
is based in the socio-economic realities of the County's
households and the instances when affordable housing is, or is
not, provided will give both County and local councils valuable
information as to how to better provide affordable housing options
in the County.
5.4
The current County Official Plan contains policies for agricultural
It is noted that the Township does not appear to be opposed to the
No change is recommended / needed.
severances that require a minimum lot area of 40 hectares or as
proposed change, but is seeking clarification on the rationale
permitted in the local Official Plans. The Township's current
behind the policy change. To that end: the minimum 40 he is an
Official Plan and Zoning allow for some agricultural lots to have a
established minimum that is regularly mandated by the Province
minimum lot area of 20 hectares. It is recommended that the
and is included in many (if not most) upper tier official plans
Township provide comments to the County seeking further
regionally. Most local official plans in Elgin already establish a
justification for the removal of the County's current minimum
minimum 40 he lot area for farm parcels with the exception of
agricultural lot area policy.
Malahide and Bayham which both only rely on the Zoning By-law
to establish a minimum lot area. There is nothing to prohibit the
consideration of an alternative minimum lot size by a local
municipality if they presented an analysis demonstrating an
Page 147 of 427
alternative size to be more appropriate (and many jurisdictions
across Ontario have undertaken similar analyses). However, at
this time no analysis has been presented as to why an alternative
smaller minimum lot size is appropriate in light the current
standard practice.
6.8 and 6.9
The Provincial Policy Statement and the Malahide Official Plan
These policies of the Official Plan are intended to ensure the
To address the Township's submission, it is recommended that
both require an Environmental Impact Study to be completed
protection of mature vegetation on a development site that does
Sections 6.7 c), 6.8 d), and 6.9 c) be revised to read:
where development is proposed within 120 metres of a
not form part of a protected natural heritage feature such as a
designated natural heritage feature. This requirement is to ensure
significant wetland or woodland (in other words, stand-alone
"where feasible, retain and integrate, mature trees into the
that new developments do not negatively impact the natural
mature trees). County Staff agree that the current wording of the
development through the preparation of tree preservation plan
environment. Additionally, the Official Plan requires tree removal
policy does not clearly recognize that in some cases it may not be
and/or landscape plan, regardless of whether the trees form part
to be subject to the County of Elgin Woodlands Conservation By-
feasible to preserve all on -site mature vegetation, and that greater
of the designated Natural System".
law. The proposed County policy does not define what is "mature
explanation of the tools to accomplish this may be required.
vegetation" and planning staff have concerns of how this policy
will be implemented and regulated through the development
Notwithstanding this, the second part of the submission requests
approvals process. It is recommended that the Township provide
that these policies remove the words "shall demonstrate" and
comments that the policy be amended from "shall demonstrate" to
replace them with "shall encourage". County Staff believe this will
"shall encourage".
result in a dilution of the proposed policy and believe that
applicants should be required to demonstrate to both local and
county councils how their proposals proposed to meet the policies
of an OP as opposed to only encouraging conformity with the OR
Schedule
The County Official Plan currently designates lands identified as
The approach to the proposed Schedule'A of the Official Plan is
No change is recommended / needed.
'A
"Suburban Areas" in the Malahide Official Plan as "Agriculture".
a carry-over of the approach used in the existing Official Plan and
While the "Suburban Area" permits existing agricultural uses, it
recognizes that many of the individual non-agricultural designation
also permits industrial, commercial, institutional, and residential
across the County are site -specific and not legible on county -wide
uses, as well as contains tracts of land that are too fragmented to
maps. Notwithstanding this, Sections 5.1 b), 5.2, 5.4, 5.16, and
be considered viable for agricultural uses. As a result, it is
5.17 all recognizes these designations as conforming
recommended that the Township provide comments to have these
designations and have associated policies that take these
areas recognized for non-agricultural development within the
designations into account.
County's Official Plan.
Municipality
of Central Elgin
2.5
General comment that the Community of Union has an approved
While it does not appear that the Municipality is asking for the
No change is recommended / needed.
Environmental Assessment to provide full municipal services to
redesignation of Union as a Tier I settlement area, staff note that
the settlement are in the future. It is intended to be a Tier I
the designation of municipalities as a Tier 1, 11, or III settlement
settlement area within the Iifespan of the County Plan.
area is based on servicing available in that settlement, regardless
of what its designation is on the County OP schedules. When a
settlement area becomes fully serviced it de facto takes on the
designation as of a Tier I settlement area until such time as the
County updates the schedule through a housekeeping exercise.
2.11
There are several sections of the County's Official Plan that
As a County Official Plan administered by the County of Elgin, it is
No change is recommended / needed.
require local municipalities to report annually to the County. More
intended that County Staff will conduct all reporting to County
information is required on what the reporting structure will be and
Council. County Staff are of the opinion that Section 13.6 already
how the information is to be submitted.
provides sufficient clarity on this matter.
3.2
There are several sections of the County's Official Plan that
As a County Official Plan administered by the County of Elgin, it is
No change is recommended / needed.
require local municipalities to report annual to the County. More
intended that County Staff will conduct all reporting to County
information is required on what the reporting structure will be and
Council. County Staff are of the opinion that Section 13.6 already
how the information is to be submitted.
provides sufficient clarity on this matter.
3.18
Staff is supportive of policy direction on Community Improvement
After reviewing the provisions of the Planning Act, County Staff
To address the Municipality's submission, it is recommended that
and the important role it can play in advancing municipal goals
agree that this Section of the Plan should be revised to accurately
first paragraph of Section 3.18 be revised to read:
and objectives through incentives. However, it is Staffs
reflect the County's powers under Section 28 of the Act.
understanding that the County of Elgin does not have the power
"The community improvement powers under Section 28 of the
to create and/or administer Community Improvement
Planning Act provide a wide range of powerful tools for local
Page 148 of 427
Planning on its own accord under the Planning Act. If there are
municipalities, including the ability to provide financial incentives
agreements in place between the lower -tiers and the County to
that would be otherwise prohibited by the Municipal Act. While the
perform this function, this section should be revised to
County does not have the authority to create its own Community
acknowledge those agreements.
Improvement Plan (CIP), to support general physical improvement
in the County and economic development, the County may
consider funding or administering a CIP or multiple CIP with local
municipalities that address the County's strategic economic
development prionties including:"
4.6
Through a discussion with the County, there is clarity around the
It is not entirely clear what additional clarifications Central Elgin is
See changes proposed to Section 4.6 to address submission by
establishment of the 55% target, however, it is recommended that
requesting be provided. Notwithstanding this, at the public open
Malahide.
the wording be revised in the policy itself to alleviate a need for
house the County was questioned as to whether each individual
future clarification by users of the Official Plan document and to
development proposal will be required to incorporate 55 % or
remove any ambiguity. There are several sections of the County's
whether it is an aggregate of all residential development. It is the
Official Plan that require local municipalities to report annual to
intent that this is 55 % of the cumulative total of all residential
the County. More information is required on what the reporting
development be targeted as affordable and to that end, clarity on
structure will be and how the information is to be submitted.
this matter should be provided.
Further with respect to reporting to County Council, as noted
previously, it is intended that County Staff will conduct all reporting
to County Council. County Staff are of the opinion that Section
13.6 already provides sufficient clarity on this matter.
5.7
Staff understand the rationale behind limiting Additional
County Staff are satisfied with their interpretation of the Planning
No change is recommended / needed.
Residential Units within Rural Areas, however, it is unclear
Act and have employed similar policies in other jurisdictions.
whether this restriction can be applied given the direction within
the Planning Act.
6.4
This Section of the County's Official Plan provides direction on
County Staff appreciate that these policies have a level of
To address the Municipality's submission, it is recommended that
"Protecting Urban Character" and would part of its
subjectiveness to them but are confident they are no more
Section 6.4 be revised by replacing the policy with the following
recommendations / direction on urban design. While Staff agree
subjective than most policies contained in an OR It will always
two policies:
that urban design and the articulation of these elements are
remain incumbent on a development proponent to demonstrate to
important with Official Plan documents, there are some concerns
the County and local municipality, how they have addressed these
"Protecting & Enhancing Urban Character — Elgin County's
with respect to the how they are communicated within this section.
policies. To provide some additional flexibility and further clarity
urban character is defined by small, human scale communities
Specifically, the provision of "small-town appearance and
some changes should be incorporated into the policy to:
centred on a crossroads, main street, or small commercial core
character" and using "design concepts that reference or reflect the
Recognize that in some cases urban character should be
composed of concentrations of pedestrian -friendly (often older)
historic character of the settlement area". It is understood that
enhanced not just protected,
built form, with a variety of retail, employment, residential, and
this is providing general direction to local municipality's, and that
That urban design elements can be just as effective as
civic uses. The land use patterns of Elgin's settlement areas have
local variation and circumstances can be addressed in local
architectural elements in preserving/enhancing character,
created largely walkable communities that encourage social
official plans, however, the subjectiveness of some of the
That it is incumbent on an applicant to demonstrate
interaction, the patronage of local businesses, and community -
terminology that is provided in this section raises concerns.
compliance with this policy and that the relevant approval
centric lifestyles. Development in Elgin County's Settlement Areas
authority shall determine compliance, and,
will protect and enhance this character and will prevent the
• That industrial / employment uses should be exempt to
suburbanization of the County's urban areas. To that end, urban
recognize their unique development requirements.
character will be protected and/or enhanced by:
a) Enhancing the pedestrian -friendly nature of the settlement
area;
b) Reinforcing and enhancing the sense of community through
connectivity and integration with existing built areas, and
the provision of community spaces and facilities,
c) Using massing, scale, architectural, and/or urban design
elements to reinforce the character of the settlement,
d) Respecting the role and primacy of the settlement area's
main street or commercial core and encouraging the
development and/or retention of local retail and
commercial amenities, and
Page 149 of 427
e) Using design concepts that reference or reflect the history
and/or historic character of the settlement area.
Protection and enhancement of urban character is not intended to
require historic reproduction or to limit intensification or higher
density development, rather innovative architectural styles and
urban forms that protect and enhance the County's urban
character and assist in sensitively integrating higher density
development are encouraged. It shall be incumbent on an
applicant to demonstrate how their proposal protects and
enhances urban character, and to that end, an urban design brief
may be required for certain proposals. It shall be at the discretion
of the relevant approval authority to determine the need for an
urban design brief and compliance with this policy.
Protecting & Enhancing Urban Character, Exceptions —While
the protection and enhancement of Elgin's urban character is a
primary consideration when evaluating new development, it is
recognized that some flexibility in implementing these policies is
desirable to reflect the individual circumstances of development
proposals, and differences in local character. To that end, the
policies of Section 6.4 shall not apply:
a) where a local municipality has defined a settlement area or
neighbourhood's character in a local official plan,
secondary plan, or through the adoption of urban design
guidelines, or
b) to industrial / employment uses.
In the case of proposals for industrial / employment uses,
applicants shall be encouraged to demonstrate how their proposal
will be sensitively integrated with adjacent non -industrial /
employment uses where applicable."
7.17
The policy section would appear to be inconsistent with Provincial
The intent of this section to is encourage the good management
No change is recommended / needed.
Policy and the protection of Natural Heritage Systems.
of the Natural System and is two-part:
While it is understood that there may be limited site -specific
It requires that applications for land division demonstrate
circumstances where appropriate situations may exist, there is a
regard for the effective management and stewardship of
question of appropriateness for a general policy to permit land
the Natural System and minimize division of the Natural
division within a natural heritage feature. This would include
System, and
examples where a feature exists outside of a settlement area
Permits applications for land division to facilitate its
and/or where natural hazard features may be coincident with that
protection, subject to the other policies of the OP
heritage feature.
It is unclear to County Staff how this section is inconsistent with
Provincial Policy.
8.8
The County provides a linkage to the Elgin County Transportation
The Municipality's submission with respect to this policy is two-
To address the Municipality's submission, it is recommended that
Master Plan as the basis for the construction and design of
part, requesting that the County incorporates a policy:
a new policy be introduced into Section 8.0 as follows:
County Road. Further, within Table 3, the County provides road
that requires curb and gutter (i.e. an urban cross-section)
characteristics by functional road classification of urban roads.
on all urban roads in settlement areas,
"Development Adjacent to a County Road — The primary role of
Staff request that the County require curb and gutter on urban
that discourages rear -lotting of development on county
the County Road Network is to accommodate high volumes of
collectors and urban roads in settlement areas. Further, the
roads.
traffic (including truck traffic) at reasonably high rates of speed in
Municipality discourages rear lotting of development on roads as
a safe, efficient, and convenient manner. Notwithstanding this,
this creates visual and maintenance concerns. This also supports
With respect to the first request, County Staff do not believe it is
the County Road Network also functions as a primary gateway to
appropriate to incorporate a detailed engineering / design
and from the County, and as the main street and gateway to the
Page 150 of 427
the creation of "window streets", etc. It is requested that wording
consideration in an OP, rather that it is appropriate to incorporate
county's settlement areas. To that end, the following shall apply
be provided to prohibit/discourage rear lotting on County Roads.
such a requirement in the County's Engineering Standards and/or
to the design of development abutting a county road:
Transportation Master Plan where there is greater flexibility in its
a) Development shall respect the role and function of the
application.
county road that it is located on from a use, access,
visibility, and design perspective (including both
With respect to the second request, County Staff are not opposed
engineering and site design);
to incorporating a policy that discourages rear -lotting onto county
b) Development shall be setback a sufficient distance based
roads. In discussion with the County's Director of Engineering
on local context, ultimate planned build -out of the road,
Services and new policy has been developed for Chapter 8.
and rates of speed,
c) Potential negative impacts from the County Road Network
such as noise and lighting on sensitive land uses shall be
mitigated through site and building design,
d) Development should be sited in ways that creates a
welcoming and visually appealing experience for both
pedestrians and drivers through the use of landscaping,
window streets, or other similar approaches, while
complementing and respecting the road's primary function,
e) Development should generally avoid rear -lotting or
backing onto county roads, and,
f) Surface parking lots should be sited and designed to
reduce the visual dominance of paved areas along county
roads."
8.18
This policy provides that, "no approval by the County shall be
What constitutes as a'reasonable assurance' in this section is
To address the Municipality's submission, it is recommended that
granted until the County has reasonable assurances, and a
established by the Ministry of the Environment's D-5 Guideline
Section 8.18 be revised as follows:
commitment from the local municipality, that the establishment or
which states that:
expansion of servicing infrastructure will commence imminently,
"For new development proposed to be connected to municipal
and the proposed development will be coordinated with the
"the Province considers capacity to be committed when draft
water and/or sanitary sewage services, no approval by the County
installation of servicing". To ensure that this policy is being
approval is granted to a development in a fully serviced
shall be granted until the local municipality has confirmed that
applied consistently across the County and is not subjective,
municipality. In circumstances where capacity is tied to the
there is sufficient uncommitted reserve capacity in the system to
"reasonable assurances" need to be defined.
construction of new or expanded treatment facilities, the capacity
accommodate the proposed development. In cases where
will be considered available once:
development is proposed in response to the planned
o Environmental Assessment Act approval has been given,
establishment or expansion of municipal servicing, no approval by
and,
the County shall be granted until:
o the municipal council responsible for financial decisions
a) an Environmental Assessment Act approval has been
regarding sewage and water services has passed a
given for the facilities, and,
council resolution approving a specific budget item that
b) the facilities are completed or near completion, prior to the
dedicates capital for the completion of facilities (such that
commencement of construction of the development.
the facilities are completed prior to the commencement of
construction of development)."
Notwithstanding the above, it is recognized that in certain
circumstances the construction of municipal servicing is
Notwithstanding that this guideline is publicly available and is a
dependent on development being approved concurrently, in which
long-standing guideline dating back to the mid-1990s, County
case, the County must have reasonable assurances in place that
Staff have received numerous inquiries from both local
the proposed development will be fully coordinated with the
municipalities and developers and to that end, it would appear
installation of servicing and that sufficient protections are in place
that greater clarity may be required.
to prevent premature development or occupancy of the proposed
development."
12.5
Through discussions with County Staff, it is understood that there
This policy is a carry-over from the existing Official Plan and the
No change is recommended / needed.
may be instances where a technical severance may be
wording has not changed (see Policy E1.2.3.3 of the existing
appropriate due to an inadvertent merger of land. While this may
Plan). Further this policy has not been identified by County Staff
be appropriate, and supported through recent legislative changes,
as a problematic policy.
the wording of this policy raises concerns that "new lots" may also
be created, which Staff do not believe is the case. Further, there
Page 151 of 427
maybe other instances where lot creation may not be appropriate
regardless of historical situation (e.g. hazard lands) and this
should be accounted for as well.
13.6
There are several sections of the County's Official Plan that
As a County Official Plan administered by the County of Elgin, it is
No change is recommended / needed.
require local municipalities to report annual to the County. More
intended that County Staff will conduct all reporting to County
information is required on what the reporting structure will be and
Council. Section 13.6 already provides sufficient clarity on this
how the information is to be submitted.
matter.
Schedule
Former landfill within the Community of Belmont (Schedule "B" in
County Staff agree that this error should be corrected.
To address the Municipality's submission, it is recommended that
'D'
the Municipality's Official Plan) is not identified in the County's
Schedule'D' be revised to illustrate the former landfill site located
Official Plan. This should be included.
in the Community of Belmont as illustrated on Schedule'B' of the
Central Elgin Official Plan.
Kettle Creek
Conservation Authority
Unspecified
Please be advised that we have no objection to the approval to
None.
No change is recommended / needed.
the Final Draft Official Plan
Unspecified
On February 16, 2024, a new Minister's regulation (Ontario
There are no direct references to the regulations of individual
No change is recommended / needed.
Regulation 41/24: Prohibited Activities, Exemptions and Permits)
conservation authorities in the Official Plan. It is understood that
under section 28 of the Conservation Authorities Act was
this comment is likely more advisory in nature.
approved by the Province. This regulation will replace individual
regulations held by each Conservation Authority. (ie. the former
Development, Interference with Wetlands and Alterations to
Shorelines and Watercourses regulation). Moving forward, O.
Reg. 41/24 will be used by all Conservation Authorities (CA). The
regulation's effective date is April 1, 2024. The enactment of O.
Reg. 41/24 will also coincide with the proclamation of associated
sections within the Conservation Authorities Act. While O. Reg.
41/24 represents a single regulation for all CAs, much of the CA
regulatory process remains the same. The administration of O.
Reg. 41/24 is a Mandatory Program and Service of the
Conservation Authorities as per Section 21.1.1 of the
Conservation Authorities Act and as stipulated in O. Reg. 686/21:
Mandatory Programs and Services. There are no changes to CA
planning services at this time. Conservation Authorities continue
to provide mandatory or Category 1 programs or services related
to reviewing and commenting on applications and other matters
(e.g., planning document updates) under the Planning Act, and for
proposals under Acts referred to in Section 6 (2) of Ontario
Re ulation 686/21: Mandatory Programs and Services.
7.7
O.Reg.41/24 reduces the Conservation Authority's jurisdiction
As O. Reg. 41/24 reduces Conservation Authority regulated area
To address the CA's submission, it is recommended that Section
around wetlands to 30 metres for all wetlands, including provincial
around wetlands from 120 to 30 metres. However, while CA
7.7 be revised as follows:
significant and coastal wetlands. Therefore, Development and site
regulated area may have been reduced, the PPS still mandates
alteration to wetlands section 7.7 of the official plan should be
that planning authorities prohibit development within 120 metres
"Development In &Adjacent to Wetlands — Development and
updated to state "Development proposed within 30 metres of a
of a significant wetland unless it can be demonstrated that the
site alteration in significant wetlands and coastal wetlands is
significant wetland or coastal wetland is also regulated by
development will have no negative impacts on the wetland. It is
prohibited and, is regulated by conservation authorities under the
conservation authorities..."
noted however that conservation authorities no longer regulate
Conservation Authorities Act, with specific regard to interference
development adjacent to wetlands and as such, the policy should
with their hydrogeological function. Development proposed within
be updated to reflect this recent change.
120 metres of a significant wetland or coastal wetland shall only
be permitted subject to demonstrating, through an environmental
impact statement, that there will be no negative impacts on the
wetland's ecological features and functions, and a demonstration
that the regulatory/permitting requirements of the conservation
authority having Jurisdiction can be met."
Page 152 of 427
10.3
Role of Conservation Authorities section 10.3 within the official
The CA is requesting that the subject section be revised to
To address the CA's submission, it is recommended that Section
plan should also be updated to reflect the recent changes to
address recent changes to the Conservation Authorities Act. This
10.3 be revised as follows:
regulations under the Conservation Authorities Act. Specifically,
change should be made to reflect the proper legislative references
"It is the policy of this Plan to recognize and respect the role that
in the document and avoid confusion by the reader.
"Role of Conservation Authorities — It is the policy of this Plan
conservation authorities play, through their legislative mandate
to recognize and respect the role that conservation authorities
and authority in regulating development and alteration activities
play, through their legislative mandate and authority in regulating
within natural hazards. This is often referred to as a'regulation
development and alteration activities within natural hazards. This
area or limit', being the area subject to Ontario Regulation 41124:
is often referred to as a'regulation area or limit', being the area
Prohibited Activities. Exemptions and Permits under the
subject to the Prohibited Activities, Exemptions and Permits
Conservation Authorities Act. As such, it is the policy of the
Regulation under the Conservation Authorities Act. As such, it is
County to generally defer to, and implement, the requirements of
the policy of the County to generally defer to, and implement, the
the conservation authority having jurisdiction with respect to
requirements of the conservation authority having jurisdiction with
development and alteration activities in hazardous lands and
respect to development and alteration activities in hazardous
sites"
lands and sites"
10.6
We recommend that the introductory statement of the Hazardous
County Staff appreciate the concern of the CA with respect to the
To address the CA's submission, it is recommended that Section
Lands and Sites section 10.6 of the official plan be replaced with
interpretation of this policy and agree that the policy should be
10.6 be revised to read:
the following:
revised to provide greater clarity. In keeping with the policy
"Development in which may be permitted in hazardous lands and
wording of the PPS, staff are recommending a different revision to
"Development in hazardous lands and sites shall generally not be
sites must demonstrate and achieve the following:..."
the wording of the policy that achieves the same goals.
permitted and only considered where the following are
demonstrated and achieved:
It is the opinion of KCCA staff that the existing language in section
a) a valid justification is provided as to why it is not possible
10.6 may be perceived or interpreted as all development may be
to locate the development outside of the hazard,
permitted in hazardous lands if the listed criteria can be
b) development and site alteration is carried out in
demonstrated and achieved.
accordance with erosion and floodproofng standards,
protection works standards, and access standards of the
conservation authority having jurisdiction;
c) vehicles and people have a way of safely entering and
exiting the area during times of flooding, erosion, and
other emergencies,
d) new hazards are not created, and existing hazards are
not aggravated, and
e no adverse environmental impacts will result."
Lake Huron
& EI in Area Primary Water Supply Systems
Unspecified
Please ensure the importance of source water protection is
Section 8.21 and Schedule'B' of the proposed Official Plan
No change is recommended / needed.
appropriately acknowledged in the Official Plan and in subsequent
identify the County's source water protection areas and include
planning and development activities, with consideration of
policies that mandate conformity with the relevant source water
applicable aspects of relevant Source Protection Plans including,
protection plans. Further, Sections 7.12 and 7.13 also incorporate
but not limited to, the Kettle Creek Source Protection Plan.
source water protection considerations into decision -making with
respect to development using surface or groundwater as a
drinking water source. To that end, County Staff are satisfied that
proper consideration of the EAPWSS has been included in the
draft OR
Unspecified
Please ensure any subsequent County and/or municipal planning,
Section 8.0 d) states that the County will 'ensure the safe and
No change is recommended / needed.
development and design projects consider the importance and
effective operation of the County's ... infrastructure systems, by
location of EAPWSS treatment, pumping, storage and
respecting the standards, requirements, and guidelines of the
transmission infrastructure, and includes applicable consultation
authorities that operate and/or regulate these systems. Further
and coordination with the EAPWSS.
Section 8.1 recognizes municipal drinking water systems (which
includes the EAPWSS) as part of the County's infrastructure
network. To that end, County Staff are satisfied that proper
consideration of the EAPWSS has been included in the draft OP.
Elgin Federation
of A riculture
Page 153 of 427
2.0 d)
The EFA appreciates the measures to preserve and safeguard
None.
No change is recommended / needed.
agricultural lands and natural heritage systems throughout the
Elgin County Official Plan. We support the Growth Management
Section, 2.0 d) which restricts non-agricultural and non -resource
extraction development outside settlement areas. These clauses
benefit long-term agricultural land preservation and encourage
economic growth for our robust and vibrant agricultural
community.
5.6
We acknowledge the inclusion of Minimum Distance Separation
None.
No change is recommended / needed.
(MDS) Formulae I and II requirements in rural areas. The need
for compliance throughout the document will allow for continued
growth and development of new livestock facilities and anaerobic
digesters
5.11
We further support the continued recognition of our agri-economy
None.
No change is recommended / needed.
in Section 5.11, on -farm diversified uses, including agri-tourism
operations directly related to a farming operation.
Unspecified
The EFA suggests enhancing the safety and security of farm
County Staff support the use of development agreements and the
No change is recommended / needed.
operations near rural residential developments. One way to
use of warning clauses on title to assist in notifying non -farming
achieve is by using subdivision agreements and including a notice
populations of compatibility issues between residential uses and
or warning clause in each purchase and sale agreement between
farming operations. Notwithstanding this, County Staff are of the
local municipalities and property owners adjacent to agricultural
opinion that, as the County does not administer development
zones.
agreements, such a policy is best left to be incorporated into a
local official plan as opposed to the County Official Plan.
6.7 d)
The EFA appreciated the need for growth and development, as
None.
No change is recommended / needed.
such we support achieving a minimum net density of 20 units / net
hectare where residential development in settlement areas
promoting infill land usage.
Thames Talbot
Land Trust
General
We are pleased to see that the new draft includes language to
None.
No change is recommended / needed.
encourage and permit the expansion of natural habitats and
natural heritage systems connectivity,
7.15
Satisfied to seethe proposed policy included in the OP
None.
No change is recommended / needed.
7.16
Satisfied to seethe proposed policy included in the OP
None.
No change is recommended / needed.
7.17
Satisfied to seethe proposed policy included in the OP
None.
No change is recommended / needed.
7.18
Satisfied to seethe proposed policy included in the OP
None.
No change is recommended / needed.
Province of
Ontario
2.9
This policy is missing a reference to PPS policy 1.1.3.9 c and
These provisions are already included in Section 2.7 e) and g).
No change is recommended / needed.
1. 1.3.9 d). Proposed revision:
The County is encouraged to add new policy 2.9 g) and h)
g. there are no reasonable alternatives which avoid prime
agricultural areas or lower priority agricultural lands; and
h: the settlement area to which lands would be added is
appropriately serviced, and there is sufficient reserve
infrastructure capacity to service the lands.
4.4
This policy uses the term "low -density residential zones" when
County Staff agree that it is appropriate to provide the clarification
To address the Province's submission, it is recommended that
describing locations where additional dwelling units may be
proposed by the Province.
Section 4.4 be revised to read:
permitted. The Planning Act stipulates that Official Plans permit up
to 2 additional residential units in a detached house, semi-
"Additional dwelling units are smaller apartments contained within
detached house or rowhouse on a parcel of urban residential
a dwelling or accessory building on the same property and are
land. The County is encouraged to update policy 4.4. so that it
referred to by various names including secondary suites,
reads:
accessory apartments, or'granny flats'. Local municipalities shall
permit a minimum of two additional residential units as-of-ri ht
Page 154 of 427
4.4Additional Dwelling Units —Additional dwelling units are
within residential zones in settlement areas where single
smaller apartments contained within a dwelling or accessory
detached, semi-detached, and/or rowhouse dwellings are
building on the same property and are referred to by various
permitted, subject to appropriate land use, size, and locational
names including secondary suites, accessory apartments, or
criteria, including servicing and access requirements."
'granny flats'. Local municipalities shall permit a minimum of two
additional residential units as -of -right within low -density
residential zones in settlement areas containing a detached
house, semi-detached house or rowhouse, subject to
appropriate land use, size, and locational criteria, including
servicing and access requirements.
5.8
The County is encouraged to identify that lot adjustments in
Section 12.4 and 12.5 of the draft OP establish the policies for the
No change is recommended / needed.
agricultural lands can be considered for legal or technical
consideration of legal or technical severances throughout the
reasons.
entire county, whether on agricultural lands or otherwise.
5.10
The Plan allows for the establishment of accommodation for farm
Section 5.4 of the draft OP already establishes the need to
No change is recommended / needed.
labour provided four conditions (a to d) can be demonstrated.
address on -site sewage and water considerations for all
None of these conditions relate to groundwater supply or sewage
development in the Rural Area, including farm labour
disposal. The County is encouraged to add a condition that
accommodations. These policies are further elaborated on in
requires it be demonstrated that there is sufficient groundwater
Section 8.0, which addresses the servicing of all development,
resources to provide an adequate water supply, and that the soils
including farm labour accommodations. To that end, County Staff
can accommodate the volume of sewage and the subsurface
are satisfied that this issue is adequately addressed in the draft
disposal of sewage will not cause unacceptable impacts to the
OP.
roundwater.
7.0
To bring the Official Plan closer into conformity with source
County Staff agree that it is appropriate to include the proposed
To address the Province's submission, it is recommended that
protection plan policies and to be consistent with PPS policy 2.2,
revision by the Province.
Section 7.0 c) be revised to read:
objective c) should be revised to include consideration of water
quantity. The County is encouraged to update policy 7.0 c) so that
"Minimize negative changes to the quality, quantity, and
it reads:
hydrological/hydrogeological functions of watercourses, lakes,
"c) Minimize negative changes to the quality, quantity, and
aquifers, and wetlands, and"
hydrological/hydrogeological functions of watercourses, lakes,
aquifers, and wetlands; and"
7.10, 12.0
The County could include a specific policy that ensures that
County Staff generally agree that additional clarity is needed
To address the Province's submission, it is recommended that
development or site alteration proposals include a screening for
regarding how species at risk should be identified and assessed
Section 7.10 be revised to include the following at the end of the
species at risk and require an appropriate level of site assessment
but do not agree with the proposed wording from the Province.
policy:
for new development or site alteration proposals to identify
potential presence of endangered or threatened species and/or
"Where the habitat of threatened or endangered species is
their potential habitats. For example: "The County will assess
suspected or known, applicants shall be required to conduct a
and accept as part of planning applications information
species at risk (SAR) assessment prior to any development
regarding endangered and threatened species from credible
approvals being granted and any required mitigation measures or
resources and will use this information, in confidence, to
other recommendations shall be carried out as a condition of any
assess all planning applications for potential development
development approval."
constraints."
Further it is recommended that Section 12. 10 be revised by
including the following study to the list: Species at Risk
Assessment.
7.12
To bring the Plan closer into conformity with source protection
County Staff are satisfied that it is generally recognized that the
No change is recommended / needed.
plan policies and to be consistent with PPS policy 2.2, this policy
Great Lakes constitute a surface water body.
should be revised to include the Great Lakes (i.e., Lake Erie).
The County is encouraged to update policy 7.12 so that it reads:
7.12 Development & Surface Water Features — "Surface water
features refer to water -related features on the earth's surface,
including headwaters, rivers, stream channels, inland lakes, the
Great Lakes, seepa e areas, recharge/discharge areas, springs,
Page 155 of 427
wetlands, and associated riparian lands that can be defined by
their soil moisture, soil type, vegetation, or topographic
characteristics."
7.12 a), b)
To bring the Plan closer into conformity with source protection
County Staff agree with the proposed clarifications to ensure
To address the Province's submission, it is recommended that
plan policies and to be consistent with PPS policy 2.2, bullets (a)
consistency with the PPS.
Section 7.12 a) and b) be revised as follows:
and (b) should be revised to explicitly mention water quality and
quantity. The County is encouraged to update bullets a) and b) of
"a) Development and site alteration shall be restricted on or near
policy 7.12 c) so that they read:
sensitive surface water features as recommended in any relevant
a) Development and site alteration shall be restricted on or near
sub -watershed study, environmental impact statement, or as
sensitive surface water features as recommended in any relevant
detailed in the relevant source water protection plan (see
sub -watershed study, environmental impact statement, or as
Subsection 8.20 for further information), such that these features
detailed in the relevant source water protection plan (see
and their related hydrologic functions including water quality and
Subsection 8.20 for further information), such that these features
quantity will be protected, improved, or restored, and
and their related hydrologic functions including water quality
and quantity will be protected, improved, or restored; and
b) Mitigative measures and/or alternative development
b) Mitigative measures and/or alternative development
approaches may be required to protect, improve, or restore
approaches may be required to protect, improve, or restore
sensitive surface water features, and their hydrologic functions
sensitive surface water features, and their hydrologic functions
including water quality and quantity and shall be implemented
including water quality and quantity and shall be implemented
through the development approvals process."
throu h the development approvals process.
8.15
The County is encouraged to ensure that the Official Plan
What the Province is proposing is not a'policy', but a recognition
To address the Province's submission, it is recommended that
identifies that where communal services are proposed. MECP
that communal services require municipal ownership or a
new section be added to Section 8.0 of the OP as follows:
requires either municipal ownership of the services or a Municipal
municipal responsibility agreement. While County Staff do not
Responsibility Agreement (e.g., for condominium development)
believe this is entirely necessary, it is recognized that this
"Communal Servicing, Municipal Responsibility — For new
whereby the municipality accepts ownership in the event of
clarification may be helpful for applicants and local municipalities
development proposed to be connected to communal sewage
default.
considering communal services
services, where municipal ownership of the communal service or
services is not proposed, the applicant and the local municipality
will be required, in accordance with the requirements of the
Province, to enter into a municipal responsibility agreement
whereby the local municipality accepts ownership of the
communal service in the event of default by the private owner."
8.15
This policy should be revised to add that partial services are only
County Staff agree with the proposed clarifications to ensure
To address the Province's submission, it is recommended that
permitted where they are necessary to address failed individual
consistency with the PPS.
new section be added to Section 8.0 of the OP as follows:
on -site water and sewage services in existing development. They
are also permitted within settlement areas to allow for infilling and
"Partial Servicing, When & Where Permitted — In accordance
minor rounding out of existing development on partial services,
with provincial policy, partial services are only permitted
provided that site conditions are suitable for the long-term
a) where they are necessary to address failed individual on -
provision of such services with no negative impacts.
site water and sewage services in existing development,
or
b) Within settlement areas to allow for inflling and minor
rounding out of existing development, provided that site
conditions are suitable for the long-term provision of such
services with no negative impacts."
8.16
The Plan should include policies to address the proper
County Staff agree that additional policy wording regarding private
To address the Province's submission, it is recommended that
assessment of servicing needs for industrial and commercial uses
servicing is warranted however, County Staff are of the opinion
new section be added to Section 8.0 of the OP as follows.
that are not connected to full municipal sewage and water
that, to ensure consistent application, more general policy wording
services. These policies should restrict industrial and commercial
that addresses all forms of development on private services is
"Private Servicing, Confirmation of Suitability — For new
uses to dry uses only, unless it is appropriately demonstrated that
warranted.
development proposed to be connected to private water and/or
adequate on- site sewage and/or water services can be provided
sanitary sewage services, confirmation that on -site conditions are
without unacceptable impacts. The County is encouraged to
suitable for the long-term provision of such services, with no
include the following policy in section 8.16.
negative impacts, is generally required. In undertaking any
assessment or analysis of on -site conditions, the level of detail
Page 156 of 427
"Where industrial or commercial uses are proposed on the
should correspond with the scale and intensity of the proposed
basis of private on -site sewage services or private on -site
use. It shall be at the general discretion of the local municipality, in
water services, these uses shall be restricted to dry industrial
consultation with the County, to determine the need for any
and commercial uses, unless demonstrated, through a
analysis and its scope based on the policies of this Plan and the
hydrogeological assessment, prepared to the satisfaction of
local official plan."
Council by a qualified professional in accordance with
applicable MECP guidelines, procedures, and standards, that
adequate on -site sewage and water services can be provided
without unacce table impacts".
8.21
The policy should be revised to reference the applicable
County Staff agree with the proposed update.
To address the Province's submission, it is recommended that
legislation that governs the protection of the sources of drinking
Section 8.21 of the OP be revised by updating the existing
water. The County is encouraged to update the first sentence of
legislative reference to: 'The Clean Water Act".
policy 8.21 so that it reads:
'The gntar4o DAWdng 14(atwAGt Clean WaterAct, 2006
mandates the creation and maintenance of regional source water
protection Tans."
8.21
Section 40 of the Clean WaterAct, 2006 explicitly requires that
The current wording of Section 8.21 clearly references the
To address the Province's submission, it is recommended that a
municipalities amend their official plans to conform with the
existence of Sourcewater Protection Plans and how they are
new policy be included immediately following Section 8.21 as
significant threat policies set out in source protection plans
administered. This section also includes an explicit statement
follows:
(SPPs). Policies that affect land use planning decisions under the
that: "In no case shall the County grant any approval in
Planning Act, 1990 or the Condominium Act, 1998 are included in
contravention of an applicable source water protection plan, or
"Source Water Protection, Local Official Plans — To ensure that
List A and List B of each applicable SPP. These policies address
implementing policies or regulations contained within a local
the directives of the applicable source water protection plan are
(manage or prohibit) future threat activities through land use
official plan or zoning by-law."
appropriately implemented all local official plans shall identify any
planning decisions. To implement SPP policies, official plan
source water protection intake areas and incorporate any policies
policies should provide sufficient direction to ensure that land
As ground conditions and drinking water threats vary from
mandated by the relevant source water protection plan, to provide
uses or developments associated with threat activities will be
municipality to municipality, County Staff are of the opinion that
sufficient direction ensuring that land uses or developments
prohibited or managed as specified by the SPP policies that rely
more detailed source water protection policies are more
associated with threat activities will be prohibited or managed."
on Planning Act tools, as outlined in ListsA and B. The County is
appropriate included in local official plans. Recognizing the
encouraged to update Section 8 to include policies that conform
Province's submission, County Staff are recommending that some
with all applicable significant drinking water threat SPP policies
additional clarity be provided requiring the incorporation of
that rely on Planning Act tools (i.e., List A):
relevant sections of these plans into local official plans.
Thames-Sydenham and Region Source Protection Plan:
• 1.06 General Land Use Planning
• 1.07 Section 59 Restricted Land Uses
• 1.08 Section 59 Restricted Land Uses for Event Based
Modeled Threats
• 1.11 Definition of Existing and Future
• 2.15 Future Septic Systems — Prohibition Land Use
Planning Catfish Creek Source Protection Plan:
• No applicable policies
Kettle Creek Source Protection Plan:
• KCSPA-CW-1.2 Uses and Areas designated as Restricted
Land Uses
• KCSPA-1.1 Implementation and Timing
Long Point Source Protection Plan:
• No applicable policies. However, there are land use
planning policies directed at lower -tier municipalities of the County
of Elgin i.e., Municipality of Ba ham to implement.
8.21
The County is encouraged to update the last sentence in Section
County Staff believe that the existing wording the draft OP is
No change is recommended / needed.
8.21 to read as follows for clarity:
adequate and achieves the same purpose as the proposed
revised wording by the Province.
Page 157 of 427
The County shall not grant any approval or implement
policies or regulations within the local official plan or zoning
by-lawthat contravenes applicable source protection plan
policies directed at subject municipalities within any of the
applicable source protection plans that are in effect In ne
8.24, 8.25
MECP recommends that for sensitive developments, noise be
The existing policies of the draft OP were prepared in accordance
To address the Province's submission, it is recommended that
assessed within 500 metres of a principal main railway line.
with 'Guidelines for New Development in Proximity to Railway
Section 8.25 be revised by including a specification that noise
MECP recommends that this policy also reference MECP's
Operations' and have been reviewed and subject of significant
studies shall be "completed in accordance with provincial
Environmental Noise Guideline, NPC- 300. The County is
revisions as requested from Canadian National Railways. Further
guidelines". Further that Section 8.25 be revised to require a
encouraged to update policy 8.24 and 8.25 to include the
it is the opinion of County Staff that reference to specific
noise study for development within 500 metres of a principle main
following:
guidelines from external organizations (i.e. MECP, CA, MTO,, etc.)
line and 100 metres of a secondary branch or spur.
"Planning for land uses in the vicinity of rail facilities
should be addressed generically as these guidelines are subject
(including rail corridors, rail sidings, rail yards, and
to regular change by public authorities.
associated uses) shall be undertaken so that their long term
operation and economic role is protected, and rail facilities,
Notwithstanding the above, it appears that the Province is
industrial uses and residential or other sensitive land uses
requiring that the noise studies be required for:
are appropriately designed, buffered and/or separated from
development within 500 metres of a principle main line, as
each other so as to minimize risk to public health and safety,
opposed the national guideline recommendation of 300
and prevent or mitigate adverse effects.
metres;
Where planning approvals are required to facilitate
• development with 100 metres of a secondary branch or
spur, as opposed to the national guideline
residential or other sensitive uses in proximity to rail
recommendation of 75 metres.
facilities, or within 500 metres of a principal main railway line,
250 metres of a secondary main railway line, or 100 metres of
other railway lines, proposals will be assessed to ensure
applicable sound level limits, as set out in MECP's
Environmental Noise Guideline NPC-300, can be achieved,
Detailed noise studies, prepared by qualified acoustical
consultants may be required to address all potential noise
sources which impact the site. Where required, detailed
noise studies will be completed in accordance with the
requirements of MECP's Environmental Noise Guideline NPC-
300 and will be subject to the review and approval of
Council."
The County is also encouraged to update the second sentence of
8.25 as follows:
Where sensitive land uses are proposed within 500 75 metres of
an active railway the County will require a noise vibration study to
be completed, in accordance with the requirements of MECP's
Environmental Noise Guideline NPC-300 and will be subject
to the review and approval of Council.
9.0
Policy direction must be included in the County OP for
County Staff generally agreed with the proposed rewording to
To address the Province's submission, it is recommended that a
rehabilitation of petroleum extraction as per PPS policy 2.4.3.1,
ensure consistency with the policies of the PPS.
new section be incorporated into Section 9.0 as follows:
and for rehabilitation of mineral aggregate resources as per PPS
policies 2.5.3.1 and 2.5.3.2. The County is encouraged to add the
"Rehabilitation of Extraction Operations — Where a natural
following rehabilitation policies to Section 9.
resource extraction operation has ceased, rehabilitation to
"Rehabilitation to accommodate subsequent land uses shall
accommodate subsequent land uses shall be required to promote
be required after extraction and other related activities have
land use compatibility, recognize the interim nature of the
Page 158 of 427
ceased. Progressive rehabilitation should be undertaken
extraction operation, and to mitigate negative impacts to the
wherever feasible."
extent possible. Final rehabilitation shall take surrounding land
"Progressive and final rehabilitation shall be required to
uses and approved land use designations into consideration.
accommodate subsequent land uses, to promote land use
Progressive rehabilitation should be undertaken wherever feasible
compatibility, to recognize the interim nature of extraction,
and comprehensive rehabilitation planning is encouraged where
and to mitigate negative impacts to the extent possible. Final
there is a concentration of natural resource extraction operations.
rehabilitation shall take surrounding land use and approved
To that end, a rehabilitation plan shall be required in advance of
land use designations into consideration.
any municipal planning approvals for new or expanding extraction
Comprehensive rehabilitation planning is encouraged where
operations."
there is a concentration of mineral aggregate operations."
Further that Section 12.10 be revised to add: "rehabilitation plan
natural resource extraction)" to the list of studies.
9.8
Bullet c) of this policy should be updated to be consistent with
County Staff agree with the proposed rewording to ensure
To address the Province's submission, it is recommended that
PPS policies 1.6.6.1 and 2.2. The County is encouraged to update
consistency with the policies of the PPS.
Section 9.8 c) be revised as follows:
policy 9.8 c) so that it reads:
c) where residential and other sensitive land uses are proposed
"where residential and other sensitive land uses are proposed
adjacent to an extraction operation, the applicant shall
adjacent to an extraction operation, the applicant shall
demonstrate that the quality and quantity of groundwater is and
demonstrate that the quality and quantity of groundwater is, and
will be suitable for the proposed development considering the
will be, suitable for the proposed development considering the
current and fully approved capacity and extent of the adjacent
current and fully approved capacity and extent of the adjacent
extraction operation."
extraction operation."
9.9
While this policy generally aligns with the PPS policy 2.5.5.1 by
County Staff generally agree with the proposed rewording to
To address the Province's submission, it is recommended that
permitting wayside pits and quarries as well as portable asphalt
ensure consistency with the policies of the PPS. Notwithstanding
Section 9.9 be revised as follows:
and concrete plants, it does not explicitly exempt these uses from
this, County Staff have struggled with whether this long-standing
planning applications specified in this PPS policy. Further, draft
policy constitutes'good planning' and whether this policy is in the
"Wayside Pits and Quarries — In accordance with provincial
OP policy 9.9 does not include the qualifier outlined in PPS policy
best interests of the County and its residents. To that end, County
policy, wayside pits and quarries, portable asphalt plants and
2.5.5.1. The County is encouraged to revise policy 9.9 to clarify
Staff would recommend incorporating the PPS wording as
portable concrete plants used on public authority contracts shall
that wayside pits and quarries, portable asphalt plants and
submitted by the Province, but including a statement specifying
be permitted, without the need amendment, rezoning, or
portable concrete plants on public authority contracts are exempt
that this is a policy of the Province of Ontario and not the County
development permit under the Planning Act in all areas,
from requiring an official plan amendment, rezoning, or
of Elgin, and further that it shall be the policy of the County to
except those areas of existing development or particular
development permit under the Planning Act as per PPS policy
require restoration of the land where possible.
environmental sensitivity which have been determined by the
2.5.5.1.
County or local municipality to be incompatible with extraction and
associated activities. Further, it is the policy of the County to
Further, it is encouraged that the term 'public authority contract'
require restoration of the site when such facilities are not longer
be considered in place of'public road works' in this OP policy.
required."
Revising the term would ensure all works that require a wayside
pit and quarry, portable asphalt plant or portable concrete plant by
a public authority are exempt from official plan amendments,
zoning, or development permit under the Planning Act as per PPS
policy 2.5.5. 1.
10.0
Human -made Hazards
County Staff generally agree with the proposed rewording to
To address the submission made by the Province it is
The PPS provides policy direction for human- made hazards,
ensure consistency with the policies of the PPS.
recommended that Section 10.1 be modified by adding:
which must be incorporated into the Official Plan to be consistent
Oil, gas, and salt hazards
with PPS policy 3.2.1.
Wldland fire hazards
• Former natural resource extraction operations
Further that a new policy be included in Section 10.0 as follows:
"Oil, Gas, and Salt Hazards & Former Natural Resource
Extraction Operations — Development on, abutting, or adjacent
to lands affected by an oil, gas, or salt hazard or a former natural
resource extraction operation may be permitted only if
Page 159 of 427
rehabilitation or other measures to address and mitigate known or
suspected hazards are under way or have been completed. Sites
with contaminants in land or water shall be assessed and
remediated as necessary prior to any activity on the site
associated with the proposed use such that there will be no
adverse effects. The County shall encourage, where feasible, on -
site and local re -use of excess soil through planning and
development approvals while protecting human health and the
environment"
10.0
The draft Official Plan does not contain policy direction addressing
County Staff agree that a new policy should be developed, and
To address the submission made by the Province it is
areas that are unsafe due to the presence of hazardous forest
mapping incorporated, to address wildland fire hazards to ensure
recommended that Section 10.0 be modified by adding a new
types for wildland fire, and risk mitigation and assessment in
consistency with the PPS.
policy as follows:
accordance with provincial standards as of PPS policy 3.1.8.
"Wildland Fire Hazards — Wldland fire hazards refers to areas,
Wldland fire mitigation measures are subject to natural heritage
assessed as being associated with the risk of high to extreme
policies including PPS policies 2.1.4, 2.1.5, and 2.1.8. The County
wildland fire by the Province. Development shall generally be
should also ensure that mitigation measures do not negatively
directed to areas outside of lands that are unsafe for development
impact natural heritage features as per the PPS policy direction
due to the presence of wildland fire hazards and may only be
referenced above.
permitted where the risk is mitigated in accordance with wildland
fire assessment and mitigation standards. Where development is
MNRF data to support identifying potential hazardous forest types
proposed within a wildland fire hazard, applicants may be required
for wildland fire can be downloaded from the Land Information
to undertake a site review to assess, to the extent possible, the
Ontario (LIO) Warehouse. The data class is called "Fire
level of wildland fire hazard and associated risk on and in the
— Potential Hazardous Forest Types for Wildland
vicinity of the subject lands. Applicants pursuing development in
Fire" (hftps://geohub.lio.gov.on.ca/).
lands with hazardous forest types may be required to identify
measures that need to be taken to mitigate the risk in accordance
It is recommended that the County incorporate policy direction
with standards."
which considers development in the context of wildland fire risk in
PPS policy 3.1.8. It is also recommended that the County
consider mapping the presence of hazardous forest types for
wildland fire using MNRF's dataset to support the implementation
of PPS policy 3.1.8.
Also, recognizing that MNRF's mapping of these hazardous forest
types is coarse and may not confirm the presence of the hazard, it
is recommended that the County consider the following policy
direction (from section 7.2.4.5 of the'Wildland Fire Risk
Assessment and Mitigation Reference Manual') to support the
implementation of PPS policy 3.1.8, including:
"Applicants may be required to undertake a site reviewto
assess (to the extent possible) the level of wildland fire
hazard and associated risk on and in the vicinity of the
subject lands.
Applicants pursuing development in lands with hazardous
forest types may be required to identify measures that need
to be taken to mitigate the risk in accordance with
standards."
Further, the County may wish to consider including policy direction
that clarifies the relationship between the policies that protect
natural heritage policies and potential wildland fire mitigation
measures.
Page 160 of 427
11.0
A new policy should be included to be consistent with PPS
County Staff generally agree with the proposed rewording to
To address the submission made by the Province it is
Section 2.6.2. The County is encouraged to include the following
ensure consistency with the policies of the PPS.
recommended that Section 11.0 be modified introducing a new
additional policy under OP Section 11.0:
policy as follows:
"When development has the potential to impact a known or
suspected cemetery or burial site, local municipalities shall
"Cemeteries & Burial Sites — Where development has the
require an archaeological assessment by a licensed
potential to impact a known or suspected cemetery or burial site,
consultant archaeologist. Provisions under both the Ontario
the relevant approval authority shall require an archaeological
Heritage Act and the Funeral, Burial and Cremation Services
assessment by a licenced archaeologist. Provisions under both
Act shall apply. Development shall be guided by this
the Ontario Heritage Act and the Funeral, Burial and Cremation
legislation and any direction from the Ministry of Public and
Services Act shall apply. Development shall be guided by this
Business Service Delivery."
legislation and in accordance with any directives from the
Province"
11.0
The term "cultural heritage resources" includes archaeological
This introductory policy statement is intended to express County
No change is recommended / needed.
resources, built heritage resources and cultural heritage
Council's goals and objectives as they relate to cultural heritage in
landscapes. The correct terminology should be used when
the County and is not intended to be a restating of provincial
referring to each one, and the term "cultural heritage resources"
policy.
should be used when referring to all three types.
In addition, these policies should be consistent with the PPS
definition of the term "conserved".
The County is encouraged to update the following policies so that
they read:
Delete first paraph of Section 11.0 and replace with the following:
The County recognizes the importance of cultural heritage
resources within local municipalities. Therefore, Council will
encourage the conservation of cultural heritage resources,
which includes their identification, protection, management,
and use. Cultural heritage resources include archaeological
resources, built heritage resources, and cultural heritage
landscapes. The County will work collaboratively with
Indigenous communities to conserve cultural heritage
resources.
11.2
11.2 General Policy — It is the intent of this Plan that the County's
County Staff agreed with the recommended wording change.
To address the submission made by the Province it is
built heritage resources, cultural heritage landscapes, and
recommended that Section 11.2 be modified as follows:
archaeological resources be identified, conserved, and enhanced,
and that all new development occur in a manner that respects the
Deleting the term "cultural landscapes" and replacing it with
Coun 's rich cultural heritage.
"cultural heritage landscapes".
11.3
11.3 Cultural Heritage Resources & Local Official Plans —As
County Staff would put forward that the proposed change in
To address the submission made by the Province it is
noted above, while it is the intent of this Plan to require the
language is more editorial than a substantive change in policy,
recommended that Section 11.3 be modified as follows:
conservation and protection of cultural heritage resources, it is
however Staff take no issue with the recommended wording.
recognized that this role largely rests with local municipalities. To
"Cultural Heritage Resources & Local Official Plans —As
that end, local official plans shall include policies to protect and
noted above, while it is the intent of this Plan to require the
conserve cultural heritage resources, including requirements for
conservation and protection of cultural heritage resources, it is
recognized that this role largely rests with local municipalities. To
that end, local official plans shall include policies to protect and
-- technical cultural heritage
conserve cultural heritage resources, including requirements for
studies (e.g., conservation plan, heritage impact assessment,
technical cultural heritage studies (e.g. conservation plan,
and/or archaeological assessment) to be conducted by a
heritage impact assessment, and/or archaeological assessment)
qualified professional whenever a development or site
to be conducted by a qualified professional when development or
alteration has the potential to affect lands adjacent to or that
site alteration has the potential to affect a protected heritage
Page 161 of 427
include a protected heritage property or a property with
resource, a resource with potential cultural heritage value or
potential cultural heritage value or interest.
interest, or for development proposed adjacent to a protected
heritage resource or a resource with potential cultural heritage
value or interest"
11.8
11.8 Engaging with Indigenous Communities —The County
County Staff agreed with the recommended wording change.
To address the submission made by the Province it is
shall engage with Indigenous communities and consider their
recommended that Section 11.8 be modified as follows:
interests when identifying, protecting, and managing cultural
heritage resources and archaeological resources.
"Engaging with Indigenous Communities —The County shall
engage with Indigenous communities and consider their interests
when identifying, protecting, and managing cultural heritage
resources and archaeological resources."
12.10
12. 10 - Complete Application Requirements —
County Staff agreed with the recommended wording change.
To address the submission made by the Province it is
o) Heritage Impact Statement Assessment
recommended that Section 12. 10 be modified as follows:
"o Heritage Impact Assessment"
11.4
The language of OP Section 11.4, 11.6, and 11.7 should be
County Staff would put forward that the proposed change in
To address the submission made by the Province it is
updated to align with the PPS and the Ontario Heritage Act
language is more editorial than a substantive change in policy,
recommended that Section 11.4 be modified as follows:
(OHA).
however Staff take no issue with the recommended wording.
"Development in Areas of Archaeological Potential —
The County is encouraged to replace OP Section 11.4 with the
Development and site alteration will be permitted on lands
following:
containing archaeological resources or areas of archaeological
"Development and site alteration will be permitted on lands
potential only when the archaeological resources have been
containing archaeological resources or areas of
assessed, documented, and conserved. Archaeological
archaeological potential only where the archaeological
assessments must be carried out by Iicenced archaeologists, prior
resources have been assessed, documented, and conserved.
to the permitting of development and any alterations to known
Any alterations to known archaeological sites will only be
archaeological sites will only be performed by licensed
performed by licensed archaeologists.
archaeologists."
Council shall require archaeological assessments to be
carried out by consultant archaeologists licensed under the
Ontario Heritage Act, as a condition of any development
proposal affecting areas containing an archaeological site or
considered to have archaeologicalpotential."
11.6
The County is encouraged to update the last sentence of policy
County Staff agreed with the recommended wording change.
To address the submission made by the Province it is
11.6 so that it reads:
recommended that Section 11.6 be modified as follows:
Where one or more provincial criteria have been met the applicant
shall be required to engage a licensed archaeologist to prepare
By deleting the last sentence of the policy and replacing it with:
an archaeological assessment prior to any ground disturbing
"Where one or more provincial criteria have been met the
activities."
applicant shall be required to engage a licensed archaeologist to
prepare an archaeological assessment prior to any ground
disturbing activities."
11.7
The County is encouraged to replace OP Section 11.7 with the
County Staff agreed with the recommended wording change.
To address the submission made by the Province it is
following:
recommended that Section 11.7 be modified as follows:
"When an archaeological assessment is required, development
and site alteration shall not proceed until archaeological reports
'Preparation of Archaeological Assessments — Where an
have been entered into the Ontario Public Register of
archaeological assessment is required, development and site
Archaeological Reports, where these reports recommend that:
alteration shall not proceed until the assessment or assessments
1. the archaeological assessment of the area is complete, and 2.
have been entered into the Ontario Public Register of
all archaeological sites identified by the assessment are either of
Archaeological Reports, and where these reports conclude that:
no further cultural heritage value or interest or that mitigation of
a) the assessment of the area is complete, and,
impacts has been accomplished through excavation or an
b) all archaeological sites identified by the assessment are
avoidance and protection strategy."
either of no further cultural heritage value or interest, or
Page 162 of 427
that mitigation of impacts has been accomplished through
excavation or an avoidance and protection strategy."
11.5
The language of OR Section 11.5 should be revised to align with
County Staff agreed with the recommended wording change.
To address the submission made by the Province it is
the PPS definition of "archeological resources" and the OHA.
recommended that Section 11.5 be modified as follows:
The County is encouraged to update policy 11.5 so that it reads:
"Marine Archeological Resources — If there is potential for the
If there is potential for the presence of partially or fully submerged
presence of partially or fully submerged marine features such as
marine features such as ships, boats, vessels, artifacts from the
ships, boats, vessels, artifacts from the contents of boats, old
contents of boats, old piers, docks, wharfs, fords, fishing traps,
piers, docks, wharfs, fords, fishing traps, dwellings, aircraft or
dwellings, aircraft or other artifacts items of cultural heritage
other artifacts items of cultural heritage value or interest, a marine
value or interest, a marine archaeological assessment shall be
archaeological assessment shall be conducted by a Iicenced
conducted by a licensed archaeologist pursuant to the Ontano
archaeologist pursuant to the Ontario Heritage Act."
Henta eAct.
11.11
For consistency with PPS 2.6, this policy should also encourage
This section of the OR is intended to encourage local
To address the submission made by the Province it is
local municipalities to use cultural heritage conservation tools
municipalities to have regard for the conservation of
recommended that a new policy be introduced in Section 11.0 as
under the OHA and Planning Act.
archaeological resources when undertaking public works. The
follows:
proposed wording is not consistent with the subject matter of the
The County is encouraged to update policy 11.11 so that it reads:
policy. Notwithstanding this, the intent of the proposed
"Supporting Local Cultural Heritage Conservation —As cultural
Role of Local Municipalities — Local municipalities are encouraged
modification has merit for inclusion as a separate enabling policy.
heritage conservation is largely anticipated to occur at the local
to support conservation of archaeological resources by reviewing
level, it is the policy of the County to support local efforts to
public works projects, regardless of whether they are subject to
conserve cultural heritage resources through the designation
the Environmental Assessment Act, to determine impacts upon
process under the Ontario Heritage Act, and the use of authorities
potential archaeological resources, conducting an archeological
under the Planning Act such as zoning to conserve cultural
assessment if the lands are located within an area of
heritage resources."
archaeological potential, or where an archaeological site has been
previously registered on the property.
Local municipalities are also encouraged to use the tools
under the Ontario Heritage Act (such as individual property
and heritage conservation district designation) as well as
under the Planning Act (such as secondary plans and zoning
by-laws).
Schedule
The County is encouraged to include an additional map of all
These features are already illustrated on Schedule'B'.
No change is recommended / needed.
'B'
designated vulnerable areas, specifically: Wellhead Protection
Areas (WHPAs) since there appears to be at least two
groundwater systems: the Richmond and the Belmont drinking
water system, with their vulnerable areas delineated with the Long
Point, Catfish Creek and Kettle Creek Source Protection Areas,
respectively. These groundwater drinking water systems should
also be reflected in Schedule B.
Susanne Schlotzhauer
Schedule
There appears to be no central repository or online interactive
County Staff are supportive of Ms. Schlotzhauer's request to
No change is recommended / needed.
'C'
mapping tool available to display Elgin County's natural system,
develop an online interactive mapping tool to illustrate the
as identified under Section 7.1. Elgin County property owners,
County's natural system, but this exercise is outside the scope of
developers, watershed planners and environmental land stewards
the development of the County OR
should have ease of access to this information via a county -level
interactive online mapping tool. I also recommend the natural
With respect to the submission that individual natural heritage
system components of the County's mapped 'Natural Heritage'
components be mapped on Schedule'C', County Staff have
system be clearly defined.
concerns over the legibility of mapping all these features on the
OP's schedules and would note that provincial policy requires the
protection of the feature, not the protection of a feature mapped
on an OR schedule. The purpose of the Natural System
Page 163 of 427
designation on Schedule'C' is to advise the reader of a potential
protected feature, it is not intended to definitively designate all
protected features. For example, the habitat of threatened or
endangered species are protected by the OP but are not mapped
on the land use schedules because of the sensitivity of sharing
this information publicly, and because species habitat can move
seasonally,
7.13
Replace the word 'may'with'shall' when requiring a
County Staff are generally satisfied with the current wording the
To address the submission, it is recommended that Section 7.13
hydrogeological assessment for development serviced by
proposed policy as it recognizes that water use and risks to water
be revised by adding the following sentence at the end of the
groundwater to ensure the integrity of these studies and prevent
supply will vary greatly depending on the type and scale of
policy:
potential misuse.
development proposed (e.g. a food processing plant will have
significantly different implications on groundwater features then
"The need for a hydrogeological study, cumulative groundwater
the creation of one single detached dwelling). County Staff did
impact assessment, geotechnical report, or any other report or
meet with representatives from MAH and MOE to discuss the
plan required to demonstrate suitability of development will be
wording of this policy and they concurred with staff's assessment,
determined by the relevant approval authority in consultation with
but also noted that MOE staff are available to discuss individual
the Province."
development proposals.
Schedule
Create a central repository and an accessible online interactive
The regulated areas illustrated on Schedule'D' have been
No change is recommended / needed.
'D'
mapping tool can ensure regional mapping consistency and
provided by, and reviewed by, all conservation authorities have
accuracy, providing a common baseline for all stakeholders.
jurisdiction in the County. Additionally, the illustration of these
There is a mapping discrepancy within the Regulated Areas in the
areas on the schedules is not intended to definitively identify
Municipality of Bayham. This discrepancy should be addressed
these areas but provide guidance as to what lands fall within a
prior to the final approval of the Official Plan.
CA's regulated area. The Official Plan does not establish
regulated areas, these are created and administered under the
authority of the Conservation Authorities Act. While these maps
have been reviewed by the conservation authorities already, if
there is an error in mapping, it does not negate the existence of
the regulated area and the policies impacting regulated areas still
exist and are still applicable.
Curtis Hay
resented by Ted Halwa
General
Curtis and Christine Hay are landowners in the Municipality of
Mr. Hay's property has not been incorporated into the West Lorne
To address the submission, it is recommended that Section 13.10
West Elgin. The Hays requested a minor boundary expansion to
urban boundary on Schedule'A as the West Elgin OP has not
be revised by replacing the existing policy with the following:
include frontage along the south side of Marsh Line in the recently
been approved at this time. There is no basis for halting the
adopted West Elgin Official Plan. The boundaries shown for West
adoption of the County OP until the West Elgin OP has been
"Interpretation, Settlement Area Boundaries —The boundaries
Lorne on Schedule A of the draft Elgin County OP do not include
approved. Further, County Staff have advised that the approval of
of the settlement areas identified on the schedules of this Plan are
the Hays' lands on the south side. Mr. Hays is concerned that
a local official plan has never required an amendment to the
intended to be representative of the boundaries as delineated in
proceeding with the adoption of the new Official Plan before the
County OP and this remains the case, as these matters are
local official plans. As such, local official plans should be
resolution of this issue, would make it difficult to include this
addressed as a housekeeping matter by the County.
consulted for the most accurate delineation of a boundary. Where
change without an Official Plan Amendment. The request is to
Notwithstanding this, County Staff are of the opinion that further
a settlement area boundary has been revised in a local official
wait to adopt the Plan until this matter has been resolved.
clarification of this practice may be warranted in the OP.
plan, Schedule'A of the County Official Plan shall be updated by
way of amendment except:
a) where the settlement area boundary in a local official plan
has been determined to be a conceptual boundary, in
which case, it may be refined without amendment to this
Plan so long as the total existing area of the settlement is
not increased as a result of the revision, or
b) where a revised settlement area boundary has been
approved by the County of Elgin as a result of the adoption
of a new official plan by a local municipality, or a statutory
update of a local official plan.
Page 164 of 427
In such cases the County shall update Schedule'A through a
housekeeping exercise either independently, or as part of a
statutory update to this Plan. Until such time as the County Plan
has been updated, the revised boundary as illustrated in the local
official plan shall be deemed to conform to this Plan."
General
There are three policies in the new Official Plan that establish
At this time, the County has received no proposal from Mr. Hays
No change is recommended / needed.
benchmarks that will affect the development of Mr. Hays lands.
for the development of his lands and to request an interpretation
The request being that flexibility be granted for the following three
for the three noted provisions on a development proposal which
provisions so they do not hinder development should they not be
staff have not seen is premature.
obtainable:
1. The 55 % affordable housing target
2. The requirement for 70% maximum single detached dwellings
in a development
3. The 20 units per net requirement
Port Stanley
Village Association (represented by Ted Halwa
6.4
It is uncommon to see language like this in a County plan and the
County Staff recognize that all policies of the County OP are
See changes proposed to Section 6.4 to address submission by
County is commended on the inclusion of this language. The Port
difficult to implement on a case -by -case basis without the support
Central Elgin.
Stanley Village Association is supportive of this inclusion but
of local municipal partners. The County will continue to work with
thinks it will be difficult to make this work on a case -by -case basis
its partner municipalities to ensure that County OP policies are
without the support of the lower tier municipalities.
implemented in a reasonable and consistent manner.
Ted Chyc
5.0
Mr. Chyc expressed that as a Farmer and Realtor he is aware of
The Provincial Policy Statement (PPS) includes very specific and
No change is recommended / needed.
many locations that he feels houses could be built. The zoning is
restrictive policies as it related to lot creation and residential
Al but these locations are not being farmed or are too small to be
development in the Rural Area, specifically in prime agricultural
farmed. Because of theA1 zoning, a house cannot be built on this
areas. These policies are intended to protect agricultural
land. Mr. Chyc inquired as to whether the County could change
operations from incompatible development and to preserve
this or if the province needed to make this change.
agricultural lands for agricultural purposes. The proposed County
OP maintains the minimum policy requirements as mandated by
the PPS and does not introduce additional lot creation restrictions.
Jim Crane
5.0
Mr. Crane advocated for more housing to be built in Elgin County
The County undertook a population and land needs assessment
No change is recommended / needed.
and in Malahide Township in particular. He cited the VW Plant
to assess the amount of residential and industrial lands that are
currently being built in St. Thomas as the reasoning behind the
needed by all local municipalities over the next 20-years, and this
need for more housing. He believes that Malahide Township
assessment was revised following the VW Plant announcement in
needs an additional 150-200 lots which are not available right
the City of St. Thomas. Due to existing substantial oversupplies
now. He stated that the current provincial government seems
of residential lands in most local municipalities, the County was
more flexible than previous governments in regards to lot creation
advised that no additional lands are needed to be designated for
on private services.
residential purposes. The County's land needs assessment noted
that Malahide has a surplus of approximately 30 he of lands
already designated for residential purposes. Depending on the
density of the proposed development, this amounts to the ability
to accommodate 300 to 600 additional residential units above the
projected number of required units.
With respect to Mr. Crane's position that a more flexible approach
is needed to servicing, neither the OP or PPS prohibit
development on private services and staff are aware of greatly
improved technologies with respect to both well and septic
systems. In County Staffs experience, lack of development on
private or partial services (when fully serviced land is available in
closeproximity) is more often an issue of land economics on the
Page 165 of 427
part of developers, and consumer preference on the part of home
urchasers for develo ment on full munici al services.
Count Staff
4.5
After further review of the proposed OP, it was noted by County Staff that the wording of Section 4.5 suggests that the County has the
To address the matter, it is recommended that Section 4.5 be
authority to prevent the demolition of rental housing units when it does not have such authority (i.e. the County does not administer the
revised, and a new section be inserted as follows:
Building Code Act) and nor was this the intent of the policy. As such, staff are proposing a rewording of this policy to state that
demolition of rental housing units is strongly discouraged (except where it is required to address life safety issues and where the units
"Demolition or Conversion of Rental Housing Units — Rental
will be replaced / reconstructed).
units are a key supply of affordable housing in the County and are
an important to ensuring the County has a diverse supply of
housing to meet the needs of its citizens. As such, the County
strongly discourages their demolition or removal except where the
demolition is required to address existing health and safety issues
and will result in the reconstruction or replacement of the
demolished units. The County shall not permit the conversion of
rental units to ownership tenure through a plan of condominium,
except where:
a) it has been determined through a market impact study that
the rental unit(s) are not required to satisfy housing need
in the local municipality, or,
b) the conversion to ownership housing would result in the
creation of affordable housing."
5.3
To address submissions made with respect to the protection of urban character (Section 6.4) County Staff are proposing revisions to
To address the matter, it is recommended that Section 5.3 be
introduce additional clarity and flexibility into the policy. While no equivalent submissions were made with respect to Section 5.3 (the
revised by including the words "and enhancing" after the word
Rural Area's corresponding policy), County Staff are proposal similar wording to ensure the same flexibility and clarity are provided in
"protecting" and that a new section be inserted immediately
the Rural Area.
following Section 5.3 as follows:
"Protecting & Enhancing Rural Character, Exceptions —While
the protection and enhancement of Elgin's rural character is a
primary consideration when evaluating new development, it is
recognized that some flexibility in implementing these policies is
desirable to reflect the individual circumstances of development
proposals, and differences in local character. To that end, the
policies of Section 5.3 shall not apply:
a) where a local municipality has defined rural character in a
local official plan, secondary plan, or through the adoption
of rural design guidelines, or
b) to agricultural or resource -extraction uses, not subject to
site plan control"
In the case of proposals for agricultural or resource -extraction
uses not subject to site plan control, applicants shall be
encouraged to demonstrate how their proposal will be sensitively
integrated with the surrounding context."
Page 166 of 427
Ex�ijlaxnatoir9Note
OnMay l4,2024,County Council passed By-law No. 24-7toadopt a
new Official Plan for the County ofElgin (County Official Pban).The
new County Official Plan replaces the County'sprevious Official Plan
approved in20l3.
This document, consisting ofthe following text and schedules
constitutes the consolidated version ofthe Official Plan ofthe County
Elgin approved on(insert date) bythe Minister ofMunicipal Affairs and
Housing.
Page 168 of 427
TabLe of Contents
I�Mwffmm
2 0 Girowth IIMainageirnein't 7
3 0 Econoirnic IlD eve lopirnein't 17
4.IH o ui s i in � g 25
5 0 The IlR ui ir a I A ir e a 31
6 0 Sett I e rn e in't A ir e a s 41
7 0 The IlM at ui ira I Syst e rn 4,7
8 0 Tir a in s �p o rt at i o in & Ill in f ir a st ir ui ct ui ir e S yst e rn s 55
9 0 M at uu iu a IlResouirce IlMainageirnein't Aireas 71
10 0 Developirnein'tIII" azairds 77
11 0 C ui It ui ir a I IIH e ir N a g e 8 5
1lReview of IlDevelopirnein't Applications 91
13 II rum e irn e in't at i o in & A d irn i in i st lope t i o in 99
S c h e d ui I e' W . C o ui in't y ,StiruuetuiireIlPIaim
Sclam emil uile IB' --'Tira iris o i i o in III irmfirastruictulope Systeirns
Scheduile V-1"he Matuiral Systeirn
ScheduileIT- IlDevelopirnein'tIII" azairds
S c h e d ui I e IF- IIM at ui ir a I IIR e s o ui ir c e IIM a in a g e rn e in't A ir e a s
Page 170 of 427
1.0IIItitroductioti
Aug offidal II Faun its a innuMdpality's stateinneint of IIplauinuinihng poky, aiind tMs docuinneint constitutes the
Wfidal Plainfoir the County of Elghn aiind appHes to all laiinds witNin the coirpoirate bouindaides of the
County of Elghn, save aiind except,foir the laiinds witNin the bouindaides of the City of St.Tlhoiinnas, wNch its
a sepairate city goveiiriined aiind adinnhMsteired hndepeindeintly.Tbe legWaflve authoirity aiind urequiiirerrneuinfs
'�SAct,, aind Hs regulaUoinsfoir ain offidalpi6ig
Lhindeir subsecUoin 17(13) of the Act,, the County of Elghn its urea.pAired to Ilpurelpaure aiind iinnahntahn tMs Plain
Specifically, the County Offidal Plain its hnteinded tu�
a) EstabHsh a couiinty-Mde IIplaiiniiniiiin!.j,fiiraiinriewoiir�k,'air innainaghng girowth aiind laiind use, aiind addiresshng
plaininhng tissues of couiinty-Mde hmpoirtaince aiind scope RAintH 2044�
b) PiroAde direc'Hoinfoir the ureslpoinsiHble innainageinneint of the unafuuraE einAiroininneint aiind unafuuraE
resouirces, hncluding the Couintys agidcultuiral laiind base„
c) Einsuire that IIplaininhng hn the County occuirs hn aiin oiirdeiirly aiind logkal innainineir that suppoirts the
cireafloin of healthy, Hveable, aiind Abiraint coiinniinnuiinifies�,
d) PiroAde direc'floin to local iinnuiiMdpakfies hn the Ilpurelpaurafioin of thehr owiin offidal plains, zoinhng by-
laws, aiind otheir IIplauinuinihng docuinneints, as well as local hnfirastiructuire decWoiiw„ aiind
e) Einsuire a coinMsteint appiroach to the ureAew of all appficafloins RAiindeiir the Plaininhng Act at both the
County aiind local levels
Page 172 of 427
1.1 County Overview
Elgin County islocated inSouthwestern Ontahoaiongthe
shore ofLake Erie inthe traditional territories ofthe VVyandot,
Anishinaabe,HaudenosauneeAttiwmnderonk,and Mississauga
Nations who have occupied these lands for thousands ofyears.
While European explorers began surveying the region inthe
l7thcentury, permanent European settlement ofwhat was to
become Elgin County only began inearnest inthe early l9th
century afterTreaty2(the McKee PurchaseTreatyofl790),
and Treaty 3,(the Between the Lakes PurchaseTreatyofl792),
were signed between the Crown and the VVyandot,Anishinaabe,
and Mississauga Nations. This resulted inextensive clearing
ofthe County for farming and the establishment oftowns and
villages for settlers. The arrival of the railway in the mid-
19th century and Highway 401 in the mid-20th century saw the
County'stowns and viibagesgrow extensively along with major
manufacturing operations.
SeognaphicaUythe County consists ofthree distinct
components. The finstbeing the interface between the
land and Lake Erie shoreline, which extends 85kilometres
along the County'ssouthern border. This shoreline provides
extraordinary views and vistas from the County'sunique bluffs
that rise l5to45metres above the water. Assuch, much of
the shoreline area remains undeveloped. Secondly, are the
many rivers that flow into Lake Erie from the north, west,
and east which, over time, have cut into the landscape to
create extensive valley systems that are home tosignificant
populations ofvviidUfeand natural areas. These watercourses
have also created opportunities for the development ofthe
County'smany ports along the shoreline. These communities
have been instrumental inattracting tourism and recreational
living tothe County. The third defining element ofthe County's
geography isthe extensive prime agricubunailands which
cover most of the County and are considered to be some of the
best agrioubunailands inthe country.
The County'seconomic base remains heavily focused onboth
agnoubureand manufacturing, supplemented with continued
growth ofthe tourism sector. The County ishome toseveral
large agricubunaioperations, aswell asmany smaller
family -owned farms. |tisalso home tosignificant industrial
operations, including food processing plants, manufacturing,
and warehousing and logistics operations, while its natural
beauty and quaint, historical towns and viibagesregularly
attract visitors from across the broader region, particubadyto
established tourist destinations like Port Stanley, Sparta, and
Port Burwell.
"�^�� ^ ��^ U ^w� ^ ���
non���������n����m����������one
� �
�m������'��r^��U����U����^�^����� m� �� �� zn n m� m traditions,
,
w���� UU � w� U
��� �on������mm������� ��� ����m
U^� � U ^� �� "
m�o�������m���� �� ��oo����.
�
The social composition ofthe County isbecoming increasingly
diverse and ischaracterized byastrong sense ofcommunity
and history. There isapartioubarpride inthe County's
agrioubunaitraditions, and the small-town and rural lifestyles
Page 174 of 427
4
seen sign if i cant population growth due to their proximity to
the Cities ofSt. Thomas and London, and major transportation
faciUtiesandcorridors including Highway 40l,while peripheral
areas ofthe County have experienced lower rates ofpopulation
growth. Like most regions ofOntario, declining birth rates
mean that the County will become increasingly reliant on
immigration in the future.
Overall, Elgin County isavibrant and diverse place that isrich
inhistory, culture, natural beauty, and economic opportunity. Its
central location, excellent access to large markets, and inter-
regional transportation infrastructure position it well for future
growth.
a) PiroAincW Level-TheProvinceofOntahoestabUshesthe
planning system used throughout the entire province.
This system iscomposed primarily of: the Planning Act,
which establishes the legislative basis for planning
inthe province: the Provincial Policy Statement (or
PPS), which establishes the policy basis for planning in
Ontario�provincial plans including regional growth plans
(where appUcabie):and various ministerial guideUnes,
implementation policies, and regulations that implement
the policies found inthe PPS and provincial plans. All
planning decisions inOntario must'beconsistent'
with the direction ofthe PPS and must conform tothe
provisions ofthe Planning Act. The Province is the
approval authority ofthe County Official Plan, and any
amendments to it.
b) County Level-TheCountyofEiginismandatedbythe
Province tomaintain acounty-wide official plan, and
toact asapproval authority for local off iciaiplans and
off iciaiplan amendments, aswell asall forms ofland
division. The County'splanning system is composed
primahlyotthe County Official Plan and the County's
authority topermit land division (sevenances,plans of
subdivision /condominium,etc).All planning decisions
made inthe County ofElgin must conform tothe County
Off iciaiPlan, and all other applicable by-laws.
r) Local Level-LocaimunicipaUdesintheCountyare
responsible for all other aspects ofthe planning system.
Local planning frameworks inElgin are primarily
composed of: alocal official plan that provides detailed
/ neighbourhood level planning poUcies�zoning by-laws
toimplement both the local and county official pbans�
and site plan control by-baws. |nsome cases, the local
framework may also include: community improvement
plans, secondary plans, development charge by-baws,
and parkland dedication by-baws.All decisions made in
Elgin must conform tothe local official plan, local zoning
by-law, and all other applicable local by-laws.
Prior toproceeding with any development application, a
development proponent should ensure they famiUarize
themselves with Ontario's overall planning framework or
retain aqualified professional inthe field ofurban and regional
planning toassist with understanding and addressing the
relevant components ofthe overall planning system.
Page 175 of 427
Provincial
Level
County
Level
LocalLevel
LZon ng By4aw
�� = =
1 3 Focus of County Official Plain
Local Official Plam� of
P1 Sub
F�[ am� & ]f divi"inn,
conol al,
Asacountyufficiaipban(sometimesreferredtoasanupper-
tier'ufficiaipban),theprimaryfoousofthisdooumentison
matters and issues ofcounty-wide orregional importance
and onmatters that are cross -jurisdictional innature such as:
protection ofthe natural environment�the county'sagricultural
system', intra-regional transportation-, growth management',
natural resource management: regional economic
deveiopment�the review and evaluation ofPlanning Act
applications for which the County isapproval authohtyand the
protection ofprovincial interests asmandated bythe Planning
Act. Local official plans (sometimes referred toas a'lower-
tier'official plan) are intended to complement the County
Official Plan byaddressing issues that are local innature such
as: detailed planning ofurban areas�local infrastructure and
servicing�local tnansportation�and urban design.
1 4, Plain Structure
This official plan is composed of three interrelated parts:
a) Stiraeg1iciMmecUmins-These are high level policy
directions that have been identified as being of
importance toplanning and development inthe County.
|nsome cases, the Province ofOntario has mandated
the County toimplement the Province's own strategic
directions (known inthe Planning Act as'provinciai
interests}Each strategic direction outlined inthis Plan
forms achapter ofthe Plan and contains associated
objectives tobeachieved over the duration ofits
implementation. The strategic directions for this Plan
address the following matters:
Page 176 of 427
Growth Management
Economic Development
Housing
The Rural Area
Settlement Areas
The Natural System
Transportation & Infrastructure Systems
Natural Resource Management Areas
Natural & Human -made Hazards
Cultural Heritage
6
b) PoHc�es&0es�ginatoins-Toimplement thePban's
strategic directions and associated objectives, are a
series ofpolicies that are detailed ineach chapter. In
some cases there may also beamap (also called a
1banduse scheduielassociated with each chapter.
These maps designate lands throughout the County for
various land uses and purposes. They also identify and
designate features which impact, orare impacted by
land uses, including: natural environmental features�
major infrastructure faciUties�hazardous lands and
sites�and the transportation network. The beginning
ofeach chapter will tell the reader ifthey also need to
review anassociated map.
r) UmmpWemmeintaUoin PoUc�es& Processes-Thispart
describes how this Plan istobeimplemented, primarily
through the development review process ofPlanning Act
applications and the development and approval oflocal
officiaipbans. |talso addresses how certain authorities
granted tothe County under the Planning Act are tobe
used, aswell ashow this Plan should beinterpreted,
reviewed, and updated.
1 5 How'to Readthis Plain
Each chapter ofthis Plan isstructured around the strategic
directions and their associated objectives, followed by
implementing policies and maps. After assessing each
applicable designation, map, and policy, the reader should refer
tothe Pban'simplementing policies and processes tounderstand
how the Plan vviUbeimplemented and applications reviewed.
This Plan isintended toberead inits entirety and the relevant
parts are tobeapplied toeach situation. |nmost cases, multiple
components ofthis Plan will berelevant toagiven situation,
and assuch, they will need tobeconsidered jointiyThere isno
implied priority in the organization of this Plan.
1 6 Required Conformmflty
Asper the requirements ofthe Planning Act, County Council
and the local counciLsshall not undertake any public work
orpass any by-law that does not conform tothe intent and
Page 177 of 427
2.0 Growtli Matiagetrietit
Girowth innainageinneint urefeurs to the as hn wMch Elghn County oversees loing-teirinn chainges
lion IIpopulafloin aiind ecoinoinMc acfivity to einsuire the efficieiint use of laind, uresouuroes, aiind
pubk hnfirastiructuire hnvestinneint.T'Ms its based our the ureooginiiflouin that the County's loiin!.p-
teirinn Ilpuroslpeuriity, einAiroininneintal health, aiind socW well-behng depeinds oiin Mselinnainaghng
chainge aiind Ilpurorrnofihng effici eiint laiind use aiind developinneint Ilpaffeuruins. To that eind, the folloMing
objec,fives have beein Weintified as they iirelate to girowth iinnaiinageiinneiint:�
a) Conduct uregulaur innoinitoiding aiind updafling of IIpopulafloin aiind eimployinneint IlpurojecHouins to
einsuire that the County has a sufficieiint laiind base to accoinninnodate aiinftiipated girowflt
b) Mirect innost anew girowth aiind developinneint to settleinneint aiireas that caiin accoinninnodate H
with suffici eiint levels of seirAchng aiind hnfiirastiiructuiim,
c) blur settleinneint aireas, estabHsh innhMinnuinn deinsity aiind hnteinsificaUoin tairgets, aiind ureauEuiiire
all p11piirollpiiriiate,RAsti,ficati owns to suppoirt the expainMoins of RAirbain bouindaides to avoW RAirbain
spirawl aiind einsuire the effici eiint use of IIpubft hnfiirastiiructuiim„ aind,
d) Restift't noin-agidcultuiral aiind noin-iresouirce extiracHoin developinneint outMde of settle inn e iint
aiireas to Ilpiireveiint the ad hoc,firaginneintaUoin of the laind, aiind RAirbaiMufloin of the couintirysWe
Page 178 of 427
y
11-10 icA 9LIFIroj cted II mpliru 'u~mintt: SmAlll°u lin II tt 611r' 001-204
zl,000
M
22,000 �
E 2d,Ogllml e
o
20,000
i
ud,000 ®� emMlovm"", In
�• 118, 0110 � elgh
16,000
15,0010
u2&,000
Year
Fig ure l': f listoi lcal & Pi oaec:ted GOUIlty POPUlatlOfl Gi owth 1986 2044
W:ruhcM 'L Il''Irojectedill County IF' puu tt on " mAlll"II 1986 D2044
,',,000
T
,o.000
s
ss,000
m..
'o.000
az
m..
4P ,000
4 G,000
III 6 d9fd M6 210,01 2006, 20H 20M, 2M 2026 20M 2036 2041 2I044""'
Year
Figure Z h listorical & Pi ojected Employment Growth in Elgin 200'1-2044
TalMe'l: Residential I....and `:>UI PIUS/Deficit as of 2024 by MUniciluality Page 180 of 427
|naddition tothe other policies ofthis Plan, the following
policies apply togrowth management inthe County�
2.1 Generak��Pokicy
|tisrecognized bythis Plan that growth management isakey
strategy toensuring the efficient use ofland and infrastructure
inthe County and isfoundational tothe creation ofcomplete
liveable communities. |tisalso key topreserving the County's
Natural System, agricubunailand base, and protecting
agrioubunaioperations from the encroachment ofconflicting
land uses. Tothat end, itisthe policy ofthis Plan todirect
the majority ofpopulation growth tothe County'sSettlement
Areas, particubadythose Settlement Areas onfull municipal
services, with adequate levels ofcommerciaLemployment, and
institutional uses needed toserve this growth.
"Growth Management is
� w� �^ U � ��� �^ �
o������������m ��� �on� ��������� ��o
U � U^ ��U ^�^ "
������m���m�����m����������������.
�
2 2 C omin't y St irmctmmePka in
Scheduiev�ofthis Plan constitutes the County Structure Plan
and illustrates the urban boundaries ofthe County'ssettlement
areas where population and employment growth are planned
tobeaccommodated inthe County until 2044. Due tohistorical
planning approvals, the lands contained within these urban
boundaries have the capacity toaccommodate more population
and employment growth than the County isprojected toneed
by2044,with the exception oftheTownofAylmer where there
2 3KM a in a g i in g U ir �b a in L a in d Sm�p �pkies
|tisrecognized that having significant over orunder supplies
ofurban lands can negatively impact alocal municipaUty's
abiUtytoaccommodate growth, orefficientiyservice it, and
can inadvertently encourage land speculation and other
negative land development practices. Tothat end, the County
will cooperatively work with local municipaUtiestoassist in
managing their land supplies with the goal ofensuring that
all municipaUtieshave asufficient land supply located and
serviced appropriately.
2 4, Phasing of ��Mew'Devekopmmeirrit in Designated
G rowt h Aire as
Designated growth areas refers tolands within the County's
settlement areas that are designated inanofficial plan for
growth, but which have not yet been fully developed (e.g'
undeveloped, orvacantlands designated for residentiaL
employment, orcommercial uses).Asalmost all local
municipaUtieshave asignificant oversupply ofresidential and
employment lands, and toensure that growth management
objectives ofthis Plan are achieved, local official plans shall be
required toincorporate phasing policies for designated growth
areas. These policies shall:
a) Ensure that new development extends logically from
b) Ensure the orderly progression of new development
Page 181 of 427
ner/
nern
nerm
Settlements
Settlements
Settlements
wm°range m
m"xoduoimiim=
n"m"°'o°"m*
de"s4wsperrm«ed
rwi, mvod
p°""m°o
nm°^u and
°m���"
°�m°"u,
�`�s
°=u°m°,
="�=
°=m°=m,
�"��
m"ms°p�m��
NN m"xodriomrmiy
NN
N0 '°°"°"'hy
NN "ppoo""m'!,
,°"°m hy
"ppoo""m'!,
Figure Fiuui e1Settle men,A i eaTie rs
and the timely provision ofthe infrastructure and public
service faciUtiesrequired toaccommodate it�
dWhere there isfragmented land ownership, ensure the
efficient use ofland byrequiring the consolidation of
development parcels, orbyrequiring the development ofa
master plan orsecondary pban�
d) Identify alocal counci[spriority areas for growth where
priority areas exist-, and,
e)Address circumstances where cos-sharing,front-ending
orother financiaicontributions are required for the
extension orupgrading ofinfrastructure and servicing.
Within the County Structure Plan, ahierarchy ofsettlement
areas and their associated urban boundaries have been
established based onthe scale, function, and the level of
services that exist. This hierarchy iscomprised ofthree tiers of
settlement areas, asdetailed below:
a) TleirUSettWemmeints-generaUyhavethebargest
populations inthe County, full municipal services
(municipal water and sewage services),and the highest
levels ofamenities and employment opportunities. The
boundaries ofthese settlement areas are shown onthe
County Structure Plan. Given the level ofinfrastructure
provided inthese settlement areas and their abiUtyto
accommodate growth, this Plan directs most new growth
tothese settlements.
b) TleirUUSettWemmeints-indudesthosesetdementareas
which are generally smaller inpopulation than Tier |
Settlements. Tier USettlements have limited municipal
services, amenity levels, and employment opportunities.
Limited development ispermitted inthese settlement
areas given the absence offull municipal services and
the lower levels ofamenity and employment.
r) TleirUUUSettlemmeints-aregenerailycomposedof
the smallest communities inthe County. They are
predominately residential infunction, and donot have
any municipal services (ie.services are provided
byindividual on -site water and sewage services)'
Development inthese settlements islimited tominor
infiUingand rounding out ofthe existing buibarea given
Page 182 of 427
o
the absence offull municipal services and limited urban
amenities and employment opportunities.
Every local official plan shall contain policies addressing the
scale and phasing ofnew development insettlement areas
based onservicing levels and general amenity avaibabiein
each tier of settlement within the municipality.
2 6 Redesigination oftheRmirakAmea
To protect against the ad hoc urbanization of the countryside,
lands inthe Rural Area designated asaghoubunaiinalocal
off iciaiplan may only beredesignated for the purposes of
expanding asettlement area boundary inaccordance with
provincial policy, the policies ofthis Plan, and the relevant local
off iciaiplan.
2 7 Settkemmein't Area Expa insio iris & Establishing ��Mew
Seittkemmein't A irea s
The County'slong-term prosperity, environmental health and
social well-being depends onwisely managing change and
promoting efficient land use and development patterns. To
help ensure the efficient use ofthe County'sexisting urban
land base, the establishment ofnew settlement areas isnot
permitted and noexpansions ofTier UorIII settlement areas
shall bepermitted until full municipal services are avaibabie
toservice that settlement area. Proposals toexpand a
Tier | settlement area boundary may beinitiated byalocal
municipaUtyoradevelopment proponent but must satisfy the
requirements ofSubsections 2.8,2.9,and 2]0aswell asany
other requirements contained inalocal official plan.
Settlement area expansions should not beconsidered ona
piecemeal basis, but through acomprehensive analysis ofa
local municipaUty'sland needs. Tothat end, settlement area
expansions may only be considered through a comprehensive
review study which:
a) is based on a review of population and employment
projections and which reflect projections and allocations
bythe County and provincial plans, where appUcabie�
b) considers alternative directions for growth or
development and determines how best toaccommodate
the development while protecting provincial and county
interests',
dutiUzesopportunities toaccommodate projected
growth or development through intensification and
redevelopment, and considers physical constraints
toaccommodating the proposed development within
existing settlement area boundaries�
d) isintegrated with planning for infrastructure and public
service faciUties,and considers financiaiviabiUty
over the life cycle ofthese assets, which may be
demonstrated through asset management pbanning�
e) confirms sufficient water quality, quantity, and
assimibativecapacity ofreceiving water are avaibabieto
accommodate the proposed development:
U confirms that sewage and water services can be provided
inaccordance with the policies ofthis Pban�and,
g) considers cross -jurisdictional issues.
Page 183 of 427
|nundertaking acomprehensive review, the level ofdetail of
the assessment should correspond with the complexity and
scale ofthe proposed expansion.
uiq dem,I
C a iqqnmIq amxm
I:Review as per
Section o
a) sufficient opportunities to accommodate growth and
to satisfy marketdemand are not avaibabiethrough
intensification, redevelopment, and existing designated
growth areas toaccommodate the County'sprojected
needs over the identified planning horizon�
b) the timing of the expansion and the phasing of the
development within the expansion area will not
adversely affect the achievement of, nor undermine, the
intensification targets in this Plan-,
dthe infrastructure and public service faciUdeswhich are
Analysis iqqeets the
iq at
Analysis do not prnnnseu uruoo
planned oravaibabieare suitable for the development
requirements of
iqqeet the-- unuouaqexnoosmo
over the long term, are financiaiiyviable over their
Section 2 9
requirements of unesomnmc('eu
life cycle, and protect public health and safety and the
natunaienvironment-,
Undertake locational
analysis under
Section m
Urban boundary may
umexpanded based
onoutcommof
Section moanalysis
Undertake an
adjuytmemmthe
urban boundary
under Section z11
Fimure4� Settle men,A I eusxpunsionpmcess
d)the long-term financial impact onlocal municipaUties
and the County resulting from the expansion will be
minimized-,
e)the settlement area towhich lands would beadded is
serviced bymunicipal water and sewage service, and
there is sufficient reserve capacity in both systems to
service the bands�
Uthe lands subject tothe expansion donot comprise
speciaUtycrop areas, asdefinedbyprovincial poUcy
g)there are noreasonable alternatives which avoid prime
agrioubunaiareas orlower priority agricubunaibands�
2 9 Jmst i f icat ion o f Settkemmein't Area Expa insio iris h)the expanding settlement area complies with the
Where acomprehensive review study has been undertaken in minimum distance separation formulae (see Subsection
support ofasettlement area expansion itmust demonstrate 5.6 for more information):
that: i) impacts from the expanding settlement area on
m
agrioubunaioperations which are adjacent orclose to
the settlement area are mitigated tothe extent feasibie�
and,
j) potential impacts onthe Natural System asaresubofthe
expansion have been thoroughly assessed and can be
appropnatelymitigated.
2,10 LocationakCriteria for Settkemmein't Area
Ex �p a in s i o in s
Where asettlement area expansion has been just ified,the
expansion must:
a) serve asalogical extension tothe existing buib-uparea
and should not beseparated from existing development
byundeveiopabielands, unless such lands form part of
the Natural System�
W provide for the integration ofnew development
within the fabric ofthe existing buib-uparea from
aneighbourhood, transportation, and open space
demonstrating:
a)there would benonet increase inland within the local
municipaUty'ssettlement areas�
b)the adjustment would support the abiUtytomeet the
County'sintensification and redevelopment target�
dthe lands subject tothe adjustment donot comprise
speciabycrop areas�
d)the proposed adjustment complies with the minimum
distance separation formulae (see Subsection 5.7for
more information):
e) impacts onagrioubunaioperations which are adjacent or
close tothe proposed adjustment are mitigated tothe
extent feasibie�and,
f)the iocationaicriteria established inSubsection 2]0are
met.
2.12 S ettkemmein't Amea Ex �p a in s i o in s,W hein a in
Ammein dmmein't i s ��Reqmi ired
dbeeasiiyaccessedbyandconnectedtutheexisting
Anamendment tothis Plan vviUberequired for asettlement
transportation netvvor�and,
area expansion. Notwithstanding this, anamendment tothis
Plan may not berequired for anamendment toalocal off iciai
d)belocated sothat itcan benefit from existing community
plan that provides for aminorsettiementarea boundary
faciUtiesoralternatively, beserviced bynew community
adjustment that does not result innew uses being brought into
faciUtiesthat are developed inatimely manner.
orestablished inasettlement area.
2,11 Settkemmein't A irea B omin d a ir y A d jmstmmein't s
Notwithstanding the requirements ofSubsections 2.8and
2.9,adjustments ofasettlement area boundary outside a
comprehensive review study may be permitted subject to
Page 185of 427
2.13 ResidentiakUn'tensification & Redevekopmmein't
Intensification and redevelopment ofexisting residential
areas isakey strategy tomanaging growth inthe County and
ensuring the efficient use of[and and infrastructure. Assuch,
the County vviiitargetl6%ofall new resident iaidevelopment
tobeach ievedthroughintensification and redevelopment. Tb
a) Require all local official plans todevelop policies advising
how this target will beachieved inaway that respects
the County'surban chanacter
b) Encourage local municipaUtiestoup-zone'or'pre-zone'
sites for residential intensification and redevelopment in
their zoning by-laws�
d Examine opportunities tofund redevelopment and
intensification projects through community improvement
programming-, and
d) Report annually toCounty Council onthe progress in
meeting the intensification and redevelopment target.
Page 186 of 427
3.0 ECONOMIC DEVELOPMENT
EcoinorMc developinneint urefeurs to the Couintys efforts to attiract aiind urefaihn bushiness aund hndustiry
ion the County, IlpuraAde Mgh quality eimployinneint oppoirtuinifies to resWeints, aiind expaind the
County's tax assessinneint base Einsuiding a health ureffii inal ecoinoinny also inneains Ilpurafecfi ing
hmpoirtaintfadlihies aiind coiriddoirs that acre cirifical to bushiness aund hndustiry, To that eind, the
folloMing objec,fives have beein Weintified as they iirelate to ecoinoinMc developinneint hn the County
a) Weintify aiind Ilpurafecf iiregiiioiinally Mgiinificaiint eimployinneint aireas, tirainspoirtaUoin coiriddoirs, aiind
�iin,fiirastiirRAc,tRAiire,faciil,tiies',
b) Einsuire that the County has aiin aimple supply of hndustidal laiinds to accoinninnodate allfoirinns
aiind scales of hndustidal uses„
c) Encourage a stiroing aiind Abiraint agidcultuiral hndustiry b Ilpurafecfi ing both agidcultuiral
opeirafloins aiind assodatedfacHihies aiind coiriddoirs uneededfoir thehr opeiiraUoiim„
d) Reiiiin,foiircet�he,fRAiinc,tiiioiino,ftine CoRAiinty'siinriaiiiinstiireets,,aura wiintowins, aiindwateiirfiiroiintaiireasas
cultuiral, adiinnhMstiiraUve, einteirtahninneint, urefaiR, aiind sodalfocal pohnts„ aind,
e) Pireseirve aiind einhaince Nstoidc, uiiMque, aiind sceiMc routes, buRdings, aiind coinninnuinifies that
acre deflinhngfeatuires of the County aiind hmpoirtaint to attiracUing touidsinn
Page 188 of 427
11)
|naddition tothe other policies ofthis Plan, the following
policies apply toeconomic development inthe County�
3.1 Generak��Pokicy
|tisthe general policy ofthis Plan tosupport the retention,
expansion, and establishment ofnew employment uses,
agnoubunaioperations and industry, and tourism, askey
drivers ofthe County'seconomy, subject ofthe policies of
this Plan and the local official plan. Tbthat end, the County
vviUprioritize these uses byprotecting them from conflicting
land uses and coordinating and implementing economic
development programming.
The County shall ensure there isanadequate supply of
designated and serviced employment lands inthe County to
accommodate 25yeans'ofemployment growth. Tothat end,
the status ofthe County'sinventory ofemployment lands will
bemonitored and reported annually toCounty CounciL
|tisrecognized that industries such asmanufacturing,
processing, the trades, research and development, and
distribution and logistics, will continue tobe major drivers
ofeconomic growth inthe County. |tisalso recognized
that certain major employment areas inthe County are of
importance not just tothe local municipaUty'seconomy, but
tothe broader regional and/or the provincial economy. As
such, itisimperative that these strategic employment areas
beidentified and protected from conversion and incompatible
development. Strategic employment areas are employment
areas that are:
a)large inscale and designed toaccommodate large
industrial users and/or operations with significant
employment requirements,
b) located inclose proximitytomajor transportation
corridors orroutes, including highways, railways,
airports, and marine ports�and
d ideally serviced byboth municipal water and sanitary
sewerservice.
Strategic employment areas are designated with asymbol on
Scheduiev�ofthis Plan. The actual extent ofthe strategic
employment shall bedelineated ineach local official plan.
As noted above,itisthe intent ofthis Plan that strategic
employment areas beprotected from conversion and
incompatible development. Tothat end, the County will not
permit the conversion oflands instrategic employment areas
toother uses except where itisdemonstrated that:
a)the proposed conversion isminor and located onthe
periphery ofthe employment area�
b) there is an immediate need and identified userforthe
conversion',
dthe land isnot required for employment purposes over
the long term�
Page 190 of 427
viabiUtyofthe employment area�and
e)existing orplanned infrastructure and public service
faciUtiesare avaibabietoaccommodate the proposed
development.
Anamendment tothis Plan vviUberequired topermit
the conversion of a strategic employment area to a non -
employment designation.
3 5 U s e s ��M ot ��PeirmmN'ted i in St ir ateg i c ��Emm�p I o ymmein't
Areas
The following uses are not considered appropriate instrategic
employment areas and will not be permitted:
a) Residential uses and/or any other sensitive land use
b) Large -format retail commercial uses including as'power
centres'or'big-boxretai[,and,
c) Large -format office uses, such as office complexes.
Nothing inthe above isintended toprohibit accessory office
orretail uses that form part ofalarger employment operation
such asadministrative off ices, showrooms, orfactory outlets
orthe establishment oflimited retail uses that directly serve
industrial users.
3 6 Pirotecting Stirateg icl'ira iris �poi ion Conridoirs &
Facikifies
Direct orimmediate access toregionaLprovinciaLand
national/international transportation corridors and faciUties
isamajor iocationaiconsideration for large industrial users.
For the County these corridors and faciUtiesare composed ofa
combination of:
a)The county road system:
b)The provincial highwaysystem(including proposed
highways):
d Multiple railways-,
d) Multiple marine ports�and
e) The St. Thomas Municipal Airport.
Due tothe importance ofthese corridors and faciUtiestothe
County'seconomy they vviUbeprotected from development
that may negatively impact their functioning orthe operation
ofindustry. Development that could preclude ornegatively
affect the use of the corridor for the purposes for which it was
identified and designed shall not bepermitted.
3 7 Commpatibikity, Strategic Emmploymmein't Areas &
Conridoirs
New development proposed onlands adjacent tostrategic
transportation corridors and faciUtiesshould becompatible
with, and supportive of, the long-term purposes ofthe corridor
and should bedesigned toavoid, mitigate, orminimize negative
impacts onthe corridor and transportation faciUties.
3 8 H i g h Qmakit y ��Des i g in i in St ir ateg i c ��Emm�p I o ymmein't
Areas
Aseconomic gateways tothe County, the County encourages
local municipaUtiestodevelop and implement high standards
Page 191 of 427
m
ofurban design, architecture, and landscape architecture in
strategic employment areas, reflective oftheir importance, to
attract high quality employment opportunities.
Figure e�conceptuu[*goCLAW I a Isystem-Txesystem'suppmucxi ec unizes
the in,erconnected nu,uI eo,umrivinuuuoCLAW I a Isectoc
|tisthe intent ofthis Plan toensure that the County and
local municipaUtieshave anadequate supply ofemployment
land for awide variety ofemployment uses. Recognizing the
importance ofall employment lands, proposals toconvert
lands within anemployment designation that have not been
identifiedasstrategic toanother type ofland use vviUbe
generally discouraged and only permitted inaccordance
with provincial policy. Anamendment tothis Plan will not
berequired toimplement anon-strategic employment area
conversion.
Being located amongst the rich agrioubunaisoiLsof
Southwestern Ontario, the County'sagrioubunaisector has been
foundational tothe development ofthe County and its economy.
The regionaLprovinciaLand national importance ofthe County's
agrioubunaioperations tofood security, and associated
industries such as food processing, mean that protection of the
County'sagrioubunailand base and operations are ofstrategic
importance tothe County. Tbthat end, agricultural operations
and the agrioubunailand base shall beprotected over the long
The aghoubunaisystem iscomprised ofinter-connected
elements that collectively create aviable, thriving agricultural
sector and includes agricultural lands, farming operations,
agrioubunaily-rebateduses, agri-tourismoperations,
supporting infrastructure, aswell asemployment uses that are
related to, orrely on, agricubure(such asfood processing).
Due tothe importance ofthe agrioubunaisystem tothe
County'seconomy, itwill beprotected from development
that may negatively impact its operations and its individual
components. New development shall becompatible with,
support, and protect the County'sagrioubunaisystem and
its individual components and should bedesigned toavoid,
Page 192 of 427
mitigate, orminimize negative impacts onthe system or
specific elements and operations inthe system.
3.12 Pirotecting Against'itheConveirsion of Agirimmltmirak
L a in d
The conversion oflands designated agrioubunaitoother uses
shall not bepermitted, except for the expansion ofasettlement
area boundary inaccordance with provincial policy and the
policies of this Plan.
3.13 'To mir i smm
Tourism isasignificantcontributor tothe County'seconomy
due inpart toits proximity toLake Erie and major population
centres. As such, the growth of the tourism industry is a
strategic priority for the County and tourism uses shall
generally besupported subject tothe policies ofthis Plan and
the local official plan.
Toenhance the scenic qualities ofthe County, and toencourage
tourism and the establishment oftourism operations, scenic
routes are identified onScheduie'E[ofthis Plan toconnect
Lake Erie ports and other tourism destinations with the high
volumes oftravellers along Highway 40l.|tisthe policy ofthis
Plan that:
a)when undertaking public works along County Roads,
the County shall, inconsultation with the relevant local
municipaUtyconsider enhancements tothe right-of-way
including landscaping and wayindingsignagetoimprove
the scenic qualities of these routes-, and
b)the scenic nature ofthese routes beprotected and/or
enhanced bynew development and include high quality
site design, architecture, and landscape architecture that
reflects the County'srural and urban character.
d "Akey attraction tothe County for visitors isits collection
ofquaint and picturesque downtowns, main streets, and
3.15 Smppoirfing ��D owwntow'iris, KMain Stmeets,&
Wateirfmmints
Akey attraction tothe County forvisitonsisits collection
ofquaint and picturesque downtowns, main streets, and
waterfronts, many of which have a general historicvalue. As
such, it is the policy of this Plan to:
a)support ongoing efforts torevitaUzeimprove, and restore
these areas with the aim ofsupporting local business
and attracting tourism tothe County, partioubadythrough
the development ofurban design guideUnesand/or
master plans for these areas�and
b) require market justif ication and/or market impact studies
when new commercially designated areas are proposed
that have the potential tonegatively impact the role and
function ofdowntowns, main streets, and waterfronts
from atourism orgrowth management perspective.
3.16 Smppoirfing PkamemmakingUniflatives
Pbacemakingisanapproach toplanning, design, and the
Page 193 of 427
local community's physical assets and identity tocreate public
spaces that encourages private sector investment, builds civic
pride, and improves community weii-being. Pbacemakingcan
include such initiatives aspublic art instaibations,development
ofprogrammed public spaces, and the improvement and
beautification ofinfrastructure. While itisrecognized
that good pbacemakingisprimarily community -driven and
anticipated tooccur atthe local level, the County supports
pbacemakinginitiatives with the aim ofattracting visitors to
the County, stimubatinglocal business, and creating asense
ofcivic pride within Eigin'slocal municipaUties. Tothat end,
the County vviUseek toidentify opportunities tosupport local
pbacemakinginitiatives where there isanevident county -wide
economic development ortourism benefit. Such initiatives
mayinciude: gateway signageand wayinding,the creation of
landmark public spaces, and public art instaibations.
The creative economyiscomposedofknowledge-based
economic activities and includes sectors such asadvertising,
architecture, design, culinary arts, visual and performing
arts, media, publishing, research & development, software,
and computer gaming. Creative industries are among the
most dynamic sectors inthe world economy and attract a
highly talented tabour force. The County'sproximity tomajor
markets and economic centres has the potential toattract both
businesses and talent who are seeking the lifestyle and quality
oflife advantages that Eigin'scommunities offer. Toposition
the County has a destination of choice for businesses and
individuals in the creative economy the County will:
a) Protect and enhance the County'srural and urban
character through the development process (see
Subsections 5.3and 6.4for more information) �
b) Encourage the development ofpbacemakinginitiatives
and events, festivaLs,and the promotion ofthe County's
natural and cultural heritageand,
d Encourage the creation oflocal policies and regulations,
that seek tosupport and faciUtatecreative industries,
business incubation, studio and workshop spaces, and
the creation of creative hubs.
The community improvement powers under Section 28 of
the Planning Act provide awide range ofpowerful tools
for local municipaUties,indudingthe abiUtytoprovide
financial incentives that would beotherwise prohibited bythe
Municipal Act. While the County does not have the authority
to create its own Community Improvement Plan (C|P),to
support general physical improvement inthe County and
economic development, the County may consider funding or
administering aOPormultiple OPwith local municipaUties
that address the County'sstrategic economic development
priorities including:
a)Affordable housing development�
b) Rural economic deveiopment�
dDowntown, main street, and waterfront revitaUzation�
d)Cultural heritage tourism:
e) Beautification onidentified scenic routes�
Page 194 of 427
U Pbacemakinginitiatives�
g) Attraction ofcreative industries�and
h) Improvements tostrategic employment areas.
m
Notwithstanding the above, County Council may identify
additional community improvement strategic priorities not
listed.
Page 195 of 427
?5
4.0 HOLISING
iioushng its afuindainneintal huinnain urequiiirerrneuint that eincornpasses a Mde iiraiinge offoirinns firoinn
einneirgeincy shelteirs, tirainsifioinal houshng, asMsted HAing, suppoirflve houshng, coinninnuinity
houshng, affordable houshng, aiind innairket-irate houshng Einsuiding aiin appiropidate supply aiind
Mde iiraiinge of houshng types aiind teinuires its key to the County's overall Atality aiind wellbehng,
both sodally aiind ecoinorMcally. To that eind, the folloMing objec,fives have beein Weintified as
they iirelate to houshng aiind houshng developinneint hn the County
a) Einsuire a healthy supply of iireMdeiinUally deMginated lainds, hncluding uredeveEaprrneuint lainds,
'foiir anew houshng oppoiirtuiinifies�,
b) Einsuire aiin adequate iinMx of houshng types aiind teinuires to as duress the cuirreint aindfutuire
iineeds of households hn the County
c) Einsuire the developinneint of houshng that its affoirdablefoir innost County households,
hncluding the Ilpuratecti oin of iireiintal houshng supply,
d) Support aiind eincouirage the developinneint of spedal iineeds aiind suppoirflve houshng types��
a iin d,
e) Weuintiif IIpubk iireal estate assets aindfuinding oIIpIlpoiirtRAiinii,ti es,fiiroiinri Mgheiir levels of
goveirininneint that could asMst hn the developinneint of affordable houshng
Page 196 of 427
o
|naddition tothe other policies ofthis Plan, the following
policies apply tohousing inthe County
4.1 Generak��Pokicy
IFimure�me'VousinuwweemoL)sa'-Tlie concePtuuI 'WoeemoUsa'mouel
omousinupmwsioni ecognizeSthat urxousinustock mUStmi euec
meu*ei saneeds othe county'SnsiuentSrand that i esiuentsnnaymove
umunuthe wxeemousemmuuxou,meirlives depending onpel Sonui
xeuukund/oreconomicci[Cums,unces.
4.2 Residential Land SmppKy
The County shall ensure there isanadequate supply of
residentiaUy-designatedland inthe County toaccommodate
aminimum ofl5years ofresidential growth (including
redevelopment and intensification opportunities, and
�reenfieid'band). Further, local municipaUtiesshall be
required tomaintain, atall times, land with servicing capacity
sufficient to provide at leastafive-year supply ofresidential
units avaibabiethrough lands suitably zoned and (where
avaibable)serviced. The status of the County's inventory of
residential lands will bemonitored and reported annually to
CountyCounciL
4.3 Reii1miring aKMix of Homsing
Providing for arange ofhousing typologies promotes
affnrdabiUtyand ensures that the County maintains options
for households atall stages oftheir Ufecycie.|nsettlement
areas where full municipal services are avaibable,arange of
housing typologies shall beprovided. Where new residential
development proposes single detached dwellings, they shall
generally not comprise more than 70%ofthe dwelling mix.
This requirement maybe waived if:
a)the proposed development constitutes infiUingor
intensification:
b)the development islocated onlands that are the subject
ofalocal municipaUty'ssecondary plan that identifies an
alternative housing mix for the area�
d alocal municipaUty'sofficial plan contains analternative
housing mix requirement�or,
Page 198 of 427
d)due tothe scale ofthe development orservicing or
engineering constraints, the provision ofamix of
housing types is not feasible.
Where the feasibiUtyofincorporating amix ofhousing types
isinquestion, itshall beincumbent onthe applicant to
demonstrate that the provision ofamix ofhousing types isnot
4.4, AddiflonakDw'ekking Units
Additional dwelling units are smaller apartments contained
within adwelling oraccessory building onthe same property
and are referred tobyvarious names including secondary
suites, accessory apartments, or'gnannyfiats' Local
municipaUtiesshall permit aminimum oftwo additional
residential units as-of-rightwithin residential zones in
settlement areas where single detached, semi-detached,and/
orrovvhousedwellings are permitted, subject toappropriate
land use, size, and iocationaicriteria, including servicing and
access requirements.
4.5 Demmokiflon or Conversion of Rental Housing
Rentaiunits area key supply ofaffordable housing inthe
County and are an important to ensuring the County has a
diverse supply ofhousing tomeet the needs ofits citizens.
Assuch, the County strongly discourages their demolition
orremoval except where the demolition isrequired to
address existing health and safety issues and will result in
the reconstruction orreplacement ofthe demolished units.
The County shall not permit the conversion ofrental units
toownership tenure through aplan ofcondominium, except
a) it has been determined through a marketimpact study
that the rental unit(s)are not required tosatisfy housing
need inthe local municipaUtyor,
b)the conversion toownership housing would result inthe
creation ofaffordable housing.
Affordable housing isdefinedbyprovincial policy and its
provisionensuresthatlow-andmoderate-incomehousehoids
can access both appropriately priced rental units and
homeownership inthe County. Based onthe definitions under
provincial policy, approximately 55%ofthe County'shouseholds
areconsideredtobeiovv-ormodenate-incomehousehoids
and assuch, acumulative total of55%ofnew residential units
developed across the County shall betargeted asaffordable
under provincial policy. Toassist inreaching this target the
Page 199 of 427
cp
a) Require all local official plans todevelop policies advising
how the local municipaUtywill work towards achieving
this target',
b) Advise all applicants with residential development
proposals ofaffordabiUtyprice thresholds, and require
all applications for plans ofsubdivision orcondominium
todemonstrate how their proposal works towards
achieving Counci[saffordable housing target, and ifthe
proposal does not include affordable housing, advising
why itisnot appropriate toincorporate it�
d Examine opportunities tofund affordable housing
community improvement prognamming�and
d) Report annually toCounty Council onprogress inmeeting
the affordability target.
4.7 PmbkicAssets for A Hord a �bkeHom����
Prior tothe disposal ofsurplus bandsand faciUties,the County
shall review:
e) Whether the land orfaciUtywould besuitable for
affordable housing deveiopment�and,
f)Whether apublic orprivate body engaged inthe provision
ofaffordable housing has aninterest inthe land or
4.8 Emmeirgency Housing &I"irainsitionakHomsing
Emergency housing offers short-term crisis support tothose
who are experiencing homelessness and includes homeless
shelters and shelters for those escaping domestic violence and
intimate partner violence. Transitional housing includes group
homes and other forms oftemporary housing that aims to
bridge the gap from homelessness topermanent housing and
isnormally used asaform ofsupportive housing for treatment,
and mental health. Local official plans shall contain policies
permitting emergency shelters and transitional housing in,
ataminimum, all residential and institutional designations in
settlement areas and describing the criteria orcircumstances
for their approval.
4.9 C ommmmmin N y ��H oms i in g
Community housing (sometimes called social orsubsidized
housing), is housing that is offered at below marketrates to
occupants and includes purpose-built low-income housing
developments, subsidized units inmarket-rate buildings,
ormarket-rate apartments paid for inpart byprovincial
rent supplements. The County issupportive ofefforts by
community housing providers todevelop more community
housing across the County'ssettlement areas and will use best
efforts toexpedite approvals for proposed community housing
developments subject tothe other policies ofthis Plan.
Further, the County will consult with local municipaUties,
school boards, and federal and provincial agencies toidendfy ���������������mmmmm������m����
surplus government lands and/or buildings that may be When proposed, community housing should be:
suitabieforaffordabiehousingdeveiopment,inciudingbrown-
andgrey- ieidsitesoutsideempioymentareas� a) located insettlement areas vvithfuUmunicipal services
and adequate urban amenities for residents�
b) near existing orplanned transit (if avaibable),including
and active transportation faciUties�and
dnear public service faciUties.
4,11 Coordination with Higheir Levels of Goveirinmmen't
Coordination with provincialand fed era igovernments and
agencies, including the Canada Mortgage and Housing
Corporation, will beundertaken toadvocate for sustained
provincial and federal funding that:
a) promotes the development ofresidential intensification,
brownieidredevelopment and affordable housing
options, including community housing and purpose-buib
rental units�and
Wsupports energy efficiency and sustainable housing
design for new and existing residential units.
Page 201 of 427
5.0 TH E R LJ RA L. A R EA
T'he Ruira I A urea its afouiindafloiin a I ch a racteidsUc a iind defiiinhngf eat RAiire of Elghn County, both
spaUally aiind cultuirally. With soinne of the best sons hn Caiinada aiind our exteinMve unefwork of
fairinMing opeiraUoins, Ilpuracessihng,fadlifies, aiind suppoirfling hndustiry, Ruiral Aiirea's agidcultuiral
hndustiry its oiine of Elghn County's innost hmpoirtaint ecoinoinnk einghnes. T'he loin!.p-teirinnvWbHHy aiind
resffleincy of the County's agidcultuiral laiind base aiind opeiraUoins also has IlpuraAindaE aiind urafiiiauinaE
hmpUcaUoins. To that eind, the folloMing objec,fives have beein Weintified as they iirelate to the
Ruiral Aurea hn the County
a) Pireseirve the agidcultuiral aiind uruuraE chairacteir of the Couinty,
b) Weintify aiind Ilpurafecf the Couintys agidcultuiral laiind base aiind Ilpurafecf agidcultuiral opeiraUoins
firoinn coinfUcHing laiind uses„
c) Einsuire that lots sure Mzed all p��piiro�IpiirWately,foiirseiirvicuiing aiind suffideintly lairge einough to
�lpiirotec,tiirRAiiralc�haiirac,teiiraiindiinriaiiiintaiiiin,flexiii�biil,ty,foiirt�heagiiriicRAI,tRAiiraliiiiindRAstiiry
d) Einsuire a Abiraint Ruiral Aurea by Ilpeurrrniiffling appiropidate aiind cornpatflble oin-fairinn fflveirsified
uses aiind agiiriicRAI,tRAiirally�-iirelated uses„ aind,
e) Encourage the use of einAiroininneintal best Ilpurac,fiicesfoir developinneint aiind uredeveEaprrneuinf.
Page 202 of 427
|naddition tothe other policies ofthis Plan, the following
policies apply tothe Rural Area asdescribed herein and
designated onScheduiev�ofthis Plan:
5.1 Commposition oftheRmirakAmea
The Rural Area iscomposed ofall lands outside ofdesignated
settlement areas and ismade upof:
a)The AgrioubunaiArea, which constitutes the County's
prime agricultural area under provincial poUc�and
b) Existing areas ofnon-agriculturally designated lands in
local official plans.
5 2 Permmitted Uses
Within the County'sRural Area the primary use ofland shall be
for agrioubureSecondary uses within the County'sRural Area
are limited to: agricuitunaily-rebateduses, limited residential
uses, home -based businesses and industries, agri-touhsm
operations, temporary outdoor special events, and lands that
have been previously designated for non-agricultural uses ina
local off icial plan.
5 3 ��P ir otect i in g & ��E in h a in c i in g ��Rmir akC h a ir a cteir
Elgin County'srural character isdefinedbyland uses and
development patterns where farmlands, natural landscapes,
and open spaces dominate. These patterns ofland use and
development support farming operations, agrarian and rural
Ufestyies,andrunai-andresource-basedeconomicactivities.
They also influence architectural styles that often reflect
traditional farm vernacular, nature, and/or landscapes, and are
sited inways that reinforce the pastoral matureoftheRunai
Area with expansive setbacks from neighbouring properties
and roadways. The rural character inthe County will be
protected by
a) Directing urban uses, and uses that donot rely onarural
location toSettlement Areas:
W Protecting aghoubunaiand resource -based uses
from encroachments that may negatively impact their
operations-,
dAvoiding urban land use densities for non_agricultural
and non -resource extraction deveiopment�and
d)Encouraging the use ofdesign concepts that reference
orreflect the traditional architectural styles and/or the
landscape ofthe Rural Area.
Development inElgin County'sRural Area vviUprotect and
enhance this character and will prevent the urbanization or
suburbanization of the countryside. Protection ofrural character
is not intended to require historic reproduction or to impede the
efficiencyofagricubunaiandresource-extnactionopenations,
and tothat end, innovative architectural styles and site layouts
that protect the County'srural character, while faciUtating
efficient operations, are encouraged.
5 4, P ir otect i in g & ��E in h a in c i in g ��Rmir akC h a ir a cteir,
Exceptions
While the protection and enhancement ofEigin'srural
character isaprimary consideration whenevaluating
Page 204 of 427
s4
inimplementing these policies isdesirable toreflect the
individual circumstances ofdevelopment proposals, and
differences inlocal character. Tbthat end, the policies of
Section 5.3shall not apply
a)where alocal municipaUtyhas defined rural character
malocal official plan, secondary plan, orthrough the
adoption ofrural design guideUnes�or
b)toagricubunaiorresource-extnactionuses,notsubject
to site plan control.
|nthe case ofproposals for agrioubunaiorresource-extraction
uses not subject tosite plan control, applicants shall be
encouraged todemonstrate how their proposal will be
sensitively integrated with the surrounding context.
Development inthe Rural Area shall firstand foremost protect
agnoubunailand, agricubunaioperations, resource extraction
operations, and rural character. |naddition tothe other policies
ofthis Plan, the following policies will direct development in
the County'sRural Area:
a)Where permitted, non_aghcultural development shall
avoid removing lands under active cultivation orpasture�
b) Lots shall besized not iusttoaccommodate required
retained parcels):
d Development shall comply vviththe re�vanttnanspo�ation
poUciesofSubsa�ions8.3to8]5and the n�evant
servicing poUciesofSubsections 8]6to8.23.
d) Development shall front onto, and vviiibedirectly
accessed, byapubUcroad that ismaintained year-round
byapubUcauthority
e) Development vviiiconform tothe access poUciesofthe
relevant road authorit�
U Development shall berequired tomake improvements
topubUcroads, including any required road dedications,
needed tofaciUtatesafe ingress and egress and tomeet
the standards and requirements of the appropriate road
authority
g) New development isencouraged tobeplanned and
designed tomitigate and adapt tothe impacts ofcUmate
change through incorporating sustainable construction
materiaLsorpractices, green infrastructure, energy
conservation standards, water e�icienttechnologies,
and low impact development. For large development
proposals, appUcantsmay berequired todemonstrate
how this will be achieved.
5 6 Agricultural Uses
� '
�aterandse�ageservicebuttoprotectrunaichanacter
Aghoubunaiuses indudethe vvid��range ofactivities
through minimum lot areas and building setbacks.
that invok/ethe growing ofcrops and/or raising ofanimals
Specificaiiywhen located inanagricultural designation
ofvarying sizes and intensities, with orwithout buildings,
inalocal official plan, new lots will generally bea
and with orwithout aresidence. Given the importance of
minimum of40haorlarger (for both the severed and
agricuituretotheCounty�seconomicbase , and its strategic
provincial and national importance, itisthe policy ofthis Plan
that the widest possible permissions begiven toaghoubunai
operations across the County.
IVIDSformulae are provincial planning formulae used
to determine appropriate setback distances between
livestock barns, manure storages, oranaerobic digesters
and surrounding land uses, tominimize land use conflicts
and nuisance complaints related toodour. Where livestock
operations exist orare proposed, demonstrating that anIVIDS
setback can beachieved may berequired before aplanning
approval may begiven. Development inthe Rural Area shall
generally comply with IVIDSFormulae | and U,and local
municipaUtiesshall berequired toincorporate the Formulae
into their zoning by-baws.
5 8 Residential Uses
For many people the RunaiAreais, and vviUcontinue tobe,
adesirable place tolive. However, the overpopulation of
residential uses inthe Rural Area can lead tothe piecemeal
urbanization ofthe countryside and the loss ofrural character
|tcan also restrict the establishment and expansion of
agrioubunaioperations. Assuch, where alocal official plan
and zoning by-law permits residential uses inthe Rural Area,
only the following shall be permitted:
a) one single detached dwelling per iot�
b) one additional dwelling unit contained onthe same lot as
the single detached dweUing�and
dfarm tabour accommodations.
5 9 ��Mew'Residential Lots in AgiriuiltmirakAmea
Forth esamereasons noted inthe previous sub-section, no
new residential building lots are permitted inanagricubunai
designation inalocal official plan with the exception ofa
lot containing anexisting dwelling that has become surplus
toafarming operation because ofafarm consolidation.
Notwithstanding any other polices tothe contrary, such a
residence may be severed from the farm subject to:
a)The lot containing the dwelling being limited insize tothe
area needed toaccommodate the dwelling and on -site
servicing oniyand,
b)All residential uses being prohibited onthe remnant farm
parcel byway ofofficial plan amendment and/or zoning
by-law amendment.
5,10 AddiflonakDw'ekking Units
Additional dwelling units are smaller apartments contained
within adwelling oraccessory building onthe same property
and are referred tobyvarious names including secondary
suites, accessory apartments, or'gnannyfiats' An additional
dwelling unit shall bepermitted inany Rural Area designation
inalocal off iciaiplan where asingle detached dwelling is
permitted, subject toensuring that the accessory dwelling
does not constitute asecond principle dwelling onthe property,
and subject tolocal policies and regulations related tosize,
servicing, and access. |nnocase shall the County support
the severance ofanadditional dwelling unit from the principle
Page 206 of 427
sa
Certain types offarming operations require outside
farm tabour tofunction. Assuch, the establishment of
accommodation for farm tabour ispermitted inthe Rural Area
provided itcan bedemonstrated:
a) that the size and nature of the farm operation requires
additional employment-,
b) that itisnot practical orfeasible tolocate the
accommodations within asettlement area�
dthat the visual impacts onrural character are addressed
through architecture, massing, and bandscaping�and
d)that adequate amenity space isincorporated into the
development for the occupant(s).
Toensure orderly development and the protection of
rural character, local municipaUtiesare encouraged to
apply site plan control tothe development offarm tabour
accommodations.
Agri culturally -related uses are defined byprovincial policy
and are composed offarm-related commercial and industrial
operations that support the County'sagricubunaisector,
provide products and services directly tofarming operations,
and benefit from being near the farming operations they serve.
These uses include warehousing and distribution associated
with local farming operations, farm produce stands, grain
dryers, agricubunairesearch centres, wineries and cideries,
abattoirs, flour miiLs,stockyards, farm equipment repair,
agrioubunaiauction establishments, and feed, seed, and
feriUzersuppliers. These uses will bepermitted across the
Rural Area subject tothe other policies ofthis Plan and the
a)when located inanagrioubunaidesignation inalocal
official plan, the total area ofthe use should generally be
less than lhainsize, including all buildings, driveways,
parking, and outdoor areas. Where alarger operation is
proposed, the proponent will berequired todemonstrate
that there will benonegative impacts onfarming
operations orthe rural character ofthe area�
b)the use serves agricubunaioperations inthe area:
dany buildings housing the agricult unaily-rebateduse
are generally located within the existing farm -building
cluster, iflocated onafarm prope��
d)there isnonoise, lighting, dust, tnafficorodour from the
business orindustry that will have anadverse impact on
adjacent properties oragricubunaiopenations�and
e)that rural character ismaintained orenhanced
through the development's architecture, massing, and
landscaping.
Development vviUprotect and enhance rural character and vviU
prevent the urbanization or suburbanization of the countryside.
5.13 H omme-�b a s e d B m s i ines s e s &Uin dmst ir i e s
Home businesses and industries are classified as on -farm
divensifieduses under provincial policy and include awide
range ofsmall-scale enterprises that can operate discretely
Page 207 of 427
out ofaresidence, orother building, bythe resident ofthe
property and include arange ofprofessional services and the
operations oftradespeople but donot include manufacturing,
retaiLorwholesale operations. Home -based businesses and
industries will bepermitted across the Rural Area subject to
the other policies of this Plan and the following:
a)the operator ofthe home -based business orindustry
permanently resides onthe proper��
b)the building housing the home -based business or
industry is generally located within the existing farm -
building cluster, if located on a farm property',
dthe floor area ofthe business orindustry complements
the size ofthe property, on -site buildings, and
neighbouring properties and buildings, does not
physically dominate the property, and isclearly a
secondary use of the property-,
d)there isnonoise, lighting, dust, traffic, orodourfromthe
business orindustry that will have anadverse impact on
adjacent properties oragricubunaiopenations�
e)all machinery and equipment, with the exception ofmotor
vehicles, are located within enclosed buiidings�
f)any open storage areas are hidden from the road or
screened from view-, and
g) the number ofemployees islimited.
agrioubureUses that are directly related toafarming
operation such as'pick-your-ovvn'produce establishments,
tasting rooms for awinery orciderysugar-shacks,petting
zoos, tourist ranches, and produce markets shall bepermitted
across the Rural Area subject tothe following:
a)when located inanagrioubunaidesignation inalocal
official plan, the total area ofthe agri-tourismoperation
should generally beless than lhainsize, including all
buildings, driveways, parking, and outdoor areas. Where
alarger operation isproposed, the proponent will be
required todemonstrate that there will benonegative
impacts onfarming operations orthe rural character of
the area-,
Wthe operation will not negatively impact surrounding
agrioubunaioperations and does not undermine the
agrioubunainature ofthe area�
dthe building housing the agri-touhsmoperation is
generally located within the existing farm -building
cluster, iflocated onafarm prope��
d)there isnonoise, lighting, dust, tnafficorodour from the
business orindustry that will have anadverse impact on
adjacent properties oragricubunaiopenations�and
e)that rural character ismaintained orenhanced
through the development's architecture, massing, and
landscaping.
5.14, C omeA ir i-t omir i smm0 �peir at i o in s 5.15 Ot heir A g ir i-t omir i smm0 �peir at i o in s
Agri-tourismopenationsarecbassifiedason-farmdivensified |nsome cases, agri-tourismoperations may not have adirect
uses under provincial policy and include awide-range of relationship toafarm operation oragricuburebut may still
leisure -related uses oractivities related tofarming and
Page 208 of 427
becomplementary tofarming orrural character. These uses
mciudefarmers markets, antique markets, bed and breakfasts,
and outfitters for hunting, fishing, and camping. They may also
include spas, retreats, outdoor recreational uses, and special
event venues whose programming isbased around rural
character and/or rural activities. These uses maybe permitted
onacase-by-casebasis inthe Rural Area subject to:
a)The criteria established inSubsection 5]3:
b)Completion ofanaghoubunaiimpact assessment to
evaluate potential impacts onagricubunaioperations
and the agrioubunaisystem�and,
dAtaminimum azoning by-law amendment toensure
compatibiUtyand appropriateness ofthe proposed use
|nundertaking any required aghoubunaiimpact assessment,
the level ofdetail ofthe assessment should correspond with
the scale and intensity ofthe proposed use.
5,161'eirnpoirairy Outdoor Sped at Events
Because ofits expansive open spaces, the RunaiArea[ends
itseDtohosting large-scale temporary outdoor events such
asfairs, festivaLs,concerts, ploughing matches, historical
re-enactments,weddings, swap meets. Nothing inthis Plan
isintended toprohibit the hosting ofone-time,seasonal, or
annual events inthe Rural Area solong as:
a)there are appropriate agreements inplace between the
host and the local municipaUtytosee the lands restored
orimproved after the close ofthe event�and,
b)all requirements ofthe public health authority having
jurisdiction are satisfied.
5.17 A d a pt i ve�emseo If ��M o n-a g ir i cmItmir akU s e s
Historical development inthe County has resulted inmany
instances ofnon-agricultural uses scattered across the Rural
Area. These uses include schools, churches, municipal garages,
gas stations, general stores, motels, and road -side diners. While
some ofthese uses are still openationaLsome nolonger serve
their original function, orhave been abandoned altogether. This
Plan recognizes the value and utiUtythese legacy developments
have insupporting intended oralternative uses, and inreducing
embodied carbon emissions from new construction. As
such, the County will generally support the adaptive reuse of
these buildings subject tothe other policies ofthis Plan, and
the policies ofthe local official plan, and may permit limited
expansion ofthese developments that support their adaptive
reuse. Specific consideration shall begiven toevaluating the
impacts onrural character and agricultural operations when
revievvingdeveiopmentappUcationsforadaptivereuseofnon-
agrioubunaiuses.
5.18 Exisfing Desiginated Areas of ��Moiri-a�liricmt,tmirak
Uses
Almost all loca I off ici at plans in the County contain non -
agricultural and non -resource extraction land use designations
inthe RunaiArea,that are often the result ofhistoric planning
approvals. While these designations are not identified onthe
schedules ofthis Plan, there isnothing inthis Plan that is
intended toprohibit their existence, and alocal municipaUty
may continue torecognize these uses intheir own official plan
and zoning by-law. Notwithstanding anything in this section to
Page 209 of 427
the contrary, existing non-agrioubunaidesignations inalocal
official plan shall bedeemed asconforming designations by
this Plan. Development proposals within these areas shall be
evaluated based onthe policies ofthis Section and the other
Page 210 of 427
41
6.0 SETTLEMEN'TAREAS
Settleinneint aiireas acre cornposed of the County's towins, Allages, aiind haimlets. Tbese aiireas
acre ceintiresfoir iireMdeiinUal, coinninneircW, hndustiidal, aiind hnstHRAUoinal developinneint aiind IlpuroAde
hmpoirtaint ecoinoinMc aiind socWhAincUoinsfour the County's uresWeuinfs aiind bushnesses. To that
eind, the folloMing objec,fives have beein Weintified as they iirelate to settle inn e iint aiireas hn the
couiinty�
a) Protect the RAinklue sinnall-towin chairacteir of the Couintys settleinneint aiireas�„
b) FacHitate the cireaUoin of cornpact, cornplete, aiind pedestidain-fideindly coinninnuinifies that
piroAde equitable access to a iiraiinge of local ecoinoinnk aiind socW oppoirtuinifies, ceiintiired
airouind a Abiraint innahn stiireet our coinninneircW coiim„
c) �EiinsRAiiret�hatdevelollpiinrieiintaiindiiredevelollpiinrieiintRAti liizeslaiinde,f,f�ciieiintly,asseiirviic�iingwiilI
peiiriinnit�
d) Einsuire that developinneint its appiropidately located, safely accessed, aiind adequately
seiirvkedaind,
e) Encourage the use of einAiroininneintal best Ilpurac,fiioesfoir developinneint aiind uredeveEolpinneuinf.
Page 212 of 427
0
|naddition tothe other policies ofthis Plan, the following
policies apply tothe Settlement Areas asdescribed herein and
designated onScheduiev�ofthis Plan:
Settlement Areas are composed ofall lands designated as
such inthis Plan and are made upofthe County'stowns,
viibages,and hamlets.
6 2 Generak��Pokicy
|tisthe general policy ofthis Plan tosupport the creation of
compact and complete communities that provide equitable
access toarange oflocal economic and social opportunities
centred around avibrant main street orcommercial core. It
isrecognized however that achieving this objective islargely
anticipated tooccur atthe local level through the development
ofdetailed policies inlocal official plans, the preparation of
local zoning by-laws,implementation ofsite plan control,
and through community improvement planning. Tbthat end,
the County'sprimary focus with respect todevelopment
within settlement areas shall bethe protection ofcounty and
provincial interests asestablished inthis Plan and through
provincial policy. Otherwise, the County will generally defer
tothe vision, goals, and objectives ofalocal official plan
with respect tothe detailed organization and composition of
individual settlement areas when appropriate.
6 3 Permmitted Uses
Within the County'sSettlement Areas the primary use of
land shall befor the widest possible range ofurban uses.
Secondary uses within the County'sSettlement Areas indude
existing orinterim RunaiAreauses, and existing orinterim
Natural Resource uses. Tbthat end, itwill beatthe discretion
oflocal municipaUtiestoestablish the scope ofland uses
permitted insettlement areas within their local official plans
and zoning by-laws,subject tothe other policies ofthis Plan.
Elgin County'surban character isdefinedbysmall, human
scale communities centred onacrossroads, main street,
orsmall commercial core composed ofconcentrations of
pedestrian -friendly (often older) buibform, with avariety of
retaiLemployment, residentiaLand civic uses. The land use
patterns ofEigin'ssettlement areas have created largely
walkable communities that encourage social interaction,
the patronage oflocal businesses, and community -centric
lifestyles. Development inElgin County'sSettlement Areas
will protect and enhance this character and will prevent the
suburbanizationofthe County'surban areas. Tbthat end, urban
character will beprotected and/or enhanced by
a) Enhancing the pedestrian -friendly nature ofthe
settlement area,
b) Reinforcing and enhancing the sense of community
through connectivity and integration with existing buib
areas, and the provision of community spaces and
faciUties�
d Using massing, scale, architectunaLand/or urban design
elements toreinforce the character ofthe settiement�
d) Respecting the role and primacy ofthe settlement
area's main street orcommercial core and encouraging
the development and/or retention oflocal retail and
commercial amenities�and
e) Using design concepts that reference orreflect the
history and/or historic character ofthe settlement area
Protection and enhancement ofurban character isnot intended
torequire historic reproduction ortolimit intensificationor
higher density development, rather innovative architectural
styles and urban forms that protect and enhance the County's
urban character and assist insensitively integrating higher
density development are encouraged. |tshall beincumbent on
anapplicant todemonstrate how their proposal protects and
enhances urban character, and tothat end, anurban design
brief may berequired for certain proposals. |tshall beatthe
discretion ofthe relevant approval authority todetermine the
need for anurban design brief and compliance with this policy.
I~mg^n County's urban character,
^ defined
w��� UU �� U
�����o������������mm,on���������me
c��������.�. ������~�
6 5 ��P ir otect i in g & ��E in h a in c i in g U ir �b a in C h a ir acteir,
Exceptions
While the protection and enhancement ofEigin'surban
character isaprimary consideration whenevaluating
new development, itisrecognized that some flexibility
mimplementing these policies isdesirable toreflect the
individual circumstances ofdevelopment proposals, and
differences inlocal character. Tbthat end, the policies of
Section 6.4shall not appiy�
a)where alocal municipaUtyhas defined asettlement area
orneighbourhood'scharacter inalocal official plan,
secondary plan, orthrough the adoption ofurban design
guidelines-, or
b) toindustrial/ employment uses.
|nthe case ofproposals for industrial/ employment uses,
applicants shall beencouraged todemonstrate hovvtheir
proposal will be sensitively integrated with adjacent non-
industrial/ employment uses where applicable.
6 6 Settkemmein't Areas AdjameirittoKMmnicipak
B omin d a ir i e s
Notwithstanding Subsection �4,there are certain settlement
areas inthe County that were developed asaresult oftheir
proximity toanadjacent municipaUty'surban area, nameiy�
a) the Central Elgin communities ofLynhurst,Norman
Lyndaie,and Eastwood abutting the City ofSt. Thomas
b)non-agricubunailydesignated lands inMabahideabutting
the Town ofAyimerand,
d the Southwmidcommunity ofNorth Port Stanley abutting
the community ofPort Stanley inCentral Elgin.
These settlement areas exist because oftheir adjacency toa
larger settlement area, and assuch, they function differently
than other settlement areas inthe County. Tothat end, their
character, design, and composition should support the urban
Page 215 of 427
structure, fun ction, and planned development pattern ofthe
adjacent municipaUty'ssettlement area. The applicant ofa
proposed development within these settlement areas shall be
required todemonstrate that their proposal iscoordinated and
integrated with development and/or infrastructure provision in
the adjacent municipaUty
|tisthe intent ofthis Plan toprovide general policies related to
the use, layout, and design ofthe County'ssettlement areas. To
that end, local official plans shall contain policies that further
detail the types ofuses, layout, and design toreflect both local
context, character, and needs ofeach local community.
|naddition tothe protection ofurban character, incases where
new development isproposed within aTier | Settlement Area, it
shall bedemonstrated that the new development vviiL
a) comprehensively develop the land inquestion, serve
asalogical extension tothe existing buib-uparea, be
compact, and minimize the consumption ofland and
infrastructure-,
W comply with the relevant transportation policies of
Subsections 8.3to8]5and relevant servicing policies of
Subsections 8.16 to 8.21
System-,
d) achieve a minimum net density of 20 units/net hectare
where residential development isproposed however,
should the County oralocal municipaUtybesatisfied
that this isnot appropriate incertain circumstances due
togeography, topography, orother simibarfactors, this
requirement may bewaived�
e)front onto, and bedirectly accessed, byapublic road that
ismaintained year-round byapublic authority:
U conform tothe access policies ofthe relevant road
authority-, and,
g)make any required improvements topublic roads,
including any required road dedications, needed to
faciUtatesafe ingress and egress and tomeet the
standards and requirements of the appropriate road
authority.
|naddition tothe protection ofurban character, incases where
new development isproposed within aTier USettlement Area
it shall be demonstrated that new development will:
a) comprehensively develop the land inquestion, serve
asalogical extension tothe existing buib-uparea and
minimize the consumption ofland tothe extent possibie�
b) compiyvviththere�vanttnanspo�ationpoUciesof
dvvherefeasibieretainandintegnatematuretrees � � into the development through the preparation oftree Subsections 83to8l5and relevant servicing policies of
preservationSubsections 8
pbanand/orbandscapepban�regardiessof 16to821
whether the trees form part ofthe designated Natural c) where feasible, retain and integrate, mature trees
into the development through the preparation oftree
Page 210of427
preservation plan and/or landscape plan, regardless of
whether the trees form part ofthe designated Natural
System-,
d)front onto, and bedirectly accessed, byapublic road that
ismaintained year-round byapublic authority
e) conform tothe access policies ofthe relevant road
authority-, and,
Umake any required improvements topublic roads,
including any required road dedications, needed to
faciUtatesafe ingress and egress and tomeet the
standards and requirements of the appropriate road
authority.
|naddition tothe protection ofurban character, incases where
new development isproposed within aTier III Settlement Area,
it shall be demonstrated that the new development will:
a) comprehensively develop the land inquestion, serve
asalogical extension tothe existing buib-uparea and
minimize the consumption ofland tothe extent possibie�
b) comply with the relevant transportation policies of
Subsections 8.3to8]5and relevant servicing policies of
Subsections 8]6to8.21
dwhere feasible, retain and integrate, mature trees into the
development through the preparation oftree preservation
plan and/or landscape plan, regardless ofwhether the
trees form part ofthe designated Natural System�
d)front onto, and vviUbedirectly accessed, byapublic road
that ismaintained year-round byapublic authohty
e) conform tothe access policies ofthe relevant road
authority-, and,
Umake any required improvements topublic roads,
including any required road dedications, needed to
faciUtatesafe ingress and egress and tomeet the
standards and requirements of the appropriate road
authority.
6.11 A d d ires s i in g CkimmateC h a in ge
New development inall Settlement Areas isencouraged tobe
planned and designed tomitigate and adapt tothe impacts of
climate change through incorporating sustainable construction
materiaLsorpractices, green infrastructure, energy
conservation standards, water efficient technologies, and
low impact development. For large development proposals,
applicants may berequired todemonstrate how this will be
achieved.
47
'7. 0 TH E N A"I'Ll RA L. SYSTE M
Tlhe Natural Systeinn its cornposed of the County's unafuuraQl einAiroininneint, hncludhn!y� wetlainds,
woodlands, spedes aindfish habitat, aiind wateir. T'he ecologcalfeatuiires aindfuincUoins of the
County's Natural Systeinn suppoirts overall einAiroininneintal health aiind uresiiQliiieuinoy aiind RAindeirphns
the overall sustahnabRity of the County, To that eind, the folloMing objec,fives have beein
Weintified as they iirelate to the County's Natural Systeiinv�
a) Weintify, pirotect, restoire, aiind einhaince, wheire Ilpossiffile, the Natural Systeinn hncluding Hs
ecologcalfeatuiires aiindfuiincfloiins„
b) Requhre developinneint IlpurolposaQls wiffihn, our adjaceint to, the Natural Systeinn to deinnoinstirate
that theire wHI be iino uinegafive hnnpact oiin the Natural Systeinn, hn soinne cases IlpuroMbiirfling
developinneint outidght
c) �M�iiniiiinrii eiinegativec�haiingestot�heqRAalii,ty,qRAaiinti,ty,aiind�hydiirolo!.jiiical/�hydiiro!.jeologcaI
fuincUoins of watercourses, lakes, aquffeirs, aiind wetlaiinds„ aiind
d) RecogiiMze that wateirsheds acre the ecologkally iinneaiinhngful scalefoir IIplaininhng aiind use H
as the fouindaUoinfour coinsWeiding cuiinnulaflve hmpacts of developinneint
Page 218 of 427
m
|naddition tothe policies ofthis Plan, the following policies
apply tothe Natural System inthe County asdescribed herein
and as may be designated on Schedule'C'of this Plan:
7.1 C omm�p o s it i o in o If 't he��M atmir akS ystemm
The Natural System iscomposed of:
a) Significant Wetlands-,
b) Significant Coastal Wetlands-,
d SignificantWbodbands:
d) SignificantVaUeylands�
e) AreasofNatunaiandScientific Interest (ANSI):
U Significant VWidUfehabitat�
g) Fish habitat-,
h) Habitat ofthreatened orendangered species�
i)Surface waterand,
j)Ground water.
7 2 General Policy
The County ofElgin recognizes the importance ofthe
Natural System tothe overall health ofthe County and the
negative sociaLenvironmentaLand economic impacts that
environmental degradation can have, particubarlywhen coupled
with the impacts ofclimate change. Assuch the County will
prioritize the protection, enhancement, and rehabiUtationofthe
Natural System.
7 3Ude��i If i c at i o in o If 't he��M atmir akS ystemm
|tisrecognized that the mapping ofthe Natural System in
this Plan isapproximate, and the policies ofthis section apply
toall Natural System components regardless ofwhether
theyareidentified onthe schedules ofthis Plan. Changes
tothe limit orthesignificance classification ofindividual
components ofthe Natural System may beconsidered through
the findings ofasub-watershed study orenvironmental impact
statement completed tothe satisfaction ofthe County orlocal
municipaUty. |fachange tothe limit orclassification ofa
component ofthe Natural System has been demonstrated to
beappropriate the revised limit orclassification shall prevaiL
and noamendment tothis Plan shall berequired.
7 4,Wateirs h e d Pka in in i in g
|tisrecognized the watershed isthe ecologically meaningful
scale for integrated and long-term planning and isafoundation
for considering cumulative impacts ofdevelopment. The basis
for conducting planning atthe watershed scale isthrough
the preparation ofasub-watershed study, atechnical report
which provides comprehensive analysis ofhow surface
water, groundwater, terrestriaLand aquatic ecosystems
function inasub-watenshed,and recommends how land use
can take place inamanner that protects and enhances the
environmental health ofthe sub-watenshed.Tbthat end, the
County may undertake aprogramme ofpreparing orupdating
sub -watershed studies for all sub -watersheds inthe County
todevelop amore detailed understanding and approach to
planning within each sub-watenshed.Where these studies
exist, they shall form the basis for planning inthe Natural
System. Further, where anenvironmental impact statement
Page 220 of 427
isprepared insupport ofadevelopment application itshall
consider the sub -watershed impUcationsofthe proposed
development.
Designating certain components ofthe Natural System as
. significant' affords these features greater protection under
provinciaipoUcy |nthe absence ofasub-watershed study
orenvironmental impact statement, all lands identified as
being part ofthe County'sNatural System onScheduiet'are
assumed tobesignificant under provincial policy until their
significance isconfirmed through either asub-watershed
study orenvironmental impact statement. |fthe significance
ofapart ofthe Natural System iscalled into inquestion,
itisthe sole responsibiUtyofthe development proponent
todemonstrate otherwise. For development applications
for which the County isapproval authority, the ultimate
determination ofsignificance vviUrest with the County. For
development applications for which alocal municipaUtyis
approval authority, the ultimate determination ofsignificance
will rest with the local municipaUty
7 6 Permmitted Uses
Areas designated Natural System aretobemaintainedin
their natural and undisturbed state and development and site
alteration shall only bepermitted subject tothe other policies
ofthis Plan. Notwithstanding the above the following uses
shall be permitted in the Natural System:
a) Forestry uses-,
b) Conservation uses-,
dPassive recreational uses (such asrecreational tnails):
d)Animal sanctuaries:
e)Angling and hunting openations�
U Environmental research and education uses�and
g) Agricubunaiuses, without buildings orstructures.
Other uses may be permitted on a site -by -site basis, subject to
policies below and the other policies and land use designations
of this Plan.
"'�^�� County ^UU ^ ^�^ ���
non����������������mm���������������on��
� �
protection, enhancement" and
�� ��^U^� �^ ���� �� � U
���on��»��m������������o�on��n��������m
System~"
Development and site alteration insignificant wetlands and
coastal wetlands isprohibited and isregulated byconservation
authorities under the Conservation Authorities Act, with
specific regard tointerference with their hydrogeoiogicai
function. Development proposed within l20metres ofa
significantwetbandorcoastal vvetbandshall only bepermitted
subject todemonstrating, through anenvironmental
impact statement, that there will benonegative impacts
onthe wetland's ecological features and functions, and a
demonstration that the regulatory/permitting requirements of
Page 221 of 427
the conservation authority having jurisdiction can bemet.
7 8 ��Deve lop mmein'tUn & Adjameiritto Otheir Natural
SystemmFeatmires
Development and site abenationinsign ificant woodlands,
significant vaiieylands,ANSI, and significant vviidUfehabitat,
shall beprohibited unless itcan bedemonstrated that:
a)There isanappropriate rationale demonstrating why
development should belocated within the feature�or
b) There isnofeasible way toavoid development within the
feature-, and
dThe proposed development will have nonegative impacts
onthe site's ecological features and functions.
Development proposed within l20metres ofanoted
Natural System feature shall only bepermitted subject to
demonstrating, through anenvironmental impact statement,
that there will benonegative impacts onthe Natural System's
ecological features and functions.
7 9 Destruction & Alteration oftheNatural Systemm
Destruction and/or alteration ofthe Natural System through
the development process isgenerally prohibited and only
permitted in accordance with:
a)aPlanning Act approval-,
or
d)another relevant provincial orfederal approval.
Where destruction ofacomponent ofthe Natural System will
occur asaresult ofanapproval orpermit issued byaplanning
authority, orhas occurred without arequired permission,
development proponents will berequired, through the
conditions ofaPlanning Act approval, torestore the feature
orprovide compensatory restoration ofequal orgreater
ecoiogicaivaiuewithin the same sub-watenshed.
7,10 ��Deve lop mmein't in Fish Habitat &theHabitat of
Thmeatened or Endaingemed Species
Development and site alteration within fishhabitat orthe
habitat ofthreatened orendangered species vviUonly be
permitted inaccordance with provincial and/or federal
requirements. Noplanning approvals vviUbegranted ineither
habitat until the County oralocal municipaUty�
a)has reasonable confirmation that development can
proceed inaccordance with provincial and/or federal
requirements-, and
b)that any required development and mitigation measures
can beadequately conditioned aspart ofanapproval
(ie.through either the conditions ofadecision, legal
agreement, etc.).
VVherethehabitatofthreatenedorendangeredspeciesis
b)apermit issued under the Coun��Tree ConsemationBy-
bav« suspected orknown, applicants shall berequired toconduct
aspecies atrisk (SAR)assessment prior toany development
dapermit issued under the Conservation Authorities Act� approvals being granted and any required mitigation measures
orother recommendations shall becarried out asacondition
ofany development approval.
While aghoubunaiuses inthe Natural System are permitted,
the incorporation ofbest practices asthey relate toagrioubure
innatural systems isstrongly encouraged where aplanning
approval isrequired topermit the use.
Surface water features refer to water -related er-relatedfeatureson
the earth'ssurface, including headwaters, rivers, stream
channels, inbandtakes, seepage areas, recharge/discharge
areas, springs, wetlands, and associated riparian lands that
can bedefinedbytheir soil moisture, soil type, vegetation, or
topographic characteristics. While not necessarily mapped in
this Plan, surface water features inthe County are considered
environmentally significant asthey provide important drainage
functions, species habitat, and have a direct impact on the
overall environmental health ofthe County. Assuch, itis
the intent ofthis Plan toprotect all sensitive surface water
features from incompatible development. To that end:
a) Development and site alteration shall berestricted onor
near sensitive surface water features asrecommended
inany relevant sub -watershed study, environmental
impact statement, orasdetailed inthe relevant source
water protection plan (see Subsection 8.25for further
information),such that these features and their related
hydrologic functions including water quality and quantity
will beprotected, improved, orrestored�and
b) Mitigative measures and/or alternative development
approaches may be required to protect, improve, or
restore sensitive surface water features, and their
hydrologic functions including water quality and quantity
and shall beimplemented through the development
approvals process.
Ground water features refer towater-related featuresbelow
the earth'ssurface, including recharge/discharge areas, water
tables, aquifers, and unsaturated zones that can bedefinedby
surface and subsurface hydrogeoiogicinvestigations. Ground
water features inthe County are considered environmentally
significant, and will beprotected, asthey provide drinking
water, important drainage functions, and have adirect impact
onthe overall environmental health ofthe County. Additionally
certain groundwater features are considered sensitive, such
ashighly vulnerable aquifers and significant groundvvater
rechargeareasasiiiustratedonScheduiet' These features
shall beprotected from incompatible development, and tothat
a) Development and site alteration shall berestricted inor
near sensitive ground water features asrecommended
inany relevant sub -watershed study, hydrogeoiogicai
assessment, orasdetailed inthe relevant source
water protection plan (see Subsection 8.25for further
information),such that these features and their related
hydrologic functions will beprotected, improved, or
restored-,
b) Development that proposes touse ground water asa
Page 223 of 427
drinking water source maybe required todemonstrate,
through ahydrogeoiogicaiassessment and cumulative
groundwater impact assessment, prior toany approval,
that there will benonegative impacts toground water
quality and quantity for other uses that draw their
drinking water from the same ground water source',
d Development that proposes touse on -site septic systems
for sewage treatment may berequired todemonstrate,
through ageotechnicaiassessment, prior toany
approval, that the proposed system(s)will not negatively
impact ground water quality for other uses that draw
their drinking water from the same ground water source�
and,
d) Mitigative measures and/or alternative development
approaches may be required to protect, improve, or
restore sensitive ground water features, and their
hydrologic functions and shall beimplemented through
the development approvals process.
The need for ahydrogeoiogicaistudy, cumulative groundwater
impact assessment, geotechnicaireport, orany other report or
plan required todemonstrate suitabiUtyofdevelopment will be
determined bythe relevant approval authority inconsultation
with the Province.
This Plan represents the minimum standards for the
identification and protection ofthe Natural System. Alocal
municipaUtymay indudeadditional criteria orhigher standards
related to the identification and protection of the system. In
such cases, the County will defer tothe standards and policies
that afford the greatest protection to the Natural System.
The County recognizes the critical role that woodlands play
mmaintaining ecological balance, mitigating the impacts
climate change, and sustaining biodivensitywithin the County's
watersheds. Assuch, itispolicy ofthis Plan totarget an
increase inforest coverage inthe County to30%ofits land
base by2044.The County will work towards achieving this
target by�
a) Requiring all local official plans todevelop policies
advising how the local municipaUtyvviUwork towards
achieving this target�
W Requiring development proponents todemonstrate how
their development proposal will assist inachieving this
goal where there isanexisting woodland on-site�
d Encouraging development proponents toincorporate
naturalized woodlands into development proposals
where on -site woodlands have been previously cieared�
d) Working with local municipaUties, Indigenous nations,
public/private organizations and intuitions, and industry
toencourage and supporting tree planting onpublic and
private bands�and,
e) Monitoring and reporting toCounty Council annually on
Page 224 of 427
The County recognizes that there are many mechanisms
avaibabietoprotect, enhance, and/or restore the Natural
System across the County. Tothat end, the County will support
the establishment ofland trusts, conservation areas, and the
use of mechanisms such as conservation and stewardship
easements that protect orexpand protections for the Natural
|tisrecognized that the protection and management ofthe
Natural System ismore effectively accomplished when
natural features and areas are managed and/or owned
contiguousiy. Despite this, historical land division inthe
County, dating back tothe original township surveys, has
often had little regard for the protection and management
ofthe Natural System. Assuch, applications for all forms
ofland division shall demonstrate regard for the effective
management and stewardship ofthe Natural System and will
minimize subdivision ofthe Natural System tothe furthest
extent feasible, balancing the need for the orderly and
efficient development ofland. Applications for land division to
faciUtatethe protection ofthe Natural System byapublic body,
conservation organization, orland trust will bepermitted and
generally supported, subject tothe other policies ofthis Plan.
Toensure that the County'sNatural System isprotected and
enhanced over the Ufecycieofthis Plan, the County will develop
metrics tomonitor the overall health ofthe Natural System, tobe
reported annually toCounty CounciL
8.0" ' R S T TII IIINFRASIRLIC"I'LIRE SYSTEMS
T'he Couintys tirainspoirtafloin systeinn its cornposed of tiraRs, local aiind couinty uroads, IlpuroAindaE
Mghways, uraiHways, innaidine poirts, aiind aiin ahrpoirt. Tbese coiriddoirs aindfadlihies acre cirifical
to the County's ecoinoinny, IIpubEiiio health aiind safety, aiind the day-to-day iineeds of uresWeuinfs
aiind AsHoirs finfirastiructuire systeinns Ilpidinrnaidly iirelate to wateiir, wastewater, aiind stoirinnwateir
innainageinneint systeinns, but also hwinn nclude aste aininn ageeint, aiind Ilpoweiir geineiraUoinfacRifies.
Tbese systeinns cornpidse the backboine of both RAirbain aiind uruuraE developinneint hn the County
To that eind, the folloMing objec,fives have beein Weintified as they iirelate to the County's
tirainspoirtaUoin aiind hnfirastiructuire systeiinn&�
a) EstabHsh aiin hntegirated tirainspoirtaUoin systeinn that safely aiind effideintly accoinninnodates
vaidous anodes of tirainspoirtaUoin hncluding autoinnoWles, tirucks, IIpubft tirainsit, cycHing, aiind
walkhnq�
b) Einsuire that the coinstinnfloin of all hnfirastiructuire, our expainMoins to eAsthng hnfirastiructuire,
occuirs hn a innainineir that its cornpatflble with adjaceint laiind uses aiind with a innhMinnuinn of
sodal aiind einAiroininneintal hnnpact,
c) Encourage the developinneint of IIpubfic,facHihies hn appiropidate locafloins at the uriiight thnne to
inneet the iineeds of Ilpiireseiint aindfutuire iireMdeiints„ aind,
d) Einsuire the safe aiind effec,five opeiraUoin of the County's tirainspoirtaUoin aiind hnfirastiructuire
systeinns, b ureslpeofi ing the staindairds, requhreinneints, aiind gRAdeHines of the authoirifies
that opeirate aiind/oiir urefulate these systeinns
Page 226 of 427
|naddition tothe other policies ofthis Plan, the following
policies apply totransportation and infrastructure systems as
described herein and asmay bedesignated onScheduie'i
this Plan:
8.1 Commposition of,t��ie'l"irairis�poir,ta,tioiri &Urifirastrmctmme
Sysxemm
The Transportation and Infrastructure System iscomposed of:
PubUcservicefaciUties,transportation infrastructure, and all
otherformsofinfrastructure are permitted inall land use
designations, with the general exception ofareas designated
ashazardous orNatural System, and subject toany regulatory
requirements such as the provisions of the Endangered
Species Act, etc.
a) Provincial Highways-,
^
b) County Roads-
New roads and re -constructed roads under the County's
,
jurisdiction shall bedeveloped tocomply with the cbassification,
d Locaii
function and general design standards and requirements
d) Pedestrian and Cycling TraiLs:
outlined inTables 2and 3ofthis Plan and land dedications for
roads and/or road widening purposes shall bededicated tothe
e) Municipal Drinking Water Systems�
County atnoexpense. Where ranges ofastandard are provided,
U Municipal Sanitary Sewage Systems�
itshall beatthe sole discretion ofthe County todetermine the
g)StormwaterManagement & Drainage Systems�
appropriate standard. Deviations from these standards and
h)SourcewaterProtection Areas�
requirements may beconsidered when:
i)St. Thomas Municipal Airpo��
a)the location ofanidentified cultural heritage resource
j) Railways-,
limits design options-, and/or
NMarinePorts-
b) the presence ofanatural system �a ureormaturetrees
�
limits design options.
VWaste Management Openations�
m)Telecommunications RaciUties�
Theright-of -way mayaUow
� �
n) EnergySenenationRaciUties�and
forthepbacementoftravel banes turning utiUties
� � ,
infrastructure, high occupancy vehidelanes, sidewalks,
o)Linear Infrastructure Corridors (eg.pipeUnes,electricity
paths, bicycle lanes, medians, streetscapingand landscaped
transmission corridors, etcj.
boulevards, where appropriate.
so
8 4, ��Da\li�]��i'tiiri�i'l"iriairigkes
|nadd itionto the road right -of -way widths set out inTables
2and 3,the County may, without the need for anamendment
tothis Plan, require the dedication oflands tobeused for
'daylight triangles', to provide sufficient sight distances and
turning lanes toprovide safe and appropriate access where
major tnafficgenerators intersect. Where additional land is
required for intersection improvements, such land shall be
dedicated to the County at no expense.
Notwithstanding Subsection 8.3,the County recognizes that
the reconstruction of roads to approved minimum standards
msome existing developed areas may not beappropriate from
acommunity design perspective ormay not beeconomically
orphysically feasible. Any attempt toreconstruct such roads
tominimize deficiencies shall only beundertaken after a
study todetermine aright-of-waywhich will result ina
streetscapewhich minimizes impacts onabutting properties
and isappropriate tothe character ofthe area, while serving
anticipated traffic volumes. Noamendment tothe Plan shall be
required toimplement such amodification tothe right-of-way
8 6 Dedication for Road Widening
Asacondition ofadevelopment approval, land for road
vvideningsshall beconveyed atnoexpense tothe County
inaccordance with the provisions ofthe Planning Act. As
ageneral principle, required road vvideningswill betaken
equally from both sides ofthe right-of-wayUnequal road
vvideningsmay beconsidered bythe County where the area is
affected byatopographic feature which isdiffioubtoovercome
orcostly todevelop for road purposes.
8 7 C omin't y ��R o a d ��E in v imminmmein't akA s s e s smmein't s
|tisthe policy ofthis Plan that anEnvironmental Assessment
(EA)for any county road widening orextension project shall
address whether there are other transportation alternatives,
and how the project would implement the transportation goals,
objectives, and policies ofthis Plan.
8 8 Road Desigin Standairds
The'EiginCounty Transportation Master Pban'asamended, vviU
serve as the basis for the construction and design of county
roads, including policies limiting direct access tocounty roads
where access isavaibabiebyalocal road. County Council may
consider alternative design standards toprovide for the more
efficient use ofland innewly developing areas ofthe County.
Changes to standards and design criteria for such roads and
faciUtiesmay bepermitted without anamendment tothis Plan.
The primary role ofthe County Road Network isto
accommodate high volumes oftraffic (including truck tnaffid
atreasonably high rates ofspeed inasafe, efficient, and
convenient manner. Notwithstanding this, the County Road
Network also functions asaprimary gateway toand from the
County, and asthe main street and gateway tothe county's
settlement areas. Tothat end, the following shall apply tothe
design ofdevelopment abutting acounty road:
a) Development shall respect the role and function ofthe
Page 229 of 427
county road that itislocated onfrom ause, access,
visibiUtyand design perspective (including both
engineering and site design):
b) Development shall besetbackasufficient distance based
onlocal context, ultimate planned build -out ofthe road,
and rates ofspeed�
d Potential negative impacts from the County Road Network
such asnoise and lighting onsensitive land uses shall
bemitigated through site and building design�
d) Development should besited inways that creates a
welcoming and visually appealing experience for both
pedestrians and drivers through the use oflandscaping,
window streets, orother simibarapproaches, while
complementing and respecting the road's primary
function-,
e) Development should generailyavoidrear-lotting or
backing onto county roads�and,
USurface parking lots should besited and designed to
reduce the visual dominance ofpaved areas along
countyroads.
support the exploration, establishment, and /orexpansion
ofthe feasibiUtyofpublic transportation inthe County. This
includes the establishment orexpansion ofconventional public
tnansportationservices(iocaiandregionaU,asvveiiason-
demandmicro-tnansit,car/bikeshareprognammes,andother
innovative forms ofpublic transportation service delivery.
County Council may stop -up and close existing county roads
and/or road related faciUties,subject tothe provisions ofthe
Municipal Act, without the need toamend this Plan.
8,121"iraffic Cakmmfling
The County may investigate tnafficcalming measures tobe
implemented incertain locations within the County and/
orasarequirement ofadevelopment approval topromote
pedestrian safety and mitigate negative effects ofautomobile
tnaffic.Traffic calming features may bepermitted subject toan
evaluation bythe County offunctionaLopenationaLservicing,
and financial issues associated with their use and will be
installed atthe sole discretion ofCounty CounciL
TheCounty's transportation and infrastructure sysems 8.13 Pirivate ��Road�s
comprise the backbone ofboth urban and rural development in
the County. Private roads are lanes, driveways, roads, orrights-of-way
maintained byprivate individuaLsorbodies. |tisthe policy
8,10 Flm�bkicl'ira iris �poi ion ofthis Plan tolimit new development onprivate roads. The
creation ofanew lot for any purpose onaprivate road outside
This Plan recognizes the importance oflocal and regional ofaplan ofcondominium isnot permitted, unless specifically
public transportation inreducing carbon emissions and permitted inalocal official plan.
ensuring equitable access totransportation for residents,
visitors, and workers and asageneral policy, the County will
60
Table Z Road Chai acteristics by Functional Road Classification Rust Roads
Strategic Va lue/Connectivity
Service Function
Traffic movement primary
Traffic movement major
Traffic movement and [and
Traffic movement secondary
consideration
consideration
access of equal importance
consideration
Desirable Connections
Provincial highways,
Provincial highways,
Provincial arterial roads.
Collectors, locals
arterials. collectors
arterials, collectors
arteria[s, collectors, locals
Access
Private driveways
Private driveways permitted.
Private driveways permitted.
Private driveways permitted
discouraged
subject to design controls
subject to design controls
Road Segment Characteristics
Right -of -Way Width
36.5 m
30-36.5 m
20-30 m
20m
Typical Lane Width
3.5 - 3.7 m
3.5 - 3.7 m
3.5 - 3.7 m
3-3.7 m
No. Through Lanes
2-4
2
2
2
Parking Restrictions
Few restrictions
Few restrictions
Few restrictions
Few restrictions
Other Road Users
Typical Cycling Facilities,
Buffered paved shoulders or
Buffered paved shoulders or
Paved shoulders or separate
Shared operating space
where Provided
separate path
separate path
path
Pedestrian Facilities, where
None (low pedestrian
None (low pedestrian
None (low pedestrian
None (low pedestrian
Provided
volumes)
volumes)
volumes)
volumes)
Transit Services
Permitted
Permitted
Permitted
Generally avoided
Page 231 of 427
61
TaMe I Road Chai acteristics by Functional Road Classification Lh dan Roads
Page 232 of 427
8.14 PirovinciakHighw'ays
m
|naddition toall the applicable municipal requirements, all
proposed development located adjacent toand inthe vicinity
ofaprovincial highway within Ministry ofTransportation's
(MTO)Permit Control Area under the Provincial Transportation
and Highway Improvement Act are subject toMTOapproval.
Any new areas inthe County identifiedfor future development
that are located adjacent to, orinthe vicinity of, aprovincial
highway orinterchange/ intersection within MTO'sPermit
Control Area will besubject toMTOpolicies, standards,
and requirements. Direct access toaprovincial highway is
normally discouraged orprohibited and isonly permitted at
the sole discretion ofthe MTO. While provincial highways are
delineated inthis Plan, the reader should refer tothe MTO's
Corridor Management Off ice todetermine the extent ofthe
MTO'spermit control area and toassess any restrictions, or
requirements for development within the permit control area.
8.15 Pedestirian & Cycling Routes & Facikifies
Local municipaUtiesare encouraged todevelop interconnected
systems ofcycling and walking routes providing access to
major activity and employment areas and tofuture public
transit. Tbplan for, and encourage walking and cycling, local
municipaUtiesare encouraged to:
a) considertheprovision ofsafe and convenient cycling
and walking routes inthe review ofall development
applications-,
Wrequire the provision ofsidewalks insettlement areas
where appropriate-,
d coordinate the instaUationofsidewalks onboth sides of
county roads within settlement areas�
d) investigate and provide for cycling lanes wherever
possible inthe construction orreconstruction ofroads
and bridges-,
e) encourage and support measures which will provide for
barrier -free design ofpedestrian faciUties:
U ensure that lands for bicycle/pedestrian paths are
mciudedwith the land requirements for roads�
g) ensure that the rights and privacy of adjacent property
owners are factored into the design process for
pedestrian and cycling routes�and,
h)ensure that all pedestrian and cycling routes are
designed to be safe.
Provincial policy establishes ahierarchy ofwater and
wastewater servicing, and new development inthe County
shall beevaluated based onthis hierarchy asdetailed below in
order of preference:
a) FRAUmmuiMc�palseiirv�ces-deveopmentconnactedtoboth
amunicipal water service and municipal sewage service�
b) CmmmmmuinalseirAces-deveiopmentconnectedtoa
private communal water system and private communal
sewage system',
r) UinfflAdualseirAces-deveopmentconnactedtoaphvate
individual on -site water system and private individual
on -site sewage disposal system�
Page 233 of 427
6s
d) Partiaiservices-deveiopmentconnectedtoamunicipai
water service and private sewage system, orconnected to
amunicipal sewage service and private water system.
8.17 Servicing in Settkemmein't Aire as &'theRmirakAire a
|naccordance with the pruvinciaiwater and wastewater
servicing hierarchy established inSubsection 8]6,new
development inthe County will beserviced asfollows:
e)UinTleirUsettWemmeintaiireas-aUnewdeveopmentshaii
proceed onthe basis offull municipal services, except
mcases ofminor infiiUngofexisting developed areas
where private orpartial servicing may beconsidered.
� UinTleirUUa�d'I'leirUUUsettlemeintaireas-all new
development shall proceed onthe basis ofthe servicing
hierarchy established inSubsection 8]6.
g) UiintheRumalAirea-deveopmentisandcipatedtoproceed
onthe basis ofprivate communal orprivate individual
on -site servicing.
Where development inany settlement area isnot proposed to
beconnected tofull municipal services, aservicing options
study orbrief containing aservicing options analysis based
onthe hierarchy ofservicing established inSubsection 8]6is
generally required. The study orbrief shall examine all forms
of servicing and recommend a preferred servicing option
that issuitable for the long-term provision ofthe service or
services, and complies with the other policies ofthis Plan,
particubarlythe policies ofSubsections 7]3and 8.25. In
undertaking any required servicing options study orbrief, the
level ofdetail should correspond with the scale and intensity
of the proposed use. |tshall beatthe general discretion ofthe
local municipaUtyinconsultation with the County, todetermine
the need for the study orbrief, its scope, and the preferred
servicing option based onthe policies ofthis Plan and the local
off iciaiplan.
8.19 Full KMunicipal Services, Confirmmation of Servicing
Capacity
For new development proposed tobeconnected tomunicipal
water and/or sanitary sewage services, noapproval bythe
County shall begranted until the local municipaUtyhas
confirmed that there is sufficient uncommitted reserve
capacity in the system to accommodate the proposed
development. |ncases where development isproposed in
response tothe planned establishment orexpansion of
municipal servicing, noapproval bythe County shall begranted
a)anEnvironmental Assessment Act approval has been
given for the faciUties�and,
W the faciUtiesare completed ornear completion, prior to
the commencement ofconstruction ofthe development.
Notwithstanding the above, it is recognized that in certain
circumstances the construction ofmunicipal servicing is
dependent ondevelopment being approved concurrently, in
which case, the County must have reasonable assurances in
place that the proposed development will befully coordinated
Page 234 of 427
are inplace toprevent premature development oroccupancy
ofthe proposed development.
8 20 Commmmmn akServicing, KMmnicip akRespoinsibikity
For new development proposed tobeconnected tocommunal
sewage services, where municipal ownership ofthe communal
service orservices isnot proposed, the applicant and the
local municipaUtywill berequired, inaccordance with the
requirements ofthe Province, toenter into amunicipal
responsibiUtyagreement whereby the local municipaUty
accepts ownership ofthe communal service inthe event of
default bythe private owner.
8 21 PirivateServicing, Confirmmation of Suitability
For new development proposed tobeconnected toprivate
water and/or sanitary sewage services, confirmation that
on -site conditions, including lot size, are suitable for the long-
term provision of such services, with no negative impacts, is
generally required. |nundertaking any assessment oranalysis
ofon-site conditions, the level ofdetail should correspond with
the scale and intensity ofthe proposed use. |tshall beatthe
general discretion ofthe local municipaUtyinconsultation with
the County, todetermine the need for any analysis and its scope
based onthe policies ofthis Plan and the local official pban.'
or
b) Within settlement areas toallow for infiUingand minor
rounding out ofexisting development, provided that site
conditions are suitable for the long-term provision of
such services with no negative impacts.
8 23 StorrymateirKMainagemmein't & DirainageSystemms
Stormwatermanagement and drainage systems includes
alocal municipaUty'snetwork ofstorm sewers, drainage
swaies,municipal drains, retention ponds, and erosion control
measures. These components work together tomitigate
flood risks, protect water quality, enhance resiUence,and
are important components tothe creation ofsustainable and
resiUentdevelopment. Stormwatermanagement and drainage
systems in the County shall:
a)beintegrated with planning for sewage and water
services and ensure that systems are optimized,
feasible, and financiaUyviable over the long term�
b)minimize, or, where possible, prevent increases in
contammantioads�
dminimize erosion and changes inwater balance, and
prepare for the impacts ofclimate change through the
effective management ofstormwatecincluding the use
of green infrastructure-,
8 22 PairtiakSeirvidiru .Whein & WhemePermmitted d mitigate risks tohuman health, safety, property, and the
|naccordance with provincial policy, partial services are only environment-, and
permitted: e/maximize the extent and function ofvegetative and
a)where they are necessary toaddress failed individual on- previous surfaces.
site water and sewage services inexisting deveiopment�
6s
Local municipaUtiesare encouraged toincorporate policies in
their official plans that promote stormwatermanagement best
practices, including stormwaterattenuation and re -use, water
conservation and efficiency, and low impact development.
Local official plans vviUberequired todevelop detailed policies
with respect toservicing ofdevelopment inboth the Rural
Area and Settlement Areas including policies that address, ata
a)overall municipal goals and objectives related to
servicing for both Settlement Areas and the Rural Area�
b)the long-term planning ofwater, wastewater, and
stormwatermanagement systems including expansions
and phasing ofmunicipal and/or private systems�and
dthe establishment ofmonitoring programmes for
municipal and/or private systems including the
monitoring ofreserve capacity inmunicipal systems and
monitoring ofimpacts ongroundwater.
8 25 SomirceWateir Piroteution
The Clean VVaerAc mandates the creation and maintenance
ofregional source water protection plans. These plans are
administered byconservation authorities and are intended tc
ensure the protection ofmunicipal drinking water sources,
vvhetherthey originate from groundwater orfrom Lake Erie,
through amubiprongedapproach including education and
training, pubUcawareness, and the regulation and permitting
ofdevelopment. VVhiiesource water protection areas are
deUn��edonScheduie'E[ofthis Plan, the reader should
re�rtothe appUcabiesource water pn�ectionplan, the local
municipaUty�o�iciaiplan, and local zoning by-bavvtoassess
any restrictions, orrequirements for development. In no
case shall the County grant any approval incontravention of
anappUcabiesource water protection plan, orimplementing
poUciesorregulations contained vvithinalocal o�iciaiplan or
zoningby-bavx
Toensure that the directives ofthe appUcabiesource water
protection plan are appropriately implemented all local o�iciai
plans shall identify any source water protection intake areas
and incorporate any poUciesmandated bythe relevant source
water protection plan, toprovide sufficient direction ensuring
that land uses ordevelopments associated vviththreat
activities vviiibeprohibited ormanaged.
8 2 7 St�Km��
��mm������ak��i ��n�� ����d U se
C omm�at i�ikit y
The St. Thomas Municipal Airpo�isapubUcairpo�located
vvithinthe MunicipaUtyofCentral Elgin and identified on
Scheduie'E[ofthis Plan, along vviththe Airpo��associated
NoiseExposureForecast/NoiseExposureProection(NEF/
/ NEP)contours, vvhichare estabUshedbyTranspo�Canada.
The Airpo�isplanned tobeafully equipped, ce�ifiedairpo�
faciUtythat accommodates cha�erpassenger and air cargo
faciUtiesand services, business cha�erservices, fUght
| training, recreational flying and aviation related industrial/
commercial business faciUties.Airports must beappropriately
designed, buffered and/or separated toprevent adverse effects
from noise, odour, and other contaminants. Toprotect the St.
Thomas Municipal Airport from incompatible development, the
following policies shall apply�
a) New residential development and other sensitive land
uses will not bepermitted inareas above 30NEP
b) Redevelopment ofexisting residential uses and other
sensitive land uses may beconsidered above 30NEF/
NEP,ifithas been demonstrated that there will be
nonegative impacts onthe long-term function ofthe
airport-,
d New development inareas below 30NEF/NEP,but near
the St. Thomas Municipal Airport lands, maybe required
toaddress the noise and vibration and/or land use
compatibiUtyThis may include areview and update of
the NEF/NEPcontours inaccordance with the standards
prescribed byTransportCanada�and,
d) New development permitted within the airport lands
and other areas above the 30NEF/NEPmay besubject
to a noise analysis to identify noise reduction features
and other mitigation measures inaccordance with the
policies and guideUnesofTransport Canada Aviation.
8 28KMairinePorts
The County will continue topromote and support the viabiUty
ofthe many ports along Lake Erie asimportant economic
resources and locations for tourism and recreation. This Plan
recognizes the potential ofthe various ports asgateways
to the County and important components of a broader
transportation system. The County encourages the pursuit of
appropriate opportunities for the expansion ofport faciUties
and the establishment ofsupporting commercial and industrial
uses and marine transportation infrastructure, subject tothe
other policies of this Plan.
8 29 ��Railway Operations & Land UseCommpatibikity
The naikwaysthat traverse the County are recognized as
important economic and transportation corridors and land
use controls will beused toprotect these corridors. Where
the County isapproval authority, the County will consult with
naikwayauthorities when sensitive land uses are proposed in
proximity toactive rail corridors. Toprotect these corridors
from incompatible uses, and toensure new development
is designed in a manner that protects safety and mitigates
potential nuisance from rail operations. Development
proposed within the County shall begenerally required to
conform tothe national guideUnesfor new development in
proximity tonaikwayoperations. Alternative approaches
/ guidance may beconsidered incertain circumstances
dependanton:
a)The use(s)being proposed�
b) Completion ofrelevant studies and analyses that
demonstrate alternative approaches are appropriate�
and,
d Implementation ofappropriate alternative safety
measures.
All ofwhich shall betothe satisfaction ofthe County, in
consultation with the local municipaUtyand relevant railway
operator.
Page 237 of 427
m
Minimum recommended building setbacks for new sensitive
land uses inproximity tonaikwayoperations, based onnational
guideUnes,shall beincorporated inlocal zoning by-laws to
ensure that the entirety ofthe County'snaikwayrights-of-way
are protected for potential rail expansion. Where sensitive
land uses are proposed within 75metres ofanactive naikway
the County will require avibration study tobecompleted.
Additionaiiynoise studies shall berequired for development
a) lD00metres ofafreight rail yard�
b) 500metres ofaprincipal main naikwayUne
d 250metres ofasecondary main naikwayUne
d)l50metres ofaprincipal branch Une�and
e)l00metres ofasecondary branch line orspur line.
Such studies shall beprepared tothe satisfaction ofthe
County, inconsultation with the appropriate naikwayoperator,
and recommended measures from said studies shall be
implemented through development approvals.
8 31 Uridividmak��Railway Operator Reqmimemmeints
|tisrecognized that there are multiple naikwayoperators
with faciUtiesand operations inElgin County, each with their
own respective requirements. Tbthat end, itisthe general
policy ofthe County togenerally defer to, and implement, the
requirements ofeach rail authority with respect tomatters
such as:
a)the construction and maintenance ofsafety berms and
fencing and other mitigation measures�and
b) requirements for notices ontitle, warning clauses, and/or
environmental easements.
|nsome cases, anaikwayoperator may request grade
separation between the rail corridor and alocal orcounty road,
orprovincial highway asacondition ofadevelopment approval
for which the County isapproval authority. The need for grade
separation asacondition ofapproval shall bedetermined by
the relevant road authority inconsultation with the County,
local municipaUtythe relevant naikwayoperator, and Transport
Canada as the case may be.
8 32 Linear Urifirastimiu'mmeCorridors
Linear infrastructure conidonsindudemajoraboveorbeimw
grade corridors for the provision, generation, transmission,
distribution and storage ofelectricity, fueLoraccommodation
ofcommunication faciUties/infrastructure. Such corridors
may beassociated with gas, oil, orelectric power, aswell as
broadcast, telecast, fiberoptic,oroptical wireless mediums
essential tothe energy and telecommunication needs ofthe
County, Province, and Country. Tothat end, new orexisting
corridors shall beprotected from incompatible development
byconsulting with the relevant corridor authority during the
development review process and incorporating appropriate
setbacks and development standards into development
proposals.
Page 238 of 427
Where companies subject tofederal orprovincial control
propose new utiUtyinstaibations,itisthe policy ofthis Plan to
encourage where feasible and appropriate:
a)the screening ofantennas and towers from view from
roads orscenic vistas through landscaping, fencing or
other architectural screening�
b) the use of innovative design measures such as the
integration ofsuch uses with existing buildings and/or
streetscapefeatures such asgateways, lamp posts and
signs-,
d the co -location clustering ofdifferent utiUtiestominimize
impacts-,
d) the use ofexisting infrastructure where possible such as
water towers orutiUtypoies�and,
e)the siting ofutiUtiesaway from sensitive land uses.
Asasource ofclean and independent energy, alternative and
renewable energy systems can significantlyreduce carbon
emissions and improve the resiUencyofthe County'senergy
supply. Assuch, the County encourages the use ofwind,
water, biomass, methane, solar, and geothermal energy. New
orexpanded alternative orrenewable energy systems should
be designed and constructed to minimize impacts on adjacent
land uses toprevent adverse impacts from odours, noise and
other contaminants and minimize risk topublic health and
safety. Sites for large-scale alternative orrenewable energy
systems should have sufficient area toprovide appropriate
setbacks from sensitive residential and institutional land uses
toprovide safety and/or minimize other potential impacts in
accordance with all applicable legislation.
8 35Waste KMainagemmein't Operations
Waste management operations indudelandfills, transfer
stations, composting faciUties,recycling faciUties,septage
haulage and disposal sites, and waste materiaLshaulage and
disposaLThese faciUtiesmay only beoperated, expanded,
orclosed inaccordance with the policies ofthis Plan, the
applicable local official plan, and provincial requirements. New
orexpanding waste management operations may bepermitted,
subject tothe policies ofthe applicable local official plan, and
the following:
a)the proposed operation shall belocated ineither the
Rural Area, excluding agrioubunaUy-designatedlands in
alocal official plan, orinanemployment designation�
b)any required approval under the Environmental
Protection Act and Environmental Assessment Act shall
bereceived prior toany local orcounty approval being
given-,
dthe proposal shall besupported byappropriate
environmental studies inaccordance with provincial
guideUnesand requirements, toensure negative impacts
onsurrounding lands are mitigated and/or eliminated to
the satisfaction ofthe County and the local municipaUty
d) New operations shall belocated where they are
compatible with adjacent land uses (existing and
Page 239 of 427
m
e)Site development shall provide for progressive
rehabiUtationand reuse ofthe site�
f) New orexpanding waste disposal sites, shall generally
belocated aminimum of500metres from asettlement
area boundary, and any sensitive land uses, asper
provinciaiguideUnes�
g)Where asensitive land use isproposed within 500
metres ofanexisting waste disposal site, land use
compatibiUtyshall beevaluated asper provincial
Notwithstanding the above, small scale recycling faciUties,
composting faciUties,ortransfer stations donot require an
amendment tothis Plan toestablish, subject toconformity with
the applicable local official plan and zoning by-bavx
|norder toimplement these policies, local municipal off iciai
plans shall contain policies requiring zoning by-laws torestrict
the development ofnew uses ornew/ enlarged buildings or
structures onlands within the 500-metreassessment area in
accordance with this Plan, through the use ofaholding symbol
orother zoning mechanism. The lifting ofaHolding symbol
permitting the development ofany new use ornew orenlarged
buildings orstructures within the assessment area shall not
occur until Council issatisfied that all ofthe studies required
bythe MunicipaUtyand County have been completed.
Page 240 of 427
9.0 NATLIRAL. RESOLIRCE MANAGEMENTAREAS
Natural uresauurces innainageinneint inneains the ureslpoinsiible extiracHoin of inihneiral, IlpefuraEeuinn,
inihneiral aggiregate, aiind salt uresauurces hn the Couinty. Tbese uresauurces eAst hn vairyhng degiirees
across the County aiind acre hmpoirtaint to the County aiind PiroAince's ecoinoinnk Ilpuraslpeuriity,
Natural uresauurce extiracHoin opeiraUoins also have innainy cornplex locafloinal aiind opeiraUoinal
requhreinneints that urecessiitafe caireful coinsWeirafloin aiind IIplauinuinihng, both at the beghninhng aiind
eiind of thehr fifecycle. To that eind, the folloMing objec,fives have beein Weinfified as they iirelate to
the Couintys Natural Resource Mainageinneint Aiirea&�
a) Weintify aiind pirotect, wheire Ilpassiffile, unafuuraQl uresauurce deposits, aiireas wheire IlpafeuinUaE
deposits eAst, aiind extiracHoin opeirafloins throughout the Couinty,
b) Encourage sustahnable extiracHoin Ilpurac,fiices aiind hncoirpoirate ureslpoinsiHble urehaWlHafioin of
inatuiral uresauurce extiracHoin opeirafloins hnto co uinf IIplauinuinihng appirovals wheire possflble„
a iin d,
c) Einsuire that extirac,five ac,fivifies acre cairided out hn a innainineir that unnihnihnniirzes einAiroininneintal
aiind sodal hmpacts
Page 242 of 427
|naddition tothe policies ofthe subject land use designation,
the following policies apply toNatural Resource Management
Areas in the County as described herein and as may be
designated onScheduie'Eofthis Plan:
9.1 C omm�p o s it i o in o If 't he��M atmir ak�es omir ceKM a in a gemmein't
Area
The Natural Resource Management Area is composed of:
a)Areas ofpotential aggregate resource
b) Areas ofpotential mineral resource�
dAreas ofpotential petroleum resource�and,
d) Natural resource extraction operations.
9 2 Generak��Pokicy
|tisthe general policy ofthis Plan toensure that known
natural resource deposits, and extraction operations are
identified and protected inthe long term, and todirect
incompatible development away from known deposits and
extraction operations. Local municipaUtieswill berequired
todevelop more detailed policies and regulations regarding
natural resources and extraction operations intheir official
plans and zoning by-laws tofurther address the protection of
these uses, and natural resource extraction development and
the rehabiUtationofformer extraction operations.
9 3 Permmitted Uses
|nareas designated asanarea ofaggregate resource area
ofmineral resource: and /orarea ofpetroleum resource,
the primary use ofland shall befor natural resource
extraction operations, and those uses permitted inthe land
use designations identified inScheduiev�,ofthis Plan.
Notwithstanding the above, uses which would preclude or
hinder the establishment, expansion, orcontinued use of
mineral aggregate operations oraccess tomineral aggregate
resources shall not bepermitted. The following uses shall be
permitted asaccessory uses for natural resource extraction
a)Accessory office uses�
b)Aggregate processing openations�and
d Recycling ofaggregate.
9 4,Weinfification of MatmirakResomirces
|tisrecognized that the mapping ofpotential natural resource
areas inthis Plan isapproximate and known resources
deposits are not mapped. The policies ofthis section apply to
all natural resource areas and deposits, regardless ofwhether
they are identif ied in this Plan.
Non -resource extraction development in, orwithin 300metres,
ofknown aggregate, minenaLand petroleum deposits, which
would preclude orhinder the establishment ofnew operations
oraccess tothese resources shall only bepermitted if:
a)resource use would not befeasibksor
b) the proposed land use ordevelopment serves agreater
long-term public interest-, and
d issues ofpublic health, public safety, and environmental
impact are addressed.
9 6 Ext ir a ct i o in 0 �peir at i o in s
m
The development ofnew extraction operations issubject tothe
policies ofthe applicable local official plan and may require
an amendment to permit the use. Petroleum exploration and
production under the Oil, Gas and Salt Resources Act isnot
permitted in Settlement Areas.
Onlands designated Aghoubunaiinthis Plan, natural
resource extraction ispermitted asaninterim use provided
rehabiUtationofthe site will becarried out whereby
substantiaUythe same areas and same average soil quality for
agnoubureare restored. Onthese lands, complete agrioubunai
rehabilitation is not required if:
a)there isasubstantial quantity ofmineral aggregates
below the water table warranting extnaction�or
b)the depth ofplanned extraction inaquarry makes
restoration ofpre-extraction agricultural capabiUty
unfeasible-, and,
d other alternatives, including resources inareas of
Canada Land Inventory Class 4to7soiLsand resources
onprime agricubunailands where rehabiUtationis
feasible, have been considered bythe applicant and
found unsuitabie�and,
d) agrioubunairehabiUtationinremaining areas vviUbe
maximized.
Extraction operations shall beprotected from incompatible
development and activities that would preclude orhinder their
expansion orcontinued use orwhich would beincompatible
for reasons ofpublic health, public safety, orenvironmental
impact. Existing extraction operations shall bepermitted to
continue without the need for anamendment tothis Plan ora
local official plan orzoning by-bavx Non -resource extraction
development proposed within 300metres ofanexisting
mineral oraggregate extraction operation shall demonstrate
through an aggregate impact assessment that:
a)the proposed development will not preclude orhinder
the existing extraction operation orthe establishment of
new operations-,
W impacts such asnoise, dust, vibration can bemitigated
through design�and,
dwhere residential and other sensitive land uses are
proposed adjacent toanextraction operation, the
applicant shall demonstrate that the quality and quantity
ofgroundwater is, and will be, suitable for the proposed
development considering the current and fully approved
capacity and extent ofthe adjacent extraction operation.
Development proposed adjacent toexisting petroleum
extraction operations (weiLs)shall beset back 75metres oras
required under the Oil, Gas and Salt Resources Act.
Page 245 of 427
9 9 ��Reh a �b ikN at i o in o If Ext ir act i o in 0 �peir at i o in s
Where anatural resource extraction operation has ceased,
rehabiUtationtoaccommodate subsequent land uses shall
berequired topromote land use compatibiUtyrecognize the
interim nature ofthe extraction operation, and tomitigate
negative impacts tothe extent possible. Final rehabiUtation
shall take surrounding land uses and approved land use
designations into consideration. ProgressiverehabiUtation
should beundertaken wherever feasible and comprehensive
rehabiUtationplanning isencouraged where there isa
concentration ofnatural resource extraction operations. To
that end, arehabiUtationplan shall berequired inadvance
ofany municipal planning approvals for new orexpanding
extraction operations.
9,10Waysid�ePits and Quarries
|naccordance with provincial policy, wayside pits and quarries,
portable asphalt plants and portable concrete plants used
onpublic authority contracts shall bepermitted, without the
need amendment, rezoning, ordevelopment permit under
the Planning Act inall areas, except those areas ofexisting
development orparticubarenvironmental sensitivity which
have been determined bythe County orlocal municipaUtytobe
incompatible with extraction and associated activities. Further,
itisthe policy ofthe County torequire restoration ofthe site
Page 246 of 427
DEVELOPMENTHAZARDS
IN afivraii a in d I a in --im a de I a irds Ihave the potential to inilp act IpuailUalic I a ind safety a in d cirpate
rislks to pirivate piroppirty and puilblic infirastiruictuir'e. Hazairds cain inchide floodplains, s1hoirelline eirosion,
ijinstalble slopes and soils, contaminated sites, foirimer, inafivraii iresouaiirre extiraction opeirations, and
foirimer, landfills. To Chat eind, the following olbecfives Ihave lbeein identified as they irela te to development
ha zairds in the Couiinty.
a) Mired developinneint to aiireas outsWe hazairdous laiinds uregulafed If coinseirvafloin
auflhoirifim„
1f) �Piiro�hiii�b,tdevelollpiinrieiintour„ our ad,aceiintto,,coiintaiinri�iinatedslutes„ ,foiiriinrieiirlaiind'fiills,,aurae
alfaindoined Ilpefuroleurn wells except hn accoiirdaiince with Ilpuroari indal gWdefiines aiind
regulafloins�,
c) Respect the gWdefiines aiind uregulafiiiouns of coinseirvaUoin authoirifies aiind the PiroAince as H
iirelated to both urafuural aiind hurnain-innade Ihazaiirds„ aind,
d) CoinsWeir aiind Ilpurelpaurefoir hncirease the dsk assodated with urafuural Ihazaiirds due to chinnate
chainge
Page 248 of 427
r/
|naddition tothe policies ofthe subject land use designation
the following policies apply todevelopment hazards inthe
County as described herein and as may be designated on
Schedule'D'of this Plan:
10.1 Commposition of Devekopmmein't Hazairds
Development hazards are composed of:
a) Hazardous lands, indudingDoodpbains,dynamic beach
hazards, and erosion hazards�
b) Hazardous sites-,
d Former waste disposal sites�
d) Contaminated and potentially contaminated sites�
e)Oil, Gas, and Salt Hazards�
UVViidbandFire Hazards�
g) Former Natural Resource Extraction Openations�and,
h)Abandoned petroleum wells.
10 2 General Policy
Hazardous lands are lands that could beunsafe for
development due tonaturally occurring processes. Along
the shoreline ofLake Erie, this means the land, including
land covered bywater and the furthest landward limit ofthe
flooding hazard, erosion hazard, ordynamic beach hazard
limits. Along river, stream, orsmall inland take systems,
this means the land, including land covered bywater, tothe
furthest landward limit ofthe flooding hazard orerosion
hazard limits. Hazardous sites include lands that could be
unsafe for development due tonaturally occurring hazards
such asunstable soiLsindudingsensitive marine clays (leda)
ororganic soiLs,orunstable bedrock (kansttopognaphy).As
such, itisthe general policy ofthis Plan that development
and site alteration bedirected away from areas ofnatural or
human -made hazards where there isanunacceptable risk to
public health orsafety orofproperty damage, and not create
new or aggravate existing hazards.
10 3 ��Rokeof Conservation Authorities
|tisthe policy ofthis Plan torecognize and respect the role
that conservation authorities play, through their legislative
mandate and authority inregulating development and
alteration activities within natural hazards. This isoften
referred toasa}egulationarea orUmit' being the area subject
tothe Prohibited Activities, Exemptions and Permits Regulation
under the Conservation Authorities Act. Assuch, itisthe
policy ofthe County togenerally defer to, and implement, the
requirements of the conservation authority having jurisdiction
with respect todevelopment and alteration activities in
hazardous lands and sites.
10 4,Weinfification of Hazairdoms Lands & Sites
|tisrecognized that the mapping ofhazardous lands and sites
inthis Plan isapproximate. The policies ofthis section apply
toall hazardous lands and sites regardless ofwhether they
are identifiedinthis Plan. Changes tothe limit ofhazardous
lands and sites may beconsidered through the findingsofa
geotechnicaireport, hydrogeoiogicaireport, orslope stabiUty
study completed tothe satisfaction ofthe County and the
conservation authority having jurisdiction. |fachange tothe
limit ofhazardous lands and sites has been demonstrated
Page 250 of 427
tobeappropriate, the revised limit shall prevaiLand no
amendment tothis Plan shall berequired.
10 5 Peirmmitted Uses
|nareas designated ashazardous lands onScheduie'[Iofthis
Plan, hazardous sites, former waste disposal site, oridentified
asacontaminated orpotentially contaminated site, the use of
land shall bethose uses permitted inthe land use designations
identified inScheduieA,ofthis Plan, subject tothe policies of
this section.
10 6 Hazairdoms Lands & Sites
Development inhazardous lands and sites shall generally
not bepermitted and only considered where the following are
demonstrated and achieved:
a) ajustificationisprovided astowhy itisnot possible to
locate the development outside ofthe hazard�
b) development and site alteration is carried out in
accordance with erosion and fioodproofingstandards,
protection works standards, and access standards ofthe
conservation authority having jurisdiction�
dvehicles and people have away ofsafety entering and
exiting the area during times offlooding, erosion, and
other emergencies-,
d) new hazards are not created, and existing hazards are
not aggravated�and
e)noadverse environmental impacts will result.
Notwithstanding the above, institutional uses�essential
emergency services�and /oruses associated with the
disposaLmanufacture, treatment, orstorage ofhazardous
substances shall beprohibited from locating inhazardous
lands and sites.
10 7 Fkood �pka i iris
|tisthe intent ofthis Plan that nodevelopment orsite
alteration bepermitted within the Doodpbainofariver or
stream system tominimize and eliminate any risks tolife and
property resulting from flooding, inaccordance with relevant
conservation authority regulations except within aflood fringe
where atwo-zone fioodpbainmanagement concept has been
approved or where authorization has been obtained from the
relevant conservation authority. Buildings and structures are
not permitted within the fioodiexcept where authorization
has been obtained from the appropriate conservation authority.
|nnocase shall development bepermitted inafioodway
RmurecComposition ofuouuplain
Page 251 of 427
m
10 8 ��D y in ammi c Bea c h H a z a ir d s
Dynamic beach hazards are composed ofinherently unstable
accumulations ofshoreline sediments along Lake Erie, as
identifiedbyprovincial standards. The dynamic beach hazard
limit consists ofthe flooding hazard limit plus adynamic
beachaUowanceNodevelopment orsite alteration shall be
permitted in a dynamic beach hazard.
10 9 Eirosion ��Hazaird�s
Erosion hazards are areas ofland that are subject toland
regression orretreat from acombination ofgeologic, seismic,
hydrologic, orhumanmadefactors, and assuch they pose
apotential threat tosafety, property, and infrastructure. To
that end, development shall bedirected toanarea outside
ofthe erosion hazard limit ofariverinevalley slope. The
use ofstabiUzationworks toadjust the erosion hazard limit
ordevelopment setbacks for the purposes ofincreasing
the potential development envelope orpermitting new
development and/or site alterations within the limit shall not
be permitted.
10,10 DeteirmmfliningtheEmmsion Hazard Limmit
The erosion hazard limit will bedetermined bythe conservation
authority having jurisdiction on a site -by -site basis in
consultation with the County and the relevant local municipaUty
Provincial guideUnesrelated tonatural hazards will beused asa
basis for determining the limit.
The high bluff reaches ofthe shoreline ofLake Erie inthe
County experience severe rates oferosion. Notwithstanding
Subsection l0]0,the Lake Erie erosion hazard limit shall be
determined bythe conservation authority having jurisdiction
onasite-by-sitebasis inconsultation with the County and
the relevant local municipaUtyusing considerations that
include the l00-yearerosion rate (the average annual rate of
recession extended over al00-yeartime span),anallowance
for slope stabiUtyand anerosion/erosion access allowance.
New development shall not bepermitted within the Lake Erie
shoreline erosion hazard limit. Replacement and/or relocation
ofexisting buildings orstructures located within the Lake
Erie shoreline erosion hazard may bepermitted subject tothe
approval ofthe relevant conservation authority.
10.12 H a z a ir d oms L a in d s & CkimmateC h a in ge
Severe weather associated with climate change isanticipated
tocause increased instances offlooding, erosion, and
stormwaterrunoff asitadversely impacts precipitation levels.
Assuch, the County, local municipaUties,and conservation
authorities must adapt toprotect safety, property, and
infrastructure from increased risks offlooding and erosion.
Tothat end, the County, inconsultation with the relevant
conservation authority, will:
a) Encourage the use ofvulnerability orrisk assessments,
when appropriate, toconsider potential increased
erosion rates, water levels, and extreme weather events
and their potential impact ondeveiopment�
b) Encourage the incorporation ofadaptionstrategies for
Page 252 of 427
new development that account for changing erosion
patterns, flooding, and related climate impacts-,
d Encourage the protection and restoration ofnatural
buffers such asriparian vegetation which can mitigate
erosion hazards and enhance resiUence
d) Ensure that when infrastructure must belocated on
hazardous lands, itisdesigned towithstand increased
erosion, flooding, and extreme weather events�and
e) Participate inmonitoring programmes and the
development ofclimate change adaptation strategies
with conservation authorities.
Where development issubject toaPlanning Act approval,
itmay beexempted from the regulatory process ofa
conservation authority under provincial legislation. If this
isthe case, the County shall besatisfiedthat all planning,
development, and site alteration considerations regarding any
proposed development orsite alteration ofhazardous lands
and sites shall beincorporated into the conditions ofapproval
orthrough adevelopment agreement, inconsultation with the
conservation authority having jurisdiction prior tothe granting
ofany approval for which the County isapproval authority.
Former (closed)waste disposal sites are shown with a
symbol onScheduieO' The development ofnew uses ornew/
enlarged buildings orstructures within 500metres from the
fiiiarea ofthe former waste disposal site may bepermitted,
provided anassessment inaccordance with provincial
guideUnes,iscompleted todetermine:
a)whether the proposed use vviUbeadversely affected by
ground and surface water contamination byieachate
migrating from the former waste disposal site�and,
b)the impact ofieachatemigration from the landfill site on
the proposed use.
Toimplement these policies, local municipal zoning by-laws
shall restrict the development ofnew uses onlands within
the 500-metreassessment area inaccordance with this
Plan, which may include the use ofaholding symbol. Any
amendment topermit the development ofany new use within
the assessment area shall not occur until the appropriate
council issatisfiedthat all studies required bythe local
municipality and County have been completed.
10.15 ��Deve lop mme��& Con'tammflinated or Potentially
C o in't ammi in ated S ites
Contaminated orpotentially contaminated sites are composed
ofany site where future use isaffected byreal orperceived
environmental contamination from acurrent orprevious use of
the site for commerciaLindustriaLorinstitutional use. These
sites are often caUed'brownfieids'andare not mapped inthis
Plan. |fthe site ofaproposed development is, inthe opinion
ofthe County, alocal municipaUtyorother authority known
or suspected to be a contaminated site, prior to permitting
development onthe site, the proponent shall complete
the following tothe satisfaction ofthe County and orlocal
Page 253 of 427
a) Environmental Site Assessment (ESA)inaccordance with
provincial guideUnes�and,
Wsite restoration inaccordance with aremedial plan,
where the need for remediation is identif ied.
Where anESA has determined that contamination exists,
nodevelopment shall bepermitted until such time as
the completion ofany required decommissioning and/or
remediation of the site, and a Record of Site Condition (RSC)
has been prepared and filed byaquaUfiedperson confirming
that site soil conditions meet provincial criteria for the
proposed use.
10,16 Oil, Gas, and Salt ��Hazaird�s & Formmeir Matmirak
ResomirceExtiraction Operations
Development on, abutting, oradjacent to[an dsaffected
byanoil, gas, orsalt hazard oraformer natural resource
extraction operation may bepermitted only ifrehabiUtationor
other measures toaddress and mitigate known orsuspected
hazards are under way orhave been completed. Sites
with contaminants inland orwater shall beassessed and
remediated as necessary prior to any activity on the site
associated with the proposed use such that there will beno
adverse effects. The County shall encourage, where feasible,
on -site and local re -use ofexcess soil through planning and
development approvals while protecting human health and the
environment.
10,17 Wikdkand Fime��Hazaird�s
VViidbandfire hazards refers toareas, assessed asbeing
associated with the risk ofhigh toextreme vviidbandfire bythe
Province. Development shall generally bedirected toareas
outside oflands that are unsafe for development due tothe
presence ofvviidbandfire hazards and may only bepermitted
where the risk ismitigated inaccordance with vviidbandfire
assessment and mitigation standards. Where development
isproposed within avviidbandfire hazard, applicants may be
required to undertake a site review to assess, to the extent
possible, the level ofvviidbandfire hazard and associated risk
onand inthe vicinity ofthe subject lands. Applicants pursuing
development inlands with hazardous forest types may be
required to identify measures that need to be taken to mitigate
the risk inaccordance with standards.'
10,18 Abandoned Petiroteurn Wells
Associated with the County'spetroleum reservoirs and
past extraction operations, there are numerous abandoned
petroleum wells located throughout Elgin County, particubarly
inthe western portions ofthe County. Where these wells are
known toexist, they shall beidentifiedinalocal off iciaiplan.
Further, asacondition ofdevelopment, the County vviUrequire
that impropedyplugged (abandoned)wells that are known
ordiscovered during development will beproperty plugged,
capped, orotherwise made safe inaccordance with provincial
requirements. Building locations should beexamined for the
presence ofpossible well sites using established standards
and procedures, and areas where wells are located should be
avoided when siting buildings, unless itcan bedemonstrated
that development can safety occur.
Page 254 of 427
Page 255 of 427
B5
11.0 CLIL"I'LIRAL. HERIII" I'AGE
Cultural heiritage its a biroad coincept that hncludes buHt cultuiral heiritage, such as buRdings,
stiructuires, aiind innoinuinneints, as well was cultuiral heiritage laindscapes aiind fflstidds such as
pairks, Nstoidc trading our tirainspoirtaUoin routes, innahn streets, uresiideuinUaE iineiiighbouiidhoods, aiind
aiirdhaeologiical sites Cultural heiritage helps to tell ouir collec,five Nstoides aiind stoides, buRds
dAc pidde, aiind its a key cornpoineint of develophng uiiMque coinninnuinifies that IIpeoIple deshre to Asit
aiind five hn R its also aiin hmpoirtaint cornpoineint of ureoouinoiiihaUouin with �iinfflgeiinous coinninnuinifies. To
that eind, the folloMing objec,fives have beein Weintified as they iirelate to cultuiral heiritage hn the
couiinty�
a) Encourage the WeintificaUoin of cultuiral heiritage uresouuroes aiind pirotect, conserve, aiind
einhaince flheiinn�,
b) Einsuire that all anew developinneint occuir hn a innainineir that ureslpeofs the County's uriidh
cultuiral heiidtage�,
c) Support the WeintificaUoin of aiirdhaeologcal uresouuroes aiind aiireas of aiirdhaeologcal
poteiinUal', aind,
d) Einsuire that fiinfflgeiinous coinninnuinifies have access to thehr owiin cultuiral heiritage
resouirces
Page 256 of 427
m
|naddition tothe other policies ofthis Plan, the following
policies apply tocultural heritage inthe County�
III Commposition oftheCultural HeiritageResommces
Cultural heritage resources are composed of:
a)built heritage resources�
b) cultural heritage bandscapes�and,
c) archaeological resources.
11 2 Generak��Pokicy
|tisthe intent ofthis Plan that the County'sbuilt heritage
resources, cultural heritage landscapes, and archaeological
resources beidentified, conserved, and enhanced, and that all
new development occur inamanner that respects the County's
rich cultural heritage. This islargely anticipated tooccur at
the local level through the development ofdetailed policies
inlocal official plans, and through the municipal heritage
designation process under the Ontario Heritage Act. Siventhe
potential cross -jurisdictional nature ofarchaeological sites and
resources and the County'srole inland division, the County's
primary focus with respect tocultural heritage shall bethe
identification and protection ofarchaeological resources.
11 3 Cultural HeiritageResomirces & Local Official plains
As noted above,while itisthe intent ofthis Plan torequire the
conservation and protection ofcultural heritage resources,
itisrecognized that this role largely rests with local
municipaUties.Tbthat end, local official plans shall indude
policies toprotect and conserve cultural heritage resources,
mciudingrequirements for technical cultural heritage studies
(e.g.conservation plan, heritage impact assessment, and/
orarchaeological assessment) tobeconducted byaquaUfied
professional when development orsite alteration has the
potential toaffect aprotected heritage resource, aresource with
potential cultural heritage value orinterest, orfor development
proposed adjacent to a protected heritage resource or a
resource with potential cultural heritage value orinterest.
"'����m�����������UU���a�e��^��
-'' County '' — engage ^~^~
U��^�en��u��c������un^�^������
' ~--zn ,~, ~.
^w� ��� ^ interests � when
11 4, Supporting Local Cultural HeiritageConservation
Ascultural heritage conservation islargely anticipated to
occur atthe local level, itisthe policy ofthe County tosupport
local efforts toconserve cultural heritage resources through
the designation process under the Ontario Heritage Act, and
the use ofauthorities under the Planning Act such aszoning to
conserve cultural heritage resources.
Page 258 of 427
Development and site alteration vviUbepermitted onlands
containing archaeological resources orareas ofarchaeological
potential only when the archaeological resources have
been assessed, documented, and conserved. Archaeological
assessments must becarried out byUcencedarchaeologists,
prior tothe permitting ofdevelopment and any alterations to
known archaeological sites will only beperformed bylicensed
archaeologists.
|fthere ispotential for the presence ofpartiaUyorfully
submerged marine features such asships, boats, vessels,
artifacts from the contents ofboats, old piers, docks, wharfs,
fords, fishingtraps, dwellings, aircraft orother artifacts items
ofcultural heritage value orinterest, amarine archaeological
assessment shall beconducted byaUcencedarchaeologist
pursuant tothe Ontario Heritage Act.
11 7 Deteirmmflining Areas of AmchaeokogicakPoteinfiak
|nthe absence ofcomprehensive mapping, todetermine
ifasite ispart ofanarea ofarchaeological potentiaLa
development proponent shall conduct and submit anevaluation
using the Province's Criteria for Evaluating Archaeological
Potential and/or Criteria for Evaluating Marine Archaeological
Potential for review and concurrence bythe County prior to
making application for development. Where one or more
provincial criteria have been met the applicant shall be
required toengage alicensed archaeologist toprepare an
archaeological assessment prior toany ground disturbing
11 8 Pmepairation of Amc��iaeoko�licakAssessmmeiri,ts
Where anarchaeological assessment isrequired, development
and site alteration shall not proceed until the assessment
orassessments have been entered into the Ontario Public
Register ofArchaeological Reports, and where these reports
conclude that:
a) the assessment of the area is complete-, and,
b)all archaeological sites identified bythe assessment are
either ofnofurther cultural heritage value orinterest,
orthat mitigation ofimpacts has been accomplished
through excavation oran avoidance and protection
11 9 Cemmeteiries & BmiriakSites
Where development has the potential toimpact aknown
orsuspected cemetery orburial site, the relevant approval
authority shall require anarchaeological assessment bya
Ucencedarchaeologist. Provisions under both the Ontario
Heritage Act and the Funeral, Burial and Cremation Services
Act shall apply. Development shall beguided bythis legislation
and inaccordance with any directives from the Province.
11,10 Engaging with Uridigenoms Commmmmnifies
The County shall engage with Indigenous communities and
consider their interests when identifying, protecting, and
managing cultural heritage resources and archaeological
resources. Tnthat end the County will establish, together with
Indigenous communities, protocols for sharing archaeological
information received through the completion ofan
archaeological assessment orheritage impact assessment.
Page 259 of 427
op
11,11Uin d i gein oms C ommmmmin N yUin'teirest s
Where acompleted archaeological assessment ident ifiessites
and archaeoiogicairesources ofIndigenous interest, they shall
beprovided tothecommunityofclosest cultural affiUation
tothe site and/or resources, subject toany legislative
requirements. Tothat end, the County shall:
a) direct proponents tothe appropriate Indigenous
community and faciUtatecommunication with the
relevant community-,
b) require proponents toengage with Indigenous
communities atthe earliest opportunity and
consider their interests when identifying, protecting
and managing cultural heritage resources and
archaeological resources-,
d require documentation that the proponent has provided a
copy ofany completed archaeological assessment report
tothose communities with the closest cultural affiUation
tothe identified archaeological resources and inwhose
traditional territories the archaeological resources were
found -,and
d) notify, inadvance, ofon-site archaeological assessment
work completed aspart ofCounty public works projects,
Indigenous communities with the closest cultural
affiUationtothe project area and/or archaeological
resources and inwhose traditional territories the
archaeological resources were located.
11,12 Unexpected Archaeological ��Discoveiries
The County shall develop emergency protocols toaddress the
unexpected discovery ofarchaeological resources during the
development process and include standard clauses addressing
emergency protocols inall draft plan approvals for which the
County isapproval authority.
11,13 ��Rokeof LocakKWinicipakifies
Local municipaUtiesare encouraged tosupport conservation of
archaeological resources byreviewing public works projects,
regardless ofwhether they are subject tothe Environmental
Assessment Act, todetermine impacts upon potential
archaeological resources conducting anarchaeological
assessment ifthe lands are located within anarea of
archaeological potentiaLorwhere anarchaeological site has
been previously registered on the property.
1114, Amch aeoko g i c akKM a in a gemmein't Pka in
Todevelop aconsistent and comprehensive approach tothe
identification and management ofarchaeological resources,
the County may prepare and maintain acounty-wide
archaeological management plan to:
a) Reduce the risk ofunforeseen discoveries during
development (such asdisturbing abuhaisite):
b) Increase public awareness ofarchaeological resources�
dAdvise current and prospective property owners where
archaeological investigations will berequired inorder to
develop orredevelop asite�
Page 260 of 427
po
d)Give the public greater insight into their collective
histories and the opportunity toappreciate its heritage
more fuUyand
e)Allow for the identificationand interpretation ofgreater
numbers ofcultural heritage resources, which may offer
opportunities for increased tourism.
Page 261 of 427
1)]
'12.0 REVIEW OF DEVEL.OPMEN"I'APPL.��ICA'T'��IONS
Under the Planning Act, Elgin County is the approval authority for all forms of land division
within County limits including plans of subdivision, condominium, and land severances
(also called 'consents'). The County is also approval authority for all local official plans and
amendments to local official plans. The authority to approve all other Planning Act applications
is held by the County's local municipalities, and in that respect, the County acts as commenting
body. To that end, the following objectives have been identified as they relate to the review of
development applications in the County:
a) �Fosteiire,f,fiiciieiintaiindtiiiinrielydevelollpiinrieiintaIIpIlpiirovalswii,t�hoRAtcoiinrillpiiroiinri�sluingthe iiiiintegiirii,tyo,f
the plaininhng process aiind developinneint ureAew,
b) Develop clear aiind coiinsisteiint processes aiind cidteidafoir the iireviiew of Plaininhng Act
appkaUoinsfair wMch the County its appiroval auflhoidty,
c) �EiinsRAiirethat aIIpIIpl�catiioiinsacre accoiinrillpaiiniiiedEby sRA,f,fciieiint,,�hg�h.-qRAali,tyiiiin,foiiriinriatiioiin,,Ilpiirellpaired
by quakfied pirofesMoinals, wheire appiropidate, to asMst couinty staff aiind County CouincH liiin
innaMing iiinfoirinned uracaunninneindafi oins aiind decWoins„ aind,
d) Ensure that the pubk aiind iinfflgeinous coinninnuiM,fies acre appiropidately coinsulted oiin
deciiiMoins that hnnpact theinn
Page 262 of 427
The following policies apply tot heprocessing and review of
Planning Act applications inthe County�
12.1 Generak��Pokicy
The County ofElgin recognizes the important role that Planning
Act applications play infaciUtatingdevelopment, while
protecting the public interest. Tothat end, the County vviUseek
toensure the implementation ofefficient planning processes
that provide timely decisions toapplicants while protecting the
public interest and meeting the objectives ofthis Plan by�
a)investigating and implementing measures toeliminate
duplication, consolidate responses, and reduce
unnecessary time delays�
b) enforcing reasonable timeUnesfor feedback, input, and
comment byoutside agencies and the pubUc
d encourage and/or mandate development proponents to
pre -consult with county and municipaUtystaff prior to
submitting Planning Act appUcations�and,
d) monitoring approval processes and setting time -frame
targets for processing applications.
12 2 Land Division Applications
All applications for land division shall beevaluated based on
the following general criteria:
a)Compliance with the requirements ofthe Planning Act
and any other applicable piece ofiegislation�
b) Demonstrated consistency with the Provincial Policy
Statement, asamended�
d Demonstrated conformity with the policies and land use
designations ofthis Plan and ofthe applicable local
off iciaipban�
d) Demonstrated conformity with alocal zoning by-law,ora
demonstration that conformity vviUbeachieved, prior to
fimaiapprovaL
e)The abiUtyofthe application toaddress and satisfy the
comments and input received by commenting agencies
and bodies:
U Demonstration that any input from the public has been
reviewed and considered�and
g) Demonstration that the application isinthe public
interest.
12 3 Plain of Subdivision vs Consent
Land division infee simple normally proceeds byway ofeither
plan ofsubdivision orseverance (also known asa'consent}
Under the provisions ofthe Planning Act, all land division must
proceed byway ofplan ofsubdivision, unless itisdetermined
that aplan ofsubdivision isnot necessary for the orderly and
efficient development ofthe land. Tbthat end, tot creation by
plan ofsubdivision isgenerally required if:
a)the extension ofexisting infrastructure (ieservicing
orroads) orthe development ofnew infrastructure is
b)the area that isproposed tobedeveloped isnot
considered tobeinfiiUng:
d more than five lots indudingthe retained lands are being
created,
m
d) the owner isretaining sufficient lands for the
development ofadditional lots inaccordance with the
land use designation inthe local official plan.
12 41"PchinicakConsents, �o ��Mew'Lot Cmeated
|nsome cases the division ofland isrequired toaddress a
technical matter such asthe adjustment ofalot boundary, the
creation ofaneasement, toregister alease ofover 2l-yeans,or
toregister ordischarge amortgage onapart ofaparcel ofland.
|nthese cases, the consent does not result inthe creation ofa
new lot. Applications for aconsent for atechnical reason may be
granted subject tothe County being satisfied that the consent will
not negatively affect the planned use and function ofthe subject
properties.
|nsome cases the division ofland isrequired toaddress
situations
where two ormore lots have merged ontitle. Such new lots
may be permitted, provided the County is satisfied that:
e)the new lot vviUconform tothe access policies ofthe
relevant road authorit�and
Uthere isnopublic interest served bymaintaining the
property asasingle conveyable parcel.
Under the Condominium Act, anapplication for approval ofa
condominium follows the same planning approval process asa
plan ofsubdivision. Notwithstanding this, the Condominium Act
permits the County to'exempt'appUcat ions from going through
the draft plan approval process and proceed directly tofinai
approval. The County will consider applications for eligibility
under the exempted condominium process subject tothe
a)The proposed condominium has obtained site plan
approval undergone areview/approval bythe local
municipaUty
b)The Plan conforms tothe County and the relevant local
off icial plan-,
a) the merging ofthe lots was unintentional and was
dThe Plan conforms to, and compU� complies the Zoning By-
notmergedasarequirementofapreviouspbanning
law-,
approval-,
d)Adevelopment agreement has been entered into
b)thenewiotisgenenai�yofthesameshapeandsizeas
betvveenthe local municipaUtyand the appUcant and it
�
the k�which once existed asaseparate conveyable k��
isregisteredagainsttitietothebands� ,
dthenewiotcanbeappropriatelyserviced- �
e)There are nooutstanding municipal oragency matters
that are required tobeaddressed before finaiapproval
d)the new lot fronts on, and will bedirectly accessed, by
isgiven:
apublic road that ismaintained year-round byapublic
f)AiimattensunderthePbanningActhavebeenaddressed- �
authority
and,
g)There are noprovinciaLmunicipaLCounty oragency
concerns requiring conditions ofdraft approval.
The part lot control provisions ofthe Planning Act have the
effect ofpreventing the division ofland inaregistered plan,
other than that allowed for inthe approved plan ofsubdivision
(without further approvaLs). Notwithstanding this, the Act
permits the County toprovide site-specificexemptions tothis
prohibition. Anexemption from part lot control isappropriate
when several land transactions are invok/ed,but the resulting
changes will not affect the nature orcharacter ofthe proposed
subdivision. Assuch, the County will consider exempting the
following types of applications from part -lot control:
a) the creation oflotsfordweUingsvvithcommonwaUs(eg.
semi-detached,rmwhouses,etcjwithin anapproved plan
of subdivision-,
W minor lot realignments within aplan ofsubdivision�
d technical severances, such asadditions tolots,
easements, orland dedications within aplan of
subdivision-, and,
d) the creation oflotsvvithinbiocksinapbanofsubdivision
that were clearly indicated and intended tobefurther
subdivided atthe time the application was considered by
a local council.
The creation ofadditional lots inaplan ofsubdivision
through part lot control exemption, due tochanges tomarket
conditions may beconsidered, provided that alocal council
and the County issatisfied the resulting changes will not affect
the nature orcharacter ofthe proposed subdivision, and the
changes donot require further technical review ofthe plan of
subdivision.
12 8 Local Official Plains & Ammeindmmeints
All local official plans and applications for official plan
amendments shall beevaluated based onthe following general
a) Compliance with the requirements ofthe Planning Act,
and any other applicable piece ofiegislation�
b) Demonstrated consistency with the Provincial Policy
Statement, asamended�
d Demonstrated conformity with the policies and land use
designations ofthis Pban�
d) Demonstrated conformity with the overall intent, goals,
and objectives oflocal official pban�
e)The abiUtyofthe application toaddress and satisfy the
comments and input received by commenting agencies
and bodies-,
U Demonstration that input from the public has been
reviewed and considered�and
g)Demonstration that the plan oramendment isinthe
public interest.
12 9 A �p �pki c a in't Pre c o in smIt at i o in
|tisthe policy ofthe County torequire pre -consultation for
all Planning Act applications for which the County isapproval
authority. Prior tothe submission ofanapplication under
Page 266 of 427
the Planning Act for which the County isapproval authority,
applicants are required tomeet jointly with the County, the
local municipality, and relevant agencies to:
a)determine what studies, plans, and materiaLsare
required tosupport anapplication inaccordance with
this section ofthe Pban�and,
b) Provide preliminary comments and feedback tothe
applicant regarding their proposal.
12.10 C omm�p I eteA �p �pki c at i o in ��Reqmimemmein't s
Toensure that both local and County CounciLscan make an
informed decision onany Planning Act application, and to
ensure that the public understands the impUcationsofan
application, studies, reports, and/or plans are required tobe
submitted aspart ofwhat isreferred tounder the Planning
Act asa'compieteappUcation' |naddition tothe application
requirements ofthe Act, and the supporting studies, reports,
orplans that may bedetailed asrequired within this Plan, the
following may berequired tosupport any application for which
the County isapproval authority�
a)Aggregate Resource Assessment�
b)Aggregate Impact Assessment�
dAgricubunaiImpact Assessment�
d)Archaeological Assessment�
e)Comprehensive Review Study
f)Concept orDemonstration Pian�
g)Cumulative Groundwater Impact Assessment�
h) Draft Plan ofSubdivision orCondominium�
i) Energy & Emissions Strategy
j) Environmental Impact Study
k) Environmental Site Assessment�
UFinancial Impact Assessment�
m) Functional Servicing Repo��
n)Seotechnicat Assessment�
o) Heritage Impact Assessment�
p) Heritage Conservation Pban�
q) Hydrogeoiogicat Assessment�
r) Land Use CompatibiUtyAssessment�
s) Market Impact Study
t) Market Justification Study:
u) Master Servicing Study-,
v) Noise & Vibration Study
w) Odour Assessment:
x) Planning Rationale-,
y) Parking Assessment-,
z) Reference Plan orReal Property Surve�
aa)RehabiUtationPlan (natural resource extnaction):
aW Servicing Options Stud�
adSpecies atRisk Assessment�
ad) StormwaterManagement Pban�
Page 267 of 427
')6
aUSun & Shadow Study
ag)SustainabiUtyStrategy
ah)Topographic Survey:
ai)Traffic Impact Assessment�
aj) Urban Design Brief.
|tisatthe sole discretion oftheCountytodeterminewhat
studies, reports, orplans are required toform acomplete
application for which the County isapproval authority.
12.11 Qualified Professionals
All studies, reports, and plans required bythe County shall
becarried out byqualified professionaLsretained by, and at
the sole expense of, the applicant. Tbthat end, aqualified
professional means anindividual who has aprovincially
recognized degree, certification, licence, registration, orother
requirements that apply tothe areas inwhich the individual is
providing their professional opinion orservices. The County
shall determine, atits sole discretion, who constitutes a
quaUfiedprofessiomaL
12.12 ��Review'of Studies, Reports, and Plains
The acceptance ofacomplete application bythe County does
not constitute concurrence with the contents ofthe application.
To that end, the County may require independent peer reviews
ofstudies, reports, and plans byanappropriate public agency
orbyaprofessional consultant retained bythe County atthe
proponent'ssole expense. Alternatively, studies may becarried
expense of the proponent.
12.13 Public Participation & Consultation
|tisapolicy ofthis Plan that public participation should bean
integral component ofany planning process. Onthis basis,
before making any planning decision, County Council shall be
satisfied that:
a)adequate public notice has been given inaccordance with
the Planning Act�
b) enough information toenable the public toreasonably
understand the nature ofthe proposal and its impacts is
avaibabieprior toany public meeting�
dall public and agency comments have been reviewed and
analyzed-, and,
d)their decision will appropriately balance the overall
public interest against the private interests expressed in
the application.
Proponents shall beencouraged topre-consult with
neighbouring landowners and residents toobtain theirviews
before aformal application issubmitted.
12.14Uridigenoms Consultation
The County will explore opportunities for collaboration on
common objectives and build relationships with Indigenous
communities toadvance reconciUationand otherjoint
interests. Tothat end, the County vviU:
out byaquaUfiedprofessional retained bythe County atthe a)create, incollaboration area Indigenous communities
and local municipaUties,anengagement protocol tobe
applied when engaging and coordinating with Indigenous
communities onplanning mattens�
b) have regard fortheconsultation protocols ofIndigenous
communities that have traditional territory inthe County
when engaging onplanning matters orpublic works
projects-, and
engage with Indigenous communities and consider their
interests when identifying, protecting, and managing
cultural heritage resources and archaeological
resources, planning for sustainabiUtyand climate
change, and the Natural System.
Page 269 of 427
yy
III M P L. E M E NIATI III MISTRATI 0 N
TIMs secHoin of the Plain cointahns Ilpafides IlpeirfaiiioMing to the adinnhMstirafloin aiind hmpleinneintafloin
tMs Plain Specifically, tMs secHoin addiiresses how the Plain ills to be hnteirpireted, ureAe ed,
updated, aiind innoinitoired. To that eind, the folloMing objec,fives have beein Weinfified as they iirelate
to the hmpleinneintafloin aiind adinnhMstirafloin of tMs Wfidal Plain:�
a) Clairify how the IlpaUdes aiind hind use deMginafioins of tMs Plain, as well as urefeireinces to
the legWafioiin, poUdes, uregulafi oins, aiind gRAdeHines of otheir authoirifies aiind levels of
goveirininneint acre to be hnteiiqpiireted�
b) Weinfify afirainnewark ,fair the uregulair ureAew aiind updafting of tMs Plain to einsuire H
coinflinues to ureslpoind to the iineeds of the County aiind tissues of hmpoirtaince to County
CouiincKi aind,
c) Weinfify afirainnewark ,fair innoinitoiding Ilpiirogiiress our acNeAing the goals aiind objec,fives of tMs
Plain aiind the hmpleinneintafloin of Hs IlpaUdes.
Page 270 of 427
The following policies apply tot heimplementation and
administration ofthis Plan:
Nothing inthis Plan shall prevent the local municipaUtiesfrom
adopting more restrictive policies orstandards than those
outlined inthis Plan, provided such policies are consistent with
the general intent of this Plan.
13 2 County Official Plain Ammeindmmeints
|tisthe intent ofthis Plan toserve asthe basis for managing
change inthe County until 2044.Any amendment proposed
tothis Plan shall conform tothe Pban'soverall intent asset
out inthe objectives ofthis Plan. The Plan may bealtered to
correct errors inthe text orschedules without anamendment,
provided the alterations donot change the effect ofthe
objectives and policies ofthe Plan. Following the adoption of
this Plan, County Council shall determine the need torevise the
Official Plan inwhole orinpart inconsultation with prescribed
public bodies and hold aspecial meeting ofCouncil that isopen
tothe public, atintervaLsofnot more than every fiveyears.
|nconsidering the need for revisions, the County shall also
consider Section 26ofthe Planning Act which requires that the
Off icial Plan:
a)conforms toany provincial pbans�
b) has regard tothe matters ofprovincial interest listed in
the Planning Ac�and,
d isconsistent with policy statements issued under the Act.
13 3 Local Official Plains & Ammeindmmeints
Local official plans shall conform tothis Plan. However, itis
recognized, that some time may pass between the adoption of
this Plan and the conformance exercise ofalocal official plan
orastatutory review. |nthe event ofaconflict between the
provisions ofalocal official plan and the provisions ofthis Plan
in the interim period, the provisions of this Plan shall prevail.
13 4L_ocakZoirflin�g�y-�x�s
When this Plan orany part thereof takes effect, every local
zoning by-law shall beupdated bythe local municipaUtiesto
conform with this Plan. Any amendments tozoning by-laws
should occur after the local off iciaiplan has been amended
toconform tothis Plan. Notwithstanding the above, this Plan
is not intended to prevent the continuation, expansion, or
enlargement oflegally existing uses which donot conform
tothe designations and provisions ofthis Plan. Attheir sole
discretion, the council ofalocal municipaUtymay zone to
permit the continuation, expansion, orenlargement oflegally
existing uses, orvariations tosimibaruses, provided that such
a)have noadverse effect onpresent uses ofsurrounding
lands orthe implementation ofthe provisions ofthis
Plan-, and
b) are subject to any conditions that may be contained in a
local off icial plan.
13 5 Planning Advisory Commmmittee
The Planning Act mandates that the County ofElgin establish
Page 272 of 427
aplanning advisory committee. Tbthat end, the mandate of
d) Progress towards meeting the Pban'saffordable housing
the committee shall betoprovide County Council with advice
target',
regarding key planning matters inthe County. Members will
e) Ensuring a25-yearemployment lands suppiy
provide input onissues that impact the long-term vision for
U �etricstoensurethattheCount�sNatunaiSystemis
development the CountyThis mandate vviiibefuDiiiedby
consideringandprovidinginputonmattenssuchas:
protectedandenhancedinciudingprogressto�ards
meeting the Pban'sforest coverage target�
a) Proposed new orrevised plans, legislation and initiatives
g) Investments leveraged byany community improvement
from provincial ministries, federal departments, and
funding committed tobyCounty CounciL
other agencies that affect planning issues inthe Count�
h)Targets and performance for processing appUcations�
b)Updates and amendments tothe County Official Pban�
and,
d Monitoring the implementation ofthis Pban�and
i)Any other metrics that County Council has identified as
d) Other studies warranting additional consideration, as
being relevant tothe monitoring ofthis Plan.
referred byCounty CounciL
13 6KM o in it o ir i in g ��Pka inUmm�pkemmein't at i o in
The purpose ofmonitoring istoevaluate the effectiveness
and relevance ofthe Plan inmeeting the County'sgoals and
objectives. The County will develop indicators toassist with
regular monitoring ofthis Plan and undertake annual reporting
toCouncil onimplementation. Atminimum annual monitoring
to County Council will include details on:
a) Ensuring anoverall 25-yearsupply ofurban lands across
the County-,
b) Progress towards meeting the Pban'sresidential infiiUng
and intensification target',
d Ensuring the minimum supply ofresidentiaUy-designated
lands, and supply ofvacant, zoned, and serviced
residentiaibands�
Toassist with monitoring and plan review, the County, in
cooperation with local municipaUties,will maintain an
information system toallow for appropriate analysis of
the changes inthe sociaLeconomic, environmentaLand
technological conditions inthe County.
13 7Un'teirpiretation,General
This Plan isthe County ofEigin'sstatement ofland use
policy. Asastatement ofpolicy, some general flexibility in
interpretation may berequired from time-to-timetoaddress
site-specificorunforeseen circumstances. Where flexibility is
warranted itmay beconsidered atthe sole discretion ofCounty
Council provided that the intent ofthe policies and objectives of
this Plan are maintained.
Page 273 of 427
13 8Un'teirpiretation,Defined'I"Pirryis
Where aword orterm inisnot defined ordescribed inthe
body ofthis Plan, the reader shaiirefertothe Planning Act,
ProvinciaiPolicy Statement, orthe appropriate county or
provincial implementation guideUnefor its definition. Where
there isnodefinitionfound, the common definitionofthe word
orterm shall beused.
13 9Un'teirpiretation,Land Use Desiginations
The boundaries between land uses designated onthe
schedules tothis Plan are considered approximate except
where they meet with roads, naikwaylines, rivers, transmission
lines, lot lines oranother clearly definedphysical feature.
Where the general intent ofthe document ismaintained, minor
adjustments toboundaries will not require anamendment to
this Plan.
13.10 Un'teirpiretation,Settkemmein't Area Bomndairies
The boundaries ofthe settlement areas identified onthe
schedules ofthis Plan are intended toberepresentative of
the boundaries asdelineated inlocal official plans. Assuch,
local off iciaiplans should beconsulted for the most accurate
delineation ofaboundary. Where asettlement area boundary
has been revised inalocal official plan, Scheduiev�ofthe
County Official Plan shall beupdated byway ofamendment
a)where the settlement area boundary inalocal official
plan has been determined tobeaconceptual boundary,
inwhich case, itmay beref inedwithout amendment
tothis Plan solong asthe total existing area ofthe
settlement is not increased as a result of the revision-, or
b) where arevised settlement area boundary has been
approved bythe County asaresult ofthe adoption ofa
new off iciaiplan byalocal municipaUtyorastatutory
update ofalocal off iciaiplan.
|nsuch cases, the County shall update Scheduiev�through
ahousekeeping exercise either independentiyoraspart ofa
statutory update tothis Plan. Until such time asthe County
Plan has been updated, the revised boundary asillustrated in
the local official plan shall bedeemed toconform tothis Pban.'
|tisrecognized that the boundaries ofthe Natural System, are
approximate ormay not reflect the current boundary ofthe
system or feature due to the dynamic nature of the system or
feature. Interpreting the limits ofNatural System shall bein
accordance with Subsection 7.3ofthis Plan.
13.12Un'teirpiretation,Hazairdoms Sites & Lands
Like the Natural System, the limits ofhazardous sites and
lands are approximate ormay not reflect the current boundary
ofthe site orlands due tothe dynamic nature ofthese hazards.
Interpretation ofthe limits ofhazardous lands and sites shall
beinaccordance with Subsection l0.4ofthis Plan.
13.13Un'teirpiretation,Featmmes Mot Mapped
|nsome cases, some features noted inthis Plan may not be
mapped due tolack ofcomplete data, such asnatural system
features, aggregate resource areas, and contaminated /
Page 274 of 427
potentiaUycontaminated sites. AdditionaUyafeature may not
be mapped due to sensitivity of a feature such as the habitat
ofthreatened orendangered species. The policies ofthis
Plan apply tothe relevant features regardless ofwhether they
are mapped onthe schedules ofthis Plan and noofficial plan
amendment shall berequired toidentify these features.
13.14Un'teirpiretation,Road Locations
The location ofthe roads asiUusnatedonthe schedules of
this Plan shall beconsidered asapproximate. Amendments to
this Plan will not berequired tomake minor adjustments or
deviations tothe locations ofroads provided that the general
intent of the Plan is maintained.
13.15 Refemencesto Legislation, Policies, & &iidekiines
Where this Plan makes reference toany act, regulation, policy,
orguideUneofany planning authority, such reference shall be
deemed toinclude any subsequent amendments orsuccessor
document.
13.16 Accessory Uses
Whenever ause ispermitted inaland use designation, itis
intended that uses, buildings orstructures normally incidentaL
and accessory to that use are also permitted.
13.17 Discmepaincies in'thePkain
|fthere isadiscrepancy between policies ofany section ofthis
Plan oralocal off iciaiplan, the more stringent policy, standard,
orcriteria shall prevaiLAlternatively, the matter may be
referred toCounty Council for clarification.
Page 275 of 427
Page 276 of 427
�
Schedule'A! - County Structure Plan
Settlement Areas Agricultural Area Provincial Roads
r �..... �
Tier 1 Strategic County Roads
Employment Areas
Tier Local Roads
ElllnC��nt
r
Tier Airport
(D
Page 277 of 427
0 2.5 S 10 1S 20 25 30
Ill .................. INVEMENEM.......................................Ill.......................................mmmummmm KilomoLars
heduleSourcewat-
porctiveRail Line & Infrastruto ce Systems
Transportation
r
er
Protection Intake
Transportation Rural ollector Pr
Areas
aincial adsoads
sed
Corridor Rural Major Arterial 'Settlement Boundaries
""""'
��� W�����
i
� a
(DAirport
Marine Ports
Urban Collector
-Rural Minor Arterial
Urban Local
'°
- NEF/NEP Contours
Urban Minor Arterial
dw Active Landfills
�����r� Urban Major Arterial F`9g8c278odfs427
SUVI�I,
P
3r
'A JI,
Schedule'C'- The Natural System
Natural Heritage Highly Vulnerable
System Aquifer
Significant Provincial Highway
Groundwater County Roads
Recharge Area
Watercourse Local Roads
Page 279 of 427
25 5 10 is 20 25 30
Ill ..................
'A
/Z) EllglnCounty
Schedule'D'- Development Hazards
Former Landfill Sites Provincial Roads
Conservation County Roads
Authority Regulation
LimitsLocal Roads
Page 280 of 427
25 5 10 is 20 25 30
Ill .................. AMMUMEMM Kilomokws
p�
lin EllglnCounty
\ C
+4r a
_ )l
f;
1f
'`
r
V '^
CV 2.5 S 10 1S 20 25 30
o .................. MEMBEEMM Ki IornoLa rs
Schedule `E' - Natural Resource Management Areas
Areas of Aggregate Provincial Roads
Resource
-- County Roads
P Areas of Petrolium J -- Local Roads
Resource
r ,v
Page 281 of 427
�rM
April 26,2024
Elgin County
450 Sunset Drive
St. Thomas, ON N5R 5V1
To the members of the Elgin County Council,
I am writing on behalf of Elgin County Pride to request a flag raising at the Elgin County
building on Tuesday August 6, 2024 at 1 0:00am to kick off Pride Week 2024. We would also
request that Elgin County Council Members attend the flag raising and read a proclamation.
The Elgin County Pride committee is a community led group that advocates, plans and
promotes events for Rainbow education, awareness and acceptance.
We are requesting that the Pride flag be raised to show support for the Rainbow community. It
is important for the Pride flag to be raised to recognize that diversity is vital and helps to
strengthen our community. We should never feel that we must hide who we are at work,
school or within our families and community and by raising the flag, we are hoping to show the
commitment we have to providing safe and welcoming places that help to improving the quality
of life for everyone in our community.
Elgin County Pride will be hosting a number of events throughout the week of Pride that are
open to people who identify in the 2SLGBTQAI+ community as well as Ally's.
If you have any questions, please contact me at 519-859-9267 or at mscanlon@live.ca.
Sincerely,
Maggie Scan on
Member of Elgin County Pride
Page 283 of 427
DavidH. jenfeins
47163 Wilson Line, Belmont, ON NOL I BO
(519) 871-7429
Mr. Ed Ketchabaw, Warden
County of Elgin
450 Sunset Drive
St. Thomas, ON N 5R 5V I
Dear Warden Ketchabaw,
RqS �qteijiber is Childhood Cancer Awareness Month
Childhood Cancer is the number one cause cif death by disease of Canadian children.'
The latest data shows that incidence rate of childhood cancer in Ontario is increasing by
approximately I% per year (I 986-2018)d�.
We first want to thank Elgin County council for the ongoing support of childhood cancer
awareness activities. On behalf of Childcan, we are writing to ask you to proclaim September
2024 as Childhood Cancer Awareness Month (CCAM) it) Elgin County and we enclose a draft
proclamation for your review. We are also wondering if it is possible to again have a flag raising
at the Elgin County Heritage Centre during CCAM to highlight this important awareness
campaign.
Faced with the news that their child has cancer, families from across western Ontario have turned
to Childcan for direct Support since 1974, Financial assistance, ernotianal support, social
programs, research 'funding — it's all supported solely by donors who get involved because they,
know that childhood cancer is an experience that nobody thinks they will face, let alone one that
families can prepare for.
We were one of those unprepared ficamilies, when in March 2014, our daughter Maggie was
diagnosed with a rogue cell tumour, Other families in our area are struggling with this reality in
their own children. Sadly, Maggie passed away shortly after her cancer was discovered.
Childcan's vision is to make childhood cancer a health priority, fund innovative research, and
expand family supports until childhood cancer is eliminated.
We strongly believe in Childcan's vision. YOU can. IICIP its achieve our vision and stem the
increasing incidence rates by proclaiming September as Childhood Cancer Awareness Month.
By recognizing this month, you will show support for those affected, rernernber those who have
passed, and bring hope for a future where childhood cancer is no longer the number one cause, Of
death by disease for Canadian children.
./2
Page 284 of 427
Warden Ed Ketchabaw
If you have any questions or queries, please don't hesitate to reach out to me, or Sarah
Dirnitropoulos fi-oni Childcan, y',, hi or 519-685-3500,
We appreciate YOUr supl)ort and your consideration oftlus reqLICSt.
Sincerely,
Dave & Maureen Jenkins
Attach: C(,,,AM Proclamation
CC'A.M Poster
Email: A, i i ic j i C f I
https.//www.childhoodcancer.ca/Your-lmp ctfChi I d hood -Ca nce r-Stat istics-Resou rces
Incidence rate statistic provided by Pediatric Oncology Group of Ontario, Childhood Cancer in Ontario: 'the 2020
POGO Surveillance Report, Toronto: Pediatric Oncology Group of Ontario; 2020,
Page 285 of 427
PROCLAMATION
Childhood Cancer Awareness Month
September 2024
WHEREAS: September is officially recognized internationally as Childhood Cancer Awareness Month;
and,
WHEREAS: The most recent data shows that cancer remains the leading cause of disease -related death
in children; and,
WHEREAS: The most recent data shows that incidence rates of childhood cancer are increasing; and,
WHEREAS: Cancer in children affects aspects of their physical, emotional, and social development, as
well as their family and school life, effects which research shows are long-lasting; and,
WHEREAS: Childcan believes childhood cancer must be designated a child health priority, and that
support services for families are critical; and,
WHEREAS: Childcan raises awareness and funds to provide personalized, responsive, and compassionate
programs and services to families facing the childhood cancer journey from diagnosis,
through treatment, post -treatment care, or bereavement and,
WHEREAS: Organizations which support families dealing with childhood cancer are working together to
raise awareness of this disease and its devastating effects, as well as raising funds to support
the affected families and children; and,
WHEREAS: Raising awareness and funds will help these families and children deal with the emotional
and financial toll
THEREFORE: I, , Mayor of , do hereby proclaim September 2024
Childhood Cancer Awareness Month in
Page 286 of 427
September is
Childhood Cancer Awareness Month
#,� Childhood Cancer is the number one cause of
death by disease of Canadian children [i]
AA/I
Ad
The incidence rate of childhood cancer in
'� Ontario is increasing by approximately 1% per
year (1986-2018) [ii]
0 ..........
Childcan serves 25% of all children diagnosed
with childhood cancer across Ontario
Childcan's vision is to make childhood cancer
a health priority, fund innovative research,
and expand family supports until childhood
cancer is eliminated.
Fa(,'-'�ng Chik,'fihood Cai-'�cer Together
www.c��,�iildca(°-).com
( haritable Regis tra tion #118851930 RR0001
Ji lInt.t.1p//w�Ncllnllcillnoocicaiinccit a a/ OLai lirrr1pact./ChIlkilhood ai[(-P'algti!12871::bf(42-7�,
fli Incidence raLe st.atstc provided lby ::IedIaLirIc Onco�ogy GrOUIP of OnLairlo. CINWhood Canceir liar
Ont.airlo: lrlhe 2020 ::10GO SUrvelRaince :ielpoirL. 11 oironLo: I::IedIaUrIc Oncoogy GrOUIP of OnLairlol; 202
Municipality of
RRIN%�mm
A: P.O. Box 160, 56169 Heritage Line
Straffordville, ON NOJ 1Y0
T: 519-866-5521
F: 519-866-3884
E: ba�harnC&ba�ham.on.ca
W: www.bayham.on.ca
May 3, 2024
County of Elgin
450 Sunset Drive
St. Thomas, Ontario
N5R 5V1
Via email: pdutchak(a)-elgin.ca & kthompson(a)-elgin.ca
Re: Plank Road Traffic Safety Measures
0
t U
Council considered the attached correspondence at the May 2, 2024 Regular Meeting of
Council and passed the following resolution:
Moved by: Councillor Emerson
Seconded by: Councillor Chilcott
THAT the correspondence from Wendy Carmichael re Vienna Park Improvements and
Parking be received for information;
AND THAT Council for the Corporation of the Municipality of Bayham requests Elgin
County to consider options for traffic safety on Plank Road from Edison to Oak.
Please contact the undersigned if you require any further information.
Regards,
Meagan Elliott
Clerk
melliott(a)-bayham.on.ca
C. ckrahn(a)-elgin.ca
Page 288 of 427
I am forwarding this letter of concern that I am asking you to review and provide a response.
You will note that I previously sent out a letter of concern regarding the future of Anne Street
property adjacent to the park.
It would appear that Bayham supports developers to pay rather than provide development of
green space. As a resident in Vienna and municipality of Bayham I have to say that there are
considerable acres of land in and about the village of Vienna for further development which
means increased population including children and families. The current park in Vienna is
neither a safe or functional park 12 months of the year. The business of the road to cross,
proximity to the river and the fact that it is in an active floodplain makes it a risk to children
and unable to provide a green space to use without concern for 12 months of the year. One
wonders with the building that existed on the lands adjacent to it if in fact the integrity of the
soil if tested were clear of carcinogens and hazardous contaminants. For this very reason the
entire property on Anne street must remain parkland to ensure for the future needs of this
community. It provides a safe place to play and for families to come together. Teams could
enjoy this area if further developed for soccer and other sports. At the very least parking
needs to be added to the park so people will have a safe place to park for activities. The
pavilion and pickleball court were built at the cost of the Vienna Investment Fund but funds
to improve Port Burwell and Intended improvement are coming from all taxpayers which
seems a significant disadvantage to the residents of Vienna who continue to support the
Vienna Lions Community Centre to pay their mortgage.
The only parking for the parks is that which is at the Vienna Lions Community Centre and
one cannot find the municipality providing insurance for damage or injury for that parking
lot. I cannot imagine the Lions group providing that insurance for the general population and
if there is damage done to this lot by members of the community using it or a vehicle is
damaged because of issues with the parking lot who will reimburse the vehicle owner or
injured party .
With regard the practice of selling municipal properties to neighbours of the property which
seems to be the practise previously observed for a Mr. Underhill and the closure of the road
outside of Vienna along the river, I would respectfully request that this not happen on Plank
Road.We need parking and have very limited legal street parking in Vienna. Parking on Plank
Road allows people to leave their cars and attend stores and events with some security. When
construction is being done on the streets of Vienna the lack of safe and legal parking makes
for unsafe conditions and this happens frequently. Currently there is building going on in one
location on Oak Street and potential for a second and third. No one is ensuring the safety of
the community to drive on Oak street. Turning on and off of Fulton Street is extremely
dangerous especially with the construction and the blind spots provided by the hill going
West on Fulton Street.
I would ask that this letter be seriously considered with any planning counsel may be
undertaking and I am requesting at this time a response.
From a personal perspective I am aging and so have little to gain for myself but there are so
many dear children on Snow Street that I know and I value each one of them and want only
Page 289 of 427
the best for the residents of this village. It is my commitment to the children of Vienna to
ensure they have opportunities and quality life so I am asking that counsel seriously consider
ensuring the well being of every child and resident in Vienna as is provided in other
communities in Bayham. Thank you for your time and consideration.
Wendy Carmichael
Page 290 of 427
Media Release
FOR IMMEDIATE RELEASE - April 26, 2024
WOWC Unveils 2024-25 Priorities
Southwestern Ontario — Members of the Western Ontario Wardens' Caucus (WOWC) met virtually
today with their regional Members of Provincial Parliament (MPPs) to unveil the WOWC's priorities for
2024-25 as well as to present and discuss strategic approaches and mutual opportunities for
collaboration and advocacy over the coming year.
The Caucus has identified the following key priorities for the coming year:
• Housing
• Infrastructure
• Workforce to Support Economic Growth
• Mental Health, Addictions and Homelessness
"The WOWC members have conducted extensive research and significant discussions over the past few
months, and as a result have decided on a renewed and strengthened focus on these priorities for 2024
and early 2025," stated WOWC Chair Glen McNeil.
"These four issues have consistently been identified as the primary concerns for small and rural
municipalities in Western Ontario," added Chair McNeil. "The Caucus is therefore staying the course,
given its significant familiarity and advocacy efforts with these matters over the past few years."
Multiple provincial MPPs were present to receive an exclusive presentation of the WOWC's priorities,
which were adopted unanimously by the Caucus earlier this month following a strategic session to
examine the most important advocacy issues and the path to achieving results. WOWC members
stressed the importance of having the support of the provincial government to further advocate for
these priorities.
"The WOWC members agree wholeheartedly on the importance and urgency of collaborating together
on these critical issues, and the necessity of speaking with one united voice with our MPPs on behalf of
the 1.5 million residents we collectively represent," explained WOWC Vice -Chair Andy Lennox.
Specific areas of focus within the four priorities are as follows:
Page 291 of 427
Housing
Housing affordability, particularly in rural areas, continues to remain a strong focus within rural Western
Ontario. Given the current housing and rental market, it is crucial to focus on increasing the supply of
affordable housing, of all forms, so that all residents regardless of income level have a safe place to call
home. The WOWC requests:
• That the Province of Ontario reinstate housing services and the cost of land as eligible
development charges (DC) costs;
• The complete details on the Province's commitment to municipalities, particularly measures to
better assist small and rural communities; and
• Equity for small and rural municipalities regarding housing infrastructure funding, including the
Municipal Housing Infrastructure Program and the BuildinE Faster Fund.
Infrastructure
As Western Ontario continues to be the economic driver of the Province, and more investments are
being made in the region, the WOWC needs to ensure adequate infrastructure is in place to support the
growth, along with the appropriate financial support.
• The WOWC requires clear communication from the Province of Ontario on the infrastructure
build out in Western Ontario, including clarity from the government on what to expect for
infrastructure investments, including hydroelectricity, natural gas, water, and wastewater.
• The WOWC appreciates and recognizes the significant investments and efforts being made to
attract investments to Western Ontario, however, the impact of the required infrastructure
upgrades borne by municipalities are not offset by the funding provided to the municipal sector.
• Much as Ontario is Canada's economic driver, Western Ontario is the Province's economic
driver. With that, comes the need for additional housing, workforce, and infrastructure.
Workforce to Support Economic Growth
There has been an ongoing focus for the WOWC over the past few years on workforce retention and
expansion. The WOWC requires several important considerations regarding workforce development in
rural Western Ontario, both to support economic growth and to stabilize the regional economy:
• Funding for rural transportation and childcare, to help residents commute to work.
• Additional investments in training and upskilling for people living and housed in the region.
• Support for the growing and urgent need for health care and social assistance workers in the
region, particularly in long-term care and early childhood education.
Mental Health, Addictions, and Homelessness
Page 292 of 427
Mental health, addictions and homelessness funding for small and rural communities is a necessity. The
WOWC continues to emphasize and request:
• That a specific portion of the Homelessness Prevention Program (HPP) funding be allocated
specifically for small and rural communities; and
• Permanent funding for the Mobile Crisis Response Team (MCRT) programs, through annualized
funding and permanently -funded mental health officer positions.
"The WOWC looks forward to continuing this important work through its significant research and
ongoing collaboration with regional stakeholders," concluded Vice -Chair Lennox. "With our collective
regional power, and commitment from our provincial partners, we can advocate and collaborate on
these key priorities and find much -needed solutions for our residents and communities."
About
The Western Ontario Wardens' Caucus (WOWC) is a not -for -profit organization representing 15 upper
and single -tier municipalities in Southwestern Ontario, representing more than 1.5 million residents. The
WOWC aims to enhance the prosperity and overall wellbeing of rural and small urban communities
across the region. Caucus members work collectively to influence federal and provincial legislation and
programs through advocacy, research, analysis and education. For more information, visit
Media Contact
Kate Burns Gallagher, Executive Director
Western Ontario Wardens' Caucus
T: 519-495-6059 E: I<ateC@wowc.ca
-30-
Page 293 of 427
W S '1 0 N � A R �II 0
W II IDII:IIIS C A U CUS
20241HIIIIIIIIIIIIIIIIIII2025
Page 294 of 427
1/0
, OFF
The Wes gun, r'ri Oritar'io War'derigin" Cauci, is
I
(WOM-1.) ii linoot for DrofI t orgarJzaUlino
represeritirig -Hhe iriter'ests of -Hhe II5
upper'- arid niiriggle, tier iimu.,uinicipalities irl
r, i, i ir1 We ste - in 0 ii'i g iir, i o, i in c I i, i d i 'I g 3 0 0
cornrnurii-ties wit[iiri its geograrflhic
bouridar'ies arid 5 milliori people
-to Whorn -Hhe iiregioiri is Ilhoirne,, The
orgariizatiori airns to eri[iarice -Hhe
F) tiro s F) e ii i ty a i�'i d ove ra I I we I I Ib e i ii'i g o f ii i, i ir1
a n d s iirn a 11 i, i iir, b a ii'i c o iirn iirn i, i in i t i e s a c tiros s t h e
regiori, Iby wor'kirig collectively wit[i upp(.,r'
levels of gover'rirnerit,,
The WOWC receritly adopted its str,ategic
advocacy approac[i for, 2024. 2025 arid
d ii u t ii fii : d a s �E. s o f ley IlD ii li0ii ii t ii S fo ii, t u �E'
cornirig year',, This irifor'rnatiori is iriterlded
-to coritiriue Igou.,uildiirig ori -Hhe collabor,atiori
w i t 'i t 'i e irn e irn b e r, 'n i, i in i c i F) a I i t i e s i ii'i iru,u ira
Wester'ri Oritar'io,,
A I I I eve I s o f gove - in iirn e in t rn i, i st wo iir, Ik
toget[ier' arid use -Hheir' exper,tise arld
collective knowledge -to wor'k t[ir,oug[i
Hhese iirn i, iti, ial prior'ities,, The c[ialleriges
gay; irig iimunicipalities, qua r'ticular'ly srnal
arid iirural cornrnunities, ar,e ori -Hhe ii ise
rarigirig firorn Ilhou.,usirig, wor'k-force,
arid irifirastructure to iimerital Ilhealt[i,
addictioris, arid 'i orn e less iness,,
The WOWC s-hrives for, par,trier'§hip,
collabor,atiori, arid dialogue wit[i ot[ier'
levels of gover'rirnerit arid ernbodies
Page 295 of 427t,1,1,1 I10N
Uh�E.. vaIU(E.S li l iits advocacy �E.ffoins li l
-Hhe spir,igo g Ilan airitairiirig arid suppor,tirig
-Hhese cr,itical iirelatiors[iips,, Ilrnvestiirig irl
municipal services will lay fouridatioris
for, -Hhe coritiriued irecove r'y arid future
F) iiro s Fug:; iir,
WOWCI. -uas CGI(AlCbE d sligii afcart
researd'i ori its prior,ity issues arld is
proposirig coricr,ete solutioris -to address
-Hhe dhalleriges iri irural Wester,ri Orltar,io,,
geirig par't of -Hhe process arid t[le
coriver'satiori will Ibe crucial as we iimove
forward, Gover,rilien erigin ineed -to Ibe all iri
t[iis toget[ier, t[iis par,trier,§hip will erisure
collective st iccess for, Wester,ri Oritar,io,,
Zen
Page 296
IL
E!"11.1106N,
Il iOLISrug a ffordaIII hty, IIDarUCLd ii1y rii'UraII ii E.as, Mlt -11(E.S to n!E.ni ali r�trorg fOCUS
wit[iiri irural Wester'ri Oritar'io,, Giveri -Hhe cur'r'erit, Ihousirig arid irerital irnrket, it is crucial
to fOCLIG1 hncr��� ashnt 1 (El S L I III III II y o f a f' f o rd a b II �E' 10 L I S li 1 g, o f a fo ii, iii i s, s o t a t a n!E. s d ts
S g
regar'd less of iricorne level IIhave a safe place to call Ihsirne,,
WOWCICiiITiM (E' ii a Il3OU1 Lflpp!: ii IIIV�II of nt ard Hh!s Il gru ii fi cart
irivestrnerits iri Ilhou.,usirig -Hhat, IIhave Ibeerl iirnade,,
The W
gVg/ irequests -Hhat, -Hhe Il.. Ir'ovirice of Oritar'io ii eiristate Ihousing services arid -Hhe
cost of larid as eligible developrnerit, dharges (DC) costs,,
Page 297 of Q7t(,,, II w,jj,(j(qIS' G'11 In Is (WOWC)
TheVV()VVCappreoiatesthatsorneo|arlyand oornrnMent
love been providedbytheProvinoeof(3ntarioonkeepiny
rnunioipa|ities''who|e^ negardinga loss ofdeve|oprnent
ohaTerevenue
OCcod sTbgetheotheseohangescod rnunioipa|hies
approxirnatek/$4biUionover aIOyear, period andwiU
CuRIRed Ape toBuild More HornesAot.2D21ino|uding oonsu�ationswmu|dsoon lake p|aoeto''infomnpotentia|
charge rates(introduoedunder, BiU23)and deve|oprneml
re|atec�har�ee�ennptionsandd��ountsforafhzndab|e
residentia| unitsTheVV()VVC reoogni/esthis renewed
approaoht000Uaboration.however theneisstiUrnore
requinedtoassistthe rnunioipa|seotoc
Page 298 Of4�7--omarwwumons�uauous0wowu -uou�uuzsmvrmosnopvx°s
The WOWCrequests equity for, 5-nBUand
r,Ura| rnU��'i iCiC]B|i -t i e5 re gBnd i ��'i g 'l(}U5i 'l g
� f �� r� f r1�
|�.�B�`�U�`UF�.U�`^|rig,
TheVV()VVCrequires inforrnationonhmw�ssrnaUandruna|
uppertierandsing|e-tierrnunioipa|itiesoanaooessthe
$I-biUion whioh
isintendedtosuppodcore infnastructurepnojeotsthathe|p
enab|ehousingfor qrowingand deve|opingoornrnunities.
suohasroa(Is andwaterinfrastruoture
TheVV(VVC a|so requires a response on how its
rnunioipa|itiescar aooesstheIOper oent(or $I2OrniUion)
of We thatisbeing setasidefor srnaU.
runa[and northernrnunioipa|hiesThisfund isintendedto
he|p bui|d housin6�enab|inginfnastructure and prioriti/e
pnojeotsthatspeed uptheinoreaseofhousingsupp|y
AsofApri|2O24,threeofII7rnunioipa|itiesinruna|Western
00ario have received thisfunding.for atota| of$334
rniUion.or2796ofthetota|funding.when theyrepresent
2696ofthe rnunioipa|ities intheProvince
I OF
rill
~
As Wester'ri Oritar'io coritiriues -to Igue -Hhe ecoriornic driver, of -Hhe Il.. ar'ovirice, arid Ilmure
irivestrnerits ar,e Igueirig Ilmade iri our, regiori, we Ineed -to erisure -Hhat -Hher'e is -Hhe
irifirastructure -to suppor't -Hhe gr'owt[i,,
The VOW Irequir,es clear, cornrnunicatiori firorn -Hhe Il.. "r'ovirice of Oritar'io ori -Hhe
irifirastructure Ibuild out iri Wester'ri Oritar'io, iricludirig clarl-ty firorn -Hhe gover,rirnerit
ori What -to expect for, utility irivestrnerits, iricludirig Ilhydroelec-hricity, Ingu,ulri gas, water',
arid wastewater',,
Page 300 of Its , Il () w,jj,(j(qIS' G'll In Is (WOWC) I'Wd , 7
|heVVOVV[� andrec'ogI1i�esthes�gn�hiomnt
investnnentsandcholl �sbeingIII adeattheprovincia|and
federa||eve|stoattraotinvestrnentstoVVestern(3ntario
Unfortunate|y.theirnpaotoftherequiredinfrastruoture
upgradesHIM arebornebyarenotohsetby
the|irnitedfundingprovidedtothernunioipa|seotoc
Asa resu|t. |ooa| propertytaxpayers|ivingand working
inSill a||andrura|III all epayingasignificant
podionofthebiUfor theirmestrnerillsbeing a Itnaotedand
createdMuch as(3ntarioisCanada's eoonorniodriver,
Western (3ntario isthe Province's eoonorniodrivec
VUhWill, oornestheneed for addhiona|housing.
workforce, and infnastructure"The regionneeds
assistanoefrornregiona|oharnpionstoadvance this
rnessageonitsbeha|f
Page 301 OfQ7--omarwwumons�uauous0wowu -uou�uuzsmvrmosnopvx°a
SOON.,
Ther,e IIhas Ibeeri an origoirig foci is for, -Hhe WOWC over, -Hhe past few year's orl wor'k-for,ce
re-teritiori and exqua risiori,, This IIhas beeri Ilhig[ilig[ited iri -Hhe collaborative ii egiorial wark
S tegy, t[ir,oug[i -Hhe Wester,ri Oritario Wor'k-force Stra
The WOWC requir,es several irnpor,tant corisideratioris regardirig wor'k-force
deve loprnerit iri rural Wester,ri Oritario, Iguot[i to suppor't ecoriornic growt[i and -to
stabilize -Hhe regiorial ecoriorny,
Page 302 of
f�
-
Runa|VAN ern Chi ariorequires provinoia|fundingfor runa| atB2.00O]obsThe hea� hoaneseotor- ino|uding|ong �errn
transportationand ohi|doane�theseare bothoritioa|faotors oareandear|yohi|dhoodeduoation-isexpeotedtohave
inhe|pinj gel peop|etowork "There isa|soagrowinyand 28.00O]obsthatneedtobefiUedbetwvcen2O2Oand 2O3O
urgent need for hea|thcare and sooia|assistanoeworkersin
Furtherrnore.whi|eirnrni,qnation ishe|pfu|and appreoiated.
the re,&n partiou|ar|�in |on6�terrn care ' thisissueoannotbeso|vedthrough irnrni,qrationalone
Pro]ectedernp|oyrnentinthehea|thcare and sooia| Additiona|investrnentsintrainingand upskiUingare required
assistanoesectorinVVestern(3ntarioby2O3OisHOW forpeop|ea|ready|ivingand Mused lore inthenegion
Page 303 Of427—omarwwumonsuauous0wowu -uouuuzsmvrmosnopvx°m
Fin-rding for our, rural colien lien unkties is a necessAy. We are less equipped wit[i feWEN'
resources than our urban COOL U'ItUqua As to tackle the growhy ii-neri-tal health arid
addictioris cr,isis,,
to iits naquest for the II: oVWCE� that a qp�:�611c IIDortbr�
of the I Jon-redessness Mw��ntbrII :)rogram (1510) fundh-g akocab�:�d qp��ubfIcaky for
&-nall arid rural colien lien uinitiegin.
Page 304 ofrri rig,>,Wd , 11
�
�
�
(
^
^ � �
SrnaUand runa|rnunioipa|oiesinruna|VVesternWario oornrnundjesInsome cases, research has dernonsh'jted
requineaninoreasedand oonsistentfir shaneinHPP Rol thefundinyde|iveredissirnpk/notadequatetorneetthe
fundhggiventhespecic g"uwNgstnaininthese qrowingneeds inruna|areas withrespect tohorne|essness
Page 305 Ofuouuuzsmvrmosnopvx°i�,
TTE? ANOWCC(}ritiriUe5-to advocate fn�
C]e r, rnBri e ��'i tfUrir1i ��'i gfnr, t h eK�(}bJe[~5i5
� T� /��[~�T\
..�5C](}�5� .�B�� '..~/.. . / C]R]grarn5,
t ��'i roUg hBri riUB|i zer1fU�r1i ��'i gB'Ir1
merita|heB|t[l
(]f5cerO(]siti(]Ds
TheMCRTfundingprovidesohhoa|fur dingsupportfor our
po|ioeforces tobepairedwithexperienoedrnenta|hea�h
professiona|sinresponsetothesubstantia|inoreasein
rnenta|hea|thcalls TheVV()VVChas expnessedoonoerns
aboutMRTfundingand theirnportanoeofoneating
perrnanentfundingfor thisprograrn.espeoiaUyfor srnaU
and rura|oornrnunities.wherethesetearnsham had proven
suooess
Cornrnuniiesand nesiderisinruna|VVestern(3rkahohave
feHthedirectbenefitsfronnthepairiingof specia|y h ained
po|keMensand nnenta|hea|thprofessiona|storespondto
9IIerneryenoycalls invo|vingrnenta| hea|th oraddiotions
I I IaY
�tl .
ed���j III II IIIIII I Itf I ��
+ ElginCounty
r„
Museum
PLEASE JOIN US AS WE LAUNCH A MURAL DEPICTING
ONEIDA NATION OF THE THAME
1840 SETTLEMENT JOURNEY
created by artists at the Oneida Language & Cultural Centre
All are welcome. Contact Ally Shelly for further
Information ashelly elgin.ca or 519-631-1460 x193
T U E S DAY Elgin County Heritage Centre,
Jlune11, 20�24 exterior grounds
11:45aM460 Sunset Drive, St. Thomas
COUNTY OF ELGIN
By -Law No. 24-17
"A BY-LAW TO PROVIDE FOR THE ADOPTION OF THE OFFICIAL PLAN FOR THE
COUNTY OF ELGIN"
WHEREAS Subsection 17(22) of the Planning Act, R.S.O. 1990, Chapter P. 13, as
amended, states that when the requirements of Subsections 17(15) and 17(21), as
appropriate, have been met, and a council is satisfied that an official plan is suitable for
adoption, that council may by by-law adopt all or part of the said plan, and submit it for
approval to the Minister of Municipal Affairs and Housing; and
AND WHEREAS the County of Elgin has prepared a new official plan to replace the
existing County of Elgin Official Plan that is currently in effect;
AND WHEREAS Council of the Corporation of the County of Elgin considers it desirable and
in the interest of the County to adopt a new official plan for the County of Elgin;
AND WHEREAS all statutory requirements for the preparation and adoption of an official plan
have been met;
NOW THEREFORE, the Council of the Corporation of the County of Elgin enacts as
follows:
1. THAT the document attached hereto as Schedule `A' to this By-law is hereby adopted as
the Official Plan for the County of Elgin.
2. THAT the Clerk of the County of Elgin is hereby authorized and directed to give notice of
the adoption of the Official Plan for the County of Elgin in accordance with Subsection
17(23) of the Planning Act, R.S.O. 1990, Chapter P. 13.
3. THAT the Clerk of the County of Elgin is hereby authorized and directed to forward the
Official Plan for the County of Elgin, and the associated statutory record, to the Minister
of Municipal Affairs and Housing for approval in accordance with Subsection 17(31) of
Planning Act, R.S.O. 1990, Chapter P. 13.
4. THAT the Official Plan for the County of Elgin shall take effect on the day it is approved
by the Minister of Municipal Affairs and Housing in accordance with Subsection 17(38.1)
of Planning Act, R.S.O. 1990, Chapter P. 13.
5. THAT the current Official Plan for the County of Elgin, and all amendments thereto, are
hereby repealed on the day the new Official Plan is approved by the Minister of Municipal
Affairs and Housing.
6. THAT this by-law shall come into force and effect on the date of its final passing by the
Council of the Corporation of the County ofElgin.
READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 14th
DAY OF MAY, 2024.
Blaine Parkin, Edward Ketchabaw,
Chief Administrative Officer. Warden.
Page 309 of 427
SCHEDULE"A"
Page 310 of 427
Ex�ijlaxnatoir9Note
OnMay l4,2024,County Council passed By-law No. 24-7toadopt a
new Official Plan for the County ofElgin (County Official Pban).The
new County Official Plan replaces the County'sprevious Official Plan
approved in20l3.
This document, consisting ofthe following text and schedules
constitutes the consolidated version ofthe Official Plan ofthe County
Elgin approved on(insert date) bythe Minister ofMunicipal Affairs and
Housing.
Page 312 of 427
TabLe of Contents
I�Mwffmm
2 0 GirowtIsm IIMainageirnein't 7
3 0 Econoirnic IlDevelopirnein't 17
4.IH o ui s i in � g 25
5 0 The IlR ui ir a I A ir e a 31
6 0 Sett I e rn e in't A ir e a s 41
7 0 The IlM at ui ira I Syst e rn 4,7
8 0 Tir a in s o in at i o in & Ill in f ir a st ir ui ct ui ir e S yst to iru s 55
9 0 M at uu iu a IlResouirce IlMainageirnein't Aireas 71
10 0 Developirnein'tIII" azairds 77
11 0 C ui It ui ir a I IIH e ir N a g e 8 5
1lReview of IlDevelopirnein't Applications 91
13 II rum e irn e in't at i o in & A d irn i in i st lope t i o in 99
S c h e d ui I e' W . C o ui in't y ,StiruuetuiireIlPIaim
Sclam emil uile IB' --'Tira iris o i i o in III irmfirastruictulope Systeirns
Scheduile V-1"he Matuiral Systeirn
ScheduileIT- IlDevelopirnein'tIII" azairds
S c h e d ui I e IF- IIM at ui ir a I IIR e s o ui ir c e IIM a in a g e rn e in't A ir e a s
Page 314 of 427
1.0IIItitroductioti
Aug offidal II Faun its a innuMdpality's stateinneint of IIplauinuinihng poky, aiind tMs docuinneint constitutes the
Wfidal Plainfoir the County of Elghn aiind appHes to all laiinds witNin the coirpoirate bouindaides of the
County of Elghn, save aiind except,foir the laiinds witNin the bouindaides of the City of St.Tlhoiinnas, wNch its
a sepairate city goveiiriined aiind adinnhMsteired hndepeindeintly.Tbe legWaflve authoirity aiind urequiiirerrneuinfs
'�SAct,, aind Hs regulaUoinsfoir ain offidalpi6ig
Lhindeir subsecUoin 17(13) of the Act,, the County of Elghn its urea.pAired to Ilpurelpaure aiind iinnahntahn tMs Plain
Specifically, the County Offidal Plain its hnteinded tu�
a) EstabHsh a couiinty-Mde IIplaiiniiniiiin!.j,fiiraiinriewoiir�k,'air innainaghng girowth aiind laiind use, aiind addiresshng
plaininhng tissues of couiinty-Mde hmpoirtaince aiind scope RAintH 2044�
b) PiroAde direc'Hoinfoir the ureslpoinsiHble innainageinneint of the unafuuraE einAiroininneint aiind unafuuraE
resouirces, hncluding the Couintys agidcultuiral laiind base„
c) Einsuire that IIplaininhng hn the County occuirs hn aiin oiirdeiirly aiind logkal innainineir that suppoirts the
cireafloin of healthy, Hveable, aiind Abiraint coiinniinnuiinifies�,
d) PiroAde direc'floin to local iinnuiiMdpakfies hn the Ilpurelpaurafioin of thehr owiin offidal plains, zoinhng by-
laws, aiind otheir IIplauinuinihng docuinneints, as well as local hnfirastiructuire decWoiiw„ aiind
e) Einsuire a coinMsteint appiroach to the ureAew of all appficafloins RAiindeiir the Plaininhng Act at both the
County aiind local levels
Page 316 of 427
1.1 County Overview
Elgin County islocated inSouthwestern Ontahoaiongthe
shore ofLake Erie inthe traditional territories ofthe VVyandot,
Anishinaabe,HaudenosauneeAttiwmnderonk,and Mississauga
Nations who have occupied these lands for thousands ofyears.
While European explorers began surveying the region inthe
l7thcentury, permanent European settlement ofwhat was to
become Elgin County only began inearnest inthe early l9th
century afterTreaty2(the McKee PurchaseTreatyofl790),
and Treaty 3,(the Between the Lakes PurchaseTreatyofl792),
were signed between the Crown and the VVyandot,Anishinaabe,
and Mississauga Nations. This resulted inextensive clearing
ofthe County for farming and the establishment oftowns and
villages for settlers. The arrival of the railway in the mid-
19th century and Highway 401 in the mid-20th century saw the
County'stowns and viibagesgrow extensively along with major
manufacturing operations.
SeognaphicaUythe County consists ofthree distinct
components. The finstbeing the interface between the
land and Lake Erie shoreline, which extends 85kilometres
along the County'ssouthern border. This shoreline provides
extraordinary views and vistas from the County'sunique bluffs
that rise l5to45metres above the water. Assuch, much of
the shoreline area remains undeveloped. Secondly, are the
many rivers that flow into Lake Erie from the north, west,
and east which, over time, have cut into the landscape to
create extensive valley systems that are home tosignificant
populations ofvviidUfeand natural areas. These watercourses
have also created opportunities for the development ofthe
County'smany ports along the shoreline. These communities
have been instrumental inattracting tourism and recreational
living tothe County. The third defining element ofthe County's
geography isthe extensive prime agricubunailands which
cover most of the County and are considered to be some of the
best agrioubunailands inthe country.
The County'seconomic base remains heavily focused onboth
agnoubureand manufacturing, supplemented with continued
growth ofthe tourism sector. The County ishome toseveral
large agricubunaioperations, aswell asmany smaller
family -owned farms. |tisalso home tosignificant industrial
operations, including food processing plants, manufacturing,
and warehousing and logistics operations, while its natural
beauty and quaint, historical towns and viibagesregularly
attract visitors from across the broader region, particubadyto
established tourist destinations like Port Stanley, Sparta, and
Port Burwell.
"�^�� ^ ��^ U ^w� ^ ���
non���������n����m����������one
� �
�m������'��r^��U����U����^�^����� m� �� �� zn n m� m traditions,
,
w���� UU � w� U
��� �on������mm������� ��� ����m
U^� � U ^� �� "
m�o�������m���� �� ��oo����.
�
The social composition ofthe County isbecoming increasingly
diverse and ischaracterized byastrong sense ofcommunity
and history. There isapartioubarpride inthe County's
agrioubunaitraditions, and the small-town and rural lifestyles
Page 318 of 427
4
seen sign if i cant population growth due to their proximity to
the Cities ofSt. Thomas and London, and major transportation
faciUtiesandcorridors including Highway 40l,while peripheral
areas ofthe County have experienced lower rates ofpopulation
growth. Like most regions ofOntario, declining birth rates
mean that the County will become increasingly reliant on
immigration in the future.
Overall, Elgin County isavibrant and diverse place that isrich
inhistory, culture, natural beauty, and economic opportunity. Its
central location, excellent access to large markets, and inter-
regional transportation infrastructure position it well for future
growth.
a) PiroAincW Level-TheProvinceofOntahoestabUshesthe
planning system used throughout the entire province.
This system iscomposed primarily of: the Planning Act,
which establishes the legislative basis for planning
inthe province: the Provincial Policy Statement (or
PPS), which establishes the policy basis for planning in
Ontario�provincial plans including regional growth plans
(where appUcabie):and various ministerial guideUnes,
implementation policies, and regulations that implement
the policies found inthe PPS and provincial plans. All
planning decisions inOntario must'beconsistent'
with the direction ofthe PPS and must conform tothe
provisions ofthe Planning Act. The Province is the
approval authority ofthe County Official Plan, and any
amendments to it.
b) County Level-TheCountyofEiginismandatedbythe
Province tomaintain acounty-wide official plan, and
toact asapproval authority for local off iciaiplans and
off iciaiplan amendments, aswell asall forms ofland
division. The County'splanning system is composed
primahlyotthe County Official Plan and the County's
authority topermit land division (sevenances,plans of
subdivision /condominium,etc).All planning decisions
made inthe County ofElgin must conform tothe County
Off iciaiPlan, and all other applicable by-laws.
r) Local Level-LocaimunicipaUdesintheCountyare
responsible for all other aspects ofthe planning system.
Local planning frameworks inElgin are primarily
composed of: alocal official plan that provides detailed
/ neighbourhood level planning poUcies�zoning by-laws
toimplement both the local and county official pbans�
and site plan control by-baws. |nsome cases, the local
framework may also include: community improvement
plans, secondary plans, development charge by-baws,
and parkland dedication by-baws.All decisions made in
Elgin must conform tothe local official plan, local zoning
by-law, and all other applicable local by-laws.
Prior toproceeding with any development application, a
development proponent should ensure they famiUarize
themselves with Ontario's overall planning framework or
retain aqualified professional inthe field ofurban and regional
planning toassist with understanding and addressing the
relevant components ofthe overall planning system.
Page 319 of 427
Provincial
Level
County
Level
LocalLevel
LZon ng By4aw
�� = =
1 3 Focus of County Official Plain
Local Official Plam� of
P1 Sub
F�[ am� & ]f divi"inn,
conol al,
Asacountyufficiaipban(sometimesreferredtoasanupper-
tier'ufficiaipban),theprimaryfoousofthisdooumentison
matters and issues ofcounty-wide orregional importance
and onmatters that are cross -jurisdictional innature such as:
protection ofthe natural environment�the county'sagricultural
system', intra-regional transportation-, growth management',
natural resource management: regional economic
deveiopment�the review and evaluation ofPlanning Act
applications for which the County isapproval authohtyand the
protection ofprovincial interests asmandated bythe Planning
Act. Local official plans (sometimes referred toas a'lower-
tier'official plan) are intended to complement the County
Official Plan byaddressing issues that are local innature such
as: detailed planning ofurban areas�local infrastructure and
servicing�local tnansportation�and urban design.
1 4, Plain Structure
This official plan is composed of three interrelated parts:
a) Stiraeg1iciMmecUmins-These are high level policy
directions that have been identified as being of
importance toplanning and development inthe County.
|nsome cases, the Province ofOntario has mandated
the County toimplement the Province's own strategic
directions (known inthe Planning Act as'provinciai
interests}Each strategic direction outlined inthis Plan
forms achapter ofthe Plan and contains associated
objectives tobeachieved over the duration ofits
implementation. The strategic directions for this Plan
address the following matters:
Page 320 of 427
Growth Management
Economic Development
Housing
The Rural Area
Settlement Areas
The Natural System
Transportation & Infrastructure Systems
Natural Resource Management Areas
Natural & Human -made Hazards
Cultural Heritage
6
b) PoHc�es&0es�ginatoins-Toimplement thePban's
strategic directions and associated objectives, are a
series ofpolicies that are detailed ineach chapter. In
some cases there may also beamap (also called a
1banduse scheduielassociated with each chapter.
These maps designate lands throughout the County for
various land uses and purposes. They also identify and
designate features which impact, orare impacted by
land uses, including: natural environmental features�
major infrastructure faciUties�hazardous lands and
sites�and the transportation network. The beginning
ofeach chapter will tell the reader ifthey also need to
review anassociated map.
r) UmmpWemmeintaUoin PoUc�es& Processes-Thispart
describes how this Plan istobeimplemented, primarily
through the development review process ofPlanning Act
applications and the development and approval oflocal
officiaipbans. |talso addresses how certain authorities
granted tothe County under the Planning Act are tobe
used, aswell ashow this Plan should beinterpreted,
reviewed, and updated.
1 5 How'to Readthis Plain
Each chapter ofthis Plan isstructured around the strategic
directions and their associated objectives, followed by
implementing policies and maps. After assessing each
applicable designation, map, and policy, the reader should refer
tothe Pban'simplementing policies and processes tounderstand
how the Plan vviUbeimplemented and applications reviewed.
This Plan isintended toberead inits entirety and the relevant
parts are tobeapplied toeach situation. |nmost cases, multiple
components ofthis Plan will berelevant toagiven situation,
and assuch, they will need tobeconsidered jointiyThere isno
implied priority in the organization of this Plan.
1 6 Required Conformmflty
Asper the requirements ofthe Planning Act, County Council
and the local counciLsshall not undertake any public work
orpass any by-law that does not conform tothe intent and
Page 321 of 427
2.0 Growtli Matiagetrietit
Girowth innainageinneint urefeurs to the as hn wMch Elghn County oversees loing-teirinn chainges
lion IIpopulafloin aiind ecoinoinMc acfivity to einsuire the efficieiint use of laind, uresouuroes, aiind
pubk hnfirastiructuire hnvestinneint.T'Ms its based our the ureooginiiflouin that the County's loiin!.p-
teirinn Ilpuroslpeuriity, einAiroininneintal health, aiind socW well-behng depeinds oiin Mselinnainaghng
chainge aiind Ilpurorrnofihng effici eiint laiind use aiind developinneint Ilpaffeuruins. To that eind, the folloMing
objec,fives have beein Weintified as they iirelate to girowth iinnaiinageiinneiint:�
a) Conduct uregulaur innoinitoiding aiind updafling of IIpopulafloin aiind eimployinneint IlpurojecHouins to
einsuire that the County has a sufficieiint laiind base to accoinninnodate aiinftiipated girowflt
b) Mirect innost anew girowth aiind developinneint to settleinneint aiireas that caiin accoinninnodate H
with suffici eiint levels of seirAchng aiind hnfiirastiiructuiim,
c) blur settleinneint aireas, estabHsh innhMinnuinn deinsity aiind hnteinsificaUoin tairgets, aiind ureauEuiiire
all p11piirollpiiriiate,RAsti,ficati owns to suppoirt the expainMoins of RAirbain bouindaides to avoW RAirbain
spirawl aiind einsuire the effici eiint use of IIpubft hnfiirastiiructuiim„ aind,
d) Restift't noin-agidcultuiral aiind noin-iresouirce extiracHoin developinneint outMde of settle inn e iint
aiireas to Ilpiireveiint the ad hoc,firaginneintaUoin of the laind, aiind RAirbaiMufloin of the couintirysWe
Page 322 of 427
y
11-10 icA 9LIFIroj cted II mpliru 'u~mintt: SmAlll°u lin II tt 611r' 001-204
zl,000
M
22,000 �
E 2d,Ogllml e
o
20,000
i
ud,000 ®� emMlovm"", In
�• 118,00110 � elgm
16,000
15,0010
u2&,000
Year
Fig ure l': f listoi lcal & Pi ojec:ted GOUIlty POPUlatlOfl Gi owth 19862044
W:ruhcM 'L Il''Irojectedill County IF' puu tt on " mAlll"II 1986 D2044
,',,000
T
,o.000
s
ss,000
m..
... 'o.000
az
m..
4P ,000
4 G,000
Year
Figure Z h listorical & Pi ojected Employment Gi owth in Elgin 200'1-2044
TalMe'l: Residential I....and ` UI Culias/Deficit as of 2024 by MUniciluality Page 324 of 427
|naddition tothe other policies ofthis Plan, the following
policies apply togrowth management inthe County�
2.1 Generak��Pokicy
|tisrecognized bythis Plan that growth management isakey
strategy toensuring the efficient use ofland and infrastructure
inthe County and isfoundational tothe creation ofcomplete
liveable communities. |tisalso key topreserving the County's
Natural System, agricubunailand base, and protecting
agrioubunaioperations from the encroachment ofconflicting
land uses. Tothat end, itisthe policy ofthis Plan todirect
the majority ofpopulation growth tothe County'sSettlement
Areas, particubadythose Settlement Areas onfull municipal
services, with adequate levels ofcommerciaLemployment, and
institutional uses needed toserve this growth.
"Growth Management is
� w� �^ U � ��� �^ �
o������������m ��� �on� ��������� ��o
U � U^ ��U ^�^ "
������m���m�����m����������������.
�
2 2 C omin't y St irmctmmePka in
Scheduiev�ofthis Plan constitutes the County Structure Plan
and illustrates the urban boundaries ofthe County'ssettlement
areas where population and employment growth are planned
tobeaccommodated inthe County until 2044. Due tohistorical
planning approvals, the lands contained within these urban
boundaries have the capacity toaccommodate more population
and employment growth than the County isprojected toneed
by2044,with the exception oftheTownofAylmer where there
2 3KM a in a g i in g U ir �b a in L a in d Sm�p �pkies
|tisrecognized that having significant over orunder supplies
ofurban lands can negatively impact alocal municipaUty's
abiUtytoaccommodate growth, orefficientiyservice it, and
can inadvertently encourage land speculation and other
negative land development practices. Tothat end, the County
will cooperatively work with local municipaUtiestoassist in
managing their land supplies with the goal ofensuring that
all municipaUtieshave asufficient land supply located and
serviced appropriately.
2 4, Phasing of ��Mew'Devekopmmeirrit in Designated
G rowt h Aire as
Designated growth areas refers tolands within the County's
settlement areas that are designated inanofficial plan for
growth, but which have not yet been fully developed (e.g'
undeveloped, orvacantlands designated for residentiaL
employment, orcommercial uses).Asalmost all local
municipaUtieshave asignificant oversupply ofresidential and
employment lands, and toensure that growth management
objectives ofthis Plan are achieved, local official plans shall be
required toincorporate phasing policies for designated growth
areas. These policies shall:
a) Ensure that new development extends logically from
b) Ensure the orderly progression of new development
Page 325 of 427
ner/
nern
nerm
Settlements
Settlements
Settlements
wm°range m
m"xoduoimiim=
n"m"°'o°"m*
de"s4wsperrm«ed
rwi, mvod
p°""m°o
nm°^u and
°m���"
°�m°"u,
�`�s
°=u°m°,
="�=
°=m°=m,
�"��
m"ms°p�m��
NN m"xodriomrmiy
NN
N0 '°°"°"'hy
NN "ppoo""m'!,
,°"°m hy
"ppoo""m'!,
Figure Fiuui e1Settle men,A i eaTie rs
and the timely provision ofthe infrastructure and public
service faciUtiesrequired toaccommodate it�
dWhere there isfragmented land ownership, ensure the
efficient use ofland byrequiring the consolidation of
development parcels, orbyrequiring the development ofa
master plan orsecondary pban�
d) Identify alocal counci[spriority areas for growth where
priority areas exist-, and,
e)Address circumstances where cos-sharing,front-ending
orother financiaicontributions are required for the
extension orupgrading ofinfrastructure and servicing.
Within the County Structure Plan, ahierarchy ofsettlement
areas and their associated urban boundaries have been
established based onthe scale, function, and the level of
services that exist. This hierarchy iscomprised ofthree tiers of
settlement areas, asdetailed below:
a) TleirUSettWemmeints-generaUyhavethebargest
populations inthe County, full municipal services
(municipal water and sewage services),and the highest
levels ofamenities and employment opportunities. The
boundaries ofthese settlement areas are shown onthe
County Structure Plan. Given the level ofinfrastructure
provided inthese settlement areas and their abiUtyto
accommodate growth, this Plan directs most new growth
tothese settlements.
b) TleirUUSettWemmeints-indudesthosesetdementareas
which are generally smaller inpopulation than Tier |
Settlements. Tier USettlements have limited municipal
services, amenity levels, and employment opportunities.
Limited development ispermitted inthese settlement
areas given the absence offull municipal services and
the lower levels ofamenity and employment.
r) TleirUUUSettlemmeints-aregenerailycomposedof
the smallest communities inthe County. They are
predominately residential infunction, and donot have
any municipal services (ie.services are provided
byindividual on -site water and sewage services)'
Development inthese settlements islimited tominor
infiUingand rounding out ofthe existing buibarea given
Page 326 of 427
o
the absence offull municipal services and limited urban
amenities and employment opportunities.
Every local official plan shall contain policies addressing the
scale and phasing ofnew development insettlement areas
based onservicing levels and general amenity avaibabiein
each tier of settlement within the municipality.
2 6 Redesigination oftheRmirakAmea
To protect against the ad hoc urbanization of the countryside,
lands inthe Rural Area designated asaghoubunaiinalocal
off iciaiplan may only beredesignated for the purposes of
expanding asettlement area boundary inaccordance with
provincial policy, the policies ofthis Plan, and the relevant local
off iciaiplan.
2 7 Settkemmein't Area Expa insio iris & Establishing ��Mew
Seittkemmein't A irea s
The County'slong-term prosperity, environmental health and
social well-being depends onwisely managing change and
promoting efficient land use and development patterns. To
help ensure the efficient use ofthe County'sexisting urban
land base, the establishment ofnew settlement areas isnot
permitted and noexpansions ofTier UorIII settlement areas
shall bepermitted until full municipal services are avaibabie
toservice that settlement area. Proposals toexpand a
Tier | settlement area boundary may beinitiated byalocal
municipaUtyoradevelopment proponent but must satisfy the
requirements ofSubsections 2.8,2.9,and 2]0aswell asany
other requirements contained inalocal official plan.
Settlement area expansions should not beconsidered ona
piecemeal basis, but through acomprehensive analysis ofa
local municipaUty'sland needs. Tothat end, settlement area
expansions may only be considered through a comprehensive
review study which:
a) is based on a review of population and employment
projections and which reflect projections and allocations
bythe County and provincial plans, where appUcabie�
b) considers alternative directions for growth or
development and determines how best toaccommodate
the development while protecting provincial and county
interests',
dutiUzesopportunities toaccommodate projected
growth or development through intensification and
redevelopment, and considers physical constraints
toaccommodating the proposed development within
existing settlement area boundaries�
d) isintegrated with planning for infrastructure and public
service faciUties,and considers financiaiviabiUty
over the life cycle ofthese assets, which may be
demonstrated through asset management pbanning�
e) confirms sufficient water quality, quantity, and
assimibativecapacity ofreceiving water are avaibabieto
accommodate the proposed development:
U confirms that sewage and water services can be provided
inaccordance with the policies ofthis Pban�and,
g) considers cross -jurisdictional issues.
Page 327 of 427
|nundertaking acomprehensive review, the level ofdetail of
the assessment should correspond with the complexity and
scale ofthe proposed expansion.
uiq dem,I
C a iqqnmIq amxm
I:Review as per
Section o
a) sufficient opportunities to accommodate growth and
to satisfy marketdemand are not avaibabiethrough
intensification, redevelopment, and existing designated
growth areas toaccommodate the County'sprojected
needs over the identified planning horizon�
b) the timing of the expansion and the phasing of the
development within the expansion area will not
adversely affect the achievement of, nor undermine, the
intensification targets in this Plan-,
dthe infrastructure and public service faciUdeswhich are
Analysis iqqeets the
iq at
Analysis do not prnnnseu uruoo
planned oravaibabieare suitable for the development
requirements of
iqqeet the-- unuouaqexnoosmo
over the long term, are financiaiiyviable over their
Section 2 9
requirements of unesomnmc('eu
life cycle, and protect public health and safety and the
natunaienvironment-,
Undertake locational
analysis under
Section m
Urban boundary may
umexpanded based
onoutcommof
Section moanalysis
Undertake an
adjuytmemmthe
urban boundary
under Section z11
Fimure4� Settle men,A I eusxpunsionpmcess
d)the long-term financial impact onlocal municipaUties
and the County resulting from the expansion will be
minimized-,
e)the settlement area towhich lands would beadded is
serviced bymunicipal water and sewage service, and
there is sufficient reserve capacity in both systems to
service the bands�
Uthe lands subject tothe expansion donot comprise
speciaUtycrop areas, asdefinedbyprovincial poUcy
g)there are noreasonable alternatives which avoid prime
agrioubunaiareas orlower priority agricubunaibands�
2 9 Jmst i f icat ion o f Settkemmein't Area Expa insio iris h)the expanding settlement area complies with the
Where acomprehensive review study has been undertaken in minimum distance separation formulae (see Subsection
support ofasettlement area expansion itmust demonstrate 5.6 for more information):
that: i) impacts from the expanding settlement area on
m
agrioubunaioperations which are adjacent orclose to
the settlement area are mitigated tothe extent feasibie�
and,
j) potential impacts onthe Natural System asaresubofthe
expansion have been thoroughly assessed and can be
appropnatelymitigated.
2,10 LocationakCriteria for Settkemmein't Area
Ex �p a in s i o in s
Where asettlement area expansion has been just ified,the
expansion must:
a) serve asalogical extension tothe existing buib-uparea
and should not beseparated from existing development
byundeveiopabielands, unless such lands form part of
the Natural System�
W provide for the integration ofnew development
within the fabric ofthe existing buib-uparea from
aneighbourhood, transportation, and open space
demonstrating:
a)there would benonet increase inland within the local
municipaUty'ssettlement areas�
b)the adjustment would support the abiUtytomeet the
County'sintensification and redevelopment target�
dthe lands subject tothe adjustment donot comprise
speciabycrop areas�
d)the proposed adjustment complies with the minimum
distance separation formulae (see Subsection 5.7for
more information):
e) impacts onagrioubunaioperations which are adjacent or
close tothe proposed adjustment are mitigated tothe
extent feasibie�and,
f)the iocationaicriteria established inSubsection 2]0are
met.
2.12 S ettkemmein't Amea Ex �p a in s i o in s,W hein a in
Ammein dmmein't i s ��Reqmi ired
dbeeasiiyaccessedbyandconnectedtutheexisting
Anamendment tothis Plan vviUberequired for asettlement
transportation netvvor�and,
area expansion. Notwithstanding this, anamendment tothis
Plan may not berequired for anamendment toalocal off iciai
d)belocated sothat itcan benefit from existing community
plan that provides for aminorsettiementarea boundary
faciUtiesoralternatively, beserviced bynew community
adjustment that does not result innew uses being brought into
faciUtiesthat are developed inatimely manner.
orestablished inasettlement area.
2,11 Settkemmein't A irea B omin d a ir y A d jmstmmein't s
Notwithstanding the requirements ofSubsections 2.8and
2.9,adjustments ofasettlement area boundary outside a
comprehensive review study may be permitted subject to
2.13 ResidentiakUn'tensification & Redevekopmmein't
Intensification and redevelopment ofexisting residential
areas isakey strategy tomanaging growth inthe County and
ensuring the efficient use of[and and infrastructure. Assuch,
the County vviiitargetl6%ofall new resident iaidevelopment
tobeach ievedthroughintensification and redevelopment. Tb
a) Require all local official plans todevelop policies advising
how this target will beachieved inaway that respects
the County'surban chanacter
b) Encourage local municipaUtiestoup-zone'or'pre-zone'
sites for residential intensification and redevelopment in
their zoning by-laws�
d Examine opportunities tofund redevelopment and
intensification projects through community improvement
programming-, and
d) Report annually toCounty Council onthe progress in
meeting the intensification and redevelopment target.
Page 330 of 427
3.0 ECONOMIC DEVELOPMENT
EcoinorMc developinneint urefeurs to the Couintys efforts to attiract aiind urefaihn bushiness aird hndustiry
hn the County, IlpiraAde Mgh quality eimployinneint oppoirtuinifies to resWeints, aiind expaind the
County's fax assessinneint base Einsuiding a health ureffii inal ecoinoinny also inneains Ilpirafecfiiiinff
hmpoirtaintfadlihies aiind coiriddoirs that acre cirifical to bushiness aurae hndustiry, To that eind, the
folloMing objec,fives have beein Weintified as they iirelate to ecoinoinMc developinneint hn the County
a) Weintify aiind Ilpurafecf iiregoiinally Mgiinificaiint eimployinneint aireas, tirainspoirtaUoin coiriddoirs, aiind
�iin,fiirastiirRAc,tRAiire,faciil,tiies�,
b) Einsuire that the County has air aimple supply of hndustidal lairds to accoinninnodate allfoirinns
aiind scales of hndustidal uses„
c) Encourage a stiroing aiind Abiraint agidcultuiral hndustiry b IlpirafecUinff both agidcultuiral
opeirafloins aiind assodatedfacHihies aiind coiriddoirs heeded fair thehr opeiiraUoiim,
d) Reiiiin,foiircet�he,fRAiinc,tiiioiino,ftyre CoRAiinty'siinriaiiiinstiireets,,dowiintowiins,,aiindwateiirfiiroiintaiireasas
cultuiral, adiinnhMstiiraUve, einteirtahninneint, urefaiR, aiind sodalfocal pohnts„ aind,
e) Pireseirve aiind einhaince Nstoidc, uiiMque, aiind sceiMc routes, buRdings, aiind coinninnuinifies that
aiire deflinhngfeatuires of the County aiind hmpoirtaint to attiracUing touidsinn
Page 332 of 427
11)
|naddition tothe other policies ofthis Plan, the following
policies apply toeconomic development inthe County�
3.1 Generak��Pokicy
|tisthe general policy ofthis Plan tosupport the retention,
expansion, and establishment ofnew employment uses,
agnoubunaioperations and industry, and tourism, askey
drivers ofthe County'seconomy, subject ofthe policies of
this Plan and the local official plan. Tbthat end, the County
vviUprioritize these uses byprotecting them from conflicting
land uses and coordinating and implementing economic
development programming.
The County shall ensure there isanadequate supply of
designated and serviced employment lands inthe County to
accommodate 25yeans'ofemployment growth. Tothat end,
the status ofthe County'sinventory ofemployment lands will
bemonitored and reported annually toCounty CounciL
|tisrecognized that industries such asmanufacturing,
processing, the trades, research and development, and
distribution and logistics, will continue tobe major drivers
ofeconomic growth inthe County. |tisalso recognized
that certain major employment areas inthe County are of
importance not just tothe local municipaUty'seconomy, but
tothe broader regional and/or the provincial economy. As
such, itisimperative that these strategic employment areas
beidentified and protected from conversion and incompatible
development. Strategic employment areas are employment
areas that are:
a)large inscale and designed toaccommodate large
industrial users and/or operations with significant
employment requirements,
b) located inclose proximitytomajor transportation
corridors orroutes, including highways, railways,
airports, and marine ports�and
d ideally serviced byboth municipal water and sanitary
sewerservice.
Strategic employment areas are designated with asymbol on
Scheduiev�ofthis Plan. The actual extent ofthe strategic
employment shall bedelineated ineach local official plan.
As noted above,itisthe intent ofthis Plan that strategic
employment areas beprotected from conversion and
incompatible development. Tothat end, the County will not
permit the conversion oflands instrategic employment areas
toother uses except where itisdemonstrated that:
a)the proposed conversion isminor and located onthe
periphery ofthe employment area�
b) there is an immediate need and identified userforthe
conversion',
dthe land isnot required for employment purposes over
the long term�
Page 334 of 427
viabiUtyofthe employment area�and
e)existing orplanned infrastructure and public service
faciUtiesare avaibabietoaccommodate the proposed
development.
Anamendment tothis Plan vviUberequired topermit
the conversion of a strategic employment area to a non -
employment designation.
3 5 U s e s ��M ot ��PeirmmN'ted i in St ir ateg i c ��Emm�p I o ymmein't
Areas
The following uses are not considered appropriate instrategic
employment areas and will not be permitted:
a) Residential uses and/or any other sensitive land use
b) Large -format retail commercial uses including as'power
centres'or'big-boxretai[,and,
c) Large -format office uses, such as office complexes.
Nothing inthe above isintended toprohibit accessory office
orretail uses that form part ofalarger employment operation
such asadministrative off ices, showrooms, orfactory outlets
orthe establishment oflimited retail uses that directly serve
industrial users.
3 6 Pirotecting Stirateg icl'ira iris �poi ion Conridoirs &
Facikifies
Direct orimmediate access toregionaLprovinciaLand
national/international transportation corridors and faciUties
isamajor iocationaiconsideration for large industrial users.
For the County these corridors and faciUtiesare composed ofa
combination of:
a)The county road system:
b)The provincial highwaysystem(including proposed
highways):
d Multiple railways-,
d) Multiple marine ports�and
e) The St. Thomas Municipal Airport.
Due tothe importance ofthese corridors and faciUtiestothe
County'seconomy they vviUbeprotected from development
that may negatively impact their functioning orthe operation
ofindustry. Development that could preclude ornegatively
affect the use of the corridor for the purposes for which it was
identified and designed shall not bepermitted.
3 7 Commpatibikity, Strategic Emmploymmein't Areas &
Conridoirs
New development proposed onlands adjacent tostrategic
transportation corridors and faciUtiesshould becompatible
with, and supportive of, the long-term purposes ofthe corridor
and should bedesigned toavoid, mitigate, orminimize negative
impacts onthe corridor and transportation faciUties.
3 8 H i g h Qmakit y ��Des i g in i in St ir ateg i c ��Emm�p I o ymmein't
Areas
Aseconomic gateways tothe County, the County encourages
local municipaUtiestodevelop and implement high standards
Page 335 of 427
m
ofurban design, architecture, and landscape architecture in
strategic employment areas, reflective oftheir importance, to
attract high quality employment opportunities.
Figure e�conceptuu[*goCLAW I a Isystem-Txesystem'suppmucxi ec unizes
the in,erconnected nu,uI eo,umrivinuuuoCLAW I a Isectoc
|tisthe intent ofthis Plan toensure that the County and
local municipaUtieshave anadequate supply ofemployment
land for awide variety ofemployment uses. Recognizing the
importance ofall employment lands, proposals toconvert
lands within anemployment designation that have not been
identifiedasstrategic toanother type ofland use vviUbe
generally discouraged and only permitted inaccordance
with provincial policy. Anamendment tothis Plan will not
berequired toimplement anon-strategic employment area
conversion.
Being located amongst the rich agrioubunaisoiLsof
Southwestern Ontario, the County'sagrioubunaisector has been
foundational tothe development ofthe County and its economy.
The regionaLprovinciaLand national importance ofthe County's
agrioubunaioperations tofood security, and associated
industries such as food processing, mean that protection of the
County'sagrioubunailand base and operations are ofstrategic
importance tothe County. Tbthat end, agricultural operations
and the agrioubunailand base shall beprotected over the long
The aghoubunaisystem iscomprised ofinter-connected
elements that collectively create aviable, thriving agricultural
sector and includes agricultural lands, farming operations,
agrioubunaily-rebateduses, agri-tourismoperations,
supporting infrastructure, aswell asemployment uses that are
related to, orrely on, agricubure(such asfood processing).
Due tothe importance ofthe agrioubunaisystem tothe
County'seconomy, itwill beprotected from development
that may negatively impact its operations and its individual
components. New development shall becompatible with,
support, and protect the County'sagrioubunaisystem and
its individual components and should bedesigned toavoid,
Page 336 of 427
mitigate, orminimize negative impacts onthe system or
specific elements and operations inthe system.
3.12 Pirotecting Against'itheConveirsion of Agirimmltmirak
L a in d
The conversion oflands designated agrioubunaitoother uses
shall not bepermitted, except for the expansion ofasettlement
area boundary inaccordance with provincial policy and the
policies of this Plan.
3.13 'To mir i smm
Tourism isasignificantcontributor tothe County'seconomy
due inpart toits proximity toLake Erie and major population
centres. As such, the growth of the tourism industry is a
strategic priority for the County and tourism uses shall
generally besupported subject tothe policies ofthis Plan and
the local official plan.
Toenhance the scenic qualities ofthe County, and toencourage
tourism and the establishment oftourism operations, scenic
routes are identified onScheduie'E[ofthis Plan toconnect
Lake Erie ports and other tourism destinations with the high
volumes oftravellers along Highway 40l.|tisthe policy ofthis
Plan that:
a)when undertaking public works along County Roads,
the County shall, inconsultation with the relevant local
municipaUtyconsider enhancements tothe right-of-way
including landscaping and wayindingsignagetoimprove
the scenic qualities of these routes-, and
b)the scenic nature ofthese routes beprotected and/or
enhanced bynew development and include high quality
site design, architecture, and landscape architecture that
reflects the County'srural and urban character.
d "Akey attraction tothe County for visitors isits collection
ofquaint and picturesque downtowns, main streets, and
3.15 Smppoirfing ��D owwntow'iris, KMain Stmeets,&
Wateirfmmints
Akey attraction tothe County forvisitonsisits collection
ofquaint and picturesque downtowns, main streets, and
waterfronts, many of which have a general historicvalue. As
such, it is the policy of this Plan to:
a)support ongoing efforts torevitaUzeimprove, and restore
these areas with the aim ofsupporting local business
and attracting tourism tothe County, partioubadythrough
the development ofurban design guideUnesand/or
master plans for these areas�and
b) require market justif ication and/or market impact studies
when new commercially designated areas are proposed
that have the potential tonegatively impact the role and
function ofdowntowns, main streets, and waterfronts
from atourism orgrowth management perspective.
3.16 Smppoirfing PkamemmakingUniflatives
Pbacemakingisanapproach toplanning, design, and the
Page 337 of 427
local community's physical assets and identity tocreate public
spaces that encourages private sector investment, builds civic
pride, and improves community weii-being. Pbacemakingcan
include such initiatives aspublic art instaibations,development
ofprogrammed public spaces, and the improvement and
beautification ofinfrastructure. While itisrecognized
that good pbacemakingisprimarily community -driven and
anticipated tooccur atthe local level, the County supports
pbacemakinginitiatives with the aim ofattracting visitors to
the County, stimubatinglocal business, and creating asense
ofcivic pride within Eigin'slocal municipaUties. Tothat end,
the County vviUseek toidentify opportunities tosupport local
pbacemakinginitiatives where there isanevident county -wide
economic development ortourism benefit. Such initiatives
mayinciude: gateway signageand wayinding,the creation of
landmark public spaces, and public art instaibations.
The creative economyiscomposedofknowledge-based
economic activities and includes sectors such asadvertising,
architecture, design, culinary arts, visual and performing
arts, media, publishing, research & development, software,
and computer gaming. Creative industries are among the
most dynamic sectors inthe world economy and attract a
highly talented tabour force. The County'sproximity tomajor
markets and economic centres has the potential toattract both
businesses and talent who are seeking the lifestyle and quality
oflife advantages that Eigin'scommunities offer. Toposition
the County has a destination of choice for businesses and
individuals in the creative economy the County will:
a) Protect and enhance the County'srural and urban
character through the development process (see
Subsections 5.3and 6.4for more information) �
b) Encourage the development ofpbacemakinginitiatives
and events, festivaLs,and the promotion ofthe County's
natural and cultural heritageand,
d Encourage the creation oflocal policies and regulations,
that seek tosupport and faciUtatecreative industries,
business incubation, studio and workshop spaces, and
the creation of creative hubs.
The community improvement powers under Section 28 of
the Planning Act provide awide range ofpowerful tools
for local municipaUties,indudingthe abiUtytoprovide
financial incentives that would beotherwise prohibited bythe
Municipal Act. While the County does not have the authority
to create its own Community Improvement Plan (C|P),to
support general physical improvement inthe County and
economic development, the County may consider funding or
administering aOPormultiple OPwith local municipaUties
that address the County'sstrategic economic development
priorities including:
a)Affordable housing development�
b) Rural economic deveiopment�
dDowntown, main street, and waterfront revitaUzation�
d)Cultural heritage tourism:
e) Beautification onidentified scenic routes�
Page 338 of 427
U Pbacemakinginitiatives�
g) Attraction ofcreative industries�and
h) Improvements tostrategic employment areas.
m
Notwithstanding the above, County Council may identify
additional community improvement strategic priorities not
listed.
Page 339 of 427
?5
4.0 HOLISING
iioushng its afuindainneintal huinnain ireaiEuiiirerneint that eincornpasses a aside iiraiinge offoirinns firoinn
einneirgeincy shelteirs, tirainsifioinal houshng, asMsted HAing, suppoirflve houshng, coinninnuinity
houshng, affordable houshng, aiind innairket-irate houshng Einsuiding our appiropidate supply aurae
aside iiraiinge of houshng types aiind teinuires its key to the County's overall Atality aiind wellbehng,
both sodally aiind ecoinorMcally. To that eind, the folloMing objec,fives have beein Weintified as
they iirelate to houshng aiind houshng developinneint shin the County
a) Einsuire a healthy supply of iireMdeiinUally deMginated lainds, hncluding iredeveEaprneint lainds,
'foiir iinew houshng oppoiirtuiinifies�,
b) Einsuire air adequate iinMx of houshng types aiind teinuires to addiiress the cuirreint aindfutuire
iineeds of households shin the County
c) Einsuire the developinneint of houshng that its affoirdablefoir innost County households,
hncluding the IlpirafecHoir of iireiintal houshng supply,
d) Support aiind eincouirage the developinneint of spedal iineeds aiind suppoirflve houshng types',
a it d,
e) Weuntiif IIpubk iireal estate assets aindfuinding oIIpIlpoiirtRAiinii,ti es,fiiroiinri Mgheiir levels of
goveirininneint that could asMst shin the developinneint of affordable houshng
Page 340 of 427
o
|naddition tothe other policies ofthis Plan, the following
policies apply tohousing inthe County
4.1 Generak��Pokicy
IFimure�me'VousinuwweemoL)sa'-Tlie concePtuuI 'WoeemoUsa'mouel
omousinupmwsioni ecognizeSthat urxousinustock mUStmi euec
meu*ei saneeds othe county'SnsiuentSrand that i esiuentsnnaymove
umunuthe wxeemousemmuuxou,meirlives depending onpel Sonui
xeuukund/oreconomicci[Cums,unces.
4.2 Residential Land SmppKy
The County shall ensure there isanadequate supply of
residentiaUy-designatedland inthe County toaccommodate
aminimum ofl5years ofresidential growth (including
redevelopment and intensification opportunities, and
�reenfieid'band). Further, local municipaUtiesshall be
required tomaintain, atall times, land with servicing capacity
sufficient to provide at leastafive-year supply ofresidential
units avaibabiethrough lands suitably zoned and (where
avaibable)serviced. The status of the County's inventory of
residential lands will bemonitored and reported annually to
CountyCounciL
4.3 Reii1miring aKMix of Homsing
Providing for arange ofhousing typologies promotes
affnrdabiUtyand ensures that the County maintains options
for households atall stages oftheir Ufecycie.|nsettlement
areas where full municipal services are avaibable,arange of
housing typologies shall beprovided. Where new residential
development proposes single detached dwellings, they shall
generally not comprise more than 70%ofthe dwelling mix.
This requirement maybe waived if:
a)the proposed development constitutes infiUingor
intensification:
b)the development islocated onlands that are the subject
ofalocal municipaUty'ssecondary plan that identifies an
alternative housing mix for the area�
d alocal municipaUty'sofficial plan contains analternative
housing mix requirement�or,
Page 342 of 427
d)due tothe scale ofthe development orservicing or
engineering constraints, the provision ofamix of
housing types is not feasible.
Where the feasibiUtyofincorporating amix ofhousing types
isinquestion, itshall beincumbent onthe applicant to
demonstrate that the provision ofamix ofhousing types isnot
4.4, AddiflonakDw'ekking Units
Additional dwelling units are smaller apartments contained
within adwelling oraccessory building onthe same property
and are referred tobyvarious names including secondary
suites, accessory apartments, or'gnannyfiats' Local
municipaUtiesshall permit aminimum oftwo additional
residential units as-of-rightwithin residential zones in
settlement areas where single detached, semi-detached,and/
orrovvhousedwellings are permitted, subject toappropriate
land use, size, and iocationaicriteria, including servicing and
access requirements.
4.5 Demmokiflon or Conversion of Rental Housing
Rentaiunits area key supply ofaffordable housing inthe
County and are an important to ensuring the County has a
diverse supply ofhousing tomeet the needs ofits citizens.
Assuch, the County strongly discourages their demolition
orremoval except where the demolition isrequired to
address existing health and safety issues and will result in
the reconstruction orreplacement ofthe demolished units.
The County shall not permit the conversion ofrental units
toownership tenure through aplan ofcondominium, except
a) it has been determined through a marketimpact study
that the rental unit(s)are not required tosatisfy housing
need inthe local municipaUtyor,
b)the conversion toownership housing would result inthe
creation ofaffordable housing.
Affordable housing isdefinedbyprovincial policy and its
provisionensuresthatlow-andmoderate-incomehousehoids
can access both appropriately priced rental units and
homeownership inthe County. Based onthe definitions under
provincial policy, approximately 55%ofthe County'shouseholds
areconsideredtobeiovv-ormodenate-incomehousehoids
and assuch, acumulative total of55%ofnew residential units
developed across the County shall betargeted asaffordable
under provincial policy. Toassist inreaching this target the
Page 343 of 427
cp
a) Require all local official plans todevelop policies advising
how the local municipaUtywill work towards achieving
this target',
b) Advise all applicants with residential development
proposals ofaffordabiUtyprice thresholds, and require
all applications for plans ofsubdivision orcondominium
todemonstrate how their proposal works towards
achieving Counci[saffordable housing target, and ifthe
proposal does not include affordable housing, advising
why itisnot appropriate toincorporate it�
d Examine opportunities tofund affordable housing
community improvement prognamming�and
d) Report annually toCounty Council onprogress inmeeting
the affordability target.
4.7 PmbkicAssets for A Hord a �bkeHom����
Prior tothe disposal ofsurplus bandsand faciUties,the County
shall review:
e) Whether the land orfaciUtywould besuitable for
affordable housing deveiopment�and,
f)Whether apublic orprivate body engaged inthe provision
ofaffordable housing has aninterest inthe land or
4.8 Emmeirgency Housing &I"irainsitionakHomsing
Emergency housing offers short-term crisis support tothose
who are experiencing homelessness and includes homeless
shelters and shelters for those escaping domestic violence and
intimate partner violence. Transitional housing includes group
homes and other forms oftemporary housing that aims to
bridge the gap from homelessness topermanent housing and
isnormally used asaform ofsupportive housing for treatment,
and mental health. Local official plans shall contain policies
permitting emergency shelters and transitional housing in,
ataminimum, all residential and institutional designations in
settlement areas and describing the criteria orcircumstances
for their approval.
4.9 C ommmmmin N y ��H oms i in g
Community housing (sometimes called social orsubsidized
housing), is housing that is offered at below marketrates to
occupants and includes purpose-built low-income housing
developments, subsidized units inmarket-rate buildings,
ormarket-rate apartments paid for inpart byprovincial
rent supplements. The County issupportive ofefforts by
community housing providers todevelop more community
housing across the County'ssettlement areas and will use best
efforts toexpedite approvals for proposed community housing
developments subject tothe other policies ofthis Plan.
Further, the County will consult with local municipaUties,
school boards, and federal and provincial agencies toidendfy ���������������mmmmm������m����
surplus government lands and/or buildings that may be When proposed, community housing should be:
suitabieforaffordabiehousingdeveiopment,inciudingbrown-
andgrey- ieidsitesoutsideempioymentareas� a) located insettlement areas vvithfuUmunicipal services
and adequate urban amenities for residents�
b) near existing orplanned transit (if avaibable),including
and active transportation faciUties�and
dnear public service faciUties.
4,11 Coordination with Higheir Levels of Goveirinmmen't
Coordination with provincialand fed era igovernments and
agencies, including the Canada Mortgage and Housing
Corporation, will beundertaken toadvocate for sustained
provincial and federal funding that:
a) promotes the development ofresidential intensification,
brownieidredevelopment and affordable housing
options, including community housing and purpose-buib
rental units�and
Wsupports energy efficiency and sustainable housing
design for new and existing residential units.
Page 345 of 427
5.0 TH E R LJ RA L. A R EA
T'he Ruira I A urea its afouiindafloiin a I ch a racteidsUc a iind defiiinhngf eat RAiire of Elghn County, both
spaUally aiind cultuirally. With soinne of the best sons hn Caiinada aiind aiin exteinMve unefwork of
fairinMing opeiraUoins, Ilpuracessihng,fadlifies, aiind suppoirfling hndustiry, Ruiral Aiirea's agidcultuiral
hndustiry its oiine of Elghn County's innost hmpoirtaint ecoinoinnk einghnes. T'he loin!.p-teirinnvWbHHy aiind
resffleincy of the County's agidcultuiral laiind base aiind opeiraUoins also has IlpuraAindaE aiind unafiiiauinaE
hmpUcaUoins. To that eind, the folloMing objec,fives have beein Weintified as they iirelate to the
Ruiral Aurea hn the County
a) Pireseirve the agidcultuiral aiind uruuraE chairacteir of the Couinty,
b) Weintify aiind Ilpurafecf the Couintys agidcultuiral laiind base aiind Ilpurafecf agidcultuiral opeiraUoins
firoinn coinfUcHing laiind uses„
c) Einsuire that lots sure Mzed all p��piiro�IpiirWately,foiirseiirvicuiing aiind suffideintly lairge einough to
�lpiirotec,tiirRAiiralc�haiirac,teiiraiindiinriaiiiintaiiiin,flexiii�biil,ty,foiirt�heagiiriicRAI,tRAiiraliiiindRAstiiry
d) Einsuire a Abiraint Ruiral Aurea by Ilpeurrrniiffling appiropidate aiind cornpatflble oin-fairinn fflveirsified
uses aiind agiiriicRAI,tRAiirally�-iirelated uses„ aind,
e) Encourage the use of einAiroininneintal best Ilpurac,fiicesfoir developinneint aiind uredeveEaprrneuinf.
Page 346 of 427
|naddition tothe other policies ofthis Plan, the following
policies apply tothe Rural Area asdescribed herein and
designated onScheduiev�ofthis Plan:
5.1 Commposition oftheRmirakAmea
The Rural Area iscomposed ofall lands outside ofdesignated
settlement areas and ismade upof:
a)The AgrioubunaiArea, which constitutes the County's
prime agricultural area under provincial poUc�and
b) Existing areas ofnon-agriculturally designated lands in
local official plans.
5 2 Permmitted Uses
Within the County'sRural Area the primary use ofland shall be
for agrioubureSecondary uses within the County'sRural Area
are limited to: agricuitunaily-rebateduses, limited residential
uses, home -based businesses and industries, agri-touhsm
operations, temporary outdoor special events, and lands that
have been previously designated for non-agricultural uses ina
local off icial plan.
5 3 ��P ir otect i in g & ��E in h a in c i in g ��Rmir akC h a ir a cteir
Elgin County'srural character isdefinedbyland uses and
development patterns where farmlands, natural landscapes,
and open spaces dominate. These patterns ofland use and
development support farming operations, agrarian and rural
Ufestyies,andrunai-andresource-basedeconomicactivities.
They also influence architectural styles that often reflect
traditional farm vernacular, nature, and/or landscapes, and are
sited inways that reinforce the pastoral matureoftheRunai
Area with expansive setbacks from neighbouring properties
and roadways. The rural character inthe County will be
protected by
a) Directing urban uses, and uses that donot rely onarural
location toSettlement Areas:
W Protecting aghoubunaiand resource -based uses
from encroachments that may negatively impact their
operations-,
dAvoiding urban land use densities for non_agricultural
and non -resource extraction deveiopment�and
d)Encouraging the use ofdesign concepts that reference
orreflect the traditional architectural styles and/or the
landscape ofthe Rural Area.
Development inElgin County'sRural Area vviUprotect and
enhance this character and will prevent the urbanization or
suburbanization of the countryside. Protection ofrural character
is not intended to require historic reproduction or to impede the
efficiencyofagricubunaiandresource-extnactionopenations,
and tothat end, innovative architectural styles and site layouts
that protect the County'srural character, while faciUtating
efficient operations, are encouraged.
5 4, P ir otect i in g & ��E in h a in c i in g ��Rmir akC h a ir a cteir,
Exceptions
While the protection and enhancement ofEigin'srural
character isaprimary consideration whenevaluating
Page 348 of 427
s4
inimplementing these policies isdesirable toreflect the
individual circumstances ofdevelopment proposals, and
differences inlocal character. Tbthat end, the policies of
Section 5.3shall not apply
a)where alocal municipaUtyhas defined rural character
malocal official plan, secondary plan, orthrough the
adoption ofrural design guideUnes�or
b)toagricubunaiorresource-extnactionuses,notsubject
to site plan control.
|nthe case ofproposals for agrioubunaiorresource-extraction
uses not subject tosite plan control, applicants shall be
encouraged todemonstrate how their proposal will be
sensitively integrated with the surrounding context.
Development inthe Rural Area shall firstand foremost protect
agnoubunailand, agricubunaioperations, resource extraction
operations, and rural character. |naddition tothe other policies
ofthis Plan, the following policies will direct development in
the County'sRural Area:
a)Where permitted, non_aghcultural development shall
avoid removing lands under active cultivation orpasture�
b) Lots shall besized not iusttoaccommodate required
retained parcels):
d Development shall comply vviththe re�vanttnanspo�ation
poUciesofSubsa�ions8.3to8]5and the n�evant
servicing poUciesofSubsections 8]6to8.23.
d) Development shall front onto, and vviiibedirectly
accessed, byapubUcroad that ismaintained year-round
byapubUcauthority
e) Development vviiiconform tothe access poUciesofthe
relevant road authorit�
U Development shall berequired tomake improvements
topubUcroads, including any required road dedications,
needed tofaciUtatesafe ingress and egress and tomeet
the standards and requirements of the appropriate road
authority
g) New development isencouraged tobeplanned and
designed tomitigate and adapt tothe impacts ofcUmate
change through incorporating sustainable construction
materiaLsorpractices, green infrastructure, energy
conservation standards, water e�icienttechnologies,
and low impact development. For large development
proposals, appUcantsmay berequired todemonstrate
how this will be achieved.
5 6 Agricultural Uses
� '
�aterandse�ageservicebuttoprotectrunaichanacter
Aghoubunaiuses indudethe vvid��range ofactivities
through minimum lot areas and building setbacks.
that invok/ethe growing ofcrops and/or raising ofanimals
Specificaiiywhen located inanagricultural designation
ofvarying sizes and intensities, with orwithout buildings,
inalocal official plan, new lots will generally bea
and with orwithout aresidence. Given the importance of
minimum of40haorlarger (for both the severed and
agricuituretotheCounty�seconomicbase , and its strategic
provincial and national importance, itisthe policy ofthis Plan
that the widest possible permissions begiven toaghoubunai
operations across the County.
IVIDSformulae are provincial planning formulae used
to determine appropriate setback distances between
livestock barns, manure storages, oranaerobic digesters
and surrounding land uses, tominimize land use conflicts
and nuisance complaints related toodour. Where livestock
operations exist orare proposed, demonstrating that anIVIDS
setback can beachieved may berequired before aplanning
approval may begiven. Development inthe Rural Area shall
generally comply with IVIDSFormulae | and U,and local
municipaUtiesshall berequired toincorporate the Formulae
into their zoning by-baws.
5 8 Residential Uses
For many people the RunaiAreais, and vviUcontinue tobe,
adesirable place tolive. However, the overpopulation of
residential uses inthe Rural Area can lead tothe piecemeal
urbanization ofthe countryside and the loss ofrural character
|tcan also restrict the establishment and expansion of
agrioubunaioperations. Assuch, where alocal official plan
and zoning by-law permits residential uses inthe Rural Area,
only the following shall be permitted:
a) one single detached dwelling per iot�
b) one additional dwelling unit contained onthe same lot as
the single detached dweUing�and
dfarm tabour accommodations.
5 9 ��Mew'Residential Lots in AgiriuiltmirakAmea
Forth esamereasons noted inthe previous sub-section, no
new residential building lots are permitted inanagricubunai
designation inalocal official plan with the exception ofa
lot containing anexisting dwelling that has become surplus
toafarming operation because ofafarm consolidation.
Notwithstanding any other polices tothe contrary, such a
residence may be severed from the farm subject to:
a)The lot containing the dwelling being limited insize tothe
area needed toaccommodate the dwelling and on -site
servicing oniyand,
b)All residential uses being prohibited onthe remnant farm
parcel byway ofofficial plan amendment and/or zoning
by-law amendment.
5,10 AddiflonakDw'ekking Units
Additional dwelling units are smaller apartments contained
within adwelling oraccessory building onthe same property
and are referred tobyvarious names including secondary
suites, accessory apartments, or'gnannyfiats' An additional
dwelling unit shall bepermitted inany Rural Area designation
inalocal off iciaiplan where asingle detached dwelling is
permitted, subject toensuring that the accessory dwelling
does not constitute asecond principle dwelling onthe property,
and subject tolocal policies and regulations related tosize,
servicing, and access. |nnocase shall the County support
the severance ofanadditional dwelling unit from the principle
Page 350 of 427
sa
Certain types offarming operations require outside
farm tabour tofunction. Assuch, the establishment of
accommodation for farm tabour ispermitted inthe Rural Area
provided itcan bedemonstrated:
a) that the size and nature of the farm operation requires
additional employment-,
b) that itisnot practical orfeasible tolocate the
accommodations within asettlement area�
dthat the visual impacts onrural character are addressed
through architecture, massing, and bandscaping�and
d)that adequate amenity space isincorporated into the
development for the occupant(s).
Toensure orderly development and the protection of
rural character, local municipaUtiesare encouraged to
apply site plan control tothe development offarm tabour
accommodations.
Agri culturally -related uses are defined byprovincial policy
and are composed offarm-related commercial and industrial
operations that support the County'sagricubunaisector,
provide products and services directly tofarming operations,
and benefit from being near the farming operations they serve.
These uses include warehousing and distribution associated
with local farming operations, farm produce stands, grain
dryers, agricubunairesearch centres, wineries and cideries,
abattoirs, flour miiLs,stockyards, farm equipment repair,
agrioubunaiauction establishments, and feed, seed, and
feriUzersuppliers. These uses will bepermitted across the
Rural Area subject tothe other policies ofthis Plan and the
a)when located inanagrioubunaidesignation inalocal
official plan, the total area ofthe use should generally be
less than lhainsize, including all buildings, driveways,
parking, and outdoor areas. Where alarger operation is
proposed, the proponent will berequired todemonstrate
that there will benonegative impacts onfarming
operations orthe rural character ofthe area�
b)the use serves agricubunaioperations inthe area:
dany buildings housing the agricult unaily-rebateduse
are generally located within the existing farm -building
cluster, iflocated onafarm prope��
d)there isnonoise, lighting, dust, tnafficorodour from the
business orindustry that will have anadverse impact on
adjacent properties oragricubunaiopenations�and
e)that rural character ismaintained orenhanced
through the development's architecture, massing, and
landscaping.
Development vviUprotect and enhance rural character and vviU
prevent the urbanization or suburbanization of the countryside.
5.13 H omme-�b a s e d B m s i ines s e s &Uin dmst ir i e s
Home businesses and industries are classified as on -farm
divensifieduses under provincial policy and include awide
range ofsmall-scale enterprises that can operate discretely
Page 351 of 427
out ofaresidence, orother building, bythe resident ofthe
property and include arange ofprofessional services and the
operations oftradespeople but donot include manufacturing,
retaiLorwholesale operations. Home -based businesses and
industries will bepermitted across the Rural Area subject to
the other policies of this Plan and the following:
a)the operator ofthe home -based business orindustry
permanently resides onthe proper��
b)the building housing the home -based business or
industry is generally located within the existing farm -
building cluster, if located on a farm property',
dthe floor area ofthe business orindustry complements
the size ofthe property, on -site buildings, and
neighbouring properties and buildings, does not
physically dominate the property, and isclearly a
secondary use of the property-,
d)there isnonoise, lighting, dust, traffic, orodourfromthe
business orindustry that will have anadverse impact on
adjacent properties oragricubunaiopenations�
e)all machinery and equipment, with the exception ofmotor
vehicles, are located within enclosed buiidings�
f)any open storage areas are hidden from the road or
screened from view-, and
g) the number ofemployees islimited.
agrioubureUses that are directly related toafarming
operation such as'pick-your-ovvn'produce establishments,
tasting rooms for awinery orciderysugar-shacks,petting
zoos, tourist ranches, and produce markets shall bepermitted
across the Rural Area subject tothe following:
a)when located inanagrioubunaidesignation inalocal
official plan, the total area ofthe agri-tourismoperation
should generally beless than lhainsize, including all
buildings, driveways, parking, and outdoor areas. Where
alarger operation isproposed, the proponent will be
required todemonstrate that there will benonegative
impacts onfarming operations orthe rural character of
the area-,
Wthe operation will not negatively impact surrounding
agrioubunaioperations and does not undermine the
agrioubunainature ofthe area�
dthe building housing the agri-touhsmoperation is
generally located within the existing farm -building
cluster, iflocated onafarm prope��
d)there isnonoise, lighting, dust, tnafficorodour from the
business orindustry that will have anadverse impact on
adjacent properties oragricubunaiopenations�and
e)that rural character ismaintained orenhanced
through the development's architecture, massing, and
landscaping.
5.14, C omeA ir i-t omir i smm0 �peir at i o in s 5.15 Ot heir A g ir i-t omir i smm0 �peir at i o in s
Agri-tourismopenationsarecbassifiedason-farmdivensified |nsome cases, agri-tourismoperations may not have adirect
uses under provincial policy and include awide-range of relationship toafarm operation oragricuburebut may still
leisure -related uses oractivities related tofarming and
Page 352 of 427
becomplementary tofarming orrural character. These uses
mciudefarmers markets, antique markets, bed and breakfasts,
and outfitters for hunting, fishing, and camping. They may also
include spas, retreats, outdoor recreational uses, and special
event venues whose programming isbased around rural
character and/or rural activities. These uses maybe permitted
onacase-by-casebasis inthe Rural Area subject to:
a)The criteria established inSubsection 5]3:
b)Completion ofanaghoubunaiimpact assessment to
evaluate potential impacts onagricubunaioperations
and the agrioubunaisystem�and,
dAtaminimum azoning by-law amendment toensure
compatibiUtyand appropriateness ofthe proposed use
|nundertaking any required aghoubunaiimpact assessment,
the level ofdetail ofthe assessment should correspond with
the scale and intensity ofthe proposed use.
5,161'eirnpoirairy Outdoor Sped at Events
Because ofits expansive open spaces, the RunaiArea[ends
itseDtohosting large-scale temporary outdoor events such
asfairs, festivaLs,concerts, ploughing matches, historical
re-enactments,weddings, swap meets. Nothing inthis Plan
isintended toprohibit the hosting ofone-time,seasonal, or
annual events inthe Rural Area solong as:
a)there are appropriate agreements inplace between the
host and the local municipaUtytosee the lands restored
orimproved after the close ofthe event�and,
b)all requirements ofthe public health authority having
jurisdiction are satisfied.
5.17 A d a pt i ve�emseo If ��M o n-a g ir i cmItmir akU s e s
Historical development inthe County has resulted inmany
instances ofnon-agricultural uses scattered across the Rural
Area. These uses include schools, churches, municipal garages,
gas stations, general stores, motels, and road -side diners. While
some ofthese uses are still openationaLsome nolonger serve
their original function, orhave been abandoned altogether. This
Plan recognizes the value and utiUtythese legacy developments
have insupporting intended oralternative uses, and inreducing
embodied carbon emissions from new construction. As
such, the County will generally support the adaptive reuse of
these buildings subject tothe other policies ofthis Plan, and
the policies ofthe local official plan, and may permit limited
expansion ofthese developments that support their adaptive
reuse. Specific consideration shall begiven toevaluating the
impacts onrural character and agricultural operations when
revievvingdeveiopmentappUcationsforadaptivereuseofnon-
agrioubunaiuses.
5.18 Exisfing Desiginated Areas of ��Moiri-a�liricmt,tmirak
Uses
Almost all loca I off ici at plans in the County contain non -
agricultural and non -resource extraction land use designations
inthe RunaiArea,that are often the result ofhistoric planning
approvals. While these designations are not identified onthe
schedules ofthis Plan, there isnothing inthis Plan that is
intended toprohibit their existence, and alocal municipaUty
may continue torecognize these uses intheir own official plan
and zoning by-law. Notwithstanding anything in this section to
Page 353 of 427
the contrary, existing non-agrioubunaidesignations inalocal
official plan shall bedeemed asconforming designations by
this Plan. Development proposals within these areas shall be
evaluated based onthe policies ofthis Section and the other
Page 354 of 427
41
6.0 SETTLEMEN'TAREAS
Settleinneint aiireas acre cornposed of the County's towins, Allages, aiind haimlets. Tbese aiireas
acre ceintiresfoir iireMdeiinUal, coinninneircW, hndustiidal, aiind hnstHRAUoinal developinneint aiind IlpuroAde
hmpoirtaint ecoinoinMc aiind socWhAincUoinsfour the County's uresWeuinfs aiind bushnesses. To that
eind, the folloMing objec,fives have beein Weintified as they iirelate to settle inn e iint aiireas hn the
couiinty�
a) Protect the RAinklue sinnall-towin chairacteir of the Couintys settleinneint aiireas�„
b) FacHitate the cireaUoin of cornpact, cornplete, aiind pedestidain-fideindly coinninnuinifies that
piroAde equitable access to a iiraiinge of local ecoinoinnk aiind socW oppoirtuinifies, ceiintiired
airouind a Abiraint innahn stiireet our coinninneircW coiim„
c) �EiinsRAiiret�hatdevelollpiinrieiintaiindiiredevelollpiinrieiintRAti liizeslaiinde,f,f�ciieiintly,asseiirviic�iingwiilI
peiiriinnit�
d) Einsuire that developinneint its appiropidately located, safely accessed, aiind adequately
seiirvkedaind,
e) Encourage the use of einAiroininneintal best Ilpurac,fiioesfoir developinneint aiind uredeveEolpinneuinf.
Page 356 of 427
0
|naddition tothe other policies ofthis Plan, the following
policies apply tothe Settlement Areas asdescribed herein and
designated onScheduiev�ofthis Plan:
Settlement Areas are composed ofall lands designated as
such inthis Plan and are made upofthe County'stowns,
viibages,and hamlets.
6 2 Generak��Pokicy
|tisthe general policy ofthis Plan tosupport the creation of
compact and complete communities that provide equitable
access toarange oflocal economic and social opportunities
centred around avibrant main street orcommercial core. It
isrecognized however that achieving this objective islargely
anticipated tooccur atthe local level through the development
ofdetailed policies inlocal official plans, the preparation of
local zoning by-laws,implementation ofsite plan control,
and through community improvement planning. Tbthat end,
the County'sprimary focus with respect todevelopment
within settlement areas shall bethe protection ofcounty and
provincial interests asestablished inthis Plan and through
provincial policy. Otherwise, the County will generally defer
tothe vision, goals, and objectives ofalocal official plan
with respect tothe detailed organization and composition of
individual settlement areas when appropriate.
6 3 Permmitted Uses
Within the County'sSettlement Areas the primary use of
land shall befor the widest possible range ofurban uses.
Secondary uses within the County'sSettlement Areas indude
existing orinterim RunaiAreauses, and existing orinterim
Natural Resource uses. Tbthat end, itwill beatthe discretion
oflocal municipaUtiestoestablish the scope ofland uses
permitted insettlement areas within their local official plans
and zoning by-laws,subject tothe other policies ofthis Plan.
Elgin County'surban character isdefinedbysmall, human
scale communities centred onacrossroads, main street,
orsmall commercial core composed ofconcentrations of
pedestrian -friendly (often older) buibform, with avariety of
retaiLemployment, residentiaLand civic uses. The land use
patterns ofEigin'ssettlement areas have created largely
walkable communities that encourage social interaction,
the patronage oflocal businesses, and community -centric
lifestyles. Development inElgin County'sSettlement Areas
will protect and enhance this character and will prevent the
suburbanizationofthe County'surban areas. Tbthat end, urban
character will beprotected and/or enhanced by
a) Enhancing the pedestrian -friendly nature ofthe
settlement area,
b) Reinforcing and enhancing the sense of community
through connectivity and integration with existing buib
areas, and the provision of community spaces and
faciUties�
d Using massing, scale, architectunaLand/or urban design
elements toreinforce the character ofthe settiement�
d) Respecting the role and primacy ofthe settlement
area's main street orcommercial core and encouraging
the development and/or retention oflocal retail and
commercial amenities�and
e) Using design concepts that reference orreflect the
history and/or historic character ofthe settlement area
Protection and enhancement ofurban character isnot intended
torequire historic reproduction ortolimit intensificationor
higher density development, rather innovative architectural
styles and urban forms that protect and enhance the County's
urban character and assist insensitively integrating higher
density development are encouraged. |tshall beincumbent on
anapplicant todemonstrate how their proposal protects and
enhances urban character, and tothat end, anurban design
brief may berequired for certain proposals. |tshall beatthe
discretion ofthe relevant approval authority todetermine the
need for anurban design brief and compliance with this policy.
I~mg^n County's urban character,
^ defined
w��� UU �� U
�����o������������mm,on���������me
c��������.�. ������~�
6 5 ��P ir otect i in g & ��E in h a in c i in g U ir �b a in C h a ir acteir,
Exceptions
While the protection and enhancement ofEigin'surban
character isaprimary consideration whenevaluating
new development, itisrecognized that some flexibility
mimplementing these policies isdesirable toreflect the
individual circumstances ofdevelopment proposals, and
differences inlocal character. Tbthat end, the policies of
Section 6.4shall not appiy�
a)where alocal municipaUtyhas defined asettlement area
orneighbourhood'scharacter inalocal official plan,
secondary plan, orthrough the adoption ofurban design
guidelines-, or
b) toindustrial/ employment uses.
|nthe case ofproposals for industrial/ employment uses,
applicants shall beencouraged todemonstrate hovvtheir
proposal will be sensitively integrated with adjacent non-
industrial/ employment uses where applicable.
6 6 Settkemmein't Areas AdjameirittoKMmnicipak
B omin d a ir i e s
Notwithstanding Subsection �4,there are certain settlement
areas inthe County that were developed asaresult oftheir
proximity toanadjacent municipaUty'surban area, nameiy�
a) the Central Elgin communities ofLynhurst,Norman
Lyndaie,and Eastwood abutting the City ofSt. Thomas
b)non-agricubunailydesignated lands inMabahideabutting
the Town ofAyimerand,
d the Southwmidcommunity ofNorth Port Stanley abutting
the community ofPort Stanley inCentral Elgin.
These settlement areas exist because oftheir adjacency toa
larger settlement area, and assuch, they function differently
than other settlement areas inthe County. Tothat end, their
character, design, and composition should support the urban
Page 359 of 427
structure, fun ction, and planned development pattern ofthe
adjacent municipaUty'ssettlement area. The applicant ofa
proposed development within these settlement areas shall be
required todemonstrate that their proposal iscoordinated and
integrated with development and/or infrastructure provision in
the adjacent municipaUty
|tisthe intent ofthis Plan toprovide general policies related to
the use, layout, and design ofthe County'ssettlement areas. To
that end, local official plans shall contain policies that further
detail the types ofuses, layout, and design toreflect both local
context, character, and needs ofeach local community.
|naddition tothe protection ofurban character, incases where
new development isproposed within aTier | Settlement Area, it
shall bedemonstrated that the new development vviiL
a) comprehensively develop the land inquestion, serve
asalogical extension tothe existing buib-uparea, be
compact, and minimize the consumption ofland and
infrastructure-,
W comply with the relevant transportation policies of
Subsections 8.3to8]5and relevant servicing policies of
Subsections 8.16 to 8.21
System-,
d) achieve a minimum net density of 20 units/net hectare
where residential development isproposed however,
should the County oralocal municipaUtybesatisfied
that this isnot appropriate incertain circumstances due
togeography, topography, orother simibarfactors, this
requirement may bewaived�
e)front onto, and bedirectly accessed, byapublic road that
ismaintained year-round byapublic authority:
U conform tothe access policies ofthe relevant road
authority-, and,
g)make any required improvements topublic roads,
including any required road dedications, needed to
faciUtatesafe ingress and egress and tomeet the
standards and requirements of the appropriate road
authority.
|naddition tothe protection ofurban character, incases where
new development isproposed within aTier USettlement Area
it shall be demonstrated that new development will:
a) comprehensively develop the land inquestion, serve
asalogical extension tothe existing buib-uparea and
minimize the consumption ofland tothe extent possibie�
b) compiyvviththere�vanttnanspo�ationpoUciesof
dvvherefeasibieretainandintegnatematuretrees � � into the development through the preparation oftree Subsections 83to8l5and relevant servicing policies of
preservationSubsections 8
pbanand/orbandscapepban�regardiessof 16to821
whether the trees form part ofthe designated Natural c) where feasible, retain and integrate, mature trees
into the development through the preparation oftree
Page 30Oof427
preservation plan and/or landscape plan, regardless of
whether the trees form part ofthe designated Natural
System-,
d)front onto, and bedirectly accessed, byapublic road that
ismaintained year-round byapublic authority
e) conform tothe access policies ofthe relevant road
authority-, and,
Umake any required improvements topublic roads,
including any required road dedications, needed to
faciUtatesafe ingress and egress and tomeet the
standards and requirements of the appropriate road
authority.
|naddition tothe protection ofurban character, incases where
new development isproposed within aTier III Settlement Area,
it shall be demonstrated that the new development will:
a) comprehensively develop the land inquestion, serve
asalogical extension tothe existing buib-uparea and
minimize the consumption ofland tothe extent possibie�
b) comply with the relevant transportation policies of
Subsections 8.3to8]5and relevant servicing policies of
Subsections 8]6to8.21
dwhere feasible, retain and integrate, mature trees into the
development through the preparation oftree preservation
plan and/or landscape plan, regardless ofwhether the
trees form part ofthe designated Natural System�
e) conform tothe access policies ofthe relevant road
authority-, and,
Umake any required improvements topublic roads,
including any required road dedications, needed to
faciUtatesafe ingress and egress and tomeet the
standards and requirements of the appropriate road
authority.
6.11 A d d ires s i in g CkimmateC h a in ge
New development inall Settlement Areas isencouraged tobe
planned and designed tomitigate and adapt tothe impacts of
climate change through incorporating sustainable construction
materiaLsorpractices, green infrastructure, energy
conservation standards, water efficient technologies, and
low impact development. For large development proposals,
applicants may berequired todemonstrate how this will be
achieved.
d)front onto, and vviUbedirectly accessed, byapublic road
that ismaintained year-round byapublic authohty
Page 301of 427
47
'7. 0 TH E N A"I'Ll RA L. SYSTE M
Tlhe Natural Systeinn its cornposed of the County's unafuuraQl einAiroininneint, hncludhn!y� wetlainds,
woodlands, spedes aindfish habitat, aiind wateir. T'he ecologcalfeatuiires aindfuincUoins of the
County's Natural Systeinn suppoirts overall einAiroininneintal health aiind uresiiQliiieuinoy aiind RAindeirphns
the overall sustahnabRity of the County, To that eind, the folloMing objec,fives have beein
Weintified as they iirelate to the County's Natural Systeiinv�
a) Weintify, pirotect, restoire, aiind einhaince, wheire Ilpossiffile, the Natural Systeinn hncluding Hs
ecologcalfeatuiires aiindfuiincfloiins„
b) Requhre developinneint IlpurolposaQls wiffihn, our adjaceint to, the Natural Systeinn to deinnoinstirate
that theire wHI be iino uinegafive hnnpact oiin the Natural Systeinn, hn soinne cases IlpuroMbiirfling
developinneint outidght
c) �M�iiniiiinrii eiinegativec�haiingestot�heqRAalii,ty,qRAaiinti,ty,aiind�hydiirolo!.jiiical/�hydiiro!.jeologcaI
fuincUoins of watercourses, lakes, aquffeirs, aiind wetlaiinds„ aiind
d) RecogiiMze that wateirsheds acre the ecologkally iinneaiinhngful scalefoir IIplaininhng aiind use H
as the fouindaUoinfour coinsWeiding cuiinnulaflve hmpacts of developinneint
Page 362 of 427
m
|naddition tothe policies ofthis Plan, the following policies
apply tothe Natural System inthe County asdescribed herein
and as may be designated on Schedule'C'of this Plan:
7.1 C omm�p o s it i o in o If 't he��M atmir akS ystemm
The Natural System iscomposed of:
a) Significant Wetlands-,
b) Significant Coastal Wetlands-,
d SignificantWbodbands:
d) SignificantVaUeylands�
e) AreasofNatunaiandScientific Interest (ANSI):
U Significant VWidUfehabitat�
g) Fish habitat-,
h) Habitat ofthreatened orendangered species�
i)Surface waterand,
j)Ground water.
7 2 General Policy
The County ofElgin recognizes the importance ofthe
Natural System tothe overall health ofthe County and the
negative sociaLenvironmentaLand economic impacts that
environmental degradation can have, particubarlywhen coupled
with the impacts ofclimate change. Assuch the County will
prioritize the protection, enhancement, and rehabiUtationofthe
Natural System.
7 3Ude��i If i c at i o in o If 't he��M atmir akS ystemm
|tisrecognized that the mapping ofthe Natural System in
this Plan isapproximate, and the policies ofthis section apply
toall Natural System components regardless ofwhether
theyareidentified onthe schedules ofthis Plan. Changes
tothe limit orthesignificance classification ofindividual
components ofthe Natural System may beconsidered through
the findings ofasub-watershed study orenvironmental impact
statement completed tothe satisfaction ofthe County orlocal
municipaUty. |fachange tothe limit orclassification ofa
component ofthe Natural System has been demonstrated to
beappropriate the revised limit orclassification shall prevaiL
and noamendment tothis Plan shall berequired.
7 4,Wateirs h e d Pka in in i in g
|tisrecognized the watershed isthe ecologically meaningful
scale for integrated and long-term planning and isafoundation
for considering cumulative impacts ofdevelopment. The basis
for conducting planning atthe watershed scale isthrough
the preparation ofasub-watershed study, atechnical report
which provides comprehensive analysis ofhow surface
water, groundwater, terrestriaLand aquatic ecosystems
function inasub-watenshed,and recommends how land use
can take place inamanner that protects and enhances the
environmental health ofthe sub-watenshed.Tbthat end, the
County may undertake aprogramme ofpreparing orupdating
sub -watershed studies for all sub -watersheds inthe County
todevelop amore detailed understanding and approach to
planning within each sub-watenshed.Where these studies
exist, they shall form the basis for planning inthe Natural
System. Further, where anenvironmental impact statement
Page 364 of 427
isprepared insupport ofadevelopment application itshall
consider the sub -watershed impUcationsofthe proposed
development.
Designating certain components ofthe Natural System as
. significant' affords these features greater protection under
provinciaipoUcy |nthe absence ofasub-watershed study
orenvironmental impact statement, all lands identified as
being part ofthe County'sNatural System onScheduiet'are
assumed tobesignificant under provincial policy until their
significance isconfirmed through either asub-watershed
study orenvironmental impact statement. |fthe significance
ofapart ofthe Natural System iscalled into inquestion,
itisthe sole responsibiUtyofthe development proponent
todemonstrate otherwise. For development applications
for which the County isapproval authority, the ultimate
determination ofsignificance vviUrest with the County. For
development applications for which alocal municipaUtyis
approval authority, the ultimate determination ofsignificance
will rest with the local municipaUty
7 6 Permmitted Uses
Areas designated Natural System aretobemaintainedin
their natural and undisturbed state and development and site
alteration shall only bepermitted subject tothe other policies
ofthis Plan. Notwithstanding the above the following uses
shall be permitted in the Natural System:
a) Forestry uses-,
b) Conservation uses-,
dPassive recreational uses (such asrecreational tnails):
d)Animal sanctuaries:
e)Angling and hunting openations�
U Environmental research and education uses�and
g) Agricubunaiuses, without buildings orstructures.
Other uses may be permitted on a site -by -site basis, subject to
policies below and the other policies and land use designations
of this Plan.
"'�^�� County ^UU ^ ^�^ ���
non����������������mm���������������on��
� �
protection, enhancement" and
�� ��^U^� �^ ���� �� � U
���on��»��m������������o�on��n��������m
System~"
Development and site alteration insignificant wetlands and
coastal wetlands isprohibited and isregulated byconservation
authorities under the Conservation Authorities Act, with
specific regard tointerference with their hydrogeoiogicai
function. Development proposed within l20metres ofa
significantwetbandorcoastal vvetbandshall only bepermitted
subject todemonstrating, through anenvironmental
impact statement, that there will benonegative impacts
onthe wetland's ecological features and functions, and a
demonstration that the regulatory/permitting requirements of
Page 365 of 427
the conservation authority having jurisdiction can bemet.
7 8 ��Deve lop mmein'tUn & Adjameiritto Otheir Natural
SystemmFeatmires
Development and site abenationinsign ificant woodlands,
significant vaiieylands,ANSI, and significant vviidUfehabitat,
shall beprohibited unless itcan bedemonstrated that:
a)There isanappropriate rationale demonstrating why
development should belocated within the feature�or
b) There isnofeasible way toavoid development within the
feature-, and
dThe proposed development will have nonegative impacts
onthe site's ecological features and functions.
Development proposed within l20metres ofanoted
Natural System feature shall only bepermitted subject to
demonstrating, through anenvironmental impact statement,
that there will benonegative impacts onthe Natural System's
ecological features and functions.
7 9 Destruction & Alteration oftheNatural Systemm
Destruction and/or alteration ofthe Natural System through
the development process isgenerally prohibited and only
permitted in accordance with:
a)aPlanning Act approval-,
or
d)another relevant provincial orfederal approval.
Where destruction ofacomponent ofthe Natural System will
occur asaresult ofanapproval orpermit issued byaplanning
authority, orhas occurred without arequired permission,
development proponents will berequired, through the
conditions ofaPlanning Act approval, torestore the feature
orprovide compensatory restoration ofequal orgreater
ecoiogicaivaiuewithin the same sub-watenshed.
7,10 ��Deve lop mmein't in Fish Habitat &theHabitat of
Thmeatened or Endaingemed Species
Development and site alteration within fishhabitat orthe
habitat ofthreatened orendangered species vviUonly be
permitted inaccordance with provincial and/or federal
requirements. Noplanning approvals vviUbegranted ineither
habitat until the County oralocal municipaUty�
a)has reasonable confirmation that development can
proceed inaccordance with provincial and/or federal
requirements-, and
b)that any required development and mitigation measures
can beadequately conditioned aspart ofanapproval
(ie.through either the conditions ofadecision, legal
agreement, etc.).
VVherethehabitatofthreatenedorendangeredspeciesis
b)apermit issued under the Coun��Tree ConsemationBy-
bav« suspected orknown, applicants shall berequired toconduct
aspecies atrisk (SAR)assessment prior toany development
dapermit issued under the Conservation Authorities Act� approvals being granted and any required mitigation measures
orother recommendations shall becarried out asacondition
ofany development approval.
While aghoubunaiuses inthe Natural System are permitted,
the incorporation ofbest practices asthey relate toagrioubure
innatural systems isstrongly encouraged where aplanning
approval isrequired topermit the use.
Surface water features refer to water -related er-relatedfeatureson
the earth'ssurface, including headwaters, rivers, stream
channels, inbandtakes, seepage areas, recharge/discharge
areas, springs, wetlands, and associated riparian lands that
can bedefinedbytheir soil moisture, soil type, vegetation, or
topographic characteristics. While not necessarily mapped in
this Plan, surface water features inthe County are considered
environmentally significant asthey provide important drainage
functions, species habitat, and have a direct impact on the
overall environmental health ofthe County. Assuch, itis
the intent ofthis Plan toprotect all sensitive surface water
features from incompatible development. To that end:
a) Development and site alteration shall berestricted onor
near sensitive surface water features asrecommended
inany relevant sub -watershed study, environmental
impact statement, orasdetailed inthe relevant source
water protection plan (see Subsection 8.25for further
information),such that these features and their related
hydrologic functions including water quality and quantity
will beprotected, improved, orrestored�and
b) Mitigative measures and/or alternative development
approaches may be required to protect, improve, or
restore sensitive surface water features, and their
hydrologic functions including water quality and quantity
and shall beimplemented through the development
approvals process.
Ground water features refer towater-related featuresbelow
the earth'ssurface, including recharge/discharge areas, water
tables, aquifers, and unsaturated zones that can bedefinedby
surface and subsurface hydrogeoiogicinvestigations. Ground
water features inthe County are considered environmentally
significant, and will beprotected, asthey provide drinking
water, important drainage functions, and have adirect impact
onthe overall environmental health ofthe County. Additionally
certain groundwater features are considered sensitive, such
ashighly vulnerable aquifers and significant groundvvater
rechargeareasasiiiustratedonScheduiet' These features
shall beprotected from incompatible development, and tothat
a) Development and site alteration shall berestricted inor
near sensitive ground water features asrecommended
inany relevant sub -watershed study, hydrogeoiogicai
assessment, orasdetailed inthe relevant source
water protection plan (see Subsection 8.25for further
information),such that these features and their related
hydrologic functions will beprotected, improved, or
restored-,
b) Development that proposes touse ground water asa
Page 367 of 427
drinking water source maybe required todemonstrate,
through ahydrogeoiogicaiassessment and cumulative
groundwater impact assessment, prior toany approval,
that there will benonegative impacts toground water
quality and quantity for other uses that draw their
drinking water from the same ground water source',
d Development that proposes touse on -site septic systems
for sewage treatment may berequired todemonstrate,
through ageotechnicaiassessment, prior toany
approval, that the proposed system(s)will not negatively
impact ground water quality for other uses that draw
their drinking water from the same ground water source�
and,
d) Mitigative measures and/or alternative development
approaches may be required to protect, improve, or
restore sensitive ground water features, and their
hydrologic functions and shall beimplemented through
the development approvals process.
The need for ahydrogeoiogicaistudy, cumulative groundwater
impact assessment, geotechnicaireport, orany other report or
plan required todemonstrate suitabiUtyofdevelopment will be
determined bythe relevant approval authority inconsultation
with the Province.
This Plan represents the minimum standards for the
identification and protection ofthe Natural System. Alocal
municipaUtymay indudeadditional criteria orhigher standards
related to the identification and protection of the system. In
such cases, the County will defer tothe standards and policies
that afford the greatest protection to the Natural System.
The County recognizes the critical role that woodlands play
mmaintaining ecological balance, mitigating the impacts
climate change, and sustaining biodivensitywithin the County's
watersheds. Assuch, itispolicy ofthis Plan totarget an
increase inforest coverage inthe County to30%ofits land
base by2044.The County will work towards achieving this
target by�
a) Requiring all local official plans todevelop policies
advising how the local municipaUtyvviUwork towards
achieving this target�
W Requiring development proponents todemonstrate how
their development proposal will assist inachieving this
goal where there isanexisting woodland on-site�
d Encouraging development proponents toincorporate
naturalized woodlands into development proposals
where on -site woodlands have been previously cieared�
d) Working with local municipaUties, Indigenous nations,
public/private organizations and intuitions, and industry
toencourage and supporting tree planting onpublic and
private bands�and,
e) Monitoring and reporting toCounty Council annually on
Page 368 of 427
The County recognizes that there are many mechanisms
avaibabietoprotect, enhance, and/or restore the Natural
System across the County. Tothat end, the County will support
the establishment ofland trusts, conservation areas, and the
use of mechanisms such as conservation and stewardship
easements that protect orexpand protections for the Natural
|tisrecognized that the protection and management ofthe
Natural System ismore effectively accomplished when
natural features and areas are managed and/or owned
contiguousiy. Despite this, historical land division inthe
County, dating back tothe original township surveys, has
often had little regard for the protection and management
ofthe Natural System. Assuch, applications for all forms
ofland division shall demonstrate regard for the effective
management and stewardship ofthe Natural System and will
minimize subdivision ofthe Natural System tothe furthest
extent feasible, balancing the need for the orderly and
efficient development ofland. Applications for land division to
faciUtatethe protection ofthe Natural System byapublic body,
conservation organization, orland trust will bepermitted and
generally supported, subject tothe other policies ofthis Plan.
Toensure that the County'sNatural System isprotected and
enhanced over the Ufecycieofthis Plan, the County will develop
metrics tomonitor the overall health ofthe Natural System, tobe
reported annually toCounty CounciL
8.0" ' R S T TII IIINFRASIRLIC"I'LIRE SYSTEMS
T'he Couintys tirainspoirtafloin systeinn its cornposed of tiraRs, local aiind couinty iroads, IlpuraAindaE
Mghways, uraiHways, innaidine poirts, aiind our ahrpoirt. Tbese coiriddoirs aindfadlihies acre cirifical
to the County's ecoinoinny, IIpubk health aiind safety, aiind the day-to-day iineeds of iresWeinfs
aiind AsHoirs finfirastiructuire systeinns Ilpidinnaidly iirelate to wateiir, wastewater, aiind stoirinnwateir
innainageinneint systeinns, but also hw nclude aste innainageinneint, aurae w Ilpoeiir geineiraUoinfacRifies.
Tbese systeinns cornpidse the backboine of both RAirbain aiind uruuraQl developinneint hn the County
To that eind, the folloMing objec,fives have beein Weintified as they iirelate to the County's
tirainspoirtaUoin aiind hnfirastiructuire systeiinn&�
a) EstabHsh air hntegirated tirainspoirtaUoin systeinn that safely aiind effideintly accoinninnodates
various innodes of tirainspoirtaUoin hncluding autoinnoWles, tirucks, IIpubft tirainsit, cycHing, aiind
walkhnq�
b) Einsuire that the coinstinnfloin of all hnfirastiructuire, air expainMoins to eAsthng hnfirastiructuire,
occuirs hn a innainineir that its cornpatflble with adjaceint laird uses aiind with a innhMinnuinn of
sodal aiind einAiroininneintal hnnpacti
c) Encourage the developinneint of IIpubfic,facHihies hn appiropidate locafloins at the iriiight thnne to
inneet the iineeds of Ilpiireseiint aindfutuire iireMdeiints�, aind,
d) Einsuire the safe aiind effec,five opeiraUoin of the County's tirainspoirtaUoin aiind hnfirastiructuire
systeinns, by ireslpecUirg the staindairds, ireaiEuiiireinneirfs, aiind gRAdeHines of the authoirifies
that all eirate aiind/oiir urefulate these systeinns
Page 370 of 427
|naddition tothe other policies ofthis Plan, the following
policies apply totransportation and infrastructure systems as
described herein and asmay bedesignated onScheduie'i
this Plan:
8.1 Commposition of,t��ie'l"irairis�poir,ta,tioiri &Urifirastrmctmme
Sysxemm
The Transportation and Infrastructure System iscomposed of:
PubUcservicefaciUties,transportation infrastructure, and all
otherformsofinfrastructure are permitted inall land use
designations, with the general exception ofareas designated
ashazardous orNatural System, and subject toany regulatory
requirements such as the provisions of the Endangered
Species Act, etc.
a) Provincial Highways-,
^
b) County Roads-
New roads and re -constructed roads under the County's
,
jurisdiction shall bedeveloped tocomply with the cbassification,
d Locaii
function and general design standards and requirements
d) Pedestrian and Cycling TraiLs:
outlined inTables 2and 3ofthis Plan and land dedications for
roads and/or road widening purposes shall bededicated tothe
e) Municipal Drinking Water Systems�
County atnoexpense. Where ranges ofastandard are provided,
U Municipal Sanitary Sewage Systems�
itshall beatthe sole discretion ofthe County todetermine the
g)StormwaterManagement & Drainage Systems�
appropriate standard. Deviations from these standards and
h)SourcewaterProtection Areas�
requirements may beconsidered when:
i)St. Thomas Municipal Airpo��
a)the location ofanidentified cultural heritage resource
j) Railways-,
limits design options-, and/or
NMarinePorts-
b) the presence ofanatural system �a ureormaturetrees
�
limits design options.
VWaste Management Openations�
m)Telecommunications RaciUties�
Theright-of -way mayaUow
� �
n) EnergySenenationRaciUties�and
forthepbacementoftravel banes turning utiUties
� � ,
infrastructure, high occupancy vehidelanes, sidewalks,
o)Linear Infrastructure Corridors (eg.pipeUnes,electricity
paths, bicycle lanes, medians, streetscapingand landscaped
transmission corridors, etcj.
boulevards, where appropriate.
so
8 4, ��Da\li�]��i'tiiri�i'l"iriairigkes
|nadd itionto the road right -of -way widths set out inTables
2and 3,the County may, without the need for anamendment
tothis Plan, require the dedication oflands tobeused for
'daylight triangles', to provide sufficient sight distances and
turning lanes toprovide safe and appropriate access where
major tnafficgenerators intersect. Where additional land is
required for intersection improvements, such land shall be
dedicated to the County at no expense.
Notwithstanding Subsection 8.3,the County recognizes that
the reconstruction of roads to approved minimum standards
msome existing developed areas may not beappropriate from
acommunity design perspective ormay not beeconomically
orphysically feasible. Any attempt toreconstruct such roads
tominimize deficiencies shall only beundertaken after a
study todetermine aright-of-waywhich will result ina
streetscapewhich minimizes impacts onabutting properties
and isappropriate tothe character ofthe area, while serving
anticipated traffic volumes. Noamendment tothe Plan shall be
required toimplement such amodification tothe right-of-way
8 6 Dedication for Road Widening
Asacondition ofadevelopment approval, land for road
vvideningsshall beconveyed atnoexpense tothe County
inaccordance with the provisions ofthe Planning Act. As
ageneral principle, required road vvideningswill betaken
equally from both sides ofthe right-of-wayUnequal road
vvideningsmay beconsidered bythe County where the area is
affected byatopographic feature which isdiffioubtoovercome
orcostly todevelop for road purposes.
8 7 C omin't y ��R o a d ��E in v imminmmein't akA s s e s smmein't s
|tisthe policy ofthis Plan that anEnvironmental Assessment
(EA)for any county road widening orextension project shall
address whether there are other transportation alternatives,
and how the project would implement the transportation goals,
objectives, and policies ofthis Plan.
8 8 Road Desigin Standairds
The'EiginCounty Transportation Master Pban'asamended, vviU
serve as the basis for the construction and design of county
roads, including policies limiting direct access tocounty roads
where access isavaibabiebyalocal road. County Council may
consider alternative design standards toprovide for the more
efficient use ofland innewly developing areas ofthe County.
Changes to standards and design criteria for such roads and
faciUtiesmay bepermitted without anamendment tothis Plan.
The primary role ofthe County Road Network isto
accommodate high volumes oftraffic (including truck tnaffid
atreasonably high rates ofspeed inasafe, efficient, and
convenient manner. Notwithstanding this, the County Road
Network also functions asaprimary gateway toand from the
County, and asthe main street and gateway tothe county's
settlement areas. Tothat end, the following shall apply tothe
design ofdevelopment abutting acounty road:
a) Development shall respect the role and function ofthe
Page 373 of 427
county road that itislocated onfrom ause, access,
visibiUtyand design perspective (including both
engineering and site design):
b) Development shall besetbackasufficient distance based
onlocal context, ultimate planned build -out ofthe road,
and rates ofspeed�
d Potential negative impacts from the County Road Network
such asnoise and lighting onsensitive land uses shall
bemitigated through site and building design�
d) Development should besited inways that creates a
welcoming and visually appealing experience for both
pedestrians and drivers through the use oflandscaping,
window streets, orother simibarapproaches, while
complementing and respecting the road's primary
function-,
e) Development should generailyavoidrear-lotting or
backing onto county roads�and,
USurface parking lots should besited and designed to
reduce the visual dominance ofpaved areas along
countyroads.
support the exploration, establishment, and /orexpansion
ofthe feasibiUtyofpublic transportation inthe County. This
includes the establishment orexpansion ofconventional public
tnansportationservices(iocaiandregionaU,asvveiiason-
demandmicro-tnansit,car/bikeshareprognammes,andother
innovative forms ofpublic transportation service delivery.
County Council may stop -up and close existing county roads
and/or road related faciUties,subject tothe provisions ofthe
Municipal Act, without the need toamend this Plan.
8,121"iraffic Cakmmfling
The County may investigate tnafficcalming measures tobe
implemented incertain locations within the County and/
orasarequirement ofadevelopment approval topromote
pedestrian safety and mitigate negative effects ofautomobile
tnaffic.Traffic calming features may bepermitted subject toan
evaluation bythe County offunctionaLopenationaLservicing,
and financial issues associated with their use and will be
installed atthe sole discretion ofCounty CounciL
TheCounty's transportation and infrastructure sysems 8.13 Pirivate ��Road�s
comprise the backbone ofboth urban and rural development in
the County. Private roads are lanes, driveways, roads, orrights-of-way
maintained byprivate individuaLsorbodies. |tisthe policy
8,10 Flm�bkicl'ira iris �poi ion ofthis Plan tolimit new development onprivate roads. The
creation ofanew lot for any purpose onaprivate road outside
This Plan recognizes the importance oflocal and regional ofaplan ofcondominium isnot permitted, unless specifically
public transportation inreducing carbon emissions and permitted inalocal official plan.
ensuring equitable access totransportation for residents,
visitors, and workers and asageneral policy, the County will
60
Table Z Road Chai acteristics by Functional Road Classification Rust Roads
Strategic Va lue/Connectivity
Service Function
Traffic movement primary
Traffic movement major
Traffic movement and [and
Traffic movement secondary
consideration
consideration
access of equal importance
consideration
Desirable Connections
Provincial highways,
Provincial highways,
Provincial arterial roads.
Collectors, locals
arterials. collectors
arterials, collectors
arteria[s, collectors, locals
Access
Private driveways
Private driveways permitted.
Private driveways permitted.
Private driveways permitted
discouraged
subject to design controls
subject to design controls
Road Segment Characteristics
Right -of -Way Width
36.5 m
30-36.5 m
20-30 m
20m
Typical Lane Width
3.5 - 3.7 m
3.5 - 3.7 m
3.5 - 3.7 m
3-3.7 m
No. Through Lanes
2-4
2
2
2
Parking Restrictions
Few restrictions
Few restrictions
Few restrictions
Few restrictions
Other Road Users
Typical Cycling Facilities,
Buffered paved shoulders or
Buffered paved shoulders or
Paved shoulders or separate
Shared operating space
where Provided
separate path
separate path
path
Pedestrian Facilities, where
None (low pedestrian
None (low pedestrian
None (low pedestrian
None (low pedestrian
Provided
volumes)
volumes)
volumes)
volumes)
Transit Services
Permitted
Permitted
Permitted
Generally avoided
Page 375 of 427
61
TaMe I Road Chai acteristics by Functional Road Classification Lh dan Roads
Page 376 of 427
8.14 PirovinciakHighw'ays
m
|naddition toall the applicable municipal requirements, all
proposed development located adjacent toand inthe vicinity
ofaprovincial highway within Ministry ofTransportation's
(MTO)Permit Control Area under the Provincial Transportation
and Highway Improvement Act are subject toMTOapproval.
Any new areas inthe County identifiedfor future development
that are located adjacent to, orinthe vicinity of, aprovincial
highway orinterchange/ intersection within MTO'sPermit
Control Area will besubject toMTOpolicies, standards,
and requirements. Direct access toaprovincial highway is
normally discouraged orprohibited and isonly permitted at
the sole discretion ofthe MTO. While provincial highways are
delineated inthis Plan, the reader should refer tothe MTO's
Corridor Management Off ice todetermine the extent ofthe
MTO'spermit control area and toassess any restrictions, or
requirements for development within the permit control area.
8.15 Pedestirian & Cycling Routes & Facikifies
Local municipaUtiesare encouraged todevelop interconnected
systems ofcycling and walking routes providing access to
major activity and employment areas and tofuture public
transit. Tbplan for, and encourage walking and cycling, local
municipaUtiesare encouraged to:
a) considertheprovision ofsafe and convenient cycling
and walking routes inthe review ofall development
applications-,
Wrequire the provision ofsidewalks insettlement areas
where appropriate-,
d coordinate the instaUationofsidewalks onboth sides of
county roads within settlement areas�
d) investigate and provide for cycling lanes wherever
possible inthe construction orreconstruction ofroads
and bridges-,
e) encourage and support measures which will provide for
barrier -free design ofpedestrian faciUties:
U ensure that lands for bicycle/pedestrian paths are
mciudedwith the land requirements for roads�
g) ensure that the rights and privacy of adjacent property
owners are factored into the design process for
pedestrian and cycling routes�and,
h)ensure that all pedestrian and cycling routes are
designed to be safe.
Provincial policy establishes ahierarchy ofwater and
wastewater servicing, and new development inthe County
shall beevaluated based onthis hierarchy asdetailed below in
order of preference:
a) FRAUmmuiMc�palseiirv�ces-deveopmentconnactedtoboth
amunicipal water service and municipal sewage service�
b) CmmmmmuinalseirAces-deveiopmentconnectedtoa
private communal water system and private communal
sewage system',
r) UinfflAdualseirAces-deveopmentconnactedtoaphvate
individual on -site water system and private individual
on -site sewage disposal system�
Page 377 of 427
6s
d) Partiaiservices-deveiopmentconnectedtoamunicipai
water service and private sewage system, orconnected to
amunicipal sewage service and private water system.
8.17 Servicing in Settkemmein't Aire as &'theRmirakAire a
|naccordance with the pruvinciaiwater and wastewater
servicing hierarchy established inSubsection 8]6,new
development inthe County will beserviced asfollows:
e)UinTleirUsettWemmeintaiireas-aUnewdeveopmentshaii
proceed onthe basis offull municipal services, except
mcases ofminor infiiUngofexisting developed areas
where private orpartial servicing may beconsidered.
� UinTleirUUa�d'I'leirUUUsettlemeintaireas-all new
development shall proceed onthe basis ofthe servicing
hierarchy established inSubsection 8]6.
g) UiintheRumalAirea-deveopmentisandcipatedtoproceed
onthe basis ofprivate communal orprivate individual
on -site servicing.
Where development inany settlement area isnot proposed to
beconnected tofull municipal services, aservicing options
study orbrief containing aservicing options analysis based
onthe hierarchy ofservicing established inSubsection 8]6is
generally required. The study orbrief shall examine all forms
of servicing and recommend a preferred servicing option
that issuitable for the long-term provision ofthe service or
services, and complies with the other policies ofthis Plan,
particubarlythe policies ofSubsections 7]3and 8.25. In
undertaking any required servicing options study orbrief, the
level ofdetail should correspond with the scale and intensity
of the proposed use. |tshall beatthe general discretion ofthe
local municipaUtyinconsultation with the County, todetermine
the need for the study orbrief, its scope, and the preferred
servicing option based onthe policies ofthis Plan and the local
off iciaiplan.
8.19 Full KMunicipal Services, Confirmmation of Servicing
Capacity
For new development proposed tobeconnected tomunicipal
water and/or sanitary sewage services, noapproval bythe
County shall begranted until the local municipaUtyhas
confirmed that there is sufficient uncommitted reserve
capacity in the system to accommodate the proposed
development. |ncases where development isproposed in
response tothe planned establishment orexpansion of
municipal servicing, noapproval bythe County shall begranted
a)anEnvironmental Assessment Act approval has been
given for the faciUties�and,
W the faciUtiesare completed ornear completion, prior to
the commencement ofconstruction ofthe development.
Notwithstanding the above, it is recognized that in certain
circumstances the construction ofmunicipal servicing is
dependent ondevelopment being approved concurrently, in
which case, the County must have reasonable assurances in
place that the proposed development will befully coordinated
Page 378 of 427
are inplace toprevent premature development oroccupancy
ofthe proposed development.
8 20 Commmmmn akServicing, KMmnicip akRespoinsibikity
For new development proposed tobeconnected tocommunal
sewage services, where municipal ownership ofthe communal
service orservices isnot proposed, the applicant and the
local municipaUtywill berequired, inaccordance with the
requirements ofthe Province, toenter into amunicipal
responsibiUtyagreement whereby the local municipaUty
accepts ownership ofthe communal service inthe event of
default bythe private owner.
8 21 PirivateServicing, Confirmmation of Suitability
For new development proposed tobeconnected toprivate
water and/or sanitary sewage services, confirmation that
on -site conditions, including lot size, are suitable for the long-
term provision of such services, with no negative impacts, is
generally required. |nundertaking any assessment oranalysis
ofon-site conditions, the level ofdetail should correspond with
the scale and intensity ofthe proposed use. |tshall beatthe
general discretion ofthe local municipaUtyinconsultation with
the County, todetermine the need for any analysis and its scope
based onthe policies ofthis Plan and the local official pban.'
or
b) Within settlement areas toallow for infiUingand minor
rounding out ofexisting development, provided that site
conditions are suitable for the long-term provision of
such services with no negative impacts.
8 23 StorrymateirKMainagemmein't & DirainageSystemms
Stormwatermanagement and drainage systems includes
alocal municipaUty'snetwork ofstorm sewers, drainage
swaies,municipal drains, retention ponds, and erosion control
measures. These components work together tomitigate
flood risks, protect water quality, enhance resiUence,and
are important components tothe creation ofsustainable and
resiUentdevelopment. Stormwatermanagement and drainage
systems in the County shall:
a)beintegrated with planning for sewage and water
services and ensure that systems are optimized,
feasible, and financiaUyviable over the long term�
b)minimize, or, where possible, prevent increases in
contammantioads�
dminimize erosion and changes inwater balance, and
prepare for the impacts ofclimate change through the
effective management ofstormwatecincluding the use
of green infrastructure-,
8 22 PairtiakSeirvidiru .Whein & WhemePermmitted d mitigate risks tohuman health, safety, property, and the
|naccordance with provincial policy, partial services are only environment-, and
permitted: e/maximize the extent and function ofvegetative and
a)where they are necessary toaddress failed individual on- previous surfaces.
site water and sewage services inexisting deveiopment�
6s
Local municipaUtiesare encouraged toincorporate policies in
their official plans that promote stormwatermanagement best
practices, including stormwaterattenuation and re -use, water
conservation and efficiency, and low impact development.
Local official plans vviUberequired todevelop detailed policies
with respect toservicing ofdevelopment inboth the Rural
Area and Settlement Areas including policies that address, ata
a)overall municipal goals and objectives related to
servicing for both Settlement Areas and the Rural Area�
b)the long-term planning ofwater, wastewater, and
stormwatermanagement systems including expansions
and phasing ofmunicipal and/or private systems�and
dthe establishment ofmonitoring programmes for
municipal and/or private systems including the
monitoring ofreserve capacity inmunicipal systems and
monitoring ofimpacts ongroundwater.
8 25 SomirceWateir Piroteution
The Clean VVaerAc mandates the creation and maintenance
ofregional source water protection plans. These plans are
administered byconservation authorities and are intended tc
ensure the protection ofmunicipal drinking water sources,
vvhetherthey originate from groundwater orfrom Lake Erie,
through amubiprongedapproach including education and
training, pubUcawareness, and the regulation and permitting
ofdevelopment. VVhiiesource water protection areas are
deUn��edonScheduie'E[ofthis Plan, the reader should
re�rtothe appUcabiesource water pn�ectionplan, the local
municipaUty�o�iciaiplan, and local zoning by-bavvtoassess
any restrictions, orrequirements for development. In no
case shall the County grant any approval incontravention of
anappUcabiesource water protection plan, orimplementing
poUciesorregulations contained vvithinalocal o�iciaiplan or
zoningby-bavx
Toensure that the directives ofthe appUcabiesource water
protection plan are appropriately implemented all local o�iciai
plans shall identify any source water protection intake areas
and incorporate any poUciesmandated bythe relevant source
water protection plan, toprovide sufficient direction ensuring
that land uses ordevelopments associated vviththreat
activities vviiibeprohibited ormanaged.
8 2 7 St�Km��
��mm������ak��i ��n�� ����d U se
C omm�at i�ikit y
The St. Thomas Municipal Airpo�isapubUcairpo�located
vvithinthe MunicipaUtyofCentral Elgin and identified on
Scheduie'E[ofthis Plan, along vviththe Airpo��associated
NoiseExposureForecast/NoiseExposureProection(NEF/
/ NEP)contours, vvhichare estabUshedbyTranspo�Canada.
The Airpo�isplanned tobeafully equipped, ce�ifiedairpo�
faciUtythat accommodates cha�erpassenger and air cargo
faciUtiesand services, business cha�erservices, fUght
| training, recreational flying and aviation related industrial/
commercial business faciUties.Airports must beappropriately
designed, buffered and/or separated toprevent adverse effects
from noise, odour, and other contaminants. Toprotect the St.
Thomas Municipal Airport from incompatible development, the
following policies shall apply�
a) New residential development and other sensitive land
uses will not bepermitted inareas above 30NEP
b) Redevelopment ofexisting residential uses and other
sensitive land uses may beconsidered above 30NEF/
NEP,ifithas been demonstrated that there will be
nonegative impacts onthe long-term function ofthe
airport-,
d New development inareas below 30NEF/NEP,but near
the St. Thomas Municipal Airport lands, maybe required
toaddress the noise and vibration and/or land use
compatibiUtyThis may include areview and update of
the NEF/NEPcontours inaccordance with the standards
prescribed byTransportCanada�and,
d) New development permitted within the airport lands
and other areas above the 30NEF/NEPmay besubject
to a noise analysis to identify noise reduction features
and other mitigation measures inaccordance with the
policies and guideUnesofTransport Canada Aviation.
8 28KMairinePorts
The County will continue topromote and support the viabiUty
ofthe many ports along Lake Erie asimportant economic
resources and locations for tourism and recreation. This Plan
recognizes the potential ofthe various ports asgateways
to the County and important components of a broader
transportation system. The County encourages the pursuit of
appropriate opportunities for the expansion ofport faciUties
and the establishment ofsupporting commercial and industrial
uses and marine transportation infrastructure, subject tothe
other policies of this Plan.
8 29 ��Railway Operations & Land UseCommpatibikity
The naikwaysthat traverse the County are recognized as
important economic and transportation corridors and land
use controls will beused toprotect these corridors. Where
the County isapproval authority, the County will consult with
naikwayauthorities when sensitive land uses are proposed in
proximity toactive rail corridors. Toprotect these corridors
from incompatible uses, and toensure new development
is designed in a manner that protects safety and mitigates
potential nuisance from rail operations. Development
proposed within the County shall begenerally required to
conform tothe national guideUnesfor new development in
proximity tonaikwayoperations. Alternative approaches
/ guidance may beconsidered incertain circumstances
dependanton:
a)The use(s)being proposed�
b) Completion ofrelevant studies and analyses that
demonstrate alternative approaches are appropriate�
and,
d Implementation ofappropriate alternative safety
measures.
All ofwhich shall betothe satisfaction ofthe County, in
consultation with the local municipaUtyand relevant railway
operator.
Page 381 of 427
m
Minimum recommended building setbacks for new sensitive
land uses inproximity tonaikwayoperations, based onnational
guideUnes,shall beincorporated inlocal zoning by-laws to
ensure that the entirety ofthe County'snaikwayrights-of-way
are protected for potential rail expansion. Where sensitive
land uses are proposed within 75metres ofanactive naikway
the County will require avibration study tobecompleted.
Additionaiiynoise studies shall berequired for development
a) lD00metres ofafreight rail yard�
b) 500metres ofaprincipal main naikwayUne
d 250metres ofasecondary main naikwayUne
d)l50metres ofaprincipal branch Une�and
e)l00metres ofasecondary branch line orspur line.
Such studies shall beprepared tothe satisfaction ofthe
County, inconsultation with the appropriate naikwayoperator,
and recommended measures from said studies shall be
implemented through development approvals.
8 31 Uridividmak��Railway Operator Reqmimemmeints
|tisrecognized that there are multiple naikwayoperators
with faciUtiesand operations inElgin County, each with their
own respective requirements. Tbthat end, itisthe general
policy ofthe County togenerally defer to, and implement, the
requirements ofeach rail authority with respect tomatters
such as:
a)the construction and maintenance ofsafety berms and
fencing and other mitigation measures�and
b) requirements for notices ontitle, warning clauses, and/or
environmental easements.
|nsome cases, anaikwayoperator may request grade
separation between the rail corridor and alocal orcounty road,
orprovincial highway asacondition ofadevelopment approval
for which the County isapproval authority. The need for grade
separation asacondition ofapproval shall bedetermined by
the relevant road authority inconsultation with the County,
local municipaUtythe relevant naikwayoperator, and Transport
Canada as the case may be.
8 32 Linear Urifirastimiu'mmeCorridors
Linear infrastructure conidonsindudemajoraboveorbeimw
grade corridors for the provision, generation, transmission,
distribution and storage ofelectricity, fueLoraccommodation
ofcommunication faciUties/infrastructure. Such corridors
may beassociated with gas, oil, orelectric power, aswell as
broadcast, telecast, fiberoptic,oroptical wireless mediums
essential tothe energy and telecommunication needs ofthe
County, Province, and Country. Tothat end, new orexisting
corridors shall beprotected from incompatible development
byconsulting with the relevant corridor authority during the
development review process and incorporating appropriate
setbacks and development standards into development
proposals.
Page 382 of 427
Where companies subject tofederal orprovincial control
propose new utiUtyinstaibations,itisthe policy ofthis Plan to
encourage where feasible and appropriate:
a)the screening ofantennas and towers from view from
roads orscenic vistas through landscaping, fencing or
other architectural screening�
b) the use of innovative design measures such as the
integration ofsuch uses with existing buildings and/or
streetscapefeatures such asgateways, lamp posts and
signs-,
d the co -location clustering ofdifferent utiUtiestominimize
impacts-,
d) the use ofexisting infrastructure where possible such as
water towers orutiUtypoies�and,
e)the siting ofutiUtiesaway from sensitive land uses.
Asasource ofclean and independent energy, alternative and
renewable energy systems can significantlyreduce carbon
emissions and improve the resiUencyofthe County'senergy
supply. Assuch, the County encourages the use ofwind,
water, biomass, methane, solar, and geothermal energy. New
orexpanded alternative orrenewable energy systems should
be designed and constructed to minimize impacts on adjacent
land uses toprevent adverse impacts from odours, noise and
other contaminants and minimize risk topublic health and
safety. Sites for large-scale alternative orrenewable energy
systems should have sufficient area toprovide appropriate
setbacks from sensitive residential and institutional land uses
toprovide safety and/or minimize other potential impacts in
accordance with all applicable legislation.
8 35Waste KMainagemmein't Operations
Waste management operations indudelandfills, transfer
stations, composting faciUties,recycling faciUties,septage
haulage and disposal sites, and waste materiaLshaulage and
disposaLThese faciUtiesmay only beoperated, expanded,
orclosed inaccordance with the policies ofthis Plan, the
applicable local official plan, and provincial requirements. New
orexpanding waste management operations may bepermitted,
subject tothe policies ofthe applicable local official plan, and
the following:
a)the proposed operation shall belocated ineither the
Rural Area, excluding agrioubunaUy-designatedlands in
alocal official plan, orinanemployment designation�
b)any required approval under the Environmental
Protection Act and Environmental Assessment Act shall
bereceived prior toany local orcounty approval being
given-,
dthe proposal shall besupported byappropriate
environmental studies inaccordance with provincial
guideUnesand requirements, toensure negative impacts
onsurrounding lands are mitigated and/or eliminated to
the satisfaction ofthe County and the local municipaUty
d) New operations shall belocated where they are
compatible with adjacent land uses (existing and
Page 383 of 427
m
e)Site development shall provide for progressive
rehabiUtationand reuse ofthe site�
f) New orexpanding waste disposal sites, shall generally
belocated aminimum of500metres from asettlement
area boundary, and any sensitive land uses, asper
provinciaiguideUnes�
g)Where asensitive land use isproposed within 500
metres ofanexisting waste disposal site, land use
compatibiUtyshall beevaluated asper provincial
Notwithstanding the above, small scale recycling faciUties,
composting faciUties,ortransfer stations donot require an
amendment tothis Plan toestablish, subject toconformity with
the applicable local official plan and zoning by-bavx
|norder toimplement these policies, local municipal off iciai
plans shall contain policies requiring zoning by-laws torestrict
the development ofnew uses ornew/ enlarged buildings or
structures onlands within the 500-metreassessment area in
accordance with this Plan, through the use ofaholding symbol
orother zoning mechanism. The lifting ofaHolding symbol
permitting the development ofany new use ornew orenlarged
buildings orstructures within the assessment area shall not
occur until Council issatisfied that all ofthe studies required
bythe MunicipaUtyand County have been completed.
Page 384 of 427
9.0 NATLIRAL. RESOLIRCE MANAGEMENTAREAS
Natural uresauurces innainageinneint inneains the ureslpoinsiible extiracHoin of inihneiral, IlpefuraEeuinn,
inihneiral aggiregate, aiind salt uresauurces hn the Couinty. Tbese uresauurces eAst hn vairyhng degiirees
across the County aiind acre hmpoirtaint to the County aiind PiroAince's ecoinoinnk Ilpuraslpeuriity,
Natural uresauurce extiracHoin opeiraUoins also have innainy cornplex locafloinal aiind opeiraUoinal
requhreinneints that urecessiitafe caireful coinsWeirafloin aiind IIplauinuinihng, both at the beghninhng aiind
eiind of thehr fifecycle. To that eind, the folloMing objec,fives have beein Weinfified as they iirelate to
the Couintys Natural Resource Mainageinneint Aiirea&�
a) Weintify aiind pirotect, wheire Ilpassiffile, unafuuraQl uresauurce deposits, aiireas wheire IlpafeuinUaE
deposits eAst, aiind extiracHoin opeirafloins throughout the Couinty,
b) Encourage sustahnable extiracHoin Ilpurac,fiices aiind hncoirpoirate ureslpoinsiHble urehaWlHafioin of
inatuiral uresauurce extiracHoin opeirafloins hnto co uinf IIplauinuinihng appirovals wheire possflble„
a iin d,
c) Einsuire that extirac,five ac,fivifies acre cairided out hn a innainineir that unnihnihnniirzes einAiroininneintal
aiind sodal hmpacts
Page 386 of 427
|naddition tothe policies ofthe subject land use designation,
the following policies apply toNatural Resource Management
Areas in the County as described herein and as may be
designated onScheduie'Eofthis Plan:
9.1 C omm�p o s it i o in o If 't he��M atmir ak�es omir ceKM a in a gemmein't
Area
The Natural Resource Management Area is composed of:
a)Areas ofpotential aggregate resource
b) Areas ofpotential mineral resource�
dAreas ofpotential petroleum resource�and,
d) Natural resource extraction operations.
9 2 Generak��Pokicy
|tisthe general policy ofthis Plan toensure that known
natural resource deposits, and extraction operations are
identified and protected inthe long term, and todirect
incompatible development away from known deposits and
extraction operations. Local municipaUtieswill berequired
todevelop more detailed policies and regulations regarding
natural resources and extraction operations intheir official
plans and zoning by-laws tofurther address the protection of
these uses, and natural resource extraction development and
the rehabiUtationofformer extraction operations.
9 3 Permmitted Uses
|nareas designated asanarea ofaggregate resource area
ofmineral resource: and /orarea ofpetroleum resource,
the primary use ofland shall befor natural resource
extraction operations, and those uses permitted inthe land
use designations identified inScheduiev�,ofthis Plan.
Notwithstanding the above, uses which would preclude or
hinder the establishment, expansion, orcontinued use of
mineral aggregate operations oraccess tomineral aggregate
resources shall not bepermitted. The following uses shall be
permitted asaccessory uses for natural resource extraction
a)Accessory office uses�
b)Aggregate processing openations�and
d Recycling ofaggregate.
9 4,Weinfification of MatmirakResomirces
|tisrecognized that the mapping ofpotential natural resource
areas inthis Plan isapproximate and known resources
deposits are not mapped. The policies ofthis section apply to
all natural resource areas and deposits, regardless ofwhether
they are identif ied in this Plan.
Non -resource extraction development in, orwithin 300metres,
ofknown aggregate, minenaLand petroleum deposits, which
would preclude orhinder the establishment ofnew operations
oraccess tothese resources shall only bepermitted if:
a)resource use would not befeasibksor
b) the proposed land use ordevelopment serves agreater
long-term public interest-, and
d issues ofpublic health, public safety, and environmental
impact are addressed.
9 6 Ext ir a ct i o in 0 �peir at i o in s
m
The development ofnew extraction operations issubject tothe
policies ofthe applicable local official plan and may require
an amendment to permit the use. Petroleum exploration and
production under the Oil, Gas and Salt Resources Act isnot
permitted in Settlement Areas.
Onlands designated Aghoubunaiinthis Plan, natural
resource extraction ispermitted asaninterim use provided
rehabiUtationofthe site will becarried out whereby
substantiaUythe same areas and same average soil quality for
agnoubureare restored. Onthese lands, complete agrioubunai
rehabilitation is not required if:
a)there isasubstantial quantity ofmineral aggregates
below the water table warranting extnaction�or
b)the depth ofplanned extraction inaquarry makes
restoration ofpre-extraction agricultural capabiUty
unfeasible-, and,
d other alternatives, including resources inareas of
Canada Land Inventory Class 4to7soiLsand resources
onprime agricubunailands where rehabiUtationis
feasible, have been considered bythe applicant and
found unsuitabie�and,
d) agrioubunairehabiUtationinremaining areas vviUbe
maximized.
Extraction operations shall beprotected from incompatible
development and activities that would preclude orhinder their
expansion orcontinued use orwhich would beincompatible
for reasons ofpublic health, public safety, orenvironmental
impact. Existing extraction operations shall bepermitted to
continue without the need for anamendment tothis Plan ora
local official plan orzoning by-bavx Non -resource extraction
development proposed within 300metres ofanexisting
mineral oraggregate extraction operation shall demonstrate
through an aggregate impact assessment that:
a)the proposed development will not preclude orhinder
the existing extraction operation orthe establishment of
new operations-,
W impacts such asnoise, dust, vibration can bemitigated
through design�and,
dwhere residential and other sensitive land uses are
proposed adjacent toanextraction operation, the
applicant shall demonstrate that the quality and quantity
ofgroundwater is, and will be, suitable for the proposed
development considering the current and fully approved
capacity and extent ofthe adjacent extraction operation.
Development proposed adjacent toexisting petroleum
extraction operations (weiLs)shall beset back 75metres oras
required under the Oil, Gas and Salt Resources Act.
Page 389 of 427
9 9 ��Reh a �b ikN at i o in o If Ext ir act i o in 0 �peir at i o in s
Where anatural resource extraction operation has ceased,
rehabiUtationtoaccommodate subsequent land uses shall
berequired topromote land use compatibiUtyrecognize the
interim nature ofthe extraction operation, and tomitigate
negative impacts tothe extent possible. Final rehabiUtation
shall take surrounding land uses and approved land use
designations into consideration. ProgressiverehabiUtation
should beundertaken wherever feasible and comprehensive
rehabiUtationplanning isencouraged where there isa
concentration ofnatural resource extraction operations. To
that end, arehabiUtationplan shall berequired inadvance
ofany municipal planning approvals for new orexpanding
extraction operations.
9,10Waysid�ePits and Quarries
|naccordance with provincial policy, wayside pits and quarries,
portable asphalt plants and portable concrete plants used
onpublic authority contracts shall bepermitted, without the
need amendment, rezoning, ordevelopment permit under
the Planning Act inall areas, except those areas ofexisting
development orparticubarenvironmental sensitivity which
have been determined bythe County orlocal municipaUtytobe
incompatible with extraction and associated activities. Further,
itisthe policy ofthe County torequire restoration ofthe site
Page 390 of 427
DEVELOPMENTHAZARDS
IN afivraii a in d I a in --im a de I a irds Ihave the potential to inilp act IpuailUalic I a ind safety a in d cirpate
rislks to pirivate piroppirty and puilblic infirastiruictuir'e. Hazairds cain inchide floodplains, s1hoirelline eirosion,
ijinstalble slopes and soils, contaminated sites, foirimer, inafivraii iresouaiirre extiraction opeirations, and
foirimer, landfills. To Chat eind, the following olbecfives Ihave lbeein identified as they irela te to development
ha zairds in the Couiinty.
a) Mired developinneint to aiireas outsWe hazairdous laiinds uregulafed If coinseirvafloin
auflhoirifim„
1f) �Piiro�hiii�b,tdevelollpiinrieiintoiin,,our ad,aceiintto,,coiintaiinri�iinatedslutes„ ,foiiriinrieiirlaiind'flls,,aiind
alfaindoined Ilpefuroleurn wells except hn accoiirdaiince with Ilpuroari indal gWdefiines aiind
regulafloins�,
c) Respect the gWdefiines aiind uregulafiiiouns of coinseirvaUoin authoirifies aiind the PiroAince as H
iirelated to both unafuural aiind hurnain-innade Ihazaiirds„ aind,
d) CoinsWeir aiind Ilpurelpaurefoir hncirease the dsk assodated with unafuural Ihazaiirds due to chinnate
chainge
Page 392 of 427
r/
|naddition tothe policies ofthe subject land use designation
the following policies apply todevelopment hazards inthe
County as described herein and as may be designated on
Schedule'D'of this Plan:
10.1 Commposition of Devekopmmein't Hazairds
Development hazards are composed of:
a) Hazardous lands, indudingDoodpbains,dynamic beach
hazards, and erosion hazards�
b) Hazardous sites-,
d Former waste disposal sites�
d) Contaminated and potentially contaminated sites�
e)Oil, Gas, and Salt Hazards�
UVViidbandFire Hazards�
g) Former Natural Resource Extraction Openations�and,
h)Abandoned petroleum wells.
10 2 General Policy
Hazardous lands are lands that could beunsafe for
development due tonaturally occurring processes. Along
the shoreline ofLake Erie, this means the land, including
land covered bywater and the furthest landward limit ofthe
flooding hazard, erosion hazard, ordynamic beach hazard
limits. Along river, stream, orsmall inland take systems,
this means the land, including land covered bywater, tothe
furthest landward limit ofthe flooding hazard orerosion
hazard limits. Hazardous sites include lands that could be
unsafe for development due tonaturally occurring hazards
such asunstable soiLsindudingsensitive marine clays (leda)
ororganic soiLs,orunstable bedrock (kansttopognaphy).As
such, itisthe general policy ofthis Plan that development
and site alteration bedirected away from areas ofnatural or
human -made hazards where there isanunacceptable risk to
public health orsafety orofproperty damage, and not create
new or aggravate existing hazards.
10 3 ��Rokeof Conservation Authorities
|tisthe policy ofthis Plan torecognize and respect the role
that conservation authorities play, through their legislative
mandate and authority inregulating development and
alteration activities within natural hazards. This isoften
referred toasa}egulationarea orUmit' being the area subject
tothe Prohibited Activities, Exemptions and Permits Regulation
under the Conservation Authorities Act. Assuch, itisthe
policy ofthe County togenerally defer to, and implement, the
requirements of the conservation authority having jurisdiction
with respect todevelopment and alteration activities in
hazardous lands and sites.
10 4,Weinfification of Hazairdoms Lands & Sites
|tisrecognized that the mapping ofhazardous lands and sites
inthis Plan isapproximate. The policies ofthis section apply
toall hazardous lands and sites regardless ofwhether they
are identifiedinthis Plan. Changes tothe limit ofhazardous
lands and sites may beconsidered through the findingsofa
geotechnicaireport, hydrogeoiogicaireport, orslope stabiUty
study completed tothe satisfaction ofthe County and the
conservation authority having jurisdiction. |fachange tothe
limit ofhazardous lands and sites has been demonstrated
Page 394 of 427
tobeappropriate, the revised limit shall prevaiLand no
amendment tothis Plan shall berequired.
10 5 Peirmmitted Uses
|nareas designated ashazardous lands onScheduie'[Iofthis
Plan, hazardous sites, former waste disposal site, oridentified
asacontaminated orpotentially contaminated site, the use of
land shall bethose uses permitted inthe land use designations
identified inScheduieA,ofthis Plan, subject tothe policies of
this section.
10 6 Hazairdoms Lands & Sites
Development inhazardous lands and sites shall generally
not bepermitted and only considered where the following are
demonstrated and achieved:
a) ajustificationisprovided astowhy itisnot possible to
locate the development outside ofthe hazard�
b) development and site alteration is carried out in
accordance with erosion and fioodproofingstandards,
protection works standards, and access standards ofthe
conservation authority having jurisdiction�
dvehicles and people have away ofsafety entering and
exiting the area during times offlooding, erosion, and
other emergencies-,
d) new hazards are not created, and existing hazards are
not aggravated�and
e)noadverse environmental impacts will result.
Notwithstanding the above, institutional uses�essential
emergency services�and /oruses associated with the
disposaLmanufacture, treatment, orstorage ofhazardous
substances shall beprohibited from locating inhazardous
lands and sites.
10 7 Fkood �pka i iris
|tisthe intent ofthis Plan that nodevelopment orsite
alteration bepermitted within the Doodpbainofariver or
stream system tominimize and eliminate any risks tolife and
property resulting from flooding, inaccordance with relevant
conservation authority regulations except within aflood fringe
where atwo-zone fioodpbainmanagement concept has been
approved or where authorization has been obtained from the
relevant conservation authority. Buildings and structures are
not permitted within the fioodiexcept where authorization
has been obtained from the appropriate conservation authority.
|nnocase shall development bepermitted inafioodway
RmurecComposition ofuouuplain
Page 395 of 427
m
10 8 ��D y in ammi c Bea c h H a z a ir d s
Dynamic beach hazards are composed ofinherently unstable
accumulations ofshoreline sediments along Lake Erie, as
identifiedbyprovincial standards. The dynamic beach hazard
limit consists ofthe flooding hazard limit plus adynamic
beachaUowanceNodevelopment orsite alteration shall be
permitted in a dynamic beach hazard.
10 9 Eirosion ��Hazaird�s
Erosion hazards are areas ofland that are subject toland
regression orretreat from acombination ofgeologic, seismic,
hydrologic, orhumanmadefactors, and assuch they pose
apotential threat tosafety, property, and infrastructure. To
that end, development shall bedirected toanarea outside
ofthe erosion hazard limit ofariverinevalley slope. The
use ofstabiUzationworks toadjust the erosion hazard limit
ordevelopment setbacks for the purposes ofincreasing
the potential development envelope orpermitting new
development and/or site alterations within the limit shall not
be permitted.
10,10 DeteirmmfliningtheEmmsion Hazard Limmit
The erosion hazard limit will bedetermined bythe conservation
authority having jurisdiction on a site -by -site basis in
consultation with the County and the relevant local municipaUty
Provincial guideUnesrelated tonatural hazards will beused asa
basis for determining the limit.
The high bluff reaches ofthe shoreline ofLake Erie inthe
County experience severe rates oferosion. Notwithstanding
Subsection l0]0,the Lake Erie erosion hazard limit shall be
determined bythe conservation authority having jurisdiction
onasite-by-sitebasis inconsultation with the County and
the relevant local municipaUtyusing considerations that
include the l00-yearerosion rate (the average annual rate of
recession extended over al00-yeartime span),anallowance
for slope stabiUtyand anerosion/erosion access allowance.
New development shall not bepermitted within the Lake Erie
shoreline erosion hazard limit. Replacement and/or relocation
ofexisting buildings orstructures located within the Lake
Erie shoreline erosion hazard may bepermitted subject tothe
approval ofthe relevant conservation authority.
10.12 H a z a ir d oms L a in d s & CkimmateC h a in ge
Severe weather associated with climate change isanticipated
tocause increased instances offlooding, erosion, and
stormwaterrunoff asitadversely impacts precipitation levels.
Assuch, the County, local municipaUties,and conservation
authorities must adapt toprotect safety, property, and
infrastructure from increased risks offlooding and erosion.
Tothat end, the County, inconsultation with the relevant
conservation authority, will:
a) Encourage the use ofvulnerability orrisk assessments,
when appropriate, toconsider potential increased
erosion rates, water levels, and extreme weather events
and their potential impact ondeveiopment�
b) Encourage the incorporation ofadaptionstrategies for
Page 396 of 427
new development that account for changing erosion
patterns, flooding, and related climate impacts-,
d Encourage the protection and restoration ofnatural
buffers such asriparian vegetation which can mitigate
erosion hazards and enhance resiUence
d) Ensure that when infrastructure must belocated on
hazardous lands, itisdesigned towithstand increased
erosion, flooding, and extreme weather events�and
e) Participate inmonitoring programmes and the
development ofclimate change adaptation strategies
with conservation authorities.
Where development issubject toaPlanning Act approval,
itmay beexempted from the regulatory process ofa
conservation authority under provincial legislation. If this
isthe case, the County shall besatisfiedthat all planning,
development, and site alteration considerations regarding any
proposed development orsite alteration ofhazardous lands
and sites shall beincorporated into the conditions ofapproval
orthrough adevelopment agreement, inconsultation with the
conservation authority having jurisdiction prior tothe granting
ofany approval for which the County isapproval authority.
Former (closed)waste disposal sites are shown with a
symbol onScheduieO' The development ofnew uses ornew/
enlarged buildings orstructures within 500metres from the
fiiiarea ofthe former waste disposal site may bepermitted,
provided anassessment inaccordance with provincial
guideUnes,iscompleted todetermine:
a)whether the proposed use vviUbeadversely affected by
ground and surface water contamination byieachate
migrating from the former waste disposal site�and,
b)the impact ofieachatemigration from the landfill site on
the proposed use.
Toimplement these policies, local municipal zoning by-laws
shall restrict the development ofnew uses onlands within
the 500-metreassessment area inaccordance with this
Plan, which may include the use ofaholding symbol. Any
amendment topermit the development ofany new use within
the assessment area shall not occur until the appropriate
council issatisfiedthat all studies required bythe local
municipality and County have been completed.
10.15 ��Deve lop mme��& Con'tammflinated or Potentially
C o in't ammi in ated S ites
Contaminated orpotentially contaminated sites are composed
ofany site where future use isaffected byreal orperceived
environmental contamination from acurrent orprevious use of
the site for commerciaLindustriaLorinstitutional use. These
sites are often caUed'brownfieids'andare not mapped inthis
Plan. |fthe site ofaproposed development is, inthe opinion
ofthe County, alocal municipaUtyorother authority known
or suspected to be a contaminated site, prior to permitting
development onthe site, the proponent shall complete
the following tothe satisfaction ofthe County and orlocal
Page 397 of 427
a) Environmental Site Assessment (ESA)inaccordance with
provincial guideUnes�and,
Wsite restoration inaccordance with aremedial plan,
where the need for remediation is identif ied.
Where anESA has determined that contamination exists,
nodevelopment shall bepermitted until such time as
the completion ofany required decommissioning and/or
remediation of the site, and a Record of Site Condition (RSC)
has been prepared and filed byaquaUfiedperson confirming
that site soil conditions meet provincial criteria for the
proposed use.
10,16 Oil, Gas, and Salt ��Hazaird�s & Formmeir Matmirak
ResomirceExtiraction Operations
Development on, abutting, oradjacent to[an dsaffected
byanoil, gas, orsalt hazard oraformer natural resource
extraction operation may bepermitted only ifrehabiUtationor
other measures toaddress and mitigate known orsuspected
hazards are under way orhave been completed. Sites
with contaminants inland orwater shall beassessed and
remediated as necessary prior to any activity on the site
associated with the proposed use such that there will beno
adverse effects. The County shall encourage, where feasible,
on -site and local re -use ofexcess soil through planning and
development approvals while protecting human health and the
environment.
10,17 Wikdkand Fime��Hazaird�s
VViidbandfire hazards refers toareas, assessed asbeing
associated with the risk ofhigh toextreme vviidbandfire bythe
Province. Development shall generally bedirected toareas
outside oflands that are unsafe for development due tothe
presence ofvviidbandfire hazards and may only bepermitted
where the risk ismitigated inaccordance with vviidbandfire
assessment and mitigation standards. Where development
isproposed within avviidbandfire hazard, applicants may be
required to undertake a site review to assess, to the extent
possible, the level ofvviidbandfire hazard and associated risk
onand inthe vicinity ofthe subject lands. Applicants pursuing
development inlands with hazardous forest types may be
required to identify measures that need to be taken to mitigate
the risk inaccordance with standards.'
10,18 Abandoned Petiroteurn Wells
Associated with the County'spetroleum reservoirs and
past extraction operations, there are numerous abandoned
petroleum wells located throughout Elgin County, particubarly
inthe western portions ofthe County. Where these wells are
known toexist, they shall beidentifiedinalocal off iciaiplan.
Further, asacondition ofdevelopment, the County vviUrequire
that impropedyplugged (abandoned)wells that are known
ordiscovered during development will beproperty plugged,
capped, orotherwise made safe inaccordance with provincial
requirements. Building locations should beexamined for the
presence ofpossible well sites using established standards
and procedures, and areas where wells are located should be
avoided when siting buildings, unless itcan bedemonstrated
that development can safety occur.
Page 398 of 427
Page 399 of 427
B5
11.0 CLIL"I'LIRAL. HERIII" I'AGE
Cultural heiritage its a biroad coincept that hncludes buHt cultuiral heiritage, such as buRdings,
stiructuires, aiind innoinuinneints, as well was cultuiral heiritage laindscapes aiind fflstidds such as
pairks, Nstoidc trading our tirainspoirtaUoin routes, innahn streets, uresideuinUaE iineiiighbouiidhoods, aiind
aiirdhaeologiical sites Cultural heiritage helps to tell ouir collec,five Nstoides aiind stoides, buRds
dAc pidde, aiind its a key cornpoineint of develophng uiiMque coinninnuinifies that IIpeoIple deshre to Asit
aiind five hn R its also aiin hmpoirtaint cornpoineint of ureoouinoiiihaUouin with �iinfflgeiinous coinninnuinifies. To
that eind, the folloMing objec,fives have beein Weintified as they iirelate to cultuiral heiritage hn the
couiinty�
a) Encourage the WeintificaUoin of cultuiral heiritage uresouuroes aiind pirotect, conserve, aiind
einhaince flheiinn�,
b) Einsuire that all anew developinneint occuir hn a innainineir that ureslpeofs the County's uriidh
cultuiral heiidtage�,
c) Support the WeintificaUoin of aiirdhaeologcal uresouuroes aiind aiireas of aiirdhaeologcal
poteiinUal', aind,
d) Einsuire that fiinfflgeiinous coinninnuinifies have access to thehr owiin cultuiral heiritage
resouirces
Page 400 of 427
m
|naddition tothe other policies ofthis Plan, the following
policies apply tocultural heritage inthe County�
III Commposition oftheCultural HeiritageResommces
Cultural heritage resources are composed of:
a)built heritage resources�
b) cultural heritage bandscapes�and,
c) archaeological resources.
11 2 Generak��Pokicy
|tisthe intent ofthis Plan that the County'sbuilt heritage
resources, cultural heritage landscapes, and archaeological
resources beidentified, conserved, and enhanced, and that all
new development occur inamanner that respects the County's
rich cultural heritage. This islargely anticipated tooccur at
the local level through the development ofdetailed policies
inlocal official plans, and through the municipal heritage
designation process under the Ontario Heritage Act. Siventhe
potential cross -jurisdictional nature ofarchaeological sites and
resources and the County'srole inland division, the County's
primary focus with respect tocultural heritage shall bethe
identification and protection ofarchaeological resources.
11 3 Cultural HeiritageResomirces & Local Official plains
As noted above,while itisthe intent ofthis Plan torequire the
conservation and protection ofcultural heritage resources,
itisrecognized that this role largely rests with local
municipaUties.Tbthat end, local official plans shall indude
policies toprotect and conserve cultural heritage resources,
mciudingrequirements for technical cultural heritage studies
(e.g.conservation plan, heritage impact assessment, and/
orarchaeological assessment) tobeconducted byaquaUfied
professional when development orsite alteration has the
potential toaffect aprotected heritage resource, aresource with
potential cultural heritage value orinterest, orfor development
proposed adjacent to a protected heritage resource or a
resource with potential cultural heritage value orinterest.
"'����m�����������UU���a�e��^��
-'' County '' — engage ^~^~
U��^�en��u��c������un^�^������
' ~--zn ,~, ~.
^w� ��� ^ interests � when
11 4, Supporting Local Cultural HeiritageConservation
Ascultural heritage conservation islargely anticipated to
occur atthe local level, itisthe policy ofthe County tosupport
local efforts toconserve cultural heritage resources through
the designation process under the Ontario Heritage Act, and
the use ofauthorities under the Planning Act such aszoning to
conserve cultural heritage resources.
Page 402 of 427
Development and site alteration vviUbepermitted onlands
containing archaeological resources orareas ofarchaeological
potential only when the archaeological resources have
been assessed, documented, and conserved. Archaeological
assessments must becarried out byUcencedarchaeologists,
prior tothe permitting ofdevelopment and any alterations to
known archaeological sites will only beperformed bylicensed
archaeologists.
|fthere ispotential for the presence ofpartiaUyorfully
submerged marine features such asships, boats, vessels,
artifacts from the contents ofboats, old piers, docks, wharfs,
fords, fishingtraps, dwellings, aircraft orother artifacts items
ofcultural heritage value orinterest, amarine archaeological
assessment shall beconducted byaUcencedarchaeologist
pursuant tothe Ontario Heritage Act.
11 7 Deteirmmflining Areas of AmchaeokogicakPoteinfiak
|nthe absence ofcomprehensive mapping, todetermine
ifasite ispart ofanarea ofarchaeological potentiaLa
development proponent shall conduct and submit anevaluation
using the Province's Criteria for Evaluating Archaeological
Potential and/or Criteria for Evaluating Marine Archaeological
Potential for review and concurrence bythe County prior to
making application for development. Where one or more
provincial criteria have been met the applicant shall be
required toengage alicensed archaeologist toprepare an
archaeological assessment prior toany ground disturbing
11 8 Pmepairation of Amc��iaeoko�licakAssessmmeiri,ts
Where anarchaeological assessment isrequired, development
and site alteration shall not proceed until the assessment
orassessments have been entered into the Ontario Public
Register ofArchaeological Reports, and where these reports
conclude that:
a) the assessment of the area is complete-, and,
b)all archaeological sites identified bythe assessment are
either ofnofurther cultural heritage value orinterest,
orthat mitigation ofimpacts has been accomplished
through excavation oran avoidance and protection
11 9 Cemmeteiries & BmiriakSites
Where development has the potential toimpact aknown
orsuspected cemetery orburial site, the relevant approval
authority shall require anarchaeological assessment bya
Ucencedarchaeologist. Provisions under both the Ontario
Heritage Act and the Funeral, Burial and Cremation Services
Act shall apply. Development shall beguided bythis legislation
and inaccordance with any directives from the Province.
11,10 Engaging with Uridigenoms Commmmmnifies
The County shall engage with Indigenous communities and
consider their interests when identifying, protecting, and
managing cultural heritage resources and archaeological
resources. Tnthat end the County will establish, together with
Indigenous communities, protocols for sharing archaeological
information received through the completion ofan
archaeological assessment orheritage impact assessment.
Page 403 of 427
op
11,11Uin d i gein oms C ommmmmin N yUin'teirest s
Where acompleted archaeological assessment ident ifiessites
and archaeoiogicairesources ofIndigenous interest, they shall
beprovided tothecommunityofclosest cultural affiUation
tothe site and/or resources, subject toany legislative
requirements. Tothat end, the County shall:
a) direct proponents tothe appropriate Indigenous
community and faciUtatecommunication with the
relevant community-,
b) require proponents toengage with Indigenous
communities atthe earliest opportunity and
consider their interests when identifying, protecting
and managing cultural heritage resources and
archaeological resources-,
d require documentation that the proponent has provided a
copy ofany completed archaeological assessment report
tothose communities with the closest cultural affiUation
tothe identified archaeological resources and inwhose
traditional territories the archaeological resources were
found -,and
d) notify, inadvance, ofon-site archaeological assessment
work completed aspart ofCounty public works projects,
Indigenous communities with the closest cultural
affiUationtothe project area and/or archaeological
resources and inwhose traditional territories the
archaeological resources were located.
11,12 Unexpected Archaeological ��Discoveiries
The County shall develop emergency protocols toaddress the
unexpected discovery ofarchaeological resources during the
development process and include standard clauses addressing
emergency protocols inall draft plan approvals for which the
County isapproval authority.
11,13 ��Rokeof LocakKWinicipakifies
Local municipaUtiesare encouraged tosupport conservation of
archaeological resources byreviewing public works projects,
regardless ofwhether they are subject tothe Environmental
Assessment Act, todetermine impacts upon potential
archaeological resources conducting anarchaeological
assessment ifthe lands are located within anarea of
archaeological potentiaLorwhere anarchaeological site has
been previously registered on the property.
1114, Amch aeoko g i c akKM a in a gemmein't Pka in
Todevelop aconsistent and comprehensive approach tothe
identification and management ofarchaeological resources,
the County may prepare and maintain acounty-wide
archaeological management plan to:
a) Reduce the risk ofunforeseen discoveries during
development (such asdisturbing abuhaisite):
b) Increase public awareness ofarchaeological resources�
dAdvise current and prospective property owners where
archaeological investigations will berequired inorder to
develop orredevelop asite�
Page 404 of 427
po
d)Give the public greater insight into their collective
histories and the opportunity toappreciate its heritage
more fuUyand
e)Allow for the identificationand interpretation ofgreater
numbers ofcultural heritage resources, which may offer
opportunities for increased tourism.
Page 405 of 427
1)]
'12.0 REVIEW OF DEVEL.OPMEN"I'APPL.��ICA'T'��IONS
Under the Planning Act, Elgin County is the approval authority for all forms of land division
within County limits including plans of subdivision, condominium, and land severances
(also called 'consents'). The County is also approval authority for all local official plans and
amendments to local official plans. The authority to approve all other Planning Act applications
is held by the County's local municipalities, and in that respect, the County acts as commenting
body. To that end, the following objectives have been identified as they relate to the review of
development applications in the County:
a) �Fosteiire,f,fiiciieiintaiindtiiiinrielydevelollpiinrieiintaIIpIlpiirovalswii,t�hoRAtcoiinrillpiiroiinri�sluingthe iiiiintegiirii,tyo,f
the plaininhng process aiind developinneint ureAew,
b) Develop clear aiind coiinsisteiint processes aiind cidteidafoir the iireviiew of Plaininhng Act
appkaUoinsfair wMch the County its appiroval auflhoidty,
c) �EiinsRAiirethat aIIpIIpl�catiioiinsacre accoiinrillpaiiniiiedEby sRA,f,fciieiint,,�hg�h.-qRAali,tyiiiin,foiiriinriatiioiin,,Ilpiirellpaired
by quakfied pirofesMoinals, wheire appiropidate, to asMst couinty staff aiind County CouincH liiin
innaMing iiinfoirinned uracaunninneindafi oins aiind decWoins„ aind,
d) Ensure that the pubk aiind iinfflgeinous coinninnuiM,fies acre appiropidately coinsulted oiin
deciiiMoins that hnnpact theinn
Page 406 of 427
The following policies apply tot heprocessing and review of
Planning Act applications inthe County�
12.1 Generak��Pokicy
The County ofElgin recognizes the important role that Planning
Act applications play infaciUtatingdevelopment, while
protecting the public interest. Tothat end, the County vviUseek
toensure the implementation ofefficient planning processes
that provide timely decisions toapplicants while protecting the
public interest and meeting the objectives ofthis Plan by�
a)investigating and implementing measures toeliminate
duplication, consolidate responses, and reduce
unnecessary time delays�
b) enforcing reasonable timeUnesfor feedback, input, and
comment byoutside agencies and the pubUc
d encourage and/or mandate development proponents to
pre -consult with county and municipaUtystaff prior to
submitting Planning Act appUcations�and,
d) monitoring approval processes and setting time -frame
targets for processing applications.
12 2 Land Division Applications
All applications for land division shall beevaluated based on
the following general criteria:
a)Compliance with the requirements ofthe Planning Act
and any other applicable piece ofiegislation�
b) Demonstrated consistency with the Provincial Policy
Statement, asamended�
d Demonstrated conformity with the policies and land use
designations ofthis Plan and ofthe applicable local
off iciaipban�
d) Demonstrated conformity with alocal zoning by-law,ora
demonstration that conformity vviUbeachieved, prior to
fimaiapprovaL
e)The abiUtyofthe application toaddress and satisfy the
comments and input received by commenting agencies
and bodies:
U Demonstration that any input from the public has been
reviewed and considered�and
g) Demonstration that the application isinthe public
interest.
12 3 Plain of Subdivision vs Consent
Land division infee simple normally proceeds byway ofeither
plan ofsubdivision orseverance (also known asa'consent}
Under the provisions ofthe Planning Act, all land division must
proceed byway ofplan ofsubdivision, unless itisdetermined
that aplan ofsubdivision isnot necessary for the orderly and
efficient development ofthe land. Tbthat end, tot creation by
plan ofsubdivision isgenerally required if:
a)the extension ofexisting infrastructure (ieservicing
orroads) orthe development ofnew infrastructure is
b)the area that isproposed tobedeveloped isnot
considered tobeinfiiUng:
d more than five lots indudingthe retained lands are being
created,
m
d) the owner isretaining sufficient lands for the
development ofadditional lots inaccordance with the
land use designation inthe local official plan.
12 41"PchinicakConsents, �o ��Mew'Lot Cmeated
|nsome cases the division ofland isrequired toaddress a
technical matter such asthe adjustment ofalot boundary, the
creation ofaneasement, toregister alease ofover 2l-yeans,or
toregister ordischarge amortgage onapart ofaparcel ofland.
|nthese cases, the consent does not result inthe creation ofa
new lot. Applications for aconsent for atechnical reason may be
granted subject tothe County being satisfied that the consent will
not negatively affect the planned use and function ofthe subject
properties.
|nsome cases the division ofland isrequired toaddress
situations
where two ormore lots have merged ontitle. Such new lots
may be permitted, provided the County is satisfied that:
e)the new lot vviUconform tothe access policies ofthe
relevant road authorit�and
Uthere isnopublic interest served bymaintaining the
property asasingle conveyable parcel.
Under the Condominium Act, anapplication for approval ofa
condominium follows the same planning approval process asa
plan ofsubdivision. Notwithstanding this, the Condominium Act
permits the County to'exempt'appUcat ions from going through
the draft plan approval process and proceed directly tofinai
approval. The County will consider applications for eligibility
under the exempted condominium process subject tothe
a)The proposed condominium has obtained site plan
approval undergone areview/approval bythe local
municipaUty
b)The Plan conforms tothe County and the relevant local
off icial plan-,
a) the merging ofthe lots was unintentional and was
dThe Plan conforms to, and compU� complies the Zoning By-
notmergedasarequirementofapreviouspbanning
law-,
approval-,
d)Adevelopment agreement has been entered into
b)thenewiotisgenenai�yofthesameshapeandsizeas
betvveenthe local municipaUtyand the appUcant and it
�
the k�which once existed asaseparate conveyable k��
isregisteredagainsttitietothebands� ,
dthenewiotcanbeappropriatelyserviced- �
e)There are nooutstanding municipal oragency matters
that are required tobeaddressed before finaiapproval
d)the new lot fronts on, and will bedirectly accessed, by
isgiven:
apublic road that ismaintained year-round byapublic
f)AiimattensunderthePbanningActhavebeenaddressed- �
authority
and,
g)There are noprovinciaLmunicipaLCounty oragency
concerns requiring conditions ofdraft approval.
The part lot control provisions ofthe Planning Act have the
effect ofpreventing the division ofland inaregistered plan,
other than that allowed for inthe approved plan ofsubdivision
(without further approvaLs). Notwithstanding this, the Act
permits the County toprovide site-specificexemptions tothis
prohibition. Anexemption from part lot control isappropriate
when several land transactions are invok/ed,but the resulting
changes will not affect the nature orcharacter ofthe proposed
subdivision. Assuch, the County will consider exempting the
following types of applications from part -lot control:
a) the creation oflotsfordweUingsvvithcommonwaUs(eg.
semi-detached,rmwhouses,etcjwithin anapproved plan
of subdivision-,
W minor lot realignments within aplan ofsubdivision�
d technical severances, such asadditions tolots,
easements, orland dedications within aplan of
subdivision-, and,
d) the creation oflotsvvithinbiocksinapbanofsubdivision
that were clearly indicated and intended tobefurther
subdivided atthe time the application was considered by
a local council.
The creation ofadditional lots inaplan ofsubdivision
through part lot control exemption, due tochanges tomarket
conditions may beconsidered, provided that alocal council
and the County issatisfied the resulting changes will not affect
the nature orcharacter ofthe proposed subdivision, and the
changes donot require further technical review ofthe plan of
subdivision.
12 8 Local Official Plains & Ammeindmmeints
All local official plans and applications for official plan
amendments shall beevaluated based onthe following general
a) Compliance with the requirements ofthe Planning Act,
and any other applicable piece ofiegislation�
b) Demonstrated consistency with the Provincial Policy
Statement, asamended�
d Demonstrated conformity with the policies and land use
designations ofthis Pban�
d) Demonstrated conformity with the overall intent, goals,
and objectives oflocal official pban�
e)The abiUtyofthe application toaddress and satisfy the
comments and input received by commenting agencies
and bodies-,
U Demonstration that input from the public has been
reviewed and considered�and
g)Demonstration that the plan oramendment isinthe
public interest.
12 9 A �p �pki c a in't Pre c o in smIt at i o in
|tisthe policy ofthe County torequire pre -consultation for
all Planning Act applications for which the County isapproval
authority. Prior tothe submission ofanapplication under
Page 410 of 427
the Planning Act for which the County isapproval authority,
applicants are required tomeet jointly with the County, the
local municipality, and relevant agencies to:
a)determine what studies, plans, and materiaLsare
required tosupport anapplication inaccordance with
this section ofthe Pban�and,
b) Provide preliminary comments and feedback tothe
applicant regarding their proposal.
12.10 C omm�p I eteA �p �pki c at i o in ��Reqmimemmein't s
Toensure that both local and County CounciLscan make an
informed decision onany Planning Act application, and to
ensure that the public understands the impUcationsofan
application, studies, reports, and/or plans are required tobe
submitted aspart ofwhat isreferred tounder the Planning
Act asa'compieteappUcation' |naddition tothe application
requirements ofthe Act, and the supporting studies, reports,
orplans that may bedetailed asrequired within this Plan, the
following may berequired tosupport any application for which
the County isapproval authority�
a)Aggregate Resource Assessment�
b)Aggregate Impact Assessment�
dAgricubunaiImpact Assessment�
d)Archaeological Assessment�
e)Comprehensive Review Study
f)Concept orDemonstration Pian�
g)Cumulative Groundwater Impact Assessment�
h) Draft Plan ofSubdivision orCondominium�
i) Energy & Emissions Strategy
j) Environmental Impact Study
k) Environmental Site Assessment�
UFinancial Impact Assessment�
m) Functional Servicing Repo��
n)Seotechnicat Assessment�
o) Heritage Impact Assessment�
p) Heritage Conservation Pban�
q) Hydrogeoiogicat Assessment�
r) Land Use CompatibiUtyAssessment�
s) Market Impact Study
t) Market Justification Study:
u) Master Servicing Study-,
v) Noise & Vibration Study
w) Odour Assessment:
x) Planning Rationale-,
y) Parking Assessment-,
z) Reference Plan orReal Property Surve�
aa)RehabiUtationPlan (natural resource extnaction):
aW Servicing Options Stud�
adSpecies atRisk Assessment�
ad) StormwaterManagement Pban�
Page 411 of 427
')6
aUSun & Shadow Study
ag)SustainabiUtyStrategy
ah)Topographic Survey:
ai)Traffic Impact Assessment�
aj) Urban Design Brief.
|tisatthe sole discretion oftheCountytodeterminewhat
studies, reports, orplans are required toform acomplete
application for which the County isapproval authority.
12.11 Qualified Professionals
All studies, reports, and plans required bythe County shall
becarried out byqualified professionaLsretained by, and at
the sole expense of, the applicant. Tbthat end, aqualified
professional means anindividual who has aprovincially
recognized degree, certification, licence, registration, orother
requirements that apply tothe areas inwhich the individual is
providing their professional opinion orservices. The County
shall determine, atits sole discretion, who constitutes a
quaUfiedprofessiomaL
12.12 ��Review'of Studies, Reports, and Plains
The acceptance ofacomplete application bythe County does
not constitute concurrence with the contents ofthe application.
To that end, the County may require independent peer reviews
ofstudies, reports, and plans byanappropriate public agency
orbyaprofessional consultant retained bythe County atthe
proponent'ssole expense. Alternatively, studies may becarried
expense of the proponent.
12.13 Public Participation & Consultation
|tisapolicy ofthis Plan that public participation should bean
integral component ofany planning process. Onthis basis,
before making any planning decision, County Council shall be
satisfied that:
a)adequate public notice has been given inaccordance with
the Planning Act�
b) enough information toenable the public toreasonably
understand the nature ofthe proposal and its impacts is
avaibabieprior toany public meeting�
dall public and agency comments have been reviewed and
analyzed-, and,
d)their decision will appropriately balance the overall
public interest against the private interests expressed in
the application.
Proponents shall beencouraged topre-consult with
neighbouring landowners and residents toobtain theirviews
before aformal application issubmitted.
12.14Uridigenoms Consultation
The County will explore opportunities for collaboration on
common objectives and build relationships with Indigenous
communities toadvance reconciUationand otherjoint
interests. Tothat end, the County vviU:
out byaquaUfiedprofessional retained bythe County atthe a)create, incollaboration area Indigenous communities
and local municipaUties,anengagement protocol tobe
applied when engaging and coordinating with Indigenous
communities onplanning mattens�
b) have regard fortheconsultation protocols ofIndigenous
communities that have traditional territory inthe County
when engaging onplanning matters orpublic works
projects-, and
engage with Indigenous communities and consider their
interests when identifying, protecting, and managing
cultural heritage resources and archaeological
resources, planning for sustainabiUtyand climate
change, and the Natural System.
Page 413 of 427
yy
III M P L. E M E NIATI III MISTRATI 0 N
TIMs secHoin of the Plain cointahns Ilpafides IlpeirfaiiioMing to the adinnhMstirafloin aiind hmpleinneintafloin
tMs Plain Specifically, tMs secHoin addiiresses how the Plain ills to be hnteirpireted, ureAe ed,
updated, aiind innoinitoired. To that eind, the folloMing objec,fives have beein Weinfified as they iirelate
to the hmpleinneintafloin aiind adinnhMstirafloin of tMs Wfidal Plain:�
a) Clairify how the IlpaUdes aiind hind use deMginafioins of tMs Plain, as well as urefeireinces to
the legWafioiin, poUdes, uregulafi oins, aiind gRAdeHines of otheir authoirifies aiind levels of
goveirininneint acre to be hnteiiqpiireted�
b) Weinfify afirainnewark ,fair the uregulair ureAew aiind updafting of tMs Plain to einsuire H
coinflinues to ureslpoind to the iineeds of the County aiind tissues of hmpoirtaince to County
CouiincKi aind,
c) Weinfify afirainnewark ,fair innoinitoiding Ilpiirogiiress our acNeAing the goals aiind objec,fives of tMs
Plain aiind the hmpleinneintafloin of Hs IlpaUdes.
Page 414 of 427
The following policies apply tot heimplementation and
administration ofthis Plan:
Nothing inthis Plan shall prevent the local municipaUtiesfrom
adopting more restrictive policies orstandards than those
outlined inthis Plan, provided such policies are consistent with
the general intent of this Plan.
13 2 County Official Plain Ammeindmmeints
|tisthe intent ofthis Plan toserve asthe basis for managing
change inthe County until 2044.Any amendment proposed
tothis Plan shall conform tothe Pban'soverall intent asset
out inthe objectives ofthis Plan. The Plan may bealtered to
correct errors inthe text orschedules without anamendment,
provided the alterations donot change the effect ofthe
objectives and policies ofthe Plan. Following the adoption of
this Plan, County Council shall determine the need torevise the
Official Plan inwhole orinpart inconsultation with prescribed
public bodies and hold aspecial meeting ofCouncil that isopen
tothe public, atintervaLsofnot more than every fiveyears.
|nconsidering the need for revisions, the County shall also
consider Section 26ofthe Planning Act which requires that the
Off icial Plan:
a)conforms toany provincial pbans�
b) has regard tothe matters ofprovincial interest listed in
the Planning Ac�and,
d isconsistent with policy statements issued under the Act.
13 3 Local Official Plains & Ammeindmmeints
Local official plans shall conform tothis Plan. However, itis
recognized, that some time may pass between the adoption of
this Plan and the conformance exercise ofalocal official plan
orastatutory review. |nthe event ofaconflict between the
provisions ofalocal official plan and the provisions ofthis Plan
in the interim period, the provisions of this Plan shall prevail.
13 4L_ocakZoirflin�g�y-�x�s
When this Plan orany part thereof takes effect, every local
zoning by-law shall beupdated bythe local municipaUtiesto
conform with this Plan. Any amendments tozoning by-laws
should occur after the local off iciaiplan has been amended
toconform tothis Plan. Notwithstanding the above, this Plan
is not intended to prevent the continuation, expansion, or
enlargement oflegally existing uses which donot conform
tothe designations and provisions ofthis Plan. Attheir sole
discretion, the council ofalocal municipaUtymay zone to
permit the continuation, expansion, orenlargement oflegally
existing uses, orvariations tosimibaruses, provided that such
a)have noadverse effect onpresent uses ofsurrounding
lands orthe implementation ofthe provisions ofthis
Plan-, and
b) are subject to any conditions that may be contained in a
local off icial plan.
13 5 Planning Advisory Commmmittee
The Planning Act mandates that the County ofElgin establish
Page 416 of 427
aplanning advisory committee. Tbthat end, the mandate of
d) Progress towards meeting the Pban'saffordable housing
the committee shall betoprovide County Council with advice
target',
regarding key planning matters inthe County. Members will
e) Ensuring a25-yearemployment lands suppiy
provide input onissues that impact the long-term vision for
U �etricstoensurethattheCount�sNatunaiSystemis
development the CountyThis mandate vviiibefuDiiiedby
consideringandprovidinginputonmattenssuchas:
protectedandenhancedinciudingprogressto�ards
meeting the Pban'sforest coverage target�
a) Proposed new orrevised plans, legislation and initiatives
g) Investments leveraged byany community improvement
from provincial ministries, federal departments, and
funding committed tobyCounty CounciL
other agencies that affect planning issues inthe Count�
h)Targets and performance for processing appUcations�
b)Updates and amendments tothe County Official Pban�
and,
d Monitoring the implementation ofthis Pban�and
i)Any other metrics that County Council has identified as
d) Other studies warranting additional consideration, as
being relevant tothe monitoring ofthis Plan.
referred byCounty CounciL
13 6KM o in it o ir i in g ��Pka inUmm�pkemmein't at i o in
The purpose ofmonitoring istoevaluate the effectiveness
and relevance ofthe Plan inmeeting the County'sgoals and
objectives. The County will develop indicators toassist with
regular monitoring ofthis Plan and undertake annual reporting
toCouncil onimplementation. Atminimum annual monitoring
to County Council will include details on:
a) Ensuring anoverall 25-yearsupply ofurban lands across
the County-,
b) Progress towards meeting the Pban'sresidential infiiUng
and intensification target',
d Ensuring the minimum supply ofresidentiaUy-designated
lands, and supply ofvacant, zoned, and serviced
residentiaibands�
Toassist with monitoring and plan review, the County, in
cooperation with local municipaUties,will maintain an
information system toallow for appropriate analysis of
the changes inthe sociaLeconomic, environmentaLand
technological conditions inthe County.
13 7Un'teirpiretation,General
This Plan isthe County ofEigin'sstatement ofland use
policy. Asastatement ofpolicy, some general flexibility in
interpretation may berequired from time-to-timetoaddress
site-specificorunforeseen circumstances. Where flexibility is
warranted itmay beconsidered atthe sole discretion ofCounty
Council provided that the intent ofthe policies and objectives of
this Plan are maintained.
Page 417 of 427
13 8Un'teirpiretation,Defined'I"Pirryis
Where aword orterm inisnot defined ordescribed inthe
body ofthis Plan, the reader shaiirefertothe Planning Act,
ProvinciaiPolicy Statement, orthe appropriate county or
provincial implementation guideUnefor its definition. Where
there isnodefinitionfound, the common definitionofthe word
orterm shall beused.
13 9Un'teirpiretation,Land Use Desiginations
The boundaries between land uses designated onthe
schedules tothis Plan are considered approximate except
where they meet with roads, naikwaylines, rivers, transmission
lines, lot lines oranother clearly definedphysical feature.
Where the general intent ofthe document ismaintained, minor
adjustments toboundaries will not require anamendment to
this Plan.
13.10 Un'teirpiretation,Settkemmein't Area Bomndairies
The boundaries ofthe settlement areas identified onthe
schedules ofthis Plan are intended toberepresentative of
the boundaries asdelineated inlocal official plans. Assuch,
local off iciaiplans should beconsulted for the most accurate
delineation ofaboundary. Where asettlement area boundary
has been revised inalocal official plan, Scheduiev�ofthe
County Official Plan shall beupdated byway ofamendment
a)where the settlement area boundary inalocal official
plan has been determined tobeaconceptual boundary,
inwhich case, itmay beref inedwithout amendment
tothis Plan solong asthe total existing area ofthe
settlement is not increased as a result of the revision-, or
b) where arevised settlement area boundary has been
approved bythe County asaresult ofthe adoption ofa
new off iciaiplan byalocal municipaUtyorastatutory
update ofalocal off iciaiplan.
|nsuch cases, the County shall update Scheduiev�through
ahousekeeping exercise either independentiyoraspart ofa
statutory update tothis Plan. Until such time asthe County
Plan has been updated, the revised boundary asillustrated in
the local official plan shall bedeemed toconform tothis Pban.'
|tisrecognized that the boundaries ofthe Natural System, are
approximate ormay not reflect the current boundary ofthe
system or feature due to the dynamic nature of the system or
feature. Interpreting the limits ofNatural System shall bein
accordance with Subsection 7.3ofthis Plan.
13.12Un'teirpiretation,Hazairdoms Sites & Lands
Like the Natural System, the limits ofhazardous sites and
lands are approximate ormay not reflect the current boundary
ofthe site orlands due tothe dynamic nature ofthese hazards.
Interpretation ofthe limits ofhazardous lands and sites shall
beinaccordance with Subsection l0.4ofthis Plan.
13.13Un'teirpiretation,Featmmes Mot Mapped
|nsome cases, some features noted inthis Plan may not be
mapped due tolack ofcomplete data, such asnatural system
features, aggregate resource areas, and contaminated /
Page 418 of 427
potentiaUycontaminated sites. AdditionaUyafeature may not
be mapped due to sensitivity of a feature such as the habitat
ofthreatened orendangered species. The policies ofthis
Plan apply tothe relevant features regardless ofwhether they
are mapped onthe schedules ofthis Plan and noofficial plan
amendment shall berequired toidentify these features.
13.14Un'teirpiretation,Road Locations
The location ofthe roads asiUusnatedonthe schedules of
this Plan shall beconsidered asapproximate. Amendments to
this Plan will not berequired tomake minor adjustments or
deviations tothe locations ofroads provided that the general
intent of the Plan is maintained.
13.15 Refemencesto Legislation, Policies, & &iidekiines
Where this Plan makes reference toany act, regulation, policy,
orguideUneofany planning authority, such reference shall be
deemed toinclude any subsequent amendments orsuccessor
document.
13.16 Accessory Uses
Whenever ause ispermitted inaland use designation, itis
intended that uses, buildings orstructures normally incidentaL
and accessory to that use are also permitted.
13.17 Discmepaincies in'thePkain
|fthere isadiscrepancy between policies ofany section ofthis
Plan oralocal off iciaiplan, the more stringent policy, standard,
orcriteria shall prevaiLAlternatively, the matter may be
referred toCounty Council for clarification.
Page 419 of 427
Page 420 of 427
�
Schedule'A! - County Structure Plan
Settlement Areas Agricultural Area Provincial Roads
r �..... �
Tier 1 Strategic County Roads
Employment Areas
Tier Local Roads
ElllnC��nt
r
Tier Airport
(D
Page 421 of 427
0 2.5 S 10 1S 20 25 30
Ill .................. INVEMENEM.......................................Ill.......................................mmmummmm KilomoLars
heduleSourcewat-
porctiveRail Line & Infrastruto ce Systems
Transportation
r
er
Protection Intake
Transportation Rural ollector Pr
Areas
aincial adsoads
sed
Corridor Rural Major Arterial 'Settlement Boundaries
""""'
��� W�����
i
� a
(DAirport
Marine Ports
Urban Collector
-Rural Minor Arterial
Urban Local
'°
- NEF/EPContours
Urban Minor Arterial N�g�t
dw Active Landfills
�����r� Urban Major Arterial P"9"g8c42Godfs427
SUVI�I,
P
3r
'A JI,
Schedule'C'- The Natural System
Natural Heritage Highly Vulnerable
System Aquifer
Significant Provincial Highway
Groundwater County Roads
Recharge Area
Watercourse Local Roads
Page 423 of 427
25 5 10 is 20 25 30
Ill ..................
'A
/Z) EllglnCounty
Schedule'D'- Development Hazards
Former Landfill Sites Provincial Roads
Conservation County Roads
Authority Regulation
LimitsLocal Roads
Page 424 of 427
25 5 10 is 20 25 30
Ill .................. AMMUMEMM Kilomokws
p�
lin EllglnCounty
\ C
+4r a
_ )l
f;
1f
'`
r
V '^
CV 2.5 S 10 1S 20 25 30
o .................. MEMBEEMM Ki IornoLa rs
Schedule `E' - Natural Resource Management Areas
Areas of Aggregate Provincial Roads
Resource
-- County Roads
P Areas of Petrolium J -- Local Roads
Resource
r ,v
Page 425 of 427
COUNTY OF ELGIN
By -Law No. 24-18
"A BY-LAW TO CONFIRM PROCEEDINGS OF THE MUNICIPAL COUNCIL OF
THE CORPORATION OF THE COUNTY OF ELGIN AT THE
MAY 14, 2024 MEETING"
WHEREAS, pursuant to Section 5.1 of the Municipal Act, 2001, S.O.2001, c.25, as
amended, the powers of a municipality shall be exercised by its Council;
AND WHEREAS pursuant to Section 5.3 of the Municipal Act, 2001, S.O. 2001, c.25, as
amended, the powers of every Council shall be exercised by by-law;
AND WHEREAS it is deemed expedient that the proceedings of the Municipal Council of
the Corporation of the County of Elgin at this meeting be confirmed and adopted by by-law
NOW THEREFORE the Municipal Council of the Corporation of the County of Elgin
enacts as follows:
THAT the actions of the Municipal Council of the Corporation of the County of Elgin,
in respect of each recommendation contained in the reports and each motion and
resolution passed and other action taken by the Municipal Council of the Corporation
of the County of Elgin, at its meeting held on May 14, 2024 be hereby adopted and
confirmed as if all such proceedings were expressly embodied in this by-law.
2. THAT the Warden and appropriate officials of the Corporation of the County of Elgin
are hereby authorized and directed to do all things necessary to give effect to the
actions of the Municipal Council of the Corporation of the County of Elgin referred to in
the preceding section hereof.
3. THAT the Warden and the Chief Administrative Officer, or alternate, are authorized
and directed to execute all documents necessary in that behalf and to affix thereto the
seal of the Corporation of the County of Elgin.
READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 14TH DAY OF
MAY, 2024.
Blaine Parkin, Ed Ketchabaw,
Chief Administrative Officer/Clerk. Warden.
Page 427 of 427