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TOWN OF GODERICH
OFFICIAL PLAN
January 29, 2009
Consolidated March 2026
Prepared by the Goderich Official Plan Review Committee with the assistance
of the Huron County Planning and Development Department
TOWN OF GODERICH
OFFICIAL PLAN
CONSOLIDATION
This document is a consolidation of the Town of Goderich Official Plan and subsequent amendments made
thereto. This compilation is for convenience and administrative purposes and does not represent true
copies of the amendments it contains. Any legal interpretation of this document should be verified with the
Clerk.
Official Plan
Amendment
Purpose
Town Adoption
County Adoption
Original Town of Goderich Official Plan
June 9, 2008
January 29, 2009
#1
Map Change
Part of Lots 995, Registered Plan 457, in the
Town of Goderich, known municipally as 64
West Street, designation change from Community
Facility to Core Commercial Area.
February 3, 2012
February 25, 2012
#2
Map Change
Maitland Concession, Pt Lot 107 as RP:22R-913,
Part 2 and ST RP:22R-3539 Part 1, in the Town
of Goderich, known municipally as 321 Suncoast
Drive E, designation change from Community
Facility to Highway Commercial
June 1, 2012
June 22, 2012
#3
Map Change
Lots 357 & 358 of Registered Plan 457, in the
Town of Goderich, known municipally as 110
Picton Street West, designation change from
Parkland to Community Facility
August 13, 2012
October 10, 2012
#4
Map Change
Part Lot 2, Concession 2, as Part 1, Reference
Plan 22R-2509, in the Town of Goderich, known
municipally as 337 Bayfield Road, designation
change from Highway Commercial to Residential
October 17, 2012
December 13, 2012
#5
Map Change
Part of Part 1, Plan 22R-4452, in the Town of
Goderich, known municipally as the Harbour
Wharf, designation change from Open Water
Environment to Harbour Industrial
July 14, 2014
September 9, 2014
#6
Map Change
Part of Lots 105 and 106, Maitland Concession,
in the Town of Goderich, known Municipally as
520 Huron Road; designation change from
Highway Commercial to Grouped Commercial
January 25, 2016
April 6, 2016
#7
Five Year Review
Text and mapping change, which effects the
entire Town of Goderich
July 11, 2016
October 5, 2016
Official Plan
Amendment
Purpose
Town Adoption
County Adoption
#8
Map Change
Part of Lot 8, Conc. C, known municipally as
234 Bayfield Rd. Designation from Highway
Commercial to Residential; and to amend the
zoning from Future Development (FD) to Low
Density Residential (R1).
December 19, 2016
January 9, 2017
#9
Map Change
Part 1 and 2 of Lot 8, 22R6409, Concession A in
the Town of Goderich Known as 135 Gibbons
Street, designation change from Community
Facility to Highway Commercial
December 12, 2016
February 28, 2017
#10
Map Change
Part of Lot 8, Conc. A, known formerly as
Victoria Public School Site. Redesignate the
lands as Residential to permit the development
of a residential apartment building.
May 22, 2018
July 27, 2018
#11
Map Change
Part Lot 11, Conc. C, municipally known as
191 Suncoast Drive East. Redesignate the
lands as Residential to permit development
of a residential apartment building.
October 3, 2022
December 8, 2022
#12
Map Change
Part Lot 12, Conc. C - Highway Commercial
(C3) to Residential, and Highway Commercial
(C3) and Low Density Residential (R2) to High
Density-Special Provision (R5-18) to permit the
development of two residential apartment
buildings
June 27, 2022
July 6, 2022
#13
Map Change
Part of Lots 1, 2, 3, 6, 7, 22, 23, 24, 25, 26 and
Part of old Railway Lands, Registered Plan 538,
and Part of Lot 3, Concession 1, redesignatingD
a portion of the lands from Highway
Commercial to Residential and Highway
Commercial to Mixed-Use Highway
Commercial.
January 10, 2022
February 18, 2022
#14
Map Change
Lots 1419 to 1423, Lots 1436 to 1439, Part of
Lots 1424 and 1435, Part of Locust Street, Part
of Spruce Street, Plan 467,Parts 3 and 4 Plan
22R5635 and Parts 1 and 2 Plan 22R6975
(Town of Goderich), to establish site-specific
special policy for the easterly portion of the
lands and to re-designate the westerly portion of
the lands from highway Commercial to
Residential.
January 10, 2022
February 18, 2022
#15
#16
Map Change
Part of Lot 8, Conc A, municipally known
as 88 Britannia Road East. Redesignate
Highway Commercial to permit commercial
used in an existing commercial building.
September 6, 2022
October 11, 2022
#17
Map Change
Part Lot 8, Conc A. Redesignate from
Community Facility to Residential.
November 9, 2022
December 6, 2022
#18
Five Year Review
Text and mapping change, which effects the
entire Town of Goderich
May 18, 2023
June 14, 2023
#19
#20
Map Change
Part of Plan 458, Lot 1333, Redesignated
from Residential to Mixed Use Arterial
February 23, 2026
March 17, 2026
Town of Goderich Official Plan
2016/11/16
Page 1
Table of Contents
1.
The Plan and its Purpose ______________________________________________________ 2
2.
Residential __________________________________________________________________ 5
3.
Commercial ________________________________________________________________ 10
4.
Industrial __________________________________________________________________ 17
5.
Community Facilities ________________________________________________________ 21
6.
Environment _______________________________________________________________ 24
7.
Special Policy Areas _________________________________________________________ 31
8.
Community Culture and Economic Development __________________________________ 34
9.
Community Improvement _____________________________________________________ 40
10.
Land Division _______________________________________________________________ 42
11.
Implementation _____________________________________________________________ 44
Town of Goderich Official Plan
2016/11/16
Page 2
1.
The Plan and its Purpose
A.
The Official Plan
This document is the Official Plan for the Corporation of the Town of Goderich. The following text and
the maps, noted as:
Schedule "A" - Location Map
Schedule "B" - Land Use Plan
Schedule "C" - Roads Plan
Schedule "D" - Heritage Resources Map
Schedule "E" - Special Policy Areas Plan
Schedule "F" - Sourcewater Protection Map
Schedule "G" - Natural Hazards and Conservation Authority Regulated Lands
Schedule "H" - Open and Closed Landfill Sites
shall constitute the Official Plan for the Town of Goderich. Development of this Plan included the
preparation of a 'Comprehensive Review' as a supporting and background document to the Official
Plan.
The Plan applies to all lands within the corporate boundaries of the Town of Goderich.
B.
Plan Process
This Plan was created with extensive public engagement, particularly through the establishment of a
Committee of Council, consisting of eight dedicated Town residents who met 73 times over 30 months
to create a new Official Plan for Goderich. Hundreds of residents and stakeholders contributed to
this Plan by attending one or all of the five meetings or by submitting written correspondence.
Participants of public workshops and meetings provided the direction for the Town.
Through community participation, residents have established future directions for the Town, and have
acknowledged their active role in developing and implementing that future.
The original version of this plan was created in 2009. Since then, it has been updated from time to
time to reflect changes in the community and in the legal and policy environment. Five-year reviews in
accordance with the Planning Act have been completed in 2016 and 2022.
C.
Relationship with County Plan and Provincial Documents
This Plan, under the direction of the Huron County Official Plan, adopts certain basic principles.
Sections 1.2 and 8 of the Huron County Official Plan state that, "the County Official Plan provides
guidance to local municipalities for the development of local official plans," and, "the County will be
the approval authority for local plans."
The land use categories and definitions used in the County Plan are general. While the basic
distinction between rural and urban land uses of the County Plan is maintained, this Plan develops
more specific land use categories.
An Official Plan created by a municipality must conform to the County Official Plan and must be
consistent with the Provincial Policy Statement (PPS 2020), as prescribed in the Planning Act, RSO
1990. This Official Plan of the Town of Goderich conforms with the County of Huron Official Plan and
is consistent with the Provincial Policy Statement.
Town of Goderich Official Plan
2016/11/16
Page 3
D.
Purpose of this Plan
The purpose of this Plan is to renew planning and provide clear, updated, comprehensive,
community-based direction for the Town. The following factors support the need for a land use plan:
−
to anticipate and reflect change;
−
to prepare for, and accommodate, changing population, employment, and demographic factors
in the Town;
−
to mitigate and adapt to the local impacts of climate change;
−
to enact policy which is consistent with the Provincial Policy Statement and the Planning Act;
as well as other applicable provincial and federal legislation including the Ontario Human
Rights Code and the Canadian Charter of Rights and Freedoms;
−
the County Official Plan requires the development of local plans using community-based
processes;
−
to address pressures and issues in the Town; and
−
to build a consensus on the desired future for the Town.
The purpose of this Plan is to identify the strengths and constraints of the land and the community,
and to enhance Goderich as a growing, vibrant and diverse Town. Any future development in
Goderich will further the vision and goals of this Plan. This Plan provides the legislative basis to
implement the community's vision and goals.
Specifically, the purposes of this Plan are:
−
To create a planning environment that addresses the needs and aspirations of the community;
−
To build a vision for the future of the Town which is agreed upon generally by the community
and which the community has an active role in implementing;
−
To create a forum for community-based dialogue in the design, implementation and review of
the Plan;
−
To develop a land use planning program that maximizes compatibility and minimizes conflict
between different land uses;
−
To ensure that future development and decisions in the Town are in keeping with the vision,
goals and policies of this Plan; and
−
To provide for capital works programs and implementation of Provincial legislation.
E.
Values
Publicly ascertained values were established through the public process, and are woven throughout
the goals and policies of the Official Plan. These values include:
−
Maintaining our Downtown Core as an 'anchor' and 'people place', through its protection as a
commercial centre and by supporting mixed uses,
−
A focus on Community Culture as an 'economic engine' for the Town, through street and
building design, availability of facilities, and protection and enhancement of Heritage
Resources,
−
Providing a mix of housing alternatives through intensification, particularly within or near the
Downtown Core,
−
Building on existing strengths and creating employment opportunities,
−
Clean air, clean water, and clean soil,
Town of Goderich Official Plan
2016/11/16
Page 4
−
Protecting the environment and promoting sustainable growth through energy efficiency
measures, walkability of developments, encouraging alternative modes of transportation, and
maintaining and enhancing the natural environment and park systems.
F.
Land Acknowledgement
The Town of Goderich has the privilege of being within the Traditional Territory of the Attawandaron
and Ojibway peoples. This land is covered by Treaty 29 of 1827, and in the lands protected by the
Dish with One Spoon agreement.
We recognize that Indigenous peoples have been using and caring for this land since time
immemorial. We are grateful for their past and ongoing stewardship of the lands and waters, and wish
to show them our respect today.
The people of Goderich are committed to addressing the historic and present injustices of colonialism.
We acknowledge Indigenous peoples must be included and consulted on matters that impact their
lands and waters, and strive to build strong relationships grounded on collaboration, respect, and
trust.
(As amended by OPA#18)
Town of Goderich Official Plan
2016/11/16
Page 5
2.
Residential
A.
Introduction
Housing represents a basic and fundamental human need, and is a critical aspect of community
planning. To ensure a healthy community, an adequate supply and range of housing types, densities
and affordability is required to meet the various needs of Goderich's current and future residents.
Residents choose to live in Goderich due to: its physical surroundings and location, its distinctive
character, the sense of community, employment opportunities, access to services, housing choices,
and quality of life. The Town's housing inventory is composed of primarily single-detached dwellings,
consisting of many neighbourhoods distinguished by a mix of historic century-homes and
contemporary homes located along tree-lined streets. These established neighbourhoods are worthy
of protection and enhancement.
Who chooses to live in Goderich, and where housing should be located within the Town, continues to
be affected by changing demographics, including an aging population and smaller household sizes.
These population trends have created the opportunity for redevelopment, and new development of
additional and alternative forms of housing.
The intent of this Plan is to encourage the creation of housing for all members of the community,
including those with special needs. This may include more affordable housing, accessible or visitable
housing, housing with supports, and housing that can adapt to new needs of residents. A more
diverse and flexible housing stock will help many members of our community.
Goderich visitors and inhabitants alike consider the Courthouse Square to be the heart of the Town.
To encourage its continuation as a 'people place' being at the centre of commercial and cultural
activity, sensitively designed residential intensification is encouraged, particularly within or near the
Downtown Core.
B.
Definitions
The following terms are defined below for the purposes of this Plan:
−
Low Density
−
Medium Density
−
High Density
−
Affordability
−
Intensification and Redevelopment
Low Density residential uses are generally low rise in character, with a limited number of total
residential units in each building. Low density uses include single detached, semi-detached, multiple
unit residential buildings, and converted dwellings; and are generally low-rise residential buildings.
Low density residential uses may be permitted to have additional residential units/garden suites in
accordance with the policies of this plan.
Medium Density residential includes multiple unit residential buildings and rowhouse dwellings not
exceeding three storeys.
High Density residential includes rowhouse dwellings, and other multiple unit residential buildings
which may be greater than three storeys in height.
Town of Goderich Official Plan
2016/11/16
Page 6
Affordable means the least expensive of:
-
housing for which the purchase price results in annual accommodation costs which do not
exceed 30 percent of gross annual household income for low and moderate income
households; or
-
housing for which the purchase price is at least 10 percent below the average purchase price
of a resale unit in the regional market area.
In the case of rental housing, affordable means the least expensive of:
-
a unit for which the rent does not exceed 30 percent of gross annual household income for low
and moderate income households; or
-
a unit for which the rent is at or below the average market rent of a unit in the regional market
area.
Residential intensification means changes to a property, site or area which results in a net increase
in residential units or accommodation and includes:
−
redevelopment, including the redevelopment of brownfield sites,
−
the development of vacant or underutilized lots within previously developed areas,
−
infill development,
−
the conversion or expansion of former industrial, commercial and institutional buildings for
residential use, and
− the conversion or expansion of existing residential buildings to create additional residential
units or accommodation.
C.
Goals
The following Residential goals are adopted:
1. To provide a broad range of housing alternatives, to rent, own or lease, and that is provided in
sufficient supply and variety in type and cost to meet the varying housing needs of the community,
2. To maintain stable, attractive, and healthy residential neighbourhoods,
3. To introduce and integrate medium density and high density housing into walkable areas of the
Town, particularly near the Downtown Core and near existing and planned commercial areas to
create healthy, mixed use neighborhoods,
4. To permit and facilitate residential intensification and direct this development to locations where
land, infrastructure and service facilities are efficiently used, and the use of alternative
transportation modes is supported,
5. To establish and implement an affordability target for the Town, to ensure an adequate amount of
Goderich's housing stock is affordable for low to moderate income households, and
6. To encourage the integration of new residential development into established neighbourhoods
with the guidance of heritage conservation district plans, design guidelines, and such other
materials as the Town adopts for the site development process.
Town of Goderich Official Plan
2016/11/16
Page 7
D.
Policies
To achieve the Residential goals, the following policies are adopted:
1. New residential development shall be permitted in areas designated as Residential or in other
designations where permitted by the policies of this Plan.
2. Residential intensification and the development of currently designated lands will form the primary
method of meeting new housing need and demand over the long term for the Town. It must be
demonstrated that there is an insufficient existing supply of vacant lands which would permit
residential uses, and that no reasonable or feasible opportunity for intensification exists prior to the
designation of any other new land for residential purposes. At the time of any settlement area
expansion in the Town or in the neighbouring municipalities of Ashfield-Colborne-Wawanosh or
Central Huron, the Town will participate in collective growth planning exercises with regards to
long term provision of hard and soft services to new development for lands not covered under a
pre-existing agreement.
3. New residential development, including infill development, shall occur at a density which efficiently
uses land, resources, infrastructure, public lands, and community facilities.
4. Infill lot creation will occur primarily by severance in accordance with the Land Division policies of
this Plan. The opening up of new areas will be by registered plan of subdivision or plan of
condominium and will be phased based on the availability and capacity of municipal services.
Each phase and the completed development will be designed to maintain a continuous urban
form, and an interconnected transportation and servicing network. A phasing plan shall be
submitted demonstrating how the proposed development meets the density, housing mix and
affordable housing targets and objectives of this Plan.
5. New residential development will be directed to locations where adequate services are available
or made available. Services to be considered include but are not limited to water supply, sanitary
waste disposal, storm and surface drainage, roads, sidewalks and street lighting and public
facilities (e.g. schools, parks and open spaces). Where appropriate, new or improved active
transportation infrastructure, such as walking trails, bicycle parking facilities, and bike paths,
should be incorporated into the design of new developments.
6. Alternative residential development proposals requiring amendment to the Official Plan and/or
Zoning By-law, which contribute to an efficient and mixed use of land and promote affordability
shall be considered on an individual basis.
7. Natural features including tree cover and topography will be protected, enhanced and
incorporated into new design wherever possible, and landscaping will be used to enhance
residential character and quality. The provision of parks in new development shall be in
accordance with the Environment policies of this plan.
8. Where desirable, the Municipality may acquire, service, subdivide, sell and/or lease land to assist
in meeting the housing needs of the community.
9. The design of residential development within already established areas, including intensification, is
encouraged to be considerate and sensitive to the image and character of that neighbourhood.
The appearance and location of buildings and structures in new developments should incorporate
design features which complement existing properties in the immediate area, as articulated in the
Town of Goderich Official Plan
2016/11/16
Page 8
Residential Intensification Guidelines and as may be further refined through updates to the
Guidelines or creation of other design guidelines or policies.
10. Any proposed development located adjacent to or near heritage features shall have regard for
those features and be designed and located in such a way as to not conflict with the protection
and enjoyment of these features.
11. Conversion or expansion of existing residential buildings to create new residential units or
accommodation, including additional apartments, additional residential units and garden suites (as
defined in the Zoning By-law) is permitted in Medium and High Density Residential areas.
12. In Low Density Residential Areas, additional residential units are permitted in the form of separate
units within an existing or new dwelling, an addition to a dwelling, garden suites, and/or in a
detached accessory building, as specified by the Zoning By-law. Up to four units may be created
in an existing dwelling subject to the provisions of the Town's Zoning By-law. Conversions of an
existing dwelling into more than four dwelling units may be permitted by rezoning to an appropriate
Medium Density residential zone.
13. Low, Medium and High Density Residential areas will be identified in the Comprehensive Zoning
By-law.
14. Residential areas will be designed and located to mitigate the effects of any nearby conflicting
land uses.
15. In the development or redevelopment of new housing located in proximity to sources of noise
and/or vibration, such as railways or industrial uses, appropriate studies addressing abatement
and attenuation will be required.
16. Medium density development may be integrated with low density residential areas. Sites should
be located near commercial areas; community facilities, such as schools and recreational facilities,
parks and open spaces.
17. High density residential uses shall be encouraged to locate in or near the Downtown Core where
permitted by the Downtown Core Commercial policies of this Plan, in walkable locations close to
the Town's arterial roads, and in newly developing areas.
18. In new Residential Plans of Subdivision, high density residential areas may be pre-zoned. High
density residential uses in existing Residential areas shall be permitted by rezoning subject to the
following:
i) the development should be designed in harmony with the scale and character of the
surrounding area following the guidance of the Residential Intensification Guidelines and as
may be further refined through updates to the Guidelines or creation of other design guidelines
or policies,
ii) adequate landscaping, parking and amenities are provided to enhance appearance and
compatibility with adjoining non-residential uses while maintaining an efficient use of land and
encouraging active transportation, and
iii) direct access to arterial and collector roads exists or measures are taken to ensure heavy
volumes of traffic do not negatively impact residential streets.
19) Special needs housing, including Seniors Homes and Group Homes, shall be permitted broadly in
the Town, in recognition of the right to be free from discrimination on the basis of any protected
Town of Goderich Official Plan
2016/11/16
Page 9
ground under the Ontario Human Rights Code and the necessity for adequate housing. Where
possible, special needs housing will be encouraged to locate in proximity to appropriate services
and amenities, including physical infrastructure such as sidewalks, and soft services, like
community facilities and social services.
20) Home Occupations are permitted in Residential areas provided the use:
i) is clearly secondary and does not change the residential character of the dwelling,
ii) does not cause traffic, noise, safety or other nuisance issues, and
iii) complies with the provisions of the Zoning By-law.
21) A small range of uses which are secondary to the primary residential function of the
neighbourhood and play a supportive role, or are complementary to residential uses, may be
permitted by rezoning subject to the following:
i) the secondary use is located and designed to ensure the primary residential function and
character of the surrounding neighbourhood are maintained,
ii) appropriate site plan measures are in place to ensure compatibility with neighbouring
residential uses, and
iii) sufficient on-site parking is provided.
22) The Town of Goderich will work with the County of Huron, other levels of government, non-profit
organizations, and the private sector to address the significant need for affordable units in the
Town. Goderich shall encourage the development of affordable housing by employing measures
such as the waiving of fees, permits, development charges, other levies, density and parking
requirements, or any other incentives as deemed appropriate.
23) Where multi-residential development is proposed, the Town will work cooperatively with the
developer to give consideration for providing affordable units for low to moderate income
households.
E. Location
The general location of lands designated as Residential are shown on Schedule 'B' - the Land Use
Plan. Specific locations of different types of residential uses (i.e. Low, Medium and High Density) are
shown in the Comprehensive Zoning By-law.
(As amended by OPA#18)
Town of Goderich Official Plan
2016/11/16
Page 10
3.
Commercial
A. Introduction
The presence and appearance of a community's commercial sector is one of the first clues to a
community's vitality. The location, diversity and viability of commercial land uses give a "face" to the
community which represents the level of commercial activity, the range of goods and services
available, and the state of the local economy.
Goderich is a regional retail centre, with its broad commercial base providing goods and services to a
primary market area covering a large portion of Huron County, and a secondary market area
extending beyond County boundaries. Commercial activities in Goderich also serve a large seasonal
cottage and camping population along the Lake Huron lakeshore, as well as significant numbers of
travellers and visitors year-round, but especially during the summer when numerous special events
and festivals are enjoyed.
The commercial structure of Goderich has not happened by accident. It results from a strong
community vision to retain the attractiveness and viability of The Courthouse Square, while allowing
for specified larger format stores in peripheral areas along arterial roads to meet the shopping
requirements of the trade area population. The complementary offerings of The Square and two
peripheral commercial nodes have secured Goderich's role as a regional retail centre. This approach
has been supported by strong planning policies in the past which are continued in this Plan.
The Courthouse Square and Park is one of Goderich's defining features for which the Town is known
and remembered, including its unique and historic layout, architectural heritage, central park, and
unique shopping environment. The Square will continue to be developed as a 'people-place'
containing the most diversified range of commercial and related uses, and the centre of social, civic
and cultural activity.
The Town's peripheral Grouped Commercial nodes perform supportive roles, with justified floor areas
and uses to protect the core area and to maintain balance. The Suncoast Mall site and the plaza of
large format stores on Goderich's border in Central Huron similarly expands the area's retail offerings.
With ongoing changes in the commercial landscape, these plazas may need to be adapted to adjust
to changing retail demands.
Commercial sites along the main roads through the Town are reserved for commercial activities that
support the commercial hierarchy within Goderich. These spaces provide opportunities for businesses
which are not well suited for the Downtown Core or Grouped Commercial areas.
To help provide a broader range of housing options and choice within the community, while also
supporting commercial businesses throughout the Town, this plan encourages the development of
commercial areas as mixed use environments which may include higher density housing options and
missed use buildings along with retail stores.
As the Town's former Highway Commercial and Grouped Commercial lands are redeveloped, the
creation of a built form that encourages and supports walkability and active transportation will be a
priority.
The following policies reflect the importance of commercial land use activities in shaping the image,
character, appeal, viability and services of Goderich.
Town of Goderich Official Plan
2016/11/16
Page 11
B. Definition
Four major groups of commercial activity, in order of priority, comprise the commercial classification of
land use.
Downtown Core: Focusing on The Courthouse Square, the Downtown will retain its primacy
and remain the most intensive, diversified and dominant centre of community activity
providing a broad range of commercial, cultural, government, judicial, civic, residential and
recreation uses. The multi-functional environment of the Downtown Area serves as the
social, economic and cultural focal point of the community. The compact urban form of a
traditional business district will be required to complement the Heritage Conservation
Districts, along with its system of sidewalks, roads and parking areas.
The Downtown Core is the block of land that encompasses the entire radial street pattern
and consists of a variety of land uses. The Downtown Core is bounded within Elgin, Nelson,
Victoria and Waterloo Streets and includes the Courthouse Square and the Courthouse Park.
The following additional definitions apply:
− Courthouse Square - originally known as Market Square, is the street to which all
radial streets within the Downtown Core lead. The street is surrounded by a wide
sidewalk and commercial buildings that contain ground floor commercial uses, with the
Courthouse Park in the centre.
− The Courthouse Park is within and part of the Heritage Conservation District 'The
Square', contains the Huron County Court House, the Cenotaph and a performance
area; and is the open treed area located inside The Courthouse Square street, which
in turn is in the centre of The Downtown Core.
The Core Commercial Area is the area that is designated as Core Commercial in Schedule
'B' (Land Use Plan) in this Official Plan.
Grouped Commercial: Commercial and related uses which are located in a planned
development commonly known as a shopping centre or mall which permits a wide range of
general commercial uses subject to market justification and consideration of its
complementary role to, and effects on the viability of the Core Commercial Area. Grouped
commercial areas may also include higher density residential or mixed-use buildings through
development or redevelopment.
Mixed Use Arterial: A mix of higher density residential and commercial and related uses
which are located along arterial roads. Commercial uses in the mixed use arterial area are
oriented to highway-related functions and are typically single-purpose establishments, or
provide service or convenience retail to surrounding residences. Commercial uses include
service stations, hotels and motels, restaurants, vehicle sales, building supplies, emergency
services, specialized commercial uses which are incompatible with the Core Commercial and
Grouped Commercial areas, and convenience uses, but do not include the general retail uses
of the Core Commercial Area except where there are location and market justification and
Town of Goderich Official Plan
2016/11/16
Page 12
consideration of the impacts on the Core Commercial Area and Grouped Commercial areas.
Compatible ancillary uses may be permitted, including:
-
recreational uses;
-
offices;
-
service industrial uses and light manufacturing uses with a retail component; and
-
clinics, and personal services.
Waterfront Recreational Commercial: Recreational, cultural, and recreational commercial uses
which are located in specific positions of the Waterfront. Waterfront Recreational Commercial uses
include a hotel, convention complex, seasonal tourist-based retail, marinas, trailer parks, cultural and
recreational uses, and restaurants. Specified commercial uses are also permitted in the Harbour
Industrial designation.
C. Goals
The commercial planning goals are:
1. To retain and promote the Downtown Core as the dominant centre of economic, social and
cultural activities,
2. To enhance opportunities for residential and other complementary development in the Downtown
Core through increased flexibility,
3. To retain and enhance Goderich as a full-service regional business and retail centre for its large
trade area population,
4. To protect the "Downtown Core - Grouped Commercial - Mixed Use Arterial" hierarchy by
protecting the planned functions of these areas through appropriate market studies,
5. To promote an orderly pattern and high standard of commercial development, and
6. To build public and private partnerships to attract new commercial business and governmental or
community facilities, and to encourage redevelopment and reinvestment, particularly in the
Downtown Core.
D. Policies
To achieve the Commercial goals, the following policies are adopted:
Downtown Core
1) The Downtown Core will continue to be the dominant centre of institutional, economic, social and
cultural activity in the Town, and the preferred location for new retail development.
2) The Downtown Core, distinguished by its radial plan and historic buildings, contains three unique
and significant Heritage Conservation Districts, known as the Square, West Street, and the Outer
Square (as shown on Schedule 'D' within this Official Plan. These Districts shall be preserved,
conserved, protected and enhanced.
3) All new development within the Downtown Core will be compatible with and complement the
character of the Heritage Conservation Districts in the Downtown Core. The current and
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applicable Heritage Conservation District Plan Guidelines shall be considered for all development
within the Heritage Conservation Districts.
4) Buildings will be located at or close to the street line and will exhibit a façade, massing, height and
character compatible with the heritage buildings in a traditional business district setting; in
accordance with the policies and guidelines of the Heritage Conservation District Plan and the
Downtown Core Master Plan.
5) The Zoning By-law will establish minimum and maximum heights for the Downtown Core to
facilitate a mixed use traditional downtown. Zoning By-law amendments to increase permitted
heights up to six storeys as a maximum may be permitted within the Downtown Core,
accompanied by a supportive heritage impact assessment and concept design and plans
demonstrating consistency with the Heritage Conservation District Plan, Downtown Core
Masterplan, and Residential Intensification Guidelines.
6) The focal point of Courthouse Square - the Courthouse Park - will be maintained and enhanced
as a public park and place of assembly for civic, cultural, promotional and passive recreational
activities, as well as for governmental offices and special activities that are consistent with the
historic use of Courthouse Square and Park; in accordance with the policies and guidelines of the
Heritage Conservation District Plan and the Downtown Core Master Plan.
7) The Municipality, in cooperation with the business community, will continue to enhance and
revitalize the Downtown Core through programming, building improvements, parking facilities,
lighting, parks, landscaping, street furniture and signage.
8) Commercial activity will be focused in the Downtown Core and the decentralization of general
commercial uses will not be permitted, except where justified and permitted by the policies of this
Plan.
9) High activity uses which contribute to a vibrant pedestrian streetscape; including restaurants, retail
uses, and cultural or entertainment facilities will be encouraged at grade throughout the Downtown
Core. Compatible uses which support year round commercial activity; including accommodations,
offices, and residential uses, will be encouraged where they do not occupy the traditional main-
floor commercial frontage of buildings facing the Courthouse Square.
10) Residential development will be encouraged in the Downtown Core to enhance the core as a
'people-place', to provide a 'critical mass' to support a viable business district, and to provide
additional housing choices in the community. Multiple-unit forms of housing, such as rental or
condominium apartments and townhouses, will be permitted in the Downtown Core in accordance
with the policies of this plan.
11) On-street parking will continue to provide a significant amount of the parking requirements in the
Core Commercial Area. Off-street parking areas will continue to be provided or enhanced in
cooperation with the business community. The number of parking spaces required for uses within
the Downtown Core will be reduced from standard requirements where appropriate, and will be
established through the Zoning By-law. Cash-in-lieu of parking may be permitted where individual
developments are deficient in parking. Off-street parking areas shall be prohibited from occupying
any street frontage on the Courthouse Square to ensure the contiguous built streetscape is
maintained. Off-street parking along radial streets leading to the Square is encouraged behind
buildings and discouraged from occupying frontage on the street, particularly on the frontage of
primary mixed-use streets identified by the Downtown Core Masterplan and Heritage
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Conservation District Plan Where off-street parking abuts the street, a landscaped buffer or
similar treatment will be required to create a sense of enclosure along the street and to enhance
aesthetic appeal.
Grouped Commercial
1) Grouped Commercial developments may be permitted which complement and do not undermine
the planned function of the Downtown Core and the existing grouped commercial developments,
and which strengthen the regional retail / service function of the Town.
2) Proposals for new or expanding Grouped Commercial developments will provide:
i) market studies demonstrating a need for the amount and type of commercial uses, and
demonstrating no undue detrimental effect on the viability of the Downtown Core and existing
grouped commercial developments,
ii) justification why the development cannot occur in the Downtown Core, and
iii) reasonable assurances to verify that tenants are available for the proposed units.
Proposals which cannot satisfy these criteria will not be approved.
3) The market studies will be prepared under the direction of Council in consultation with the
proponent, including the terms of reference and selection of a consultant, at the expense of the
proponent. The market studies will be based on accepted principles and supportable methods of
analysis, including an explanation of assumptions, data sources, methods and analysis.
4) The Zoning By-law and development agreements will specify the type and size of permitted uses.
5) New development will be restricted to an arterial road location with controlled access.
6) Higher density residential uses, including but not limited to, multiple residential buildings and
mixed-use buildings, may be permitted in Grouped Commercial Areas; height of buildings shall be
limited by the Zoning By-law.
7) Where new Grouped Commercial developments are established, or where existing sites are
redeveloped, the creation of a sense of enclosure in the public right of way is a priority. This may
include the introduction of new commercial, residential, or mixed use buildings with reduced
setbacks which line abutting streets; and where necessary will be complemented by landscaping.
Mixed Use Arterial
1) The Mixed Use Arterial designation will permit commercial uses that serve the travelling public and
the broader regional market area. Other permitted uses may include neighbourhood convenience
uses; higher density residential uses, including but not limited to, multiple unit residential,
apartments, and mixed-use buildings; specialized commercial uses which are incompatible with
the Core Commercial and Grouped Commercial areas; and large format retail stores subject to the
requirements below but shall not include the general retail uses of the Downtown Core.
2) Compatible ancillary uses may be permitted, including:
-
offices,
-
service industrial and light manufacturing uses with a retail component;
-
recreational uses; and
-
clinics, and personal services.
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3) Large format retail stores, being those with a gross floor area greater than 350 square metres, are
permitted within the Mixed Use Arterial area. Retail stores less than 350 square metres may be
permitted by rezoning, only where they are shown to complement and not undermine the planned
function of the Downtown Core and Grouped Commercial areas. Proposals must be accompanied
by supportive market studies which demonstrate a market need for the use and its location, and
no undue detrimental effect on the Downtown Core or Grouped Commercial areas.
4) Multi-unit retail developments, such as mini-malls or plazas, will be limited to prevent general
commercial uses which are primarily directed by this Plan to the Downtown Core, and secondarily
to Grouped Commercial areas. Mixed Use Arterial lands shall not contain more than two retail
units or uses per parcel of land to be developed, except by rezoning. A unit or use is defined as a
separate tenant or business which is operated independently from another tenant or business on
the same parcel. More than two retail units or uses on a property may be permitted by rezoning
subject to the following requirements:
i) a need has been demonstrated for the proposed uses either by a market study or through
letters of intent from the potential operators,
ii) sufficient space is unavailable or impractical in other commercial developments or in facilities
in other appropriate designations for the proposed uses, and
iii) reasonable assurances have been provided to verify that tenants are available for the
proposed units.
5) Site development approaches which reduce the number of required accesses onto arterial roads
and maximize the use of existing/proposed controlled accesses will be encouraged for Mixed Use
Arterial lands. This may include shared parking areas and accesses between adjacent
developments and secondary accesses from non-arterial roads.
6) The Zoning By-law will establish zone provisions which encourage the creation of a more
walkable, low- and mid-rise built form along the Town's arterial roads.
7) Where residential uses are currently not supported due to close proximity to existing potential
incompatibilities, the Zoning By-law will zone those lands as Restricted Highway Commercial.
Residential uses may be permitted in these areas by rezoning, either to Mixed Use Arterial or to
another appropriate zone, where potential incompatibilities with existing non-residential uses have
been appropriately addressed based on a proposed building and site design and supporting
studies.
Waterfront Recreational Commercial
1) The establishment of a new area with a Waterfront Recreational Commercial designation, or the
major expansion of an existing development, will be based on necessary amendments to the
Official Plan and Zoning By-law, and a pre-approved detailed site plan.
2) Proposals for new or expanding development will site and design building / facilities that:
i) consider site topography, vegetation, soil and drainage to ensure protection of the
environment and potential for changing lake levels,
ii) are compatible with surrounding land uses,
iii) are designed to integrate with the natural waterfront setting,
iv) consider nearby heritage resources
v) with the exception of Harbour Industrial uses and privately owned properties in the Harbour
Industrial area, the public will have access to, and use of, the Waterfront, and
vi) are serviced by municipal water and sewer.
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3) An Environmental Impact Study (EIS) may be required to assess the effect of a proposed
development on the natural environment and to determine, where appropriate, measures
necessary to mitigate any impacts. Any necessary approvals and conditions of the Maitland
Valley Conservation Authority or the EIS will be reflected in the site plan.
4) Permitted uses within the Waterfront Recreational Commercial areas are limited to hotels,
convention complexes, seasonal tourist-based retail, cultural and recreational uses, marinas,
trailer parks, parks and restaurants subject to the applicable policies of this Plan.
5) Additional and overarching Waterfront goals and policies are located in Section 7 (Special Policy
Areas - Waterfront) of this Plan.
General Commercial Policies
1) Any lands designated as Commercial on Schedule 'B' (Land Use Plan) shall be regulated through
Site Plan Control as described in Section 10 (Implementation).
2) A high standard of building and site design will be achieved for Commercial properties through the
following requirements:
i) landscaping may be required to shade, buffer and improve the appearance of buildings and
stark parking areas,
ii) where appropriate, sidewalks will be provided on site to provide a safe and convenient link
from the public sidewalk to the building and to surrounding destinations,
iii) all building sides generally visible from the street or from parking areas will be finished and
treated similarly to the front, and the street-frontage will be the strongly preferred location for
an access to internal units,
iv) development and site alteration will be in accordance with the Downtown Core Master Plan
and the Heritage Conservation District Plan, and will be consistent with the Residential
Intensification Guidelines, where applicable; and
v) all other general site plan policies within Section 10 (Implementation) of this Plan shall apply.
E. Location
The general location of lands designated Downtown Core Commercial, Grouped Commercial, Mixed
Use Arterial and Waterfront Recreational Commercial are shown on Schedule 'B' - the Land Use
Plan. Specific locations of different types of commercial uses are shown in the Comprehensive
Zoning By-law.
(As amened by OPA#18)
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4.
Industrial
A. Introduction
With the emergence of new industries such as tourism, culture, high technology and knowledge
economy, the role of traditional industries in the community is changing. In Goderich, manufacturing
continues to be essential to a healthy local economy with its contributions to employment, population,
investment, spin-offs, and the municipal tax balance.
The Town has numerous assets which make it a desirable location for traditional industrial
development, including available land, the quality and quantity of water, significant sewage capacity,
the harbour, and a labour force with a strong, community-based work ethic. This stable, committed
workforce provides a significant competitive advantage to employers. For both traditional and
emerging industries, other attributes of the Town enhance Goderich as a location for new investment,
including the waterfront and other accessible natural features, a unique octagonal street pattern, the
historic downtown, and services and amenities such as the recreation complex, hospital and medical
clinic. Goderich offers an exceptional Quality of Life to the employees of a prospective industry.
Goderich industry is well served with a variety of transportation modes: an industrial harbour on the
Great Lakes - St. Lawrence Seaway, an active railway connecting Goderich with the industrial
heartland of Ontario, a municipal airport with a 1.5 km runway supporting prop and jet traffic, and
Provincial Highways 8 and 21. Although Goderich is a 1.5 hour drive from connections to major
Provincial Highways (401 and 402), local Provincial and County highways provide direct access to
Kitchener-Waterloo, London, and other centres to the east and south, as well as Port Huron in the
United States.
Goderich has a limited supply of industrially designated land. Should new, large industries arrive,
Goderich will require more industrial land. In addition to strengthening the local tax base, ongoing
efforts to support existing manufacturers and encourage the establishment of new industries remains
important to providing opportunities for the region's labour force, including entry level and skilled
workers.
This Official Plan establishes goals and policies which build on the Town's numerous strengths and
attempt to minimize the effects of its challenges.
B. Definition
Industrial Uses - the main use of land within the Industrial designation shall provide for a wide
range of industrial activities: manufacturing, processing, fabrication or assembly of raw materials or
goods, warehousing or bulk storage of goods, and related Ancillary Uses. Within the Industrial
Section of this Official Plan, the term 'industry', 'industries' or 'industrial' applies only to traditional
industry, as defined above, and not to the broader definition of industry used in other parts of this
Plan.
Ancillary Uses may be permitted according to the Industrial policies of this section, and are
defined as:
−
subsidiary office, retail and wholesale operations located on the same property as the primary
use,
−
suppliers that directly and primarily serve industry,
−
parks and open spaces,
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−
uses that cannot appropriately be located elsewhere within the Town, or
−
uses that are similar in character and function to the defined Industrial uses herein, such as
utilities, public works yards and fire stations.
C. Goals
The following Industrial goals are adopted:
1. To support the development of diverse Industries, which will expand employment opportunities in
the Town,
2. To protect Industrial lands for Industrial purposes and protect designated areas from incompatible
land uses,
3. To direct development to designated areas to meet the needs of Industry and be compatible with
neighbouring land uses,
4. To maintain a sufficient amount of appropriately serviced, Industrial land to provide for new growth
and to encourage the retention and expansion of existing Industries,
5. To achieve an orderly pattern of land use, and attractive and functional site designs, and
6. To encourage the realization of the full potential of existing underused Industrial lands.
D. Policies
General Industrial Policies
To achieve the industrial goals, the following policies are adopted:
1) All industries must meet applicable Federal and Provincial environmental requirements, including
obtaining the necessary approvals for:
i) emissions (such as noise, odour, smoke, dust, gases and particulate matter),
ii) water-taking, and
iii) solid and liquid waste disposal.
2) The following shall apply to all proposed industrial development:
i) Land division shall proceed by registered plan of subdivision or condominium. However,
infilling or small-scale development may occur by consent based on an approved site layout
and design demonstrating that all proposed severed and retained parcels are viable industrial
lots,
ii) Development shall connect to full municipal services, and
iii) Development must be compatible with surrounding uses.
3) Similar types of industries should be grouped together, and appropriate site planning and design
used to prevent conflict between incompatible uses within the industrial area.
4) Where industrial uses abut sensitive land uses, such as residential or institutional uses, the
following additional standards shall apply:
i) the type of industry will be restricted to ensure compatibility,
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ii) adverse impacts such as appearance, odour, dust, noise, and heavy traffic movement shall be
minimized by the industrial user through site planning, building design, and performance
standards.
5) Ancillary uses may be permitted within the Industrial designation, provided these uses do not
conflict with the use or development of the area for the primary industrial purpose, and provided
the proposal does not conflict with other goals or policies of this Plan.
6) Large single-tenant office buildings may be permitted by rezoning, where accompanied by
supportive materials including:
i) a review of appropriately designated vacant land and existing buildings which demonstrates
space are unavailable or impractical for the proposed use;
ii) reasonable assurances to verify that tenants are available for the proposed building;
iii) a demonstration that the proposed use is compatible with surrounding properties; and
iv) that the proposed use will not further restrict the industrial use of surrounding industrial
properties; including through noise, air, and dust regulations.
7) Any lands designated as Industrial on Schedule 'B' (Land Use Plan) shall be regulated through
site plan control.
8) Site and building design shall consider appropriate buffering, entrances and exits, signage,
lighting, and the location and size of parking, loading and storage areas. All of these elements will
be considered in every development with special reference for neighbouring sensitive land uses.
Harbour Industrial Policies:
The Harbour contains two major industries within the Town - the Sifto Salt Mine and the Goderich
Elevator and Transit Complex - in addition to serving a recreational function.
1) The Harbour will be primarily used for industrial uses which have a demonstrated need for a
harbour location for their functional and operational requirements.
2) Zoning By-law amendments for new harbour industries will address the following requirements:
−
direct access to deepwater port and connecting bulk transportation facilities such as dock and
rail lines are required,
−
a compatible organization of land uses can be achieved which considers the permitted uses of
the harbour-front by the general public for recreation and enjoyment,
−
a high standard of site planning and building design is followed to maintain an attractive and
safe harbour-front which respects natural and heritage features, and
−
all other Industrial policies of this Plan are satisfied.
3) Harbour commercial uses may be permitted by rezoning subject to the following additional
requirements:
−
that the proposed use is functionally or economically reliant on a harbour location or provides
a marine-related function,
−
that the proposed use is compatible with the predominantly industrial character of the harbour
and will not interfere with industrial activity or potential harbour expansion,
−
that the use does not conflict with the Downtown Core Commercial policies of the Plan, and
−
a high standard of site planning and building design is followed to maintain an attractive and
safe harbour-front which respects natural and heritage features.
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4) Additional and overarching Waterfront and Harbour goals and policies are located in the Section 6
(Environment) of this Plan.
E. Location
The general location of lands designated Industrial is shown on Schedule 'B' - the Land Use Plan.
Specific locations of different types of industrial uses are shown in the Comprehensive Zoning By-law.
(As amended by OPA#18)
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5.
Community Facilities
A.
Introduction
The Town boasts a wide range of Community Facilities, which add to the Quality of Life of Goderich
visitors and residents by providing essential public uses and services, in addition to activities or uses
that enrich the cultural make-up of the community. Community Facilities provide community-wide
benefit, and are land uses owned or operated by public, semi-public, or private enterprise for the
health, protection, and welfare of the community.
Community Facilities encompass a spectrum of land uses which vary in scale, character, function,
and locational requirements. Because these uses and facilities exist to serve the needs of residential,
commercial, and industrial activities, it is difficult to categorize or confine Community Facilities to
specific areas. Rather, Community Facilities are wide-ranging, and require a degree of locational
flexibility. In many cases, Community Facility uses will exist within lands designated and zoned for
other purposes and are compatible with those surrounding uses. In other cases, lands will be
designated or zoned specifically for Community Facility purposes.
B.
Definition
Community Facilities are land uses owned or operated by public, semi-public, or private enterprise
for the health, protection, and welfare of the community. Community Facilities fall into two categories:
Site-Specific and Non-Site-Specific.
Site-Specific Community Facilities are infrastructural, and because they form part of a larger
network or system, have limited locational discretion. These include:
−
utility lines and corridors, including hydro corridors;
−
water, sewer and pipelines;
−
electricity generation facilities and distribution and transmission systems;
−
railway and communications facilities;
−
roads, water and sewage treatment plants and distribution systems;
−
flood and erosion control works.
Non Site-Specific Community Facilities are freestanding, and because they are not a
component of a larger system, enjoy a greater degree of locational freedom. Non Site-Specific
Community Facilities cover a wide spectrum of uses and include:
−
Government Buildings such as administration offices, court houses, post offices, assessment
and registry offices;
−
Cultural Facilities such as libraries, museums, auditoriums, theatres, and civic and convention
centres;
−
Recreational Facilities such as arenas, race tracks, fairgrounds, and stadiums;
−
Public Service Facilities such as police and fire stations, cemeteries, works yards and
garages; and
−
Institutions such as churches, schools, hospitals, day care centres, group homes, fraternal or
other non-profit organizations.
C.
Goals
The goals identified by the community and adopted by this Plan are:
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1. To improve the Quality of Life of residents and visitors by offering an appropriate range of
infrastructural, cultural, governmental, recreational, institutional and public service facilities;
2. Where the public will be better served, to lead in co-operative ventures (i.e. partnerships) involving
the public and private sector for the provision of public service facilities, public services or
infrastructure; and
3. To locate Community Facilities where they most effectively provide their community functions
without adversely impacting surrounding land uses.
D.
Policies
The diversity of Community Facilities precludes precise policies or the designation of future locations.
Rather, policy guidelines are needed to fit community facilities into the Town so they can effectively
provide their community functions without adversely impacting surrounding land uses. The following
policies will be used in evaluating proposals for new Community Facilities:
1) Major Community Facilities are those which have a wider impact on the surrounding area, and
these may require amendments to the Official Plan and Zoning By-law, except where the facility is
subject to the Environmental Assessment Act.
2) Minor Non Site-Specific Community Facilities will be established by rezoning.
3) Minor Site-Specific Community Facilities may be permitted without amendments to the Official
Plan and Zoning By-law provided they are established in consultation with the Municipality. These
uses may be made conditional upon public meetings and agreements at the discretion of the
Municipality. Undertakings for electricity generation facilities and distribution and transmission
systems must satisfy the requirements of the Environmental Assessment Act.
4) Community Facilities should be located where they can best serve the public. Those which are
open to the public and serve the entire community should be located within or near the Downtown
Core or in walkable locations along arterial roads, while those which play a more localized role
may be decentralized.
5) Community Facilities may incorporate other compatible uses, such as residential or accessory
commercial uses, either within the same building as a community facility use or as a stand-alone
building.
6) Community Facilities shall be related or supportive to the area in which they are located, and
should not displace uses for which suitable locations are in limited supply, except where there is
no other viable alternative location available.
7) The scale and character of Minor Community Facilities should be similar to that of the areas in
which they are located.
8) Where possible, Community Facilities should:
−
be used as buffers between conflicting land uses; and
−
be combined to maximize use of space and land, such as for shared parks or for shared
parking purposes.
9) Any lands designated as Community Facility on Schedule 'B' (Land Use Plan) shall be regulated
through site plan control.
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10) Compatibility with surrounding land uses and an attractive appearance will be achieved for
Community Facility properties through the site plan process by ensuring the following are
provided: adequate parking, vehicular access, landscaping, tree planting, buffering, and site and
building design.
11) The following policy was added by Minister's Modification to OPA 21, affecting the Children's Aid
Society property on MacEwan Street (Part Lot 107, Maitland Concession):
This parcel of land shall be used specifically for community facility offices and accessory
facilities and shall not be used for the range of uses permitted under the general Community
Facility designation. The rezoning shall restrict and limit the site specific use to community
facility office and accessory facilities.
12) Secondary uses, such as active and passive recreation, agriculture, community gardens, other
utilities and uses such as parking lots and outdoor storage that are accessory to adjacent land
uses, are encouraged on hydro corridor lands, where compatible with surrounding land uses.
However, a proponent should be aware of the primacy of a hydro corridor is for electricity
generation facilities and transmission and distribution systems, and that secondary uses may
require technical approval from Hydro One Networks Inc.
E.
Location
The general locations of lands designated as Community Facilities are shown on Schedule 'B' - the
Land Use Plan. The Plan does not designate future locations for new community facility locations.
Specific locations of lands zoned for Community Facilities are shown in the Comprehensive Zoning
By-law.
(As amended by OPA#18)
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6.
Environment
A. Introduction
Originally settled as a port town at the mouth of the Maitland River on Lake Huron, Goderich enjoys a
diverse natural setting. The deeply incised Maitland River valley and its forested slopes border the
east side of the town, and the valley then widens into a broad floodplain marking the town's northern
boundary. To the west, the steep lake bluff descends toward a wide beach front before reaching the
waters of Lake Huron. Natural heritage functions, such as the mineral artesian springs and a
significant woodland in the south east corner of Goderich, are an integral part of the environment
system that contain important linkages to natural areas beyond the Town and must be protected.
These natural features have formed the basis of numerous industrial, commercial, recreational and
tourism activities. Passive uses include walking trails, scenic lookouts, fishing, picnicking, swimming
and beach activities. Active uses range from golfing, trailer park and marina facilities to the industrial
harbour and port industries, including mining.
Among Goderich's assets are the diversity of the Town's natural setting, and the range of uses
associated with those resources - from conservation to full use and enjoyment.
In addition to the natural landscape, parks benefit the built environment by providing places of open
space, shade, recreation, relaxation, community focal points and scenic lookouts. Goderich contains
a significant amount of parks and open spaces including Parkland and Natural Environment areas and
publicly accessible areas within Community Facilities such as schools and sports fields. Most
residents of the Town of Goderich are within two hundred metres of an existing park, which
represents a two and a half minute walk. The Town desires for this level of access to park facilities to
continue in new residential developments.
Natural environment and parkland areas provide overarching benefits to society by contributing to the
overall health of the environment and ecosystem through aesthetics, natural water filtration and
drainage, shade and wind protection, providing habitat and improved air quality. The preservation
and utilization of the natural environment and system of parks warrant careful planning to meet the
diverse needs of residents and visitors while still protecting the natural features and ecological
functions of these areas.
B. Definition
The Environment policies are divided into the major categories of Land Use and policy:
Land Use:
−
Natural Environment
−
Waterfront
−
Open Water
−
Parkland
General Policy:
−
Clean Air
−
Clean Water and Clean Soil
Environment encompasses:
−
natural features and functions including the river, valley, bluff, beach, lake, forests and wildlife
habitats; and
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−
human-made parks and open spaces, including Courthouse Park, parks in residential
neighbourhoods, scenic lookouts, and roadside trees.
Native Species:
A native plant has existed in a region for a millennia and has evolved in the presence of native soils
and climate in tandem with other native species of plants, animals, fungi and bacteria. This vegetation
may also be referred to as indigenous. Native plants exist as part of naturally forming communities
and have important ecological roles to play.
Invasive Species:
A non-native plant is a plant that is introduced into an area for horticultural or agricultural reasons, or
by accident. Many non-native plants are beneficial to society and non-threatening to native
biodiversity, others are benign. Only a few are invasive.
An invasive plant is a non-native plant whose introduction negatively impacts native biodiversity, the
economy and/or society, including human health. Invasive plants have far-reaching and long-lasting
impacts. They reduce populations of native plants and the insects that depends on those plants,
permanently altering communities and ecosystem functions, and costing economies millions of dollars
each year.
C. Goals
The following Environment goals are adopted:
1. To protect, restore and enhance the natural environment through wise management and careful
use;
2. To protect people and property from natural hazards such as flooding, ice jamming, storm surge
and erosion;
3. To mitigate and adapt to the impacts of climate change locally;
4. To raise public awareness, to encourage and practise stewardship of the natural environment, and
to promote 'clean air, clean water and clean soil' through individual and collective actions;
5. To guarantee public access to, and use of, the Waterfront, with the exception of Harbour Industrial
uses and privately owned properties in the Harbour Industrial area;
6. To maintain and enhance the lakefront as a multi-use area for passive and active land and water
oriented leisure and recreation;
7. To provide for Natural Environment, Harbour Industrial uses, recreation and tourism in an orderly,
compatible and integrated land use pattern;
8. To provide, maintain, beautify and enhance the appearance and character of the urban
environment with a comprehensive system of parks, open spaces, natural corridors, and tree
canopy and for the Municipality to use best practices and good stewardship for the maintenance of
public, open spaces and parks (such as erosion control, naturalization using native and drought
tolerant species, removal of invasive species and the limited use of chemicals and pesticides).
9. To work with neighbourhoods, service clubs and organizations to satisfy the parks and open
space needs of the community;
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10. To develop transportation linkages between parks, natural environment areas and open spaces to
all other land uses through the establishment of an integrated trail network for alternative modes of
transportation, particularly pedestrian and bicycle paths.
11. To improve safety and access for active transportation through pilot projects, improvements to
road design at the time of reconstruction, and partnerships with other agencies and levels of
government.
12. To protect and develop linkages between natural environment features through enhanced tree
canopy and creating new naturalized spaces in parks and public open spaces.
13. To promote energy conservation in the Town through environmental design of municipal buildings,
by encouraging the development and use of public transportation, transitioning to alternative fuel
sources and through the promotion of compact form in urban design.
14. To promote the identification, environmental clean-up, and re-use of contaminated lands (i.e.
brownfield sites).
D. Policies
The Environment policies are divided into the major categories of:
−
Natural Environment
−
Waterfront
−
Open Water
−
Parkland
−
Clean Air
−
Clean Water and Clean Soil
Natural Environment
1) Areas designated as Natural Environment include natural heritage features such as the river valley
and forests; and hazardous lands and hazardous sites within the Maitland River Valley and along
the Lake Huron shoreline including flooding and erosion hazards, gully erosion hazards, and
dynamic beach hazards.
2) Natural areas will be protected, restored and enhanced to recognize natural hazards (such as
flooding, ice jamming, storm surge or erosion), to mitigate the impacts of climate change including
the potential for more severe weather events, to protect their important natural habitat functions,
and/or to conserve scenic landscapes. Development shall not create new or aggravate existing
hazards.
3) Development and site alteration will not be permitted within the Maitland River Valley (defined
from the top-of-bank to the corporate municipal boundary in the river) except for:
−
accessory structures and uses associated with hiking trails, municipal parks, and
flooding/erosion control,
−
accessory structures and settling ponds associated with brine salt mining operations, in
accordance with the requirements of the Ministry of the Environment,
−
the Maitland Country Club, which will continue to provide facilities for golf, curling, tennis,
dining and meetings,
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−
uses designated as Waterfront Recreational Commercial or Harbour Industrial in accordance
with the policies for the respective designation, and
−
in accordance with requirements of the Maitland Valley Conservation Authority.
4) Development and site alteration will not be permitted on the Lake Huron bluff (defined from the
top-of-bank to the toe-of-bank) except for accessory structures associated with walking trails,
municipal parks, or flooding/erosion control.
5) For land uses abutting natural environment areas, the Zoning By-law will establish setbacks and
other measures to protect natural areas from development encroachment, and to protect
development from natural hazards.
6) Development will not be permitted in the Maitland Woods, urban forest, extending south from
Suncoast Drive except for accessory structures associated with walking trails and municipal parks.
7) In addition to municipal permits, approval is required from the Maitland Valley Conservation
Authority (MVCA) prior to any development or site alteration within its regulated lands, pursuant to
Ontario Regulation 164/06. Hazardous lands and hazardous sites (natural hazards) are identified
in Schedule "G" and are Conservation Authority Regulated Lands (CARL). Conservation Authority
Regulated Lands also include river valleys, wetlands, watercourses, the Lake Huron Shoreline,
and adjacent lands to these features as defined in Ontario Regulation 164/06. Development and
site alteration proposed within Conservation Authority Regulated Lands must be referred to the
MVCA for review.
8) Unless it has been demonstrated that there will be no unacceptable risk to human health or
property, and no negative impact on natural features or their ecological functions; development will
not be permitted in Dynamic Beach Hazard Areas, Hazard Lands, Natural Heritage Features, or
Adjacent Lands, all as defined in the Provincial Policy Statement.
9) Environmental Impact Studies may be required to assess the impact of development within or
adjacent to natural environment areas. Where Environmental Impact Studies are required, they
should be conducted in two phases unless otherwise directed through the pre-consultation
process:
-
Phase I identifies the suitability of the site for the proposed development, including an
inventory of the natural features and functions present on the site.
-
Phase II should identify conditions for development and any potential mitigation measures.
The Phase I report must be reviewed and approved by the appropriate agencies before Phase
II is initiated.
A pre-consultation meeting will establish the scope of the development proposal, identify the
natural heritage and hazard issues to be addressed, determine if habitat for threatened or
endangered species is present, detail the accepted methods of evaluating potential impacts, and
specify the qualifications of personnel required to carry out these evaluations.
10) The general location of lands designated as Natural Environment are shown on Schedule 'B' - the
Land Use Plan.
Open Water
1) The Open Water designation includes the Maitland River and Lake Huron between the shore and
the corporate municipal boundary.
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2) The Open Water will be kept free of structures except for those required for shipping, navigation,
flood/erosion control, harbour protection and walls, the Menesetung Bridge and the Highway 21
Bridge.
3) Piers, docks, groynes, retaining walls, breakwaters and similar structures will be permitted with
appropriate environmental impact assessments in accordance with the requirements of regulating
agencies.
4) Land reclamation activities by major backfilling to increase the land area for harbour uses may be
permitted subject to:
−
necessary studies of the effects on sedimentation, river flows, flooding, ice jamming, erosion,
and other possible effects
−
the approval of regulating agencies, and
−
an amendment to the Official Plan and Zoning By-law.
5) The general location of lands designated as Open Water are shown on Schedule 'B' - the Land
Use Plan.
Parkland
1) The Parkland designation includes municipal parks which are owned by the Town of Goderich.
2) Parkland will be provided in sufficient amount and location to serve the needs of residents and to
enhance Goderich as a tourism destination, and to promote vitality of the existing natural
environment. Where new development is proposed, the minimum service level for parks will be
one park within four hundred metres of each dwelling; with a desired service level of one park
within two hundred metres of each dwelling.
3) The Municipality will identify improvements to the Parkland system, including:
−
optimizing the existing Parkland inventory,
−
enhancing the environmental services provided by Parkland,
−
the establishment of linkages between parks to increase pedestrian and bicycle accessibility,
and
−
creating guidelines for the development of new parks.
These improvements can be identified and established by developing a Parkland Master Plan,
which includes an inventory of Parkland and public spaces.
4) The Municipality will continue to work in partnership with neighbourhoods, service clubs and
organizations to satisfy the parks and open space needs of the community.
5) New parks will be established through a process of public participation.
6) To continue the system of vista parks overlooking Lake Huron, new developments along the lake
bank will be required to provide parkland dedications at suitable intervals at the top of and along
the lake bank to provide a scenic lookout and access to the waterfront. For new developments,
such lake bank parkland dedications and waterfront parkland dedications will be conveyed to the
Municipality as parkland.
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7) Parks and open spaces will be acquired and developed through the development process
(parkland dedications), donations, bequests and public purchase.
8) Parkland dedication or payment in lieu of parkland dedication will be required in accordance with
section 42 or 51.1 of the Planning Act, unless specifically exempted by the policies of this Plan or
By-law.
9) A parkland dedication will be accepted only when the Municipality has deemed the site suitable.
10) To preserve the character and charm of Goderich's residential tree-lined streets and in recognition
of the benefits of trees to the Town for climate change mitigation and adaptation, the Municipality
will strive to preserve its heritage trees located on public lands, and will continue with its annual
boulevard tree planting program including consideration for the planting of heritage trees.
11) The general location of lands designated as Parkland are shown on Schedule 'B' - the Land Use
Plan.
Clean Air
Energy Conservation
1) The Municipality will aim to reduce greenhouse gas emissions by relying less on non-renewable
fuel sources through:
i) the promotion of alternative modes of transportation, including the development of pedestrian
and bicycle paths and on- or off-street active transportation infrastructure, including through
pilot programs and partnerships with other agencies and levels of government and through
consideration at the time of all road reconstruction projects,
ii) continuing to consider climate change as part of the risk analysis in the Town's asset
management plan,
iii) continuing to consider electric, energy-efficient hybrid, and alternative fuel source options for
fleet vehicles through the fleet replacement options, and
iv) developing land use patterns to reduce the length of required trips between home, work,
shopping, and recreation areas by: maintaining a compact and continuous form; permitting
increased density, where appropriate; and encouraging mixed use development specifically in
the Downtown Core and Mixed Use Arterial areas.
2) Energy efficient design, construction and siting should be considered in new development,
redevelopment and infrastructure proposals, particularly for year-round municipal buildings to high
performance standards. Adaptive reuse of existing structures is recognized as having benefits for
energy efficiency.
3) Alternative energy initiatives or developments that are in compliance with the Ontario Building
Code and Provincial requirements will be considered.
Renewable Energy Facilities
1) Renewable energy sources can provide economic and environmental benefits to the Town and its
residents. The Town supports and promotes the development of renewable energy facilities, in
accordance with provincial and federal requirements.
Clean Water and Clean Soil
1) The consumption of natural resources will be reduced by:
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−
Promoting individual efforts and community programs for reducing, re-using, recycling and
composting of solid waste which was intended for landfill disposal,
−
the Municipality developing and implementing annual, verifiable actions which demonstrate
improvements to the natural environment. and
−
monitoring and implementing programs striving to lower water usage and wastewater
generation, and encouraging individual conservation efforts.
2) To ensure a secure supply of clean water, all development shall consider and protect surface
water and groundwater functions and features. The Maitland Valley Source Protection Plan is in
effect to protect the current and future municipal drinking water supply system. Water quality will
be protected, improved and restored with priority given to vulnerable areas as identified by and in
accordance with the policies contained in the most recent versions of the Maitland Valley Source
Protection Plan. These vulnerable areas are at risk of contamination from incompatible land uses
and other drinking water threats.
Through identification of the designated vulnerable areas on Schedule F and recognition of the
Maitland Valley Source Protection Plan, the Town of Goderich will achieve the goal of protecting,
improving and restoring the drinking water resource.
In Huron County there are four types of vulnerable areas for the water supply identified - Wellhead
Protection Areas, Intake Protection Zones, Highly Vulnerable Aquifers, and Significant
Groundwater Recharge Areas. The policies in this plan that address these vulnerable areas build
upon the approach, definitions and policies in the Maitland Valley Source Protection Plan and the
Saugeen Valley Source Protection Plan. These policies may be updated from time to time as the
applicable Source Protection Plan is amended.
3) Watersheds will be used as the ecologically meaningful scale of planning and can be used as a
foundation for considering cumulative impacts of development.
4) Brownfield sites are undeveloped or previously developed properties that may be Contaminated.
Proposed development on Brownfield properties or any other property which results in a 'Change
of Use' as defined by Provincial legislation may require a 'Record of Site Condition' in accordance
with the Environmental Protection Act and corresponding regulations. Site remediation work that
is required for a development will be completed to non-potable standards, unless it is
demonstrated that site conditions would not be in compliance with Provincial criteria.
(As amended by OPA#18)
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7.
Special Policy Areas
A.
Introduction
Throughout the Town of Goderich there are certain areas which warrant special policy consideration.
These areas vary in size and may include a range of designations and uses, and as such are difficult
to address through specific designations. Special policy areas allow the Town to establish area-
specific policies which help guide development and recognize unique circumstances.
The general location of Special Policy areas are identified in Schedule E.
B.
Special Policy Areas and Policies
1) Waterfront
i) The Waterfront is identified as a Special Policy Area and includes:
-
the Harbour Industrial area,
-
the Waterfront Recreational Commercial area, and
-
areas of Natural Environment and Parkland (see Schedule B).
The Waterfront will be developed as a multi-purpose area, and each designation within the
Waterfront will be protected for its intended purpose from incompatible land uses. See other
relevant sections of the Official Plan for specific policies relating to each designation.
ii) The Harbour will be used, in order of priority, for Industrial, Commercial and public uses which
have a demonstrable need for a harbour location for their functional and operational
requirements. New industrial uses will be permitted subject to the policies of the Harbour
Industrial section of this Plan.
iii) Proposed development or uses designated as Harbour Industrial on Schedule 'B' of this Plan
shall comply with Section 4 (Industrial - The Harbour) of this Plan.
iv) Proposed Waterfront Recreational Commercial development or uses shall comply with Section
3 (Commercial - Waterfront Recreational) of this Plan.
v) With the exception of Harbour Industrial uses and privately owned properties in the Harbour
Industrial area, the public shall have access to, and use of, the Waterfront.
vi) Development and improvements to the Harbour will occur relating to the physical and servicing
capacity of the Harbour as a lakewater port to accept development and marine traffic.
vii) The Waterfront, particularly in the Parkland designation, also contains beaches, and
backshore parks including walkways, recreation areas, picnic shelters, change facilities,
playgrounds, concessions, roads and parking areas. These areas will be maintained,
developed and enhanced as a linked, varying intensity system of parks providing for passive
land and water oriented recreation and leisure activities.
viii) The development of the Waterfront will proceed in accordance with the Town's Waterfront
Master Plan which will be updated and refined as necessary.
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ix) Passive recreation uses will be the focus of the Main Beach, St. Christopher's Beach and
Rotary Cove.
x) The design of buildings, uses and landscaping will be compatible with existing development
and uses within the Waterfront, and will be appropriate for a nautical and Waterfront location
and of historic character, where appropriate.
xi) In addition to municipal permits, approval is required from the Maitland Valley Conservation
Authority prior to any development within its regulated area, including the lakefront.
(As amended by OPA#18)
2) MacEwan Street Light Industrial Area
Lots abutting MacEwan Street between Suncoast Drive and the hydro easement are established as a
Special Policy Area (see Schedule E). Business Park uses are permitted within this area. A light
industrial use is defined as a large, single-purpose, service-related use, in excess of 750 square
metres total floor area, and that cannot be located in the Core Commercial or Grouped Commercial
designation (either through existing commercial floor space or through land consolidation) due to their
size or type of operation. Light industrial uses may include service industries, but shall not include
retail stores, automotive sales establishments, or churches. Specific permitted uses are listed in the
Zoning By-law.
3) Maitland Employment Area
The existing industrial area adjacent to the Maitland River is established as a Special Policy Area (see
Schedule E). Due to the constraints created by the proximity of the adjacent residential area, there are
a limited range of industrial uses which can locate in this area. Further compatibility issues for new
sensitive uses result from the adjacent active rail corridor.
To preserve these lands as employment lands while minimizing negative impacts on the adjacent
residential areas, a range of compatible employment uses will be permitted by the Zoning By-law.
These uses may include light industrial uses, offices, and commercial recreational uses. Retail stores,
automotive sales establishments, and churches shall not be permitted.
4) Mixed Use Highway Commercial
Highway Commercial designation permits residential development in addition to commercial uses,
including long-term care and retirement facilities. Dwelling units are permitted in combination with
permitted commercial uses or as a standalone use. Commercial uses and compatible ancillary uses
including appropriate service industrial and light manufacturing uses with a retail component, and
recreational uses, clinics, and personal services shall also be permitted within mixed use buildings.
Land designated Mixed Use Highway Commercial has the capacity to accommodate additional
density and intensification of uses. The permitted scale and intensity of uses and development is to be
reviewed within the context of the site. Development of properties will be encouraged to achieve a
high standard of urban design. Further, the permitted commercial and ancillary uses within lands
designed Mixed Use Highway Commercial play a key role in achieving and maintaining the planned
function and ensuring the vibrancy of the area these uses are within.
Residential development is permitted and encouraged within lands designated Mixed Use Highway
Commercial.
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Building form and massing is to be compatible with adjacent uses. Height limits are regulated in the
Zoning By-law.
Lands located within the Mixed-Use Highway Commercial special policy area shall conform with the
following policies:
1) The Mixed-Use Highway Commercial designation will permit mix of residential and commercial
uses including long-term care and retirement facilities.
2) Compatible ancillary uses may be permitted including:
-
Appropriate service industrial and light manufacturing uses with a retail component;
-
Recreational uses;
-
Clinics; and,
-
Personal services.
3) The Mixed-Use Highway Commercial designation has the capacity to accommodate increased
density and intensification of uses. The permitted scale and intensity of uses and development is to
be reviewed within the context of the site.
4) Mixed-Used Highway Commercial lands shall not contain more than two commercial units or uses
per parcel of land to be developed, except by rezoning. A unit or use is defined as a separate
tenant or business which is operated independently from another tenant or business on the same
parcel.
5) Development is encouraged to achieve a high standard of urban design.
6) Residential uses are permitted in combination with permitted commercial uses, or as standalone
buildings.
7) Buildings are to have a maximum height of 6 storeys.
(Amended by OPA 13)
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8.
Community Culture and Economic Development
A.
Introduction
Goderich strives to be a 'livable community', one which is attractive, safe, healthy, socially inclusive,
and respectful of the environment and built heritage. The rich combination of assets within the Town
distinguishes and elevates Goderich from other small communities through: its waterfront, working
harbour, the original street pattern with its modified grid design, historic downtown Square, wide tree-
lined residential streets and the presence of significant natural and built heritage features. Culture is
the collection of these unique features. A broader definition includes planning, design, architecture,
environment, education, health and the arts.
Agriculture, manufacturing, and tourism have historically been considered to form the foundation of
Goderich's economy. These three pillars are highly dependent on the success and growth of small
business enterprises in the community. The Town historically was the home to a variety of public
sector employment opportunities and shall continue to actively support and attract these
governmental uses. In addition to supporting these traditional three pillars of the Town's economy,
culture represents a fourth economic pillar that the community must harness to ensure a healthy
economy and sustainable future. This Plan supports the continuation and growth of existing
economic activities and the creation of new businesses from all four pillars, with the aim of sustainable
development.
Economic activity provides jobs and builds wealth, which when combined with healthy cultural
development, contributes to a viable community and a quality of life that is valued by local residents
and visitors.
B.
Definitions
Community Improvement herein identifies any deficiencies in the Town relating to hard and soft
services needing improvement. Community Improvement does not have the same meaning as the
term within Section 28 of the Planning Act.
Culture reveals itself through: the visual and performing arts, recreation, society, nature, and the built
environment such as with Heritage Resources. UNESCO defines culture as "ways of living together",
and viewed in this way, culture is seen as a public good.
Economic Development includes any efforts that benefit the community as a whole that provide
employment opportunities and contributes to community identity, quality of life, and economic stability.
Heritage Resources are cultural features which represent past human activities, events or
achievements, and are determined to have Cultural Heritage Value under the Ontario Heritage Act.
Heritage Resources include buildings, structures and districts of historical significance, archaeological
sites, and significant natural, cultural and human-made landscapes.
A Protected Heritage Property is property designated by by-law and/or heritage easement
conservation agreement under the Ontario Heritage Act (as shown on Schedule 'D').
A Heritage Conservation District is a collection of cultural features or an area, which is
described in a Heritage Conservation Plan and is designated by Council under the Ontario
Heritage Act (as shown on Schedule 'D'). A Heritage Conservation District Plan is a document
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containing development guidelines and an explanation of the Character-Defining Elements
associated with all Heritage Conservation Districts.
Cultural Heritage Value includes design, physical, contextual, historical or associate value, as
defined in Ontario Regulation 9/06.
Heritage Attributes are those materials, forms, location and spatial configurations that contribute
to the cultural value of a Heritage Resource and which should be retained to conserve that value.
Quality of Life includes:
−
accessibility of employment, health care, education, recreation, culture and heritage;
−
the provision of hard services such as roads, pedestrian and non-motorized vehicle pathways,
water, sewage and waste disposal; and
−
a healthy environment.
A healthy local economy and quality of life are interdependent.
C.
Goals
The goals identified by the community and adopted by this Plan are:
1. To promote and enhance all four sectors of our local economy: agriculture, culture, manufacturing
and tourism;
2. To support the establishment and growth of small businesses in all sectors;
3. To revitalize and rejuvenate the Downtown Core through protection of it's primacy as a
commercial, institutional, governmental, social, cultural and historical hub of Goderich;
4. To encourage new and innovative pursuits, particularly those which harness the Town's strengths;
5. To create a 'livable community' by providing appropriate services which improve the Quality of Life
of residents and attract newcomers;
6. To identify, protect and promote Heritage Resources within the Town;
7. Where the public will be better served, to lead in co-operative ventures (i.e. partnerships) involving
the public and private sector for the provision of public services or infrastructure;
8. To be proactive in seeking out development opportunities, and to support positive, compatible and
managed growth that will ensure a healthy economic future for the Town;
9. To actively pursue an average population growth of 1% annually in Goderich; and
10. To support an environment where cultural activities can readily be developed and enjoyed.
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D.
Policies
Economic Development
1) In ensuring a sustainable future for Goderich, the Municipality shall commit resources and
participate in programs that support positive economic ventures and promote private sector
investment through new development and redevelopment.
2) A sufficient supply of land should be maintained to allow for growth of the various economic
sectors. Development requirements, including servicing and site planning, are contained within
the land use and Implementation sections of this Plan. All economic development activities shall
be consistent with the Land Use policies of this Plan. The Municipality will consider innovative
activities or land uses which:
−
promote sustainable economic development;
−
does not adversely impact the natural environment; and
−
are compatible with surrounding land uses.
3) The Municipality shall implement innovative financial programs, where permitted by legislation, to
encourage and attract new investment, including but not limited to tax incentives, grants and
waiving of fees.
4) The Municipality will consider public-private partnerships which bring together the strengths and
needs of both sectors to effectively and efficiently provide a public service.
5) The Municipality recognizes the importance of communications, energy, and transportation
infrastructure in maintaining and improving a healthy local economy.
Culture and Tourism
As a lakefront community that is considered a regional retail centre, tourism and the service industry
are essential economic drivers for Goderich.
1) Since water is a primary visitor 'draw', the Town should, in accordance with the Waterfront and
Natural Environment sections of this Plan:
−
continue to develop for tourist-related facilities and services along the waterfront;
−
protect and maintain sufficient and suitable public access to the waterfront and Lower Maitland
River Valley; and
−
be marketed as a lakefront attraction.
2) Goderich's tourist appeal is due, in large part, to the presence of natural and built cultural heritage
features, specifically Heritage Resources and the unique radial street pattern of the Downtown
Core. Intangible elements also contribute to the Cultural Heritage Value of the Town, that include
the knowledge and practices of community organizations, events and individuals. The historic and
natural cultural features, as well as the intangible cultural assets of the community, should be
protected, enhanced and promoted.
3) The recognition of culture as an economic driver enables Goderich to build on its existing, natural
strengths. Cultural tourism should be further expanded beyond the protection and enhancement
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of physical elements. The Town should include the development of other cultural facilities and
activities (e.g. events and festivals) as 'demand generators'.
4) The Municipality may seek funding sources to prepare a Cultural Plan which inventories its
existing cultural assets, identifies needs and gaps, and establishes actionable items with timelines
to ensure these resources are not only conserved, but also enhanced and expanded. A Cultural
Plan should consider a Performing and Visual Arts and Cultural Facility within the Downtown Core.
Community Improvement Projects
1) Public and/or private community improvement projects that enhance the economic and social well-
being of the community are encouraged, particularly projects within the Downtown Core. Section
8 of this Plan includes Community Improvement policies and designates all or part of the Town as
one or more community improvement project areas.
Heritage
1) Heritage Resources shall be identified, protected and promoted.
2) The Town will keep a current, publicly accessible register of all properties / sites within the
Municipality which are individually Protected Heritage Properties and those properties within a
Heritage Conservation District (and shown on Schedule D). The Municipal Heritage Committee
will prepare and maintain an Inventory of all Heritage Resources, with presentation to Council for
consideration for approval.
3) For any proposed development or site alteration within Heritage Conservation Districts, or on or
adjacent to Protected Heritage Property, the developer must demonstrate to the satisfaction of the
Municipality that the Cultural Heritage Value, Heritage Attributes and integrity of existing Heritage
Resources are conserved. The developer will work with the Municipality to determine what is
required to demonstrate protection of existing Heritage Resources based on the scale and location
of a proposed development, but this may include:
i) the requirement for a built or landscape heritage impact assessment (or equivalent study),
carried out by a qualified heritage professional;
ii) the requirement for an archaeological assessment in areas of archaeological potential, or in
areas with known archaeological resources, in accordance with the policies of this plan;
iii) conformity with Heritage Conservation District Plans or area design guidelines, where they
exist,
iv) through Site Plan Control and heritage permit requirements or conditions of other required
Planning Act approvals, ensuring proposed development or redevelopment is of compatible
height, massing, scale, setback and architectural style; and/or
v) Conformity with the Ontario Heritage Act.
4) Heritage Resources within the Town of Goderich may be enhanced by:
i) participating in any funding programs, such as grants or loans, that assist residents in
conserving Protected Heritage Properties and/or within a Heritage Conservation District;
ii) establishing and maintaining a heritage fund that provides financial assistance for heritage-
related projects;
3) the establishment of additional Protected Heritage Properties and Heritage Conservation
Districts and associated Conservation Plans; and
iv) the Town striving to maintain any Heritage Resources which it owns to as high a standard as
possible in order to demonstrate their commitment to heritage preservation.
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5) In addition to municipal Council showing direct leadership in the protection of Heritage Resources,
Heritage Resources will be identified, protected and promoted by a Municipal Heritage Committee
reporting to Council that:
i) provides advice and education on heritage conservation;
ii) reviews proposed development, building alterations, or demolition of Heritage Resources as
shown on Schedule D;
iii) identifies the Cultural Heritage Value and Heritage Attributes of local Heritage Resources; and
iv) raises awareness of the value of Heritage Resources to the Quality of Life of community
residents, and assists in establishing a 'sense of place' for the Town.
6) Where archeological assessments are required, they shall be conducted in accordance with
Provincial requirements by a licensed archaeologist. Such studies should determine if there any
known or significant archeological resources on the property and the potential of the site to have
heritage resources. Any resources must be documented through an archaeological assessment,
and information must be submitted to the Municipality and the Province on the location of the
resource and proposed mitigation measures.
7) The location of Protected Heritage Properties and Heritage Conservation Districts are shown on
Schedule 'D' - Heritage Resources Plan.
Design
1) Street layout: The existing street layout of the Town Plan should be preserved.
For new developments, road alignments will generally follow or extend the Town's grid pattern of
streets which allow for alternative means of accessing an area and to provide connections
between neighbourhoods. Opportunities to apply new road alignment concepts in keeping with an
overall grid pattern will be considered fully (e.g., the modified fused grid provides an overall grid
pattern of collector roads connecting to arterials roads, while allowing for a variety of street, park
and density arrangements within the grid blocks).
2) Sustainable Elements on Boulevards and Municipal Right-of-ways:
For development or redevelopment within the Town of Goderich, sustainable elements such as
tree and landscaping plantings with a priority on native and drought resistant selections,
permeable ground cover, street furniture and bicycle parking facilities may be required on
adjoining municipal street allowances (i.e. boulevards and/or municipal road allowances) in
accordance with the Zoning By-law or Site Plan Control.
3) Building Design:
i) The Town has adopted architectural guidelines that sets out guidance for exterior design for
established neighbourhoods within the Town, including the Downton Core Masterplan,
Heritage Conservation District Plan, and the Residential Intensification Guidelines. Updates to
these guidelines, or the creation of new guidelines, may be undertaken where necessary.
ii) Site and building design within the Downtown Core will be in accordance with the policies of
the Town's Downtown Core Master Plan and Heritage Conservation District Plan; which
includes policies regarding building massing, façade design, building materials and storefront
design.
iii) Energy efficient design, construction and siting should be considered in new development,
redevelopment and infrastructure proposals, particularly for year-round municipal buildings to
high performance standards.
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iv) Building heights and design will be directly informed and limited by the capacity of the
Goderich Fire Department to provide service.
4) View Corridors and Terminating Views: New development shall be designed to preserve,
enhance and/or create view corridors of the following features: Lake Huron, Lower Maitland River
Valley, and Protected Heritage Sites or Heritage Conservation Districts. New development on
properties which form terminating views along arterial roads will be designed to preserve and/or
enhance the view.
5) Walkability: New development shall incorporate principles of 'walkability' by supporting increased
density within or near the Downtown Core in accordance with the policies of this Plan, and by
integrating trails, sidewalks and/or paths which encourage active transportation where appropriate.
6) Accessibility: Accessibility for persons with disabilities shall be incorporated into a facility design
and depicted within a site plan.
(As amended by OPA#18)
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9.
Community Improvement
A.
Introduction
Community improvement activities are intended to improve the existing physical landscape through
municipally-driven or incentive-based programs. Tools are available to the Town of Goderich through
the Planning Act and the Municipal Act to stimulate community improvement, rehabilitation and
revitalization. This could be accomplished through the preparation of new or revised Community
Improvement Plans within a designated project area. Areas worthy of preservation and enhancement
would benefit from a detailed plan which outlines a program for community improvements.
B.
Goals and Objectives
The following Community Improvement goals and objectives are adopted:
1. To improve the physical appearance and environmental condition of the community,
2. To foster community pride,
3. To attract business investment and new residents to the Town of Goderich,
4. To involve the public in identifying areas needing of community improvement, what deficiencies
exist, and the improvement and rehabilitation priorities,
5. To focus on the development and redevelopment of the Downtown Core.
C.
Policies
To achieve the Community Improvement goals and objectives, the following policies are adopted:
Legislative Basis
1) Council may pass a By-law designating a Community Improvement Project Area under Section 28
of the Planning Act, RSO 1990, as amended. The boundary of the Community Improvement
Project Area may be the whole of the Town of Goderich, or any part thereof.
2) The Municipality may develop a comprehensive program for the preservation, rehabilitation, reuse
and redevelopment of an area through the preparation of one or more Community Improvement
Plans within the Town.
Project Area Selection Criteria
3) In determining the location of a Community Improvement Project Area and preparation of a
Community Improvement Plan, one or more of the following conditions shall exist:
i) Buildings (including facades), structures, and / or properties which are of heritage or
architectural significance in need of preservation, restoration, repair, rehabilitation or
redevelopment,
ii) Built or natural heritage resources in need of preservation or renewal,
iii) Non-conforming or incompatible land uses or activities,
iv) Deficiencies in physical infrastructure or community facilities and services,
v) An inadequate mix of housing types,
vi) Known or perceived environmental contamination (i.e. brownfields),
vii) Poor visual quality, including streetscape and design,
viii) High industrial or commercial vacancy rates,
ix) Any other relevant social, economic, or environmental reason, and / or
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x) Demonstrated support by residents and taxpayers of the area.
Actions
Community improvements shall be implemented through Community Improvement Plan(s) in the
following ways:
4) Ongoing maintenance, rehabilitation, redevelopment of areas containing deficient or deteriorated
buildings, land use conflicts, environmental contamination, deficient municipal services, or
economic instability,
5) The establishment of financial programs to stimulate private sector redevelopment and
rehabilitation that addresses identified economic, social, housing, or environmental needs through:
i) Provision of public municipal funds, such as grants and loans, and
ii) Application for financial assistance and participation in programs from senior levels of
government,
6) The acquisition of land and/or buildings by the Municipality for environmental remediation,
rehabilitation or improvement. This may include the possible sale or lease to other persons or
government authorities,
7) To continue to support the Chamber of Commerce and Business Improvement Area (BIA)
organizations in their efforts to maintain a strong and viable Downtown Core,
8) To support heritage conservation through financial incentives programs under the Ontario
Heritage Act, and to continue to support the efforts of the Goderich Heritage Committee in their
efforts to identify, protect, and enhance Heritage Resources.
(As amended by OPA#18)
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10. Land Division
A.
Introduction
The land division policies are concerned with the subdivision of land for the purposes of urban use
and development. These policies will be followed by the Council, the Committee of Adjustment and
any other agencies influencing the creation of new lots in the Town.
B.
Goals
The following land division goals are adopted:
1. To provide for the orderly and economic, and environmentally responsible, subdivision of land,
and,
2. To generate subdivided lots required to meet the needs of the Town.
C.
Policies
To meet the land division goals, the following policies are adopted:
1) Development will be in accordance with the land use designations shown on Schedule "B" - The
Land Use Plan, and the provisions of the Zoning By-Law.
2) Division of land will take place:
i) by registered plan of subdivision, or
ii) by consent of the Committee of Adjustment for the conveyance of the land into smaller
parcels.
3) Wherever possible, new lots will be created by registered plan of subdivision process, subject to
the policies of this Plan and Section 50 of The Planning Act.
4) A registered plan of subdivision may be deemed not to be necessary, and land division may be
considered by consent, based on the following criteria:
i) no undue extension of any major service is required;
ii) all proposed parcels abut an existing, public road of construction acceptable to the Town;
iii) the consent does not result in extending built-up areas unduly, but permits infilling of existing
built-up areas;
iv) the parcel size is appropriate for the proposed use and conforms with the provisions of the
Zoning By-law, unless the by-law is duly amended or a variance granted. Where required, the
amendment or variance will be in force prior to the finalization of the severance;
v) development shall not result in traffic hazards from limited site lines or curves, grades, or
nearness to intersections;
vi) consents will not hinder or restrict the interior development of a block of land.
5) Consents may be granted for:
i) lot creation;
ii) lot enlargement, lot boundary adjustments, providing easements and rights-of-ways, leases or
agreement exceeding the terms of the Planning Act, and title correction purposes;
iii) assembling of land for future development; and
iv) the conveyance of land to public bodies or agencies engaged in the protection, re-
establishment or management of the natural environment.
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6) Consents for conveyance may be conditional upon a development agreement between the
Municipality and the applicant.
(As amended by OPA#18)
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11. Implementation
A. Introduction
Implementation involves putting the Official Plan into action. The implementation process will enlist
the aid of residents and Municipal by-laws to control actions and development. Implementation
decisions take their direction from the policies of this Plan, and become a measure of the
appropriateness and effectiveness of the Plan.
B. Implementation
All decisions and actions pertaining to the subject matter of this Official Plan, including those of the
following individuals, groups and organizations, must conform with and fulfill the principles, goals and
policies of this Plan.
The Plan will be implemented by:
-
the interaction and activities of the public and private sectors;
-
public participation in planning processes;
-
Municipal Council and its committees, through the zoning by-law, building by-law, other
appropriate by-laws, development / subdivision / condominium agreements, capital works
planning, community improvement, and other means;
-
County Council and its committees, through the control of lot and subdivision / condominium
creation;
-
the Ontario Municipal Board, other tribunals and the courts;
-
senior levels of government who, while not bound by the Plan, will be asked to consider the
Plan's policies in its decisions.
C. Non-conforming Uses
A non-conforming use is a use of land that:
−
lawfully existed on the date of adoption of this Plan and / or the Zoning By-law;
−
has not ceased for the period of time in excess of that stated in the Zoning By-law; and
−
does not conform with the land use designation / zone applying to the land.
Non-conforming uses may be zoned to permit the use, subject to regard for its compatibility with
surrounding uses, and limits to expansion.
Non-conforming uses may be extended or enlarged, or changed to a similar or more compatible use
under the respective sections 34(10) or 45(2) of the Planning Act provided that:
−
it is not reasonable or feasible to cease or relocate the use;
−
any incompatibilities with surrounding uses are not aggravated;
−
surrounding uses are protected by appropriate buffers, setbacks and other measures to
improve the compatibility of the use;
−
adequate services, access and parking are provided;
−
natural hazards are addressed; and
−
development details may be regulated by site plan control.
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D. Interpretation
The boundaries of land use designations on Schedule B are general and approximate, although they
generally coincide with defined features such as roads, lot lines, or physical features. Where the
general intent of this Plan is maintained, minor adjustments to the boundaries of land use
designations will not require an amendment to this Plan.
The numerical figures in this Plan provide direction, but should not be interpreted as absolute and
rigid. Where the general intent of this Plan is maintained, minor variations of numbers are permitted
without amendment to this Plan.
Schedule D, being the Heritage Resources Map, will be updated based on the Heritage Act Part III
and Part IV designations and de-designations which take place within the Town.
Schedule F, being the Source Water Protection mapping portion of this plan, will be updated based on
the newest information available from the Maitland Valley Source Protection Authority.
Schedule G, being the Natural Hazards and Conservation Authority Regulated Lands Map, will be
updated based on the newest information available from the Maitland Valley Conservation Authority.
An amendment to this plan is not needed to update Schedules D, F or G.
Where a term is not defined in this plan, and is defined in the Provincial Policy Statement, the
Provincial Policy Statement definition shall apply.
E. Accessory Uses
Where a use of land is permitted by this Plan, such use shall also include uses that are normally and
naturally incidental to, associated with, and subordinate to such use.
F. Site Plan Control
The Site Plan Control provisions of Section 41 of the Planning Act will be used to:
−
maximize compatibility between new and existing development and between different land
uses;
−
improve the efficiency, safety, and appearance of land uses;
−
ensure the provision of services and facilities;
−
implement development agreements to only give effect to the provisions of the Official Plan;
and
−
consider whether any road allowances require widening.
All land use designations in the Town of Goderich are proposed site plan control areas. Within the
proposed Site Plan Control areas, Council may pass by-laws designating all or part of the areas as
Site Plan Control areas. Where permitted by Provincial legislation and included in the Town's Site
Plan Control By-law(s), Site Plan Control may also regulate exterior design of buildings and
structures.
Site Plan Control may be used on all lands within Well Head Protection Areas to control uses,
buildings and structures including septic systems for the purpose of drinking water source protection.
Well Head Protection Areas are shown in Schedule F.
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Guidelines for site plans, development requirements, development agreements, and municipal
standards will be established by the Municipality.
G. Holding Symbol (H)
A holding symbol (H) may be used in the zoning by-law in connection with any land use zone, in
accordance with section 36 of the Planning Act. The Zoning By-law will allow existing uses to
continue in areas covered by a holding symbol. The By-law will specify the uses permitted once the
holding symbol is removed by By-law amendment. An amendment to this Plan is not required.
H. Temporary Use By-laws
An amendment to the zoning by-law may be passed permitting a temporary use of land or buildings
that is otherwise prohibited by the Zoning By-law, in accordance with section 39 of the Planning Act.
A temporary use by-law shall be deemed to conform with this Plan, and an amendment to this Plan is
not required for a temporary use.
For these applications, the Town will consider the following at a minimum:
-
the vision, goals and objectives of this Plan;
-
site development matters;
-
whether structures can be reasonably removed or repurposed for a permitted use;
-
the potential for negative impacts on the surroundings; and
-
the potential for the temporary use to prevent or unreasonably delay the use of the land for its
intended purpose.
I. Interim Control By-laws
Where Council determines that further development should cease for a period of time while a review
or study is undertaken in respect of land use planning policies in the Town, an interim control by-law
may be passed in accordance with section 38 of the Planning Act.
J. Waste Management
The Municipality will manage solid waste and waste diversion in accordance with best management
practices and provincial regulations. The Municipality will be an environmental leader by adopting
measures to have a high percentage of waste diversion and waste reduction to reduce quantity and
toxicity of waste. There are no active landfill sites within the Town. The Municipality participates in
shared waste management services in accordance with the County of Huron Waste Management By-
law.
The closed landfill sites in the Town are shown on Schedule "H". Proposed development within 500
metres of an active or closed landfill site will require verification from a qualified professional that the
site is not affected by the migration of contaminants and gases.
K. Roads
Schedule C (Roads Plan) identifies the jurisdiction and status of roads in the Town.
−
Arterial Roads, whether under provincial or municipal jurisdiction, are designed to facilitate
through traffic, and direct access will be limited. Arterial Roads, where possible, will include a
30 metre wide road allowance and four lanes of traffic.
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−
Collector Roads are designed to carry moderate volumes of traffic while also providing
property access. Collector Roads carry traffic between local and arterial roads, and generally
include a 20 metre wide road allowance and two or more lanes of traffic.
−
Local Roads primarily provide property access and are designed to serve local traffic, and
minimize through traffic.
Roads will be developed in general accordance with this Plan and the Municipality's prevailing roads
standards. New roads created through the land development process will be constructed to municipal
standards prior to their assumption as a public road, as regulated by appropriate development
agreements. All development must front on a public road constructed to municipal standards, except
for common element roads in a plan of condominium which may be developed to an appropriate
standard in accordance with a development agreement. At the time of road reconstruction projects,
enhanced traffic calming, and pedestrian or bicyclist safety measures, will be considered. These will
include, but not limited to, new sidewalks, multi-use pathways, and cycling lanes; median islands,
raised pedestrian crossings, and curb extensions/bulb-outs at intersections; traffic diversions or
chicanes; and traffic circles. Pilot projects and temporary test improvements may be used, particularly
where partner organizations are available.
Direct access for properties fronting onto Provincial Highways under Provincial jurisdiction will be
regulated by the Ministry of Transportation (MTO).
Street patterns in newly developing areas will be designed to facilitate continuous and direct
movement within a community, including active transportation. See Design policies of Community
Culture and Economic Development section for potential new road pattern.
L. Water, Sewage, Storm Water and Other Services
The Municipality will continue to maintain and expand, where necessary, its drinking water, sewage
treatment and storm drainage systems. All development will be connected to municipal services.
Where services do not exist, new developments will be required to provide the necessary on-site
infrastructure for these services and off-site connection to existing infrastructure, may be required to
participate pro-rata in the provision of trunk services. Development will not be approved unless
adequate capacity is available in the water supply, sewage treatment and storm water systems to
accommodate the development.
Other services, such as electricity, natural gas and communications, will be provided by new
developments in accordance with the requirements of the appropriate authority.
The Municipality encourages the use of low impact design where possible. New or modified
infrastructure should be designed to withstand the anticipated rise in extreme weather events.
M. Public Participation
The community-based process used in the preparation of this Plan engaged numerous individuals
and community groups. The Official Plan Review Committee, discussion meetings and formal public
meetings allowed a full exchange of ideas, information, and perspectives. The intention was to make
the process open, inviting, and rewarding.
Dialogue on planning and municipal issues will continue to be encouraged among residents,
community groups and the Municipality.
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Formal discussions on this Plan, such as a five-year review under section 26 of the Planning Act, will
include community-based processes for input. The Municipality acknowledges its role in the
Province's duty to consult with Indigenous communities on planning matters.
Amendments to the Plan and the zoning by-law, and other processes under the Planning Act, will
follow the public notice and public meeting requirements of the Planning Act.
N. Conflict Resolution
Land use issues can be contentious, with the potential for conflict arising over existing land uses or
proposals to change policies or land uses. If properly managed, conflict can be a catalyst for positive
change. This Plan encourages certain basic principles related to conflict management:
−
Unless specifically mandated under the Municipal Act, planning issues will be fully and openly
discussed to ensure a complete exchange of information;
−
public participation beyond the requirements of the Planning Act may be beneficial with
particularly contentious applications or issues;
−
informal processes of conflict resolution will be encouraged under the direction of Council; and
−
tribunal processes and decisions, such as the Ontario Land Tribunal (OLT), can be expensive
and leave issues unresolved; the Municipality encourages discussion and mediation prior to
formal hearings.
O. Sustainability Planning
Concern is growing in many communities about the ability to adapt to numerous forces of change.
Several factors, such as rising energy prices, global competition, geopolitical conflict, climate change,
and environmental strain are combining to create significant threats to the sustainability of
communities.
These trends and pressures can manifest locally and affect economic viability, environmental health
and community security. Adapting to change requires pro-active efforts such as developing strategies
to mitigate effects, identifying new opportunities, and striving for long-term community viability and
health. Such efforts are referred to as sustainability planning.
The goal of sustainability planning is to build on Goderich's strengths, such as its cultural, heritage
and locational assets, unique layout, harbour and lakefront, and its dynamic and progressive
community, to ensure a prosperous and healthy future.
The implementation of this Plan will take into account sustainability planning and measures to mitigate
and adapt to climate change. Examples available through land use planning include compact
development, higher densities, mixed compatible uses; energy conservation in street, site and
building design; designing infrastructure to withstand anticipated rise in extreme weather events;
walking / cycling trails, urban agriculture, and trees and green spaces that provide environmental
services.
In addition, the Municipality will engage in opportunities to undertake sustainable planning initiatives at
the discretion of Council.
P. Complete Application
According to the Planning Act, if a Municipality requires other material from an applicant in
determining a complete planning application, the Official Plan must contain provisions clearly
identifying those requirements. The following additional information may be required to be submitted
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as part of any planning application (including Official Plan amendments, Zoning By-law amendments,
plans of condominium or subdivision, minor variances, site plan control, or consents) to the
satisfaction of the Municipality as determined through the pre-consultation process.
Natural Environment / Natural Hazard
- Flood plain and erosion hazard study if in a natural hazard area or an erosion control area as
identified by the Conservation Authority;
- Environmental Impact Study if within or adjacent to a natural environment area;
- Study demonstrating the identification and assessment of impacts on threatened and endangered
species.
Servicing
- Servicing proposal to demonstrate the proposed connection to existing municipal services;
- Stormwater management plan and/or lot grading and drainage plan;
- Snow storage plan.
- Traffic impact study;
Heritage and Archaeology
- Archaeological assessment in areas of archaeological potential;
- Heritage impact study if within or adjacent to a Heritage Conservation District or a Protected
Heritage Property;
Design and Environmental
- Environmental Site Assessment when required by Provincial legislation;
- Air, noise or vibration study when required by Provincial guidelines;
- Tree preservation plan;
- Master plan, design guidelines and/or streetscape plan;
- Conceptual building façade drawings and cross sections showing height and massing or proposed
and adjacent properties for higher density infill proposals, including diagrams demonstrating fire
safety related design;
- Shadow study in accordance with the Residential Intensification Guidelines terms of reference
where a new mid- or high-rise building is proposed adjacent to a low-rise residential area;
Other
- Comprehensive Review if land is being newly designated for a settlement area expansion or if
converting employment lands to non-employment uses. The level of detail of the assessment
should correspond with the complexity and scale of the settlement boundary expansion or
development proposal;
- Retail market study in accordance with the Commercial policies of this plan;
- Land use planning report;
- Land use compatibility study which may address noise, air, dust, odour or other potential
incompatibilities;
- Draft special policy or zoning by-law provisions identifying desired relief for the proposal;
- Engineering or architectural report if a rental building is proposed to be converted to a
condominium;
- Other locally or provincially required studies;
- Any other required materials identified during pre-consultation on the proposal;
- Completed peer reviews and any required updates or additions identified through a staff or peer
review of any required materials.
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(As amended by OPA#18)