Planning Advisory Committee Agenda

PLANNING ADVISORY COMMITTEE AGENDA

Tuesday, March 9, 2021 | 5:00 pm ZOOM MEETING – PUBLIC ACCESS WEBSITE Virtual Meeting via Zoom https://us02web.zoom.us/j/85006353813

MEMBERS PRESENT

OTHERS PRESENT

DISCLOSURE OF PECUNIARY INTEREST

DELEGATIONS:

DISCUSSIONS & DECISIONS 1. Adoption of February 9th, 2021 Regular Meeting Minutes 2. Business arising from Minutes 3. Saugeen Cedar Heights West Subdivision 4. Official Plan Amendment LOPA#3 ------Town of Hanover (Public Meeting March 15, 2021 at 7pm) 5. Proposed Site Plan ------former JDSS 6. Proposed Site Plan ------Hoffman, John / Frey, Eric 7. Zoning Bylaw Amendment No. Z1-21 ------Town of Hanover (Housekeeping) 8. Zoning Bylaw Amendment No. Z2-21 ------2501563 Ontario Inc. c/o Davidson, Ron 9. Minor Variance Application No. Z1-21 ------Mills, Ian & Theresa Planning Report YES NO 10. Parkside (former Gath) Subdivision Parkland 11. New Business 12. Adjournment

Next Meeting Date: April 13, 2021

PLANNING ADVISORY COMMITTEE MINUTES

Tuesday, February 9, 2021 | 5:00pm Virtual Meeting via Zoom

MEMBERS ABSENT Terry Leis

Chair Tim Norwood welcomed Peter Hambly as a new member to the Committee. Tim further thanked Bruce Sickel for his years of service. 1. Adoption of December 15th, 2020 Regular Meeting Minutes

Moved by HAROLD FLEET / Seconded by KEITH HOPKINS THAT the minutes of the December 15th, 2020 regular meeting be approved as printed and circulated. CARRIED 2. Business arising from Minutes The Secretary-Treasurer stated that the Application for Zoning Bylaw Amendment and the related Draft Plan of Subdivision relating to Item #3 was received as of today’s date. The Secretary-Treasurer stated that in relation to Item #3, the County of Grey reinitiated their previous interpretation of 25 units/hectare on average, rather than site specific. The Secretary-Treasurer advised that this application was calculated at 19 units/hectare of developable land. A pre-consultation meeting has been scheduled for February 18, 2021 in relation to Item #7 as being the former JDSS site and the owner will be moving forward with an Application for Zoning Bylaw Amendment. 3. Saugeen Cedar Heights West Subdivision The Secretary-Treasurer stated that his office received the Draft Plan today. The Application for Zoning Bylaw Amendment will proceed in the near future. 4. Official Plan Amendment LOPA#2 ------Town of Hanover The Secretary-Treasurer stated that we are awaiting the approval from County of Grey.

5. Official Plan Amendment LOPA#3 ------Town of Hanover The Secretary-Treasurer stated that the Public Meeting is scheduled for March 15th, 2021. 6. Proposed Site Plan ------former JDSS This item to be deferred.

7. Site Plan Agreement ------Ullah, Sibghat Chair Tim Norwood welcomed Sibghat Ullah, Nitin Malhotra, Principal Architect, Abu Ziauddin, Civil Engineer and Ramyar Mehraban, Traffic Engineer to the meeting. Nitin Malhotra highlighted his PowerPoint presentation. The development proposes a six- storey commercial and residential building with one level of underground parking. The building footprint will encompass 101,350 square feet, with the ground floor offering a retail commercial unit, gym, party room and other ancillary areas (e.g. garbage, moving area, electrical, washrooms). The Plan includes five storeys of residential units, and will feature approximately 18 suites per floor for a total of 90 - 1, 2 and 3-bedroom units and accessible dwellings. Each floor offers locker spaces for the residents use. The Plan illustrates a total of 87 parking spaces, 30 surface spaces and 57 spaces within the underground parking structure. The façade complements the Town’s heritage designs of the surrounding area, and will accentuate the cornerstone of our Community. Ramyar Mehraban reiterated the Traffic Impact Study, stating that the traffic count does not necessitate a left turn bay for both entrances on 10th Street and 7th Avenue. The timing of traffic lights will affect traffic flow to this site. County of Grey Transportation Services requested a ‘right-in’ and ‘right-out’ only on 10th Street access. Abu Ziauddin highlighted the Stormwater Management Plan stating that the 3 metre difference in ground level across the site has been addressed with quantity and quality controls required to meet all design criteria. Catchbasins will collect surface drainage resulting from snow melt, and will not impact neighbouring properties. The Committee discussed the possibility to include a ‘green roof’ as the roof is a retention area together with a storm receptor to allow post-flow to equal pre-flow for storm water. The Secretary-Treasurer stated that the proposed development conforms to the Downtown Commercial (C1) regulations within Comprehensive Zoning Bylaw 2912-15, in regards to parking, setbacks, etc. Any deficiency in parking is allowed to be a parking-in- lieu bylaw. Chair Tim Norwood thanked Sibghat Ullah and his Team for the very thorough and informative presentation. The Committee welcomes development of this vacant site within our Community. Subsequent to a good discussion with regards to this proposal, it was then; Moved by HAROLD FLEET / Seconded by PETER HAMBLY THAT the Planning Advisory Committee recommend to Council that the site plan prepared by nArchitecture Inc. on January 28, 2020 (as attached) proceed to a site plan agreement for development of property known as 223 10th Street. CARRIED 8. Site Plan Agreement ------Hoffman, John

Chair Tim Norwood welcomed John Hoffman and Eric Frey to the meeting to discuss their concept plan proposed for 936 10th Street.

PAC MINUTES | PAGE 2

John Hoffman and Eric Frey are sales representatives for Coldwell Banker Commercial, Kitchener and made a PowerPoint Presentation on behalf of the owners. The Concept Plan (see attached) offers a mix of commercial and residential uses, and features a medical clinic, childcare centre, fitness centre and other commercial facilities e.g. coffee shop, bank, etc. The Plan also offers lifestyle residential design, enhancing the pond area with a bridge, walking trails and sitting areas, with approximately 300-350 units, each approximately 1,000 square feet in area. The existing commercial uses in the immediate area, such as CTC, Shoppers Drug Mart, LCBO, Walmart, etc. are all within walking distance to this site.

John and Eric are marketing this concept plan as a package by creating a lifestyle environment utilizing the entire property, and will not be developed individually. The proposal is targeting a developer for the 55+ demographics.

Chair Tim Norwood thanked John Hoffman and Eric Frey for their presentation of the concept plan, and the members look forward to the project moving forward.

9. Parkside (former Gath) Subdivision Parkland The Secretary-Treasurer stated this item is deferred to a future meeting. 10. Correspondence 10.1. Grey County Development Charges Bylaw The Secretary-Treasurer recently attended a virtual seminar relating to Development Charges. 11. New Business 11.1. Land Use Planning Act Changes The Secretary-Treasurer stated that his office will be updating the Committee with the new changes being proposed. 11.2. Growth Plan B. Tocheri and the Secretary-Treasurer updated the Committee members regarding the Special meeting of Hanover Council on January 18th, 2021 regarding Phase 2 of the Town’s Growth Plan. Consultants from Meridian Planning, GM Blue Plan, Watson & Associates and Fournier Consulting Services have been working with staff and made a very informative presentation outlining future growth and development challenges and constraints. The Provincial Policy Statement requires that municipalities plan for urban land needs for a planning horizon of 25 years. The consultant’s work also includes identifying options for future urban expansion to accommodate development for a longer-term planning horizon, i.e., 50 – 100 years. In summary, the Town requires an additional 87 gross hectares of land to accommodate overall growth over the next 25 years. This includes 38 ha of commercial lands and 46 ha of employment (industrial) lands. A component of the work is also to review Special Policy Area (SPA) lands within Hanover’s boundaries for development potential. The proposed Official Plan Amendment No. 3 (OPA 3) relates to the 4 SPAs created after restructuring in 2000. Next steps include circulating to affected land owners and holding the statutory public meeting.

PAC MINUTES | PAGE 3

It was noted that 40% of the land supply potential for residential lands is accommodated on SPA lands through the proposed OPA 3, but this still needs to be confirmed. Without these lands, the Town would also have a shortfall of designated residential lands. B. Tocheri apprised the Committee members that since the Special Meeting, Municipality of West Grey Council have met with Town representatives and are receptive to moving forward. 12. Adjournment Moved by PETER HAMBLY THAT the meeting now be adjourned at 6:17 pm.

______Chair, Tim Norwood

______Secretary-Treasurer, Don Tedford

PAC MINUTES | PAGE 4 Proposed Rental Apartments

Prepared by: 223 ‐ 10th Street HONHanover, ON 28th January, 2021

LIFESTYLE COMMUNITY CONCEPT

NOTICE OF COMPLETE APPLICATIONS AND PUBLIC MEETING WE WANT TO HEAR FROM YOU WHAT: The County and Town are seeking input on development applications within 120 metres of your property that would consider allowing a 124-unit plan of subdivision and a zoning by- law amendment. SITE: Part of Lots 9 and 10, Concessions 1 and 2 NDR, Town of Hanover, geographic Township of Bentinck

Public Meeting: Monday, April 19th, 2021 at 7:00 p.m. Via Zoom Public Meeting Location: Electronically, broadcast via Town of Hanover Zoom Meeting. Those wishing to address Hanover Council at the public meeting on April 19, 2021, please note that in light of the COVID-19 pandemic, the Town of Hanover will not be allowing the public into the Winkler Room/Hanover Civic Centre. Members of the public can speak during the meeting via Zoom. If you wish to address Council during the meeting, please contact the Clerk by calling 519.364.2780 Ext. 1231 by noon on April 16, 2021. Staff will provide you with the details on how to participate in the meeting. You can also view the livestream of the meeting at https://us02web.zoom.us/j/83533023806. Request for information

For information on the applications visit https://www.grey.ca/planning-development/planning- applications

Please note that currently Grey County is currently closed to the public. Both offices are receiving mail, and staff can be reached via phone or email.

How can I contribute my opinion? Any person or agency may attend the virtual Public Meeting and/or make verbal or written comments regarding this proposal.

Town of Hanover Zoning By-law Amendment File # Z2-21 and Grey County Plan of Subdivision File # 42T-2021-01

How do I submit comments? Submit written comments or sign-up to be notified of a decision by mailing or contacting:

Scott Taylor Don Tedford

County of Grey Town of Hanover th 595 9 Avenue East 341 10th Street Owen Sound, ON, N4K 3E3 Hanover, ON, N4N 1P5 [email protected] [email protected]

519-372-0219 ext. 1238 519-364-2780 ext. 1227

Proposed Draft Plan of Subdivision

What is being proposed through the applications?

The County has received a plan of subdivision application, known as the Saugeen Cedar Heights West subdivision (County file number 42T-2021-01). The proposed plan of subdivision application would create 124 residential units, consisting of 31 single detached dwellings, 56 semi-detached dwellings, and 37 townhouse dwellings. Access to the lots would be via internal streets that would connect to 24th Avenue (Grey Road 28) and the subdivision to the south. Servicing to the proposed subdivision will be via municipal water and sewer services. The subject lands are designated as ‘Primary Settlement Area’ and ‘Hazard Lands’ in the County Official Plan. The Primary Settlement Area designation permits new residential development. A map of the proposed plan of subdivision can be found on the previous page.

Town of Hanover Zoning By-law Amendment File # Z2-21 and Grey County Plan of Subdivision File # 42T-2021-01

A corresponding zoning by-law amendment application has also been submitted to the Town of Hanover. The purpose and effect of the zoning by-law amendment application is to implement the plan of subdivision applications by rezoning the subject lands from Residential Type 1 (R1), Residential Type 1 holding (R1-h), Future Development (D), Open Space (OS) and Hazard (H) to Residential Type 2 Site Specific (R2-xx), Residential Type 3 Site Specific (R3-xx), Residential Type 4 Site Specific (R4-xx), Open Space (OS) and Hazard (H).

What can I expect at the Public Meeting? The public meeting is an opportunity for members of the public to learn more about the proposed development. Attendees have the opportunity to hear a brief presentation about the development, ask questions, and/or make statements either in favour of, or in opposition to the development. The public meeting will take place virtually at an on-line Council meeting and the moderator will keep the meeting in order and allow the applicant (and their development team), the public, and members of Council to speak and ask questions. Why is this Public Meeting being held and what are your rights? Within Ontario the planning and development process is an open and transparent process, where opinions from all individuals and groups are welcomed. By law a Town must hold a public meeting, and this meeting is just one of your chances to learn about the development proposal and offer your opinions. Under the legislation governing this development process, which is sections 34 and 51 of the Planning Act, you have the following rights: 1. Any persons may attend the public meeting and/or make written or verbal representation either in support of or in opposition to the proposed zoning by-law amendment or plan of subdivision. 2. If a *person or public body would otherwise have an ability to appeal the decisions of the Town of Hanover or the County of Grey to the Local Planning Appeal Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to Town of Hanover before the zoning by-law amendment is approved or refused, or to the County of Grey before the plan of subdivision is approved or refused, the person or public body is not entitled to appeal the decisions. 3. If a *person or public body does not make oral submissions at a public meeting or make written submissions to the Town of Hanover before the zoning by-law amendment is approved or refused, or to the County of Grey before the plan of subdivision is approved or refused, the person or public body may not be added as a party to the hearing of an appeal before the Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so. 4. If you wish to be notified of the decision by the Town of Hanover in respect to the approval or refusal of the zoning by-law amendment, or the County of Grey in respect to the approval or refusal of the plan of subdivision, you must make a written request to the Town or the County, at the addresses noted on the previous page. Please note Application (File #Z2-21) for the zoning by-law amendment when directing comments to the Town and plan of subdivision application 42T-2021-01 when directing comments to the County. 5. If you have any questions please do not hesitate to contact County or Town staff, who would be happy to answer any questions on the matter.

*Notwithstanding the above, only a ‘person’ listed in subsection 51(48.3) of the Planning Act may appeal the decision of the County of Grey to the Local Planning Appeal Tribunal (LPAT) as it relates to the proposed plan of subdivision. Below is the prescribed list of ‘persons’ eligible to appeal a decision of the County of Grey related to the proposed plan of subdivision as per subsection 51(48.3) of the Planning Act. These are recent changes that have been made to the Planning Act by the province. A link to the revised Planning Act can be found here - https://www.ontario.ca/laws/statute/90p13. For more information about these recent changes, please visit the LPAT website or contact LPAT - https://elto.gov.on.ca/tribunals/lpat/about-lpat/. The prescribed list of ‘persons’ eligible to appeal a decision of the County on the proposed plan of subdivision as per subsection 51(48.3) of the Planning Act is as follows:

Town of Hanover Zoning By-law Amendment File # Z2-21 and Grey County Plan of Subdivision File # 42T-2021-01

1. A corporation operating an electric utility in the local Town or planning area to which the plan of subdivision would apply. 2. Ontario Power Generation Inc. 3. Hydro One Inc. 4. A company operating a natural gas utility in the local Town or planning area to which the plan of subdivision would apply. 5. A company operating an oil or natural gas pipeline in the local Town or planning area to which the plan of subdivision would apply. 6. A person required to prepare a risk and safety management plan in respect of an operation under Ontario Regulation 211/01 (Propane Storage and Handling) made under the Technical Standards and Safety Act, 2000, if any part of the distance established as the hazard distance applicable to the operation and referenced in the risk and safety management plan is within the area to which the plan of subdivision would apply. 7. A company operating a railway line any part of which is located within 300 metres of any part of the area to which the plan of subdivision would apply. 8. A company operating as a telecommunication infrastructure provider in the area to which the plan of subdivision would apply.

A note about information you may submit to the Town or the County: Under the authority of the Municipal Act, 2001 and in accordance with Ontario's Municipal Freedom of Information and Protection of Privacy Act (MFIPPA), all information provided for, or at a Public Meeting, Public Consultation, or other Public Process are considered part of the public record, including resident deputations. This information may be posted on the Town or County websites, and/or made available to the public upon request. Dated at the City of Owen Sound this 5th day of March, 2021.

Town of Hanover Zoning By-law Amendment File # Z2-21 and Grey County Plan of Subdivision File # 42T-2021-01 NOTICE OF A PUBLIC MEETING CONCERNING A PROPOSED OFFICIAL PLAN AMENDMENT

TAKE NOTICE that the Council of the Corporation of the Town of Hanover will hold a Public Meeting on:

MONDAY, MARCH 15, 2021 at 7:00 P.M. to consider a proposed Official Plan Amendment (File No. LOPA#3) under Section 17 of the Planning Act, R.S.O. 1990, as amended.

Town of Hanover Official Plan By-Law No. 2858-14 was approved by County of Grey with modifications on February 16, 2016 and came into effect on March 18, 2016 implementing the Town’s new Comprehensive Zoning By-law No. 2912-15 and dated December 7, 2015

The purpose of the proposed Official Plan Amendment No. 3 is to apply appropriate land use designations to the lands within Special Policy Areas (SPA) 1 to 4. The land use designations to be applied are Natural Area, Residential, Industrial, Electrical Utilities and Future Development. A further purpose of the amendment is to redesignate certain lands in the northern part of the Town from Industrial to Electric Utilities to recognize the ownership of the lands and its use for hydro transmission purposes and to make other small housekeeping changes to the current mapping. A further purpose of the OPA is make a number of minor housekeeping changes to the text and schedules of the Plan.

This amendment (File No. LOPA#3) applies to lands within SPAs 1 to 4 and to certain lands designated Industrial in the northern part of the Town. Therefore no schedule or mapping is attached to this public notice. This amendment affects numerous properties within the Town of Hanover.

IF you wish to be notified of the adoption of the proposed Official Plan Amendment, you must make a written request to the Town of Hanover, 341 10th Street, Hanover, Ontario, N4N 1P5.

ANY INTERESTED PERSONS can submit written correspondence via email directly to [email protected] or mail your comments to Brian Tocheri, CAO/Clerk, Town of Hanover, 341 10th Street, Hanover, ON N4N 1P5 by noon on Wednesday, March 10, 2021.

ANY INTERESTED PERSONS wanting to address Hanover Council at the public meeting on March 15, 2021, please note that in light of the COVID-19 pandemic, the Town of Hanover will not be allowing the public into the Winkler Room/Hanover Civic Centre. Members of the public can speak during the meeting via Zoom. If you wish to address Council during the meeting, please contact the Clerk’s office by calling 519.364.2780 Ext. 1231 by noon on March 12, 2021. Staff will provide you with the details on how to participate in the meeting. You can also view the livestream of the meeting at https://us02web.zoom.us/j/86703761626.

IF a person or public body that files a notice of appeal of a decision of the Town of Hanover in respect of the proposed Official Plan does not make oral submissions at a public meeting or make written submissions to the Town of Hanover before the proposed Official Plan is adopted, the Local Planning Appeal Tribunal may dismiss all or part of the appeal.

BACKGROUND MATERIALS related to the proposed Official Plan Amendment No. 3 may be obtained by contacting the undersigned.

Dated at the Town of Hanover this 18th day of February, 2021.

Brian Tocheri, Town of Hanover 341 10th St. Hanover ON N4N 1P5 e [email protected] t 519.364.2780 | f 519.364.6456 | hanover.ca

AMENDMENT NO. 3

TO THE OFFICIAL PLAN

FOR

THE TOWN OF HANOVER

(REVISED MARCH 3, 2021)

CONTENTS

PART “A” – THE PREAMBLE

Section 1: Title and Components

Section 2: Purpose of this Amendment

Section 3: Location of the Amendment

Section 4: Basis of the Amendment

PART “B” – THE AMENDMENT

Introductory Statement

Details of the Amendment

Hanover Special Policy Area Official Plan Amendment | Page 2

PART “A” – THE PREAMBLE

SECTION 1 – TITLE AND COMPONENTS

This document was approved in accordance with Sections 17 and 21 of the Planning Act, R.S.O. 1990, c.P.13, as amended and shall be known as Amendment No. 3 to the Hanover Official Plan.

Part “A”, the Preamble, does not constitute part of this amendment.

Part “B”, the amendment, consisting of the following text constitutes Amendment No. 3 to the Official Plan.

SECTION 2 – PURPOSE OF THE AMENDMENT

The purpose of the amendment is to apply appropriate land use designations to the lands within Special Policy Areas ('SPA') 1 to 4. The land use designations to be applied are Natural Area, Residential, Industrial, Electrical Utilities and Future Development. A further purpose of the amendment is to redesignate certain lands in the northern part of the Town from Industrial to Electric Utilities to recognize the ownership of the lands and it use for use hydro transmission purposes.

SECTION 3 – LOCATION OF THE AMENDMENT

This amendment applies to lands within SPA's 1 to 4 and to certain lands designated Industrial in the northern part of the Town as shown on Schedule A to this Amendment.

SECTION 4 – BASIS OF THE AMENDMENT

The lands affected by this Amendment in the northern and southern parts of the Town were added to Town of Hanover through municipal restructuring on January 1, 2000.

Hanover Special Policy Area Official Plan Amendment | Page 3

Shortly after restructuring, the Hanover Official Plan was Special Policy Areas in Northern Part of the Town amended to include the restructuring lands within the Official Plan and at the time, it was determined that the lands in the northern and southern portions of the Town be included within four SPAs as shown on the two extracts from Schedule A (SPAs shown in grey).

Special Policy Areas in Southern Part of the Town For each of these SPAs, the Official Plan stated that the lands so included would be used in accordance with the Future Development policies of the Official Plan, meaning that a future Official Plan Amendment would be required to confirm land uses in each SPA.

Assumptions were also made in the Official Plan on future uses in SPA's 1, 2 and 3. In this regard, the Official Plan indicated that 45% of the lands in SPA 1 will be used for Residential purposes, 5% of the lands will be used for Corridor Commercial purposes and 50% of the lands will be used for Industrial purposes.

For SPA 2, the Official Plan stated that 70% of the lands will be used for Corridor Commercial purposes and 30% of the lands will be used for Industrial purposes. For SPA 3, the Official Plan stated that 50% of the lands will be used for Residential purposes and 50% of the lands will be used for Industrial purposes. Given the existence of the Hanover Transmission Station and related transmission lines, including a new double-circuit 500 kilovolt line extending from the Bruce Nuclear Generating Station to the Greater Toronto Area, uses permitted in SPA 4 were limited to hydro electric transmission uses.

To provide the basis for this Amendment, a study team led by Watson & Associates was retained by the Town in 2018 (along with Meridian Planning Consultants) to undertake a Scoped Comprehensive Review of the Town’s long-term urban residential and non-residential land needs to determine if there were going to be shortages in the amount of land available for development in the next 20 years.

Hanover Special Policy Area Official Plan Amendment | Page 4

The Town’s concerns regarding its long-term ability to accommodate future nonresidential development within the vacant designated commercial and employment lands available within its existing municipal boundary are well documented. In 2010, a comprehensive non-residential land needs analysis was completed by IBI Group and this report concluded that the Town did not have an adequate supply of designated employment and commercial lands to accommodate anticipated employment growth and the required supporting land uses associated with infrastructure and recreation.

In 2015, the Town retained Malone Given Parsons Ltd. to prepare a Commercial Policy Review. This study identified that an additional 45.2 hectares of land was required in the Town to accommodate forecast demand for commercial space to the year 2036. The report provided the basis for the designation of about 25 hectares of highway commercial lands outside the urban boundary of the Town of Hanover. These lands have the potential to accommodate part of the Town’s forecast commercial lands shortfall; however, it was further determined at the time that unless further commercial lands are designated outside the urban boundary of the Town, a deficit of approximately 20 hectares of commercial designated lands is projected by the year 2036.

Following the work undertaken by IBI Group and Malone Given Parsons Ltd, Town staff undertook a comprehensive review of all commercial, industrial, institutional, Hydro One, future development and residential lands within the corporate boundaries of the Town of Hanover in early 2018. This supply analysis was reviewed, updated and mapped by Watson & Associates as part of the Scoped Comprehensive Review in 2019.

In light of the significant evidence of a land shortage within the corporate boundaries of Hanover, the purpose of the Scoped Comprehensive Review was to address the Town’s long-term urban residential and non-residential land needs within the context of anticipated County-wide and Town-wide population and employment growth. A further purpose was to develop a clearly articulated strategy with respect to the implementation and approach to addressing local growth management issues and the Town’s long-term urban land needs.

The Phase 1 report on the Scoped Comprehensive Review was finalized in December 2019 and after assessing future growth trends and the existing land supply (including the lands within the four SPAs), it was determined that a total shortfall of 40 gross hectares of designated urban land exists within the 20-year planning horizon, and a shortfall of 85 gross hectares exists within the 25-year planning horizon.

Given that these findings were developed on the basis that the lands within SPA's 1, 2 and 3 were available for development, one of the key recommendations made in the December 2019 report was that the Town should review its SPAs in more detail to have a clearer idea of how much of this land is actually available for development. On the basis of the above, a consulting team led by Meridian Planning Consultants was retained in 2020 (along with Watson & Associates) to:

Hanover Special Policy Area Official Plan Amendment | Page 5

1. Carry out a further review of developable lands and recommended land use designations in the Town’s SPAs; 2. Prepare an Official Plan Amendment (OPA) regarding the Town’s SPA lands and recommended land use designations; 3. Revise recommended urban land needs based on potential refinements to developable land areas associated with the Town’s SPA lands; 4. Carry out an assessment of hard serving requirements associated with the recommended land use designations of the Town’s SPA lands; 5. Identify new Strategic Growth Areas (SGA) lands to accommodate urban land need beyond a 25-year planning horizon; 6. Recommend location options for future urban expansion to accommodate future urban development within 20-year, 25-year, and longer-term planning horizon; 7. Make recommendations regarding the preferred location option for future urban expansion based on a review of selected criteria, including, but not limited to, planning considerations, real estate market trends, local site characteristics, agricultural impacts, environmental constraints, and broad servicing requirements; and 8. Review of specific infrastructure needs associated with the preferred location option for urban expansion.

This Amendment for the SPAs has been prepared in accordance with the above. Given the known environmental constraints that exist in and adjacent to SPA's 1, 2 and 3, Palmer was responsible for completing an assessment of the natural heritage features and functions in order to identify development constraints and opportunities. This involved visiting each of the sites and the preparation of mapping of the limits of any natural features and the updating of the limits of significant woodlands in the Town's Official Plan. A copy of their final report is attached to this Amendment as Appendix A. On the basis of this work, recommendations were made for each SPA, and it was determined that about 66.5 hectares of the total amount of land within SPA's 1, 2 and 3 (which has a total area of 128.4 hectares) is the site of a natural heritage constraint. It was also determined that 43.7 hectares of the 56.8 hectares in SPA 3 is the site of a constraint as well. The scale of the constraints identified in SPA 3 in particular will have an impact on the Town's overall land needs since significantly less land is now confirmed as being potentially available for development.

The recommendations made in the Palmer report provide the basis for the proposed changes to the limits of the significant woodlands in and adjacent to SPAs 1, 2 and 3 on Schedule B to the Hanover Official Plan. Given that the significant woodlands are also designated Natural Area on Schedule A, the limits of Natural Area on Schedule A are also proposed to be amended through this Official Plan Amendment. The changes to the limits of the Natural Area designation also extend into the Industrial designation located to the north of SPA 3 as well. Within the southern

Hanover Special Policy Area Official Plan Amendment | Page 6

portion of SPA 2, the Natural Area designation will be retained as a consequence of the natural hazards that exist in this area, even though this area is not constrained by natural heritage features.

In terms of future land uses in the four SPAs, it is proposed by this Amendment that:

1. The portion of the SPA 1 lands fronting on the north-south portion of Grey Road 28 be designated 'Residential', since this area is relatively small, is separated from industrial areas to the west by the Habermehl Creek valley corridor and has good access onto the County road system, with minor changes made to the Natural Area designation as per the above; 2. The portion of the SPA 1 lands fronting on the east-west portion of Grey Road 28 to the west of the Habermehl Creek valley corridor be designated 'Industrial', so that it can be developed in concert with the other lands designated for industrial purposes on the other side of the electrical transmission lines to the south, thereby creating a distinct area separated from incompatible uses that can be used for a wide range of employment uses; 3. Lands within SPA 2 that are the site of two agricultural related employment uses be designated 'Future Development' to recognize the two uses, and not permit their expansion without a future Official Plan Amendment, to recognize the potentially incompatible nature of these uses with existing and future residential uses in the area; 4. The remainder of SPA 2 between the two agricultural related employment uses lands be designated 'Residential' since this use would be compatible with existing residential uses to the east and because the lands are not suitable for employment uses (it is noted that the woodland areas on the central portion of this property will be designated 'Natural Area'); 5. The balance of the SPA 3 lands that will not be designated 'Natural Area' be designated 'Residential' 'on the east side of 10th Avenue; and, 6. The SPA 4 lands be designated 'Electric Utilities' to recognize that these lands are to be used solely for electrical generation purposes and are not suitable nor available for any other type of land use.

As per item 3 above, the area of land that is proposed to be designated 'Future Development' totals about 7.4 hectares, and because these lands are already developed with no plans for these uses to cease, these lands cannot be included within the Town's land supply, as they were counted in the 2019 Scoped Comprehensive Review. This will have a further impact on the land needs analysis in the future.

It was also determined that there were two areas of land designated for Industrial purposes that are also owned by the Ontario Power Authority and these lands are also proposed to designated 'Electric Utilities' as well. The combined area of these two areas is about 13.5 hectares, meaning

Hanover Special Policy Area Official Plan Amendment | Page 7

that these lands can no longer be included in the analysis of employment supply as per the 2019 Scoped Comprehensive Review. It is recognized that the re-designation of employment lands can only typically occur through a comprehensive review as per Section 1.3.2.4 of the Provincial Policy Statement. However, Section 1.3.2.5 permits the conversion of an employment area designation outside of the comprehensive review process. In this case, the lands are simply not available for industrial uses as a result of their use for electrical transmission purposes.

With the above changes, the Special Policy Area designation will no longer exist in the Official Plan and the entire Town will essentially be planned out for its ultimate development.

Hanover Special Policy Area Official Plan Amendment | Page 8

PART B – THE AMENDMENT

All of this Part of the document entitled Part B - The Amendment consisting of the following text constitutes Amendment No. 3 to the Town of Hanover Official Plan.

Details of the Amendment

The Hanover Official Plan is hereby amended as follows:

Item 1: Section D1.2 k) is deleted and replaced by 'Electric Utilities'

Item 2: Section D7.4.11 a) is deleted and replaced with the following: "The Town's industrial lands shall be planned to have a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses. In this regard and to ensure that larger site sizes are available, the Town shall plan to retain about 50% of the area subject to this section for larger lots that have in excess of 2 to 3 hectares in lot area.".

Item 3: Section D11 is deleted and replaced with the following: "Lands within the Future Development designation are the site of existing agricultural and agricultural processing related uses. The expansion of these uses requires an Amendment to this Plan to determine whether the expansion would be compatible with adjacent land uses. If the existing uses cease, an Official Plan Amendment shall also be required to support an alternative land use."

Item 4: Section D12 is deleted and replaced by a new Section D12 as per below:

"D12 ELECTRIC UTILITIES

Lands designated Electric Utilities are used for Provincial electrical transmission purposes and permitted uses are limited to those that are required for electrical transmission purposes. Should any lands designated Electric Utilities be deemed surplus to the Provincial power authority, an Official Plan Amendment will be required before an alternative use can be considered. In the interim, exisitng uses are permitted as well as trails and other infrastructure and no new buildings for agricultural or residential use are permitted."

Item 5: Schedule A is deleted and replaced by a new Schedule A (attached to this Amendment as Schedule A).

Item 6: Schedule B is deleted and replaced by a new Schedule B (attached to this Amendment as Schedule B).

Hanover Special Policy Area Official Plan Amendment | Page 9

74 Berkeley Street, Toronto, ON M5A 2W7 Tel: 647‑795‑8153 | www.pecg.ca

Memorandum

Date: October 26, 2020 Project #: 1508810

To: Nick McDonald (Meridian Planning Consultants) From: Jen Paterson, Erin Donkers and Dirk Janas (Palmer) Re: Town of Hanover – Scoped Comprehensive Review: Phase 2: Natural Heritage Review and Constraints Assessment for Existing Town of Hanover Special Policy Areas 1, 2 and 3.

1. Introduction Palmer was retained by Meridian Planning Consultants, on behalf of the Corporation of the Town of Hanover, to complete the following Technical Memo in order to complete a review and assessment of environmental constraints within the Town’s Special Policy Areas (SPA) 1, 2 and 3, in support of the Town of Hanover Local Growth Management Strategy – Scoped Comprehensive Review – Phase 2 (Figure 1). The Town of Hanover Official Plan identifies areas of land within four Special Policy Area designations, within which Future Development policies of the Town’s Official Plan apply. These lands were added to the Town’s settlement limits on January 1, 2000 through a municipal restructuring process. SPA 4 is not included in the current Natural Heritage Review as lands within this area are to be used only for the purposes of public infrastructure (Hanover Official Plan, Section D12). The goal of this Technical Memo is to provide an ecological assessment of SPA 1, 2 and 3 in order to confirm/refine limits of development constraint in these areas, as they relate to natural heritage feature and functions.

The objectives of the Natural Heritage Review and Constraints Assessment consist of the following:

• Conduct a preliminary review of available background information and mapping; • provide an initial characterization of the existing environmental conditions supplemented by reconnaissance level field surveys; • identify preliminary development constraints and opportunities through documentation and mapping of features, and interpretation of environmental policy implications; • identify/confirm areas of high ecological constraint with respect to developable land; and, • provide recommendations for next steps and where further study may be necessary.

The following Figures are provided as part of this Technical Memo:

Natural Heritage Constraints Memo - Hanover Special Policy Areas Memorandum

Page 2 | October 26, 2020

• Figure 1: Site Location • Figure 2: Existing Environmental Conditions • Figure 3: Natural Heritage System

2. Background and Methods Palmer has reviewed relevant background material to provide a focus to reconnaissance-level field surveys and identify requirements for compliance with applicable regulations and policy. The Official Plans of Town of Hanover and Grey County were reviewed as part of this process, as well as the Grey County Natural Heritage System Study “Green in Grey” (Natural Resource Solutions, Inc, 2017).

An ecologist from Palmer visited the study area on August 6th , 2020, to conduct a field reconnaissance- level survey for the purpose of ground-truthing (where possible based on permission to access lands) existing ecological mapping and to help inform the characterization of natural environmental constraints for SPA 1, 2, and 3 (Figure 1). Field surveys were conducted from roadsides and on properties for which access was granted.

3. Existing Environmental Conditions SPA 1, 2 and 3 are described in the sections below based on Official Plan mapping and a reconnaissance- level field survey. The field survey included documentation of vegetation communities, natural features, and general site conditions. Vegetation communities have been generally identified in accordance with the Ecological Land Classification (ELC) for Southern Ontario protocols (Lee et al., 1998). General existing conditions are summarized on Figure 2.

3.1 SPA 1 SPA 1 is located in the north end of the study area (Figure 1) and is predominately agricultural fields (Figure 2-1), with a watercourse feature (Habermehl Creek) flowing in a southerly direction through the eastern portion. Habermehl flows into the Saugeen River. SPA 1 is comprised of four units situated along the Habermehl Creek valley corridor. The Saugeen River occurs along the southern limit of SPA 1. The corridors associated with these watercourse features contain Hazard Designations (Map A below, shown in dark green) and Significant Woodlands (Map B below, shown in light green), as mapped in Town of Hanover Official Plan mapping (OP Schedules A and B).

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Map A. Land Use Plan, SPA 1 Map B. Significant Woodlands, SPA 1 (Town of Hanover, Schedule A) (Town of Hanover, Schedule B)

Existing Conditions based on Air Photo Interpretation and Reconnaissance Field Survey

As confirmed during Palmer’s field and roadside investigations, the northwestern portion of SPA 1 comprises mainly agricultural and rural residential lands (Figure 2-1). As mentioned, a valley corridor associated with Habermehl Creek extends in a north-south direction through the landscape, and the individual units of SPA 1 are situated adjacent to this valley, with their boundaries partially defined by the mapped Hazard Designation limits of this valleyland. An open hydro corridor runs parallel to the southern limits of the northern units of SPA 1 (Photo 1).

Palmer was provided access to property 341186 Grey Road 28, which is located within the northeastern portion of SPA 1. This property was developed for rural residential purposes (with a dwelling and detached garage), with a portion of the Habermehl Creek valley corridor running through its western half of this property. SPA 1 is comprised of four units situated along the Habermehl Creek valley corridor. The valley corridor was noted as primarily supporting an Eastern White Cedar-dominated forest community (ELC code: FOC). The forested lands throughout the valley corridor collectively comprise “Significant Woodland” of the Town’s Natural Heritage System. Minor inclusions of meadow marsh vegetation communities (ELC code: MAM) comprised the immediate riparian zone along the creek. The remaining undeveloped portions of this property comprised manicured lawn.

Located immediately east of 341186 Grey Road 28 is an undeveloped property (Photos 2 and 3). A dense plantation almost entirely dominated by mid-aged White Spruce (Picea glauca) comprised the north, south and west boundaries of this property, surrounding a cultural meadow community (ELC code: CUP3-8). This plantation comprised an area of approximately 2.83 ha and no connection to the forested valley corridor of Habermehl Creek was noted; as this area is less than 4 ha in size, it was not identified as warranting inclusion into the Significant Woodlands designation, of the Town’s overall Natural Heritage System.

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Access was also granted to Palmer for property 33466 Grey Road 28, which comprises the entire two southern units of SPA 1 (although photographs were prohibited to be taken by the landowner). The Habermehl Creek valley corridor extends through the central portion of this property, with the Saugeen River running along the southern property boundary (Photo 4). The property was developed for rural residential purposes (with a dwelling and barn). The Habermehl Creek valley corridor supported vegetation communities consistent with those described above, with landscaped areas and manicured lawn comprising the remaining portions of the property. Based on Palmer’s field observations, it was unclear how the Hazard Designation area was determined within this portion of SPA 1, and further investigation is recommended at the site level stage to more accurately define these constraint limits. In this area the hazard limits, as defined by the Town’s OP, extend beyond the riparian zone, as observed in the field. We note that hazard limits are mapped separately from Regulated Area (as shown on Hanover OP Schedule A), with the Regulated Area extending beyond the hazard limit throughout the SPAs.

Based on observations taken from accessible portions of SPA1 (municipal roads: Grey Road 28 and 24th Avenue) and aerial photograph interpretation, it has been discerned that the remaining portions of the valley corridor comprise vegetation communities and conditions consistent with those described above: Eastern White Cedar dominated forest and meadow marsh riparian areas. The remaining portions of SPA 1 primarily comprise agricultural fields and rural residential dwellings.

Photos 1 and 2. Hydro Corridor adjacent to SPA 1 / Western view towards Habermehl Creek Valley corridor from southern portion of property 341186 Grey Road 28

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Photos 3 and 4. Typical conditions of Habermehl Creek within property 341186 Grey Road 28 West facing view along Saugeen River from immediately south of property 33466 Grey Road 28.

3.2 SPA 2 SPA 2 contains the Beatty (South) Saugeen River corridor along its southern limit (Figure 1 and Figure 2- 2). The limits of the Hazard Designation associated with this feature are shown in Map C below (Hazard shown in dark green), as depicted in Town of Hanover Schedule A. As depicted on Town of Hanover Schedule B: Constraints mapping, Significant Woodlands have not previously been identified in this area (Map D).

Map C. Land Use Plan, SPA 2 Map D. Constraints Mapping SPA 2 (Town of Hanover, Schedule A) (Town of Hanover, Schedule B)

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Existing Conditions based on Air Photo Interpretation and Reconnaissance Field Survey

As confirmed during Palmer’s field and roadside investigation, a portion of the Beatty (South) Saugeen River valley corridor extends south adjacent to the southwest boundary of SPA 2 (Photo 5), see Figure 2- 2. Palmer was provided access to property 45 7th Avenue, which was developed with a small single seasonal use dwelling. The topography of the property steeply sloped in a southerly direction towards the Beatty (South) Saugeen River. The river valley walls supported a dense forest community dominated by Eastern White Cedar (ELC code: FOC). Meadow marsh comprised the riparian areas immediately adjacent to the river (ELC code: MAM).

Based on aerial imagery and as observed during Palmer’s field reconnaissance, the cedar dominated forest community (ELC code: FOC) that occurs within 45 7th Avenue is expected to extend south and west off-site comprising a large area (>4 ha) woodland community along the Saugeen River valley corridor.

Extending immediately northeast of 45 7th Avenue was a dense conifer forest dominated by Eastern White Cedar and White Pine (Pinus strobus) (Photo 6, ELC code: FOC). This community was connected to the cedar forest of the Beatty Saugeen River valley via a young, open-canopied (around 50% cover) woodland which was identified within the northeast portion of 45 7th Avenue (Photo 7). Based on the Ecological Land Classification (ELC) system, this community would classify as a Cultural Woodland (CUW) having between 35-60% tree cover. Further investigation of this feature should be completed at the site level stage as discussed in Section 5.

Based on observations taken from accessible portions of SPA 2 (municipal roads: 10th Avenue) and aerial interpretation, the remaining portions of SPA 2 were noted as supporting a rolling topography and were developed for manufacturing (90 10th Avenue: Maple Leaf Foods Inc.) and agricultural/commercial purposes (72 10th Avenue: Gresta Stables). The non developed portions of these lands comprised manicured lawn and landscaped areas (Photo 8).

Photos 5 and 6. Southerly view along Beatty Saugeen River from 45 7th Avenue / View towards dense conifer woodland extending from the northeast boundary of 45 7th Avenue

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Photos 7 and 8. Open woodland providing connection between Beatty Saugeen River valley and northeast extending conifer woodland / General northwest view of SPA 2 from 10th Avenue.

3.3 SPA 3 SPA 3 is predominately designated as Significant Woodland (Map E below, shown in light green) and contains the Betty Saugeen River and its associated Hazard Designation along its southern limit (Map F below, shown in dark green), see Figure 1 and Figure 2-3.

Map E. Land Use Plan, SPA 3 (Town of Hanover Map F. Significant Woodlands, SPA 3 Schedule A). (Town of Hanover, Schedule B)

Section D10 of the OP identifies the area of Hazard Land along the northern limit of SPA3 (general location shown with yellow arrows on Map E above), as constrained for development or site alternation, in accordance with an EIS prepared by AWS Environmental Consulting in October 2015. Identified constraints through this area are related to an identified Northern Bedstraw colony, Candidate Bat Maternity Roosting Trees and colonies of Shagbark Hickory. The Grey County Official Plan shows a designated Significant Valleyland (Map G, shown in pale red) and Linkage Area (200 m wide) along the valley corridor through the southern extent of SPA 3 (Map H, shown in orange).

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Map G. Significant Valleylands, SPA 3 Map H. Core Areas and Linkages, SPA 3 Grey County Official Plan, Appendix B, Map 3 Grey County Official Plan, Schedule C

Existing Conditions based on Air Photo Interpretation and Reconnaissance Field Survey

As confirmed during Palmer’s field and roadside investigation, much of SPA 3 (in particular, its eastern half) is highly constrained by the existence of important natural heritage features, mainly associated with the Beatty Saugeen River and is associated valley lands (Figure 2-3).

Palmer was provided access to property 601 1st Street, which is currently occupied by Bluespring Trout Farms Ltd. The Significant Woodlands mapping as comprising the majority of this property were identified as supporting dense Eastern White Cedar coniferous forest (FOC) supporting a series of narrow drainage features throughout (Photo 9) that may be associated with groundwater.

Palmer was also provided access to property 765 10th Street. The southern half of this property is located within the limits of SPA 3. It was confirmed to be primarily occupied by cedar dominated forested lands (ELC code: FOC), consistent with elsewhere within SPA 3 and the overall Beatty Saugeen River valley corridor (Photo 10).

Within the southwest portion of SPA 3, its limits are mapped as defined by Town Hazard Designation lands. Based on Palmer’s field observations, it was unclear how this Hazard Designation area was determined. Further investigation is recommended at the site level stage to more accurately define these constraint limits. Much of this area supported soybean crops and level topography (Photo 11). Immediately south of the agricultural fields, and abutting 10th Avenue, was a cattail marsh wetland (ELC code: MAS).

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Photos 9 and 10. Typical conditions within the cedar forest comprising the majority of SPA 3 / South facing view towards treed lands of SPA 3 from central portion of property 765 10th Street.

Photos 11 and 12. Southeast facing view from 10th Avenue into SPA 3, towards mapped Hazard Designation lands / View of cattail marsh from 10th Street.

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4. Environmental Policy Review 4.1 Provincial Policy Statement The PPS provides direction to regional and local municipalities regarding planning policies for the protection and management of natural heritage features and resources (Ontario Ministry of Municipal Affairs and Housing, 2020). Under Section 2.1, the PPS defines eleven natural heritage features (NHF) and provides planning policies for each. Of these NHF and protected areas, development is not permitted in:

• Significant Coastal Wetlands; • Significant Wetlands in Ecoregions 5E, 6E and 7E; • Fish Habitat, except in accordance with provincial and federal requirements; or • Habitat of species designated as Endangered and Threatened, except in accordance with provincial and federal requirements.

• Additionally, unless it can be demonstrated through an Environmental Impact Study (EIS) that there will be no negative impacts on the natural features or their ecological functions, development and site alteration are also not permitted in:

• Significant Wetlands in the Canadian Shield north of Ecoregions 5E, 6E and 7E; • Significant Woodlands in Ecoregions 6E and 7E (excluding islands in Lake Huron and the St. Mary’s River); • Significant Valleylands in Ecoregions 6E and 7E (excluding islands in Lake Huron and the St. Mary’s River); • Significant Wildlife Habitat; • Significant Areas of Natural and Scientific Interest; • Other Coastal Wetlands in Ecoregions 5E, 6E and 7E; and • Lands defined as Adjacent Lands to all the above natural heritage features and protected areas.

Each of these natural heritage features is afforded varying levels of protection subject to guidelines, and in some cases, regulations.

Site Specific Relevance of the PPS

• The study area is located in Ecoregion 6E. • No Provincially Significant Wetlands (PSW) or MNRF evaluated wetlands are mapped within SPA 1, 2, or 3. • Significant Woodlands, as designed in Town of Hanover and County of Grey Official Plans occur within SPA 1 and SPA 3. • Significant Valleylands, as designated in County of Grey OP, occur within SPA 3. • No Areas of Natural or Scientific Interest were identified on or adjacent SPA 1, 2, or 3. • Watercourses that provide fish habitat occur within SPA 1 (Habermehl Creek) and SPA 2 and SPA 3 (Beatty Saugeen River)

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4.2 County of Grey Official Plan Grey County’s update of the County Official Plan, referred to as Recolour Grey, was adopted by Grey County Council on October 25, 2018 and was approved by the Province in June, 2019. Section 7 of the OP, Natural Grey, includes policies focused on the natural environment, comprised of:

Land Use Types • Hazard Lands • Provincially Significant Wetlands and Significant Coastal Wetlands

Constraints • Significant Areas of Natural Scientific Interest • Other Wetlands • Significant Woodlands • Karst Areas • Core Areas • Linkages • Hazardous Forest Types for Wildland Fire • Significant Valleylands • Fish Habitat

Land use types include specific policies and permitted uses that can be considered either within these areas or adjacent to these areas. For constraints, development can be permitted within these areas or adjacent to these areas, subject to addressing the specific policies identified in OP Section 7, in addition to provincial and federal requirements.

As identified in Section 2 above, relevant land use types and constraints for this assessment of SPA 1-3, include, Hazard Lands, Significant Woodlands, Linkages, Significant Valleylands and Fish Habitat.

4.2.1 Hazard Lands The County OP defined Hazard Lands as follows:

Hazard Lands include floodplains, steep or erosion prone slopes, organic or unstable soils, poorly drained areas, and lands along the Georgian Bay shoreline. These lands can be impacted by flooding, erosion, and/or beach hazards or have poor drainage, or any other physical condition that is severe enough to pose a risk for the occupant, property damage, or social disruption if developed. New development shall generally be directed away from Hazard lands.

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4.2.2 Significant Woodlands Significant Woodlands mapping was developed by the County of Grey with assistance from the Ministry of Natural Resources and Forestry (MNRF) through a primarily desktop based Geographic Information Systems (GIS) exercise.

The Significant Woodlands layer was refined in 2017 by using data collected as part of the Natural Heritage Systems Study – Green in Grey, data from the MNRF and through airphoto analysis. Within the limits of the Town of Hanover, the Significant Woodlands layer is consistent with the Significant Woodlands layers included in the Town of Hanover OP.

In order to be considered significant, a woodland shall be either greater than or equal to forty (40) hectares in size outside of settlements areas or greater than or equal to four (4) hectares in size within settlement areas. Additional criteria area defined for woodlands outside of settlement areas (including proximity to other woodlands, overlapping boundaries with other significant areas and interior habitat), but these criteria are not relevant to the an assessment of woodlands within the Town of Hanover (a settlement area).

4.2.3 Linkages As defined in the OP, Linkages are designed to provide movement corridors for both plants and animals between Core Areas and provide and protect biodiversity and the long-term viability of ecological systems. Linkages were identified based on areas of greatest natural cover (terrestrial and/or aquatic, as well as areas of deep interior habitat, while focusing on the shortest distance between Core Areas. A corridor width of 200 m was used to identify Linkages. Map H above, shows Linkage Areas within SPA 3, as designated in the County Official Plan.

4.2.4 Significant Valleylands Significant Valleylands were identified by participating conservation authorities as part of the County’s Natural Heritage System and have been mapped as 200 m wide corridors. Detailed delineation of Significant Valleylands should be evaluated on a site-specific basis using criteria identified in OP Section 7.7.

4.2.5 Fish Habitat OP Section 7.9 includes the definition of Fish Habitat, as per the Fisheries Act, as spawning grounds and any other areas, including nursery, rearing, food supply and migration areas on which fish depend directly or indirectly in order to carry out their life processes. Development and site alteration are not permitted in Fish Habitat except in accordance with relevant provincial and federal requirements.

Site Specific Relevance of County OP

• SPAs 1, 2 and 3 contain designated Hazard Land • No Provincial Significant Wetlands (PSW) or Significant Coastal Wetlands occur within the SPAs

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• Significant Woodlands, as designated in Town of Hanover and County of Grey Official Plans occur within SPA 1 and SPA 3. No Significant Woodlands, as designated by these OPs occur within SPA2. • Significant Valleylands and Linkages, as designated in County of Grey OP, occur within SPA 3. • Watercourses that provide fish habitat occur within SPA 1 (Habermehl Creek) and SPA 2 and SPA 3 (Beatty Saugeen River)

As described in the preceding sections, Section 7 of the OP includes natural environmental policies for these features. Designated natural heritage features and their policies, under the Grey County OP, have been considered as part of this natural heritage review and constraints assessment.

4.3 Town of Hanover Official Plan The current OP came into effect on March 18, 2016, following approval by the County of Grey and reflects the findings of the Comprehensive Review (2010) and promotes the recommendations of the Town of Hanover Strategic Plan (2010) and the Town of Hanover Downtown Community Improvement Plan 2013).

Environmental Policies for natural heritage features are included in OP Section E1.1. for the protection of Significant Habitat of Threatened or Endangered Species, Fish Habitat, Significant Valleylands, Significant Wildlife Habitat and Significant Woodlands.

Significant Woodlands within the Town of Hanover are mapped on OP Schedule B (Constraints), with the following criteria policies for Significant Woodlands: Official Plan E1.1.3 a)

Criteria for the identification of Significant Woodlands were developed by Grey County with assistance from the Ministry of Natural resources. The identification was primarily a desk-top based Geographic Information Systems (GIS) exercise and the County acknowledges that inaccuracies or omissions in the mapping may be present. b) In order to be considered significant within a settlement area, the woodland must be greater than or equal to four (4) hectares in size. c) No development of site alteration shall occur within Significant Woodlands or their adjacent lands unless it has been demonstrated through an Environmental Impact Study (EIS) …that there will be no negative impacts on the natural features or their ecological functions…

The Grey County Significant Woodlands layer was refined in 2017, based on the Natural Heritage Systems Study – Grey in Green, data from the MNRF and through airphoto analysis. The refined significant woodlands layer is consistent with what is mapped in the Hanover OP (Schedule B), through the SPA’s.

OP Section E.1.4 c) states: No development shall be permitted within 30 metres of the banks of a stream, river or lake (subject to the findings of an EIS).

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OP Section E.1.4 states: No development or site alternation shall occur within an area identified as having Fish Habitat, Significant Valleylands or Significant Wildlife Habitat or within their adjacent lands, subject to the findings of an EIS.

Policies related to lands designated as Hazard are included as OP Section D10, with the intent to protect and preserve lands having inherent physical and environmental constraints to development in order to avoid potential danger to life or property and to minimize social disruption. Hazard areas may also include significant natural heritage features that should be protected from inappropriate development impacts. Lands within the Hazard designation are mapped on OP Schedule A. As listed in OP Section D 10.3, permitted uses within the Hazard Designation shall be conservation, forestry and passive recreation uses. Physical characteristics of hazard lands may include flood susceptibility, erosion susceptibility, instability, unstable soil, poor drainage and certain other conditions or combinations.

Site Specific Relevance of Town OP

• SPAs 1, 2 and 3 contain Hazard Lands and Significant Woodlands, as designated by the Town’s OP. These areas are subject to the policies of the Town’s OP, Section E1.1 (Natural Heritage Features) and D.10.4 (Hazards). • Designated natural heritage features and their policies, under the Town of Hanover OP, have been considered as part of this natural heritage review and constraints assessment.

4.4 Saugeen Valley Conservation Authority Regulations and Policies SPAs 1, 2 and 3 occur within the jurisdiction of the Saugeen Valley Conservation Authority (SVCA).

4.4.1 Ontario Regulation 169/06 The SVCA regulates hazard lands including watercourses, wetlands, valleys and steep slopes and shorelines under Ontario Regulation 169/06. A permit from SVCA is required for proposed development or site alteration within SVCA Regulated Area.

4.4.2 SVCA Environmental Planning and Regulations Policies Manual The SVCA Environmental Planning and Regulations Policies Manual was approved by the Authority Board on May 16, 2017 and amended on October 16, 2018. The Manual contains policies related to natural hazards (Manual Section 3.6), natural heritage (Manual Section 3.7) and natural resource systems (Manual Section 3.8).

Site Specific Relevance of CA Regulations and Policies

• Lands Regulated under Ontario Regulation 169/06 occur through SPAs 1, 2 and 3 (Map I). The associated SVCA polices, regulations and permitting will therefore apply and approvals will be required from the agency for any proposed development and site alteration within SVCA Regulated Area.

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Map I. Town of Hanover Official Plan – Schedule A (approximate Regulation Area shown as black crosshatch).

5. Recommendations This section presents a summary of recommendations from our natural heritage review, used to support the assessment of constraints and opportunities within SPAs 1, 2, and 3 (Section 6).

5.1 SPA 1 Based on our investigation, Palmer has added a total of approximately 0.96 ha additional Significant Woodland areas, as extensions from the existing mapped woodland that comprises the Habermehl Creek valley corridor, immediately through and adjacent to SPA 1 (depicted on Figure 3-1).

5.2 SPA 2 Based on aerial imagery and as observed during Palmer’s field reconnaissance, the cedar dominated forest community (ELC code: FOC) that occurs within 45 7th Avenue is expected to extend south and west off-site comprising a large area (>4 ha) woodland community along the Saugeen River valley corridor. Based on the overall size of this feature in the landscape, it is Palmer’s recommendation that this feature be identified as “Significant Woodland” and added to the Town’s constraints mapping (Figure 2-2).

Further investigation of the cultural woodland (ELC code: CUW) community identified as extending northeast of 45 7th Avenue (Figure 2-2) is recommended. Without more criteria for classification of woodland significance (other than size, such as age or canopy cover, etc), confident classification of this feature is not possible at this time. Should this feature be included in the Town’s Significant Woodland constraint mapping, then it has the potential to provide a sizable constraint to the eastern portion of SPA 2.

5.3 SPA 3 Based on Palmer’s assessment of 765 10th Street (Figure 2-3), it was confirmed to be primarily occupied by cedar dominated forested lands (ELC code: FOC), consistent with elsewhere within SPA 3 and the overall Beatty Saugeen River valley corridor. No refinements to the Town’s constraints mapping was recommended on this property based on Palmer’s observations.

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Based on Palmer’s field observations, a recommended total of approximately 2.31 ha additional Significant Woodland areas, existing as extensions from the existing mapped boundaries have been identified within and immediately adjacent to SPA 3 (depicted on Figure 3-2, 3-3).As observed from the publicly accessible 10th Avenue, and through aerial photograph interpretation, the western portion of SPA 3 appears to be the most unconstrained from a natural heritage perspective. The north western portions of this area supported vast agricultural fields (soybean crops), bordered along the southeast sides by cedar dominated Significant Woodland contiguous with the accessed Bluespring Trout Farms Ltd lands.

Within the southwest portion of SPA 3, immediately south of the agricultural fields, and abutting 10th Avenue, was a cattail marsh wetland (Figure 2-2, ELC code: MAS). It is recommended that this feature be included in the Town’s natural heritage constraints mapping.

6. Environmental Constraints and Development Opportunities In the context of the preceding policy framework and on the basis of the results of Palmer’s background research and site reconnaissance survey, we offer the following assessment of constraints and opportunities for the Town of Hanover Special Policy Areas (see Preliminary Environmental Constraints and Opportunities Figure 3-1 to 3-3 and Table 1 below).

High Constraint – Natural Heritage System

Based on Palmer’s field investigations, the primary natural heritage features that provide a development constraint within the SPA areas are Significant Woodland. These features all exist as extensions of the extensive treed valley corridors that extend through the Town of Hanover associated with the Beatty Saugeen River and Habermehl Creek. Palmer added a total of 3.27 ha of additional significant woodland areas within/adjacent to SPA 1 and SPA 3, based on field observations and aerial photograph interpretation. Notably, due to their overall extensive size (> 4 ha) (shown in green on Figures 3-1, 3-2, and 3-3. Palmer recommends designating the forested lands that comprise the Beatty Saugeen River valley through SPA 2 as Significant Woodland, a portion of which extend immediately within the SPA 2 limits (shown in green on Figure 3-2).

Mapped Hazard Designation areas also provide major constraints to future development within the SPAs. However, it is recommended that these limits be further investigated and refined. As no clear criteria was available for Palmer to define these limits from a natural heritage perspective, no adjustments have been made at this time. As noted previously, hazard limits are mapped separately from Regulated Area (as shown on Hanover OP Schedule A), with the Regulated Area extending beyond the hazard limit throughout the SPAs.

Potential Development Area – Further Study Required

As identified, one main feature that warrants further study is a conifer forest community (ELC code: FOC). located within SPA 2, immediately northeast of investigated property 45 7th Avenue. As mentioned above,

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it is recommended that the forested valleylands along the Beatty Saugeen River be designated as significant. Should the open woodland community that connects these valley lands and the adjacent conifer forest also provide conditions that qualify as Significant, then these lands have the potential to provide extensive constraints to SPA 2. Although the Town simply defines Significant Woodlands as comprising areas > 4 ha, further criteria is necessary to classify this area.

Site-Level Study for Confirmation of Ecological Constraint

While the remainder of the lands within SPA 1, 2 and 3 appear to be have no specific constraints as identified through the scope of this assessment, potential additional constraint may or may not be present subject to further in-season field surveys (e.g., flora, fauna and wildlife habitat, species at risk, confirmation of hazard lands) at the site level.

Table 1. Summary of Constrained and Developable Land – SPA1, SPA 2 and SPA 3

Special Policy Total SPA High Constraint – Further Study Net Developable Area (SPA) Land Area Natural Heritage Required Area (Preliminary) System SPA 1 44.40 7.77 - 36.63 SPA 2 27.16 13.51 1.57 12.08 SPA 3 56.88 43.73 - 13.09

7. Conclusion Our preliminary ecological assessment and constraints analysis of SPA 1, 2 and 3 in the Town of Hanover was conducted to confirm/refine limits of development constraint in these areas, as they relate to natural heritage feature and functions. This assessment is provided as part of the broader Town of Hanover Local Growth Management Strategy – Scoped Comprehensive Review – Phase 2.

8. References

AWS Environmental Consulting. (2015). Envrironmental Impact Study

County of Grey. (2019). Recolour Grey – County of Grey Official Plan

Government of Canada. 1994. Migratory Birds Convention Act, 1994 (S.C. 1994, c. 22). Retrieved from http://laws-lois.justice.gc.ca/eng/acts/m-7.01/

Lee, H.T., W.D. Bakowsky, J. Riley, J. Bowles, M. Puddister, P. Uhlig and S. McMurray. 1998. Ecological Land Classification for Southern Ontario: First Approximation and Its Application. Ontario Ministry of Natural Resources. SCSS Field Guide FG-02. 225 pp.

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Natural Resource Solutions Inc. (2017). Grey County Natural Heritage System Study “Green in Grey”.

Ontario Ministry of Municipal Affairs and Housing. (2020). Provincial Policy Statement, 2020. Toronto, ON.

Town of Hanover. (2016). Town of Hanover Official Plan.

Yours truly,

Prepared By:

Jen Paterson, M.Sc. Ecologist

Prepared By:

Erin Donkers, B.Sc. (Hons), Cert. Ecol. Rest., ISA Ecologist, Certified Arborist

Reviewed By:

Dirk Janas, B.Sc. Principal, Senior Ecologist

D A O R D N I 5TH SIDEROAD NDR L A S O R

K H L A B E R M E H L C

R 0

1 E MARL L AK E ES D RD BRUCE ROAD 22 GREY ROAD 28 K CONC 2 NDR

B SPA 1 SPA 1

A SPA 1

SPA 1

S A U G E E ES N RIVER R ER C E

IV T S R SAUGEE N V E A 1 E 7 A STR TH ST H 7TH U T 1 GE 9 EN R 16TH ST IV E R 1 5TH ST

22NDAVE

23RDAVE 14TH ST

19TH AVE

24THAVE 2

8THAVE 21ST AVE 1 S T A 13TH ST V

16THAVE E N U E 12TH ST A

11TH ST

E 10TH ST GREY ROAD 4 V

T 6 9TH ST

T 8TH ST V

A 7TH ST 1 17TH AVE

S 6TH S O TREET A

U T 6TH ST H

A E 3RDAVE

U V A G 1

5 E H

E T 2 5 H N N 5TH ST A

R D

13THAVENUE A RES 18THAVE S V C 1 V

I A E

V 0 A E

E V U

E T R H E N R H T E

C A 2

1 4TH STREET V

A E

4TH ST H T

4THAVE 6

3RD ST 1

ND STR

2 EET

R E S 2ND STREET A

17THAVENUE A

2ND ST

E V 1ST ST S

7 1ST ST 2ND ST S

3RD ST S

4TH ST S 1 4 SPA 2 T H AVE

SPA 3

S O R U E T IV H R CONC 2 SDR S EN A U GE

KNAPPVILLE RD

GREY ROAD 10

Imagery (2015) provided by Grey County WMS.

LEGEND: METRE SCALE: NORTH: CLIENT: Stream/River2 Meridian Planning 0 125 250 500 Z Special Policy Area PRINT SCALE: 1:15500 PRINT SIZE: 11 x 17 " PROJECT: Town of Hanover Boundary DATUM: NAD 1983 PROJECTION: UTM Zone 17 Hanover Scoped Comprehensive Review Phase 2 DATE: Oct 23, 2020 DRAWN: CV CHECKED: ED

PREPARED BY: TITLE: Site Location

REVISION: PROJECT NO. 1-1 1508810 1. Hanover OP Schedule 'A' - Land Use. 2. Hanover OP Schedule 'B' - Constraints Figure 1 Document Path: G:\Shared drives\Projects 2015\15088 - Meridian Planning\1508810 - Hanover Scoped Comprehensive Review Phase 2\Mapping\Figures\5_ArcGIS\1508810_1-1_Site Location.mxd HABERME HL CRE E K

GREY ROAD 28 341186 Grey Road 28

FOC

SPA 1 SPA 1

CUP3-8

HY DR O C OR R ID OR

33466 Grey

H AB Road 28

R M SPA 1 E H L Lawn / C R E E Lanscaped K

SPA 1 FOC

SA UGEEN RIVER Ecological Land Classification (ELC) CUP3-8: White Spruce-European Larch Coniferous Plantation Type CUW: Cultural Woodland FOC: Coniferous Forest

MAM: Meadow Marsh 24THAVE MAS: Shallow Marsh (cattail) Imagery (2015) provided by Grey County WMS. Contains information licensed under the Open Government Licence – Ontario.

LEGEND: METRE SCALE: NORTH: CLIENT: Special Policy Area1 Cattail Marsh m Meridian Planning 0 20 40 60 80 Z

Wetland -Unevaluated (MNRF) Significant Woodland - Cedar Dominated PRINT SCALE: 1:4000 PRINT SIZE: 11 x 17 " PROJECT: Stream/River2 Plantation DATUM: NAD 1983 PROJECTION: UTM Zone 17 Hanover Scoped Comprehensive Review Phase 2 DATE: Oct 23, 2020 DRAWN: CV CHECKED: ED TITLE: Further Study Needed - Conifer Forest PREPARED BY:

Further Study Needed - Open Woodland Existing Environmental Conditions

REVISION: PROJECT NO. 1-2 1508810 1. Hanover OP Schedule 'A' - Land Use. 2. Hanover OP Schedule 'B' - Constraints Figure 2-1 Document Path: G:\Shared drives\Projects 2015\15088 - Meridian Planning\1508810 - Hanover Scoped Comprehensive Review Phase 2\Mapping\Figures\5_ArcGIS\1508810_2-1_Existing Environmental Conditions.mxd E

E V A H T 7 2ND ST

1ST ST S

1 E 0 V T A H H T A 3 V 1 E

12THAVE 2ND ST S

1 2 T 90 10th H

Avenue V

E A E 2ND STREET A S V

3RD ST S

72 10th Avenue 4TH ST S SPA 2

Conifer Forest

FOC

45 7th Avenue CUW

SPA 3

R D FOC S 2 C N O C

MAM

R E V I R

O S

MAS

GREY ROAD 10

Ecological Land Classification (ELC) CUP3-8: White Spruce-European Larch Coniferous Plantation Type CUW: Cultural Woodland FOC: Coniferous Forest MAM: Meadow Marsh MAS: Shallow Marsh (cattail) Imagery (2015) provided by Grey County WMS. Contains information licensed under the Open Government Licence – Ontario.

LEGEND: METRE SCALE: NORTH: CLIENT: Special Policy Area1 Cattail Marsh m Meridian Planning 0 20 40 60 80 Z

Further Study Needed - Open Woodland Existing Environmental Conditions

REVISION: PROJECT NO. 1-2 1508810 1. Hanover OP Schedule 'A' - Land Use. 2. Hanover OP Schedule 'B' - Constraints Figure 2-2 Document Path: G:\Shared drives\Projects 2015\15088 - Meridian Planning\1508810 - Hanover Scoped Comprehensive Review Phase 2\Mapping\Figures\5_ArcGIS\1508810_2-1_Existing Environmental Conditions.mxd E

7 1 2ND STREET A

17THAVENUE A

2ND ST

18THAVE

E V A H T 3 1

1ST ST

3RD ST S

765 10th Street 4TH ST S E V A

H T 6 1 14 TH AVE

FOC

SPA 3

601 1st Street

KNAPPVILLE RD

LEGEND: METRE SCALE: NORTH: CLIENT: Special Policy Area1 Cattail Marsh m Meridian Planning 0 20 40 60 80 Z

Further Study Needed - Open Woodland Existing Environmental Conditions

REVISION: PROJECT NO. 1-2 1508810 1. Hanover OP Schedule 'A' - Land Use. 2. Hanover OP Schedule 'B' - Constraints Figure 2-3 Document Path: G:\Shared drives\Projects 2015\15088 - Meridian Planning\1508810 - Hanover Scoped Comprehensive Review Phase 2\Mapping\Figures\5_ArcGIS\1508810_2-1_Existing Environmental Conditions.mxd HABERME HL CRE E K

5TH SIDEROAD NDR GREY ROAD 28

0.12 ha

0.18 ha

SPA 1 SPA 1

0.02 ha

0.17 ha 0.02 ha

HAB ER ME HL CREEK

0.04 ha

0.1 ha SPA 1

0.29 ha

SPA 1

SA UGEEN RIVER

24THAVE

Imagery (2015) provided by Grey County WMS. Contains information licensed under the Open Government Licence – Ontario.

LEGEND: METRE SCALE: NORTH: CLIENT: Special Policy Area1 Proposed Significant Woodland Revision m Meridian Planning 0 20 40 60 80 Z 1 Hazard Further Study Needed (1.56 ha) PRINT SCALE: 1:4000 PRINT SIZE: 11 x 17 " PROJECT: Signficant Woodland2 Wetland Addition to NHS DATUM: NAD 1983 PROJECTION: UTM Zone 17 Hanover Scoped Comprehensive Review Phase 2 DATE: Sep 10, 2020 DRAWN: CV CHECKED: ED TITLE: Wetland -Unevaluated (MNRF) PREPARED BY:

Stream/River2 Natural Heritage System

REVISION: PROJECT NO. 1-1 1508810 1. Hanover OP Schedule 'A' - Land Use. 2. Hanover OP Schedule 'B' - Constraints Figure 3-1 Document Path: G:\Shared drives\Projects 2015\15088 - Meridian Planning\1508810 - Hanover Scoped Comprehensive Review Phase 2\Mapping\Figures\5_ArcGIS\1508810_3-1_Natural Heritage System.mxd E

7 T H A V E

2ND ST

1ST ST S

1 13TH AVE 0 T H

A 12TH AVE V

2ND ST S

1 2 T H

UE A

E 2ND STREET A S V A

3RD ST S

4TH ST S SPA 2

0.01 ha SPA 3 0.01 ha

3.2 ha

R D 0.13 ha 0.08 ha S 2 C N O C

V I

R 0.05 ha

U A

0.95 ha 0.66 ha 0.06 ha

Imagery (2015) provided by Grey County WMS. Contains information licensed under the Open Government Licence – Ontario.

Stream/River2 Natural Heritage System

REVISION: PROJECT NO. 1-1 1508810 1. Hanover OP Schedule 'A' - Land Use. 2. Hanover OP Schedule 'B' - Constraints Figure 3-2 Document Path: G:\Shared drives\Projects 2015\15088 - Meridian Planning\1508810 - Hanover Scoped Comprehensive Review Phase 2\Mapping\Figures\5_ArcGIS\1508810_3-1_Natural Heritage System.mxd E

7 1 2ND STREET A

17THAVENUE A

2ND ST

18THAVE

1ST ST S

13TH AVE

1ST ST

3RD ST S

4TH ST S

0.03 ha E V A H 0.02 ha T 16 1 4TH AVE 0.07 ha 0.01 ha

0.05 ha

0.41 ha

0.01 ha 0.01 ha 0.01 ha SPA 3 0.02 ha 0.13 ha 0.08 ha

0.23 ha 0.37 ha

0.05 ha

0.95 ha 0.06 ha

KNAPPVILLE RD

Imagery (2015) provided by Grey County WMS. Contains information licensed under the Open Government Licence – Ontario.

Stream/River2 Natural Heritage System

REVISION: PROJECT NO. 1-1 1508810 1. Hanover OP Schedule 'A' - Land Use. 2. Hanover OP Schedule 'B' - Constraints Figure 3-3 Document Path: G:\Shared drives\Projects 2015\15088 - Meridian Planning\1508810 - Hanover Scoped Comprehensive Review Phase 2\Mapping\Figures\5_ArcGIS\1508810_3-1_Natural Heritage System.mxd Schedule "A" Amendment No. 03 to the Town of Hanover Official Plan Schedule 'A' - Land Use ± See paragraph D7.4.11

See paragraph D7.4.11

See paragraphs D7.4.11 and D7.4.12

See paragraph D10.4.14

See paragraph D8.4.10

See paragraph D2.4.25

See paragraphs _ D10.4.15 and _ D10.4.16 and _ D10.4.17

Legend

Lands subject to amendment Institutional NOTE: The Saugeen Valley Conservation Authority Regulation 169/06 - Development, Interference with Residential Hazard Wetlands and Alterations to Shorelines and Watercourses Regulation applies to lands within the Hazard designation Recreational Commercial Open Space and may apply to lands within 50 meters of the Hazard designation. Please consult the SVCA prior to the Large Format Commercial Future Development commencement of any site alteration or development. Corridor Commercial Electric Utilities SCALE: 1:15,400 Downtown Commercial Regulated Area (overlay) Industrial

March, 2021 Grey Planning HA_OPA03_SchedAX17.mxd Schedule "B" Amendment No. 03 to the Town of Hanover Official Plan Schedule 'B' - Constraints ±

Legend

Lands subject to Amendment

Stream / River

Other Identified Wetlands

Significant Woodlands

Abandoned Landfill

November, 2020 Grey Planning HA_OPA02_SchedBX17.mxd

NOTICE OF A PUBLIC MEETING CONCERNING A PROPOSED PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT

TAKE NOTICE that the Council of the Corporation of the Town of Hanover will hold a Public Meeting on: MONDAY, APRIL 19, 2021 at 7:00 P.M.

in the Municipal Council Chambers located at 341 10th Street to consider a proposed zoning by-law amendment under Section 34 of the Planning Act, R.S.O. 1990, as amended. This meeting will also include the public meeting requirement, including circulation for a proposed Plan of Subdivision.

The proposed zoning by-law amendment (Z2-21) would rezone lands described as Part of Lots 9 and10, Concessions 1 and 2, NDR, geographic Township of Bentinck, now in the Town of Hanover, in the County of Grey. Below is a key map showing the location of the proposed amendment.

This Zoning By-law Amendment proposes to implement the plan of subdivision application by rezoning the subject lands from Residential Type 1 (R1), Residential Type 1 holding (R1-h), Future Development (D), Open Space (OS) and Hazard (H) to Residential Type 2 Site Specific (R2-xx), Residential Type 3 Site Specific (R3- xx), Residential Type 4 Site Specific (R4-xx), Open Space (OS) and Hazard (H). The rear portions of those lots backing onto the Saugeen River to the north and the tributary to the south will be zoned Hazard (H) as those lands are within the floodplain.

ANY INTERESTED PERSONS wanting to address Hanover Council at the public meeting on April 19, 2021, please note that in light of the COVID-19 pandemic, the Town of Hanover will not be allowing the public into the Winkler Room/Hanover Civic Centre. Members of the public can speak during the meeting via Zoom. If you wish to address Council during the meeting, please contact the Clerk by calling 519.364.2780 Ext. 1231 by noon on April 16, 2021. Staff will provide you with the details on how to participate in the meeting. You can also view the livestream of the meeting at https://us02web.zoom.us/j/83533023806.

IF a person or public body does not make oral submissions at a public meeting or make written submissions to the Town of Hanover before the proposed zoning by-law is passed, the person or public body is not entitled to appeal the decision of the Town of Hanover to the Local Planning Appeal Tribunal.

IF a person or public body does not make oral submissions at a public meeting, or make written submissions to the Town of Hanover before the KEY MAP proposed zoning by-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so.

ADDITIONAL information relating to the proposed zoning by-law amendment may be obtained by contacting the undersigned. SUBJECT PROPERTY Dated at the Town of Hanover this 11th day of March, 2021

Brian Tocheri, CAO/Clerk, Town of Hanover 341 10th St. Hanover ON N4N 1P5 t 519.364.2780 | f 519.364.6456 | hanover.ca 2 21 March 3, 2021

(includes Subdivision Agreement Fee)

xxxxxxxxxxxxxx 760 24th Avenue

, R2-XX,R3-XX X

X X

Recommended Text for Amendment (attached) RECOMMENDED TEXT FOR AMENDMENT

R2-a Lands in the R2-a zone shall be used in accordance with the R2 zone provisions excepting however that the following special provisions shall apply to detached dwellings: