HomeMy WebLinkAboutZoning By-law No. Z592-2011 THE CORPORATION OF THE
MUNICIPALITY OF BAYHAM
BY-LAW NO.Z592-2011
BAYHAM
BEING A BY-LAW TO AMEND BY-LAW No.Z456-2003,AS AMENDED
WHEREAS the Council of the Corporation of the Municipality of Bayham deems it necessary to amend Zoning
By-law No.Z456-2003, as amended;
THEREFORE the Council of the Corporation of the Municipality of Bayham enacts as follows:
1) THAT By-law No.Z456-2003,as amended, is hereby further amended by amending Schedule"I",Map
No. 5, by deleting from the Tourist Commercial — holding (C3-h) Zone and adding to the Tourist
Commercial(C3)Zone those lands outlined in heavy solid lines and marked C3 on Schedule"A"to this
By-law,which is attached to and forms part of this By-law.
2) THIS By-law shall come into force on the date of passing.
READ A FIRST TIME THIS 4th DAY OF AUGUST 2011.
READ A SECOND TIME THIS 4th DAY OF AUGUST 2011.
READ A THIRD TIME AND FINALLY PASSED THIS 4th DAY OF AUGUST 2011.
YOR CLERK
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No. 2592--2011, poised tha 4th
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MAYOR
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MUNICIPALITY OF BAYHAM ° 100m 200m MAP No. 5 f
SCHEDULE T scale 1 : 5500 PORT BURWELL '1'1,
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Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE, PORT BURWELL
DRAFT LAND USE PLANNING STUDY
JULY, 2011
IBI
GROUP
IRI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE, PORT BURWELL
DOCUMENT CONTROL
Client: Municipality of Bayham
Project Name: HMCS Ojibwa
Report Title: Tourist Commercial Destination
HMCS Ojibwa Submarine, Port Burwell
IBI Reference: 30401
Version:
Digital Master: [File Location]
Originator: Tamara Tannis, MCP; Sandra Hayman P.Eng; William Pol RPP
Reviewer: [Name]
Authorization: [Name]
Circulation List:
History:
July,2011 Page 1.
IBI GROUP DRAFT LAND USE PLANNING STUDY
TABLE OF CONTENTS
1. INTRODUCTION 1
1.1 Background 2
2. PLANNING STUDY 3
2.1 Land Use 3
2.1.1 Site Description 3
2.1.2 Site Context 7
2.1.3 Proposal Description 9
2.1.4 Municipality of Bayham Official Plan 9
2.1.5 Zoning Regulations: Tourist Commercial (C3) Zone 11
2.2 Land Use Discussion 12
3. ECONOMIC EVALUATION 13
3.1.1 Purpose of Economic Impact Evaluation 13
3.1.2 Overview of Historic Tourism Activity in Elgin County 13
3.1.3 Opportunities for New Tourist Attractions 15
3.1.4 Anticipated Economic Impacts of the Proposed Project 16
4. TRANSPORTATION 19
4.1 Site Access 19
4.2 Traffic Volume 20
4.3 Parking Requirements 21
5. FLOODING,EROSION CONTROL AND MUNICIPAL SERVICING
FEASIBILTIY
21
5.1 Flooding/Erosion Control Study 21
5.2 Municipal Servicing Feasibility Study 23
5.2.1 Sanitary. 23
5.2.2 Water 23
5.2.3 Drainage/Stormwater Management/Sediment and Erosion
Control Measures 23
5.2.4 Summary 24
6. CONCLUSION 24
July,2011
Page L
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
1. INTRODUCTION
The Elgin County Military Museum has proposed a tourist destination project for Municipally-owned
lands in the village of Port Burwell,Ontario. The project's core attraction will be a publicly-displayed
decommissioned submarine, HMCS Ojibwa, on vacant land abutting Otter Creek near the Lake Erie
shoreline. The proposed development requires a Zoning By-law Amendment to remove the Holding
symbol on the subject Iands as part of the planning approval process. Section 4.4.4.5 of the
Municipality of Bayham Official Plan states that prior to the removal of the holding symbol, the
zoning by-law amendment application will provide: a planning study that measures the probable
social,recreational and traffic impacts of the project on Port Burwell;a servicing feasibility study;and
an examination of the effects of potential flooding and/or erosion along Big Otter Creek, in
consultation with the Conservation Authority.
The first phase of the project involves bringing the submarine to the site and placing it on
foundations. Subsequent phases of the project will involve the construction of a parking lot and a
museum adjacent to the submarine site. The parking lot is proposed in the southern portion of the
property, accessed from Pitt Street. The submarine placement is proposed just north of the parking
lot. The future museum is planned to be located along the east side of the submarine with access
from Robinson Street just north of Wellington Street.
IBI Group was retained to prepare the land use planning, economic and engineering studies and to
demonstrate that the proposed project is compatible with surrounding buildings, activities and will integrate
into the existing community. This study provides a review and discussion of the proposed application to
address any impacts of the development on Port Burwell and to satisfy any of the Municipality of Bayham's
planning related concerns regarding the application.
IBI
GRouP
Jury.2011
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
1.1 Background
The lands were formerly used for commercial harbour activities, primarily for the transportation and
transference of cargo, including coal, from boats to trains for destinations north of Bayham. When the lands
were decommissioned and divested, the land use plans identified that large-scale residential and tourist
commercial development would be suitable for this area.
In the Municipality of Bayham Official Plan, the subject site is designated as `Harbour Residential /
Commercial". This designation permits uses such as: townhouses; stacked townhouses; apartments; marinas
and associated uses; parks, schools and churches;tourist commercial establishments; and parking areas. The
HMCS Ojibwa project is defined as the `tourist commercial establishment.'
Subject Site
HMCS Ojibwa - Part Burwell
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July, 2099
Page 2
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
2. PLANNING STUDY
2.1 Land Use
2.1.1 SITE DESCRIPTION
The subject lands are located in the village of Port Burwell on the east side of Otter Creek (see Site Aerial
map). From an urban street perspective,the site is bounded to the north by Bridge Street; to the east by the
steep riverine slope behind Robinson Street's commercial buildings; to the south by Pitt Street and vacant,
private grass lands;and to the east,by the unassumed,gravel road identified as Howard Street.
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LParao rarne#1:View of subject lands from Robinson Street 4.eff sode cf p?,'oto is southern portion of subject site,while the far right of
photo, shows lands north of subject site near Bridge Street
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Panorama#2:View of subject lands from north end of proposed project area facing southward to Pitt Street(Big Otter Creek to right of
photo).
From d geographical perspective, the subject site is located on the riverine lands of Big Otter Creek, a flat
terrain bounded by Big Otter Creek to the west and to the east by the steep slope of the riverine's edge behind
Robinson Street. Lake Erie is located to the south within approximately 400 metres of the southern edge of
the subject property.
July,2011 Page 3
IBI GROIP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
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Panorama#3:Subject lands:northward view from Pitt Sayer. To the right of the photo ere commercial buildings on the east side or
Robinson Street- To the left of the photo is Big Otter Creek.
The subject site's lot area is 1.67 ha (4.13 acres) and is comprised of vacant, grassed lands
(Panorama #3 and #4). The property has frontage along Pitt Street to the south with possible
access to the unassumed road, Howard Street to the west. The property is irregularly shaped with
a wider lot frontage along Pitt Street to the south of 70 metres (230 ft) (see Site Aerial map). The
property extends northward, and is constrained by the north-eastward curvilinear arc of Howard
Street and Big Otter Creek such that the lot narrows at the northern-most property line where it is
approximately 55 metres (180 ft) wide. At its narrowest width, the lot is approximately 37 metres
(121 ft) wide. The subject lot's length is approximately 380 metres (from Pitt Street to Bridge
Street).
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Panorama#4: View from Pitt Street of subject site to right facing northward with Howard Street to left of photo and Robinson Street to
right.
July,2011
Page 4
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
Site Aerial
HMCS Ojibwa - Port _Burwell
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`, M ata rc
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
Access to Robinson Street from the subject site (see Panorama #5 and #6), which is the main
commercial artery of Port Burwell, is via Pitt Street, a steeply inclined roadway that has a >_ 8%
slope. Pitt Street is paved from Robinson Street eastward for approximately 6 metres (20 ft) and
then becomes gravel. Robinson Street, at its southern most edge becomes Howard Street, an
unassumed gravel roadway that loops eastward above Lake Erie, before straightening northward
toward Bridge Street.
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Panorama#7: Robinson Street view southward from Lighthouse towards Lake Erie. ""
July,2011
Page 6
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
2.1.2 SITE CONTEXT
The subject site is situated adjacent to the commercial core area(Robinson Street)of Port Burwell(see Zone
Typology map). This commercial retail area bounds Robinson Street on both the east and west sides and is
situated to the east of the proposed tourist development project. Between Waterloo Street to the north and
Pitt Street to the south, this core is designated `Commercial' in the Official Plan and zoned "Commercial"
(CO in Zoning By-law Z456-2003. The buildings may be characterized as low-rise, small-scale commercial
buildings that cater to the local and tourist market.
Zoning Typology
HMCS Ojibwa - Port Burwell _
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July,2011 Page
IBJ GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
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Commercial buildings along Robinson Street.
South of Pitt Street, the west side of Robinson Street is designated Harbour
Residential/Commercial with a small parcel designated 'Open Space' (Lighthouse) The lands are
zoned Village Residential Holding (R2-h), reflecting the land use plan to have higher density
residential uses on the old harbour lands. The east side of Robinson Street, south of Pitt Street, the
lands are designated 'Institutional' and 'Residential' and zoned Institutional and Village Residential
(R1) respectively.
July,2011
Page 8
WI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
I
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Lighthouse lands designated'Open Space"
2,1.3 PROPOSAL DESCRIPTION
The proposed HMCS Ojibwa museum site will consist of two main areas: 1) the submarine; and 2)
parking area. The submarine itself is approximately 8 metres in width at its widest point and
approximately 90 metres in length which comprises an area of approximately 720 m2. The site plan
concept includes security fencing that will be placed 7.5 metres from the outer walls of the
submarine and will be approximately 2100 m2 in area. The conceptual site plan identifies that an
area of approximately 3850 m2 will be required for visitor parking. This parking area will
accommodate approximately 90 parking stalls (excluding handicap spaces).
The long term project plan proposes the construction of a support building of approximately 1395
m2 (15,000 ft2) for exhibits, administration, food services, souvenirs and washrooms and future 'at
grade' parking of up to 150 vehicles, 15 recreation vehicles and 5 tour buses.
2.1.4 MUNICIPALITY OF BAYHAM OFFICIAL PLAN
The Municipality of Bayham Official Plan designates the project site as `Harbour Residential/Commercial'.
This designation permits townhouses, stacked townhouses and apartments with maximum net densities of 35
u/ha; 60 units/ha; and 75 units/ha respectively. The designation also permits marinas and associated uses
(boat storage/repair); institutional and open space uses (schools/churches and parks); parking areas; and
tourist commercial establishments. The proposed project will be both the `tourist commercial establishment'
and `accessory parking area.' The proposed project meets the policy requirements of the `Harbour
Residential/Commercial`designation.
July,2011 Page 9
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
One policy, states that Council places value in obtaining ownership or public easements along Otter Creek for
public use, while recognizing the socio-economic importance of commercial fishing, charter boat operators,
recreational anglers and recreational boating of the community at large (see Public vs. Private Land
Ownership map). In light of this Council accepts any dedication of lands for the purposes of creating a linear
open space system along Big Otter Creek.
Public vs Private Land Ownership
HMCS Ojibwa - Port Burwell
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July,2011
Page 10
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
2.1.5 ZONING REGULATIONS: TOURIST COMMERCIAL (C3) ZONE
The `Tourist Commercial' (C3) zone, in Zoning By-law Z456-2003 permits the following uses: tourist
commercial uses;restaurant;retail/service store;tavern; commercial fishing operations(excluding processing
operations); bus depot; marina and accessory uses (boat storage/repairs); and accessory use (including one
dwelling unit as an accessory use). The proposed project will be a tourist commercial use in conformity with
the zoning by-law.
The minimum lot area required for lands with public water and sanitary sewage disposal is 555 m2(5974 ft2)
or 900 m2 (9,688 ft2) where only public sanitary sewage disposal service is provided but no public
water is supplied. The subject lands are 1.67 ha (16,700 m2 or 4.13 acres) in area and exceed the
minimum lot area requirements of the C3 zone.
The required minimum lot frontage is 15 metres(49 ft)with a maximum building height of 12 metres
(39 ft). The minimum front yard depth is 6 metres (20 ft), the minimum side yard width is 4.5 metres
(15 ft) and the minimum rear yard depth is 10 metres (33 ft). The minimum floor area for a
commercial use must be 10 m2 (108 ft2). The proposed project's lot frontage is 70 m (230 ft) along
Pitt Street and exceeds the minimum lot frontage required by the C3 zone. Given that the subject
site's lot dimensions are approximately 70 metres by 360 metres while the submarine's area,
including a fence, is approximately 23 metres by104 metres, the subject lands provide sufficient lot
width and length to accommodate the proposed submarine display and meet the C3 zoning
requirements.
Where a C3 zone abuts an Open Space zone, in this case at the north end of the subject lands, a
buffer strip with a minimum width of 2 metres (6%2 ft) must be provided along the abutting lot line.
July,2011 Page 11
1131 GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
2.2 Land Use Discussion
The policies of Section 4.4.4 Harbour Residential/Commercial of the Municipality of Bayham Official Plan
have been addressed by the preparation of this planning study for the purposes of removing the Holding
symbol from the subject lands. The development proposes a tourist commercial establishment that will
become a destination for local and regional visitors.
The proximity of the subject lands to both the commercial core of Port Burwell and to the shoreline of Lake
Erie permits the subject development the capacity to compliment and support the existing commercial and
recreational land uses to the east, west and south. Should the lands south of the subject property, across Pitt
Street, be developed for higher density residential uses, the proposed development will further support the
goal for the area to become a tourist destination.
In terms of site design and development, Pitt Street provides a challenge in terms of design and vehicular
access due to the steep gradient of the roadway. To reduce this gradient, both public and private lands on the
north and south sides of Pitt Street may be required for the placement of fill or the construction of retaining
walls to reduce the slope. Rather than directing vehicles to the site by Pitt Street, the Municipality should
analyze the opportunity to upgrade Howard Street from an unassumed gravel road to a publicly assumed
paved road from the south end of Robinson Street. This may provide more manageable access to the subject
site and to recreational activities along Big Otter Creek's shoreline. The design of Howard Street should be
undertaken with the private landowner to the south of Pitt Street as these private lands are zoned for higher
density residential use. This will ensure appropriate road design for potential vehicular capacities. Attention
should also be provided to pedestrian traffic and barrier-free design principles to accommodate both residents
and visitors.
It may be concluded that the proposed development compliments the land uses abutting the subject site as
well as supporting the goal for these lands to become a tourist destination in the village of Port Burwell.
July,2011
Page 12
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
3. ECONOMIC EVALUATION
3.1.1 PURPOSE OF ECONOMIC IMPACT EVALUATION
The high-level evaluation of potential economic impacts of the proposed project considered the following:
historic tourism activity within Elgin County (e.g. annual visitation and visitor spending); recent job growth
and investment in tourism; opportunities and trends; case study comparables; and the annual visitation and
spending and job creation anticipated by the HMSC Ojibwa.
3.1.2 OVERVIEW OF HISTORIC TOURISM ACTIVITY IN ELGIN COUNTY
As per the last Regional Tourism Profile prepared by the Ontario Ministry of Tourism and Culture, in
2008 some 611,000 visits were made to Elgin County. In past years the majority of visits have been
pleasure purposes or to visit friends and relatives (see Figure 1). The main tourist attractors in Elgin
County are considered to be:
✓ Water based activities;
▪ Railway heritage;
• Small town/village experiences; and
- Outdoor recreation.
Figure 1.
$140 . Main
FPurpose
$120 — of Visits
to Elgin
$100 County
$80 — —
2006
$60 — : 2008
k
$40 — Fa --
i
$0 - --
Average per person Average per person Average per person
per overnight visit per same-day visit
Source:Ontario Ministry of Tourism and Culture Regional Tourism Profiles for Elgin County(2006 and MOS
July,2011 Page 13
1B1 GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
While the number of person visits to Elgin County has declined slightly over the past few years (i.e.
from 642,000 in 2006 to 611,000 in 2008), visitors are spending more. In 2008 visitors to Elgin
County spent a
450,000 total of $38.5
400,000 million,
350,000 compared to
300,000 $36.7 million in
250,000 2006. As shown
200,000 .- � P.zoos Figure 2,
150,000 2008 average visitor
100,000 • - spending has
50,000211
grown from $57
-
o
per person visit
Pleasure Visiting Friends or Business Other
Relatives(VFR) to $63 per
ft..;OntarioNlnis? Tandem person visit.
Figure 2.Average Visitor Spending in Elgin County
Elgin County has been actively promoting its tourism industry with initiatives such as the Come Visit
Elgin County video, the Elgin County Virtual Tour Guide and the County of Elgin Marketing and
July,2011
Page 19
IBI GROUP DRAFT LAND USE PLANNING STUDY
Municipality of Bayham
TOURIST COMMERCIAL DESTINATION
HMCS OJIBWA SUBMARINE,PORT BURWELL
Branding Strategy 2008-2011 and through its participation in the South Central Ontario Region
(SCOR) partnership and economic development diversification strategy. Between the 2001 and
2006 census periods, the Municipality of Bayham went from having no jobs in the field of arts,
entertainment and recreation to having 45 jobs in the sector. According to the Premier Ranked
Tourist Destination Framework— Three County Report, which was prepared in 2008 on behalf of
the Ontario Ministry of Tourism for the Counties of Elgin, Haldimand and Norfolk, between 2003 and
2008 the private sector reported investing $31.5 million in facility renewal and/or expansion and
development with an emphasis on products that are directly or indirectly associated with tourism.
Investment by Elgin operators accounted for 36% (i.e. $11.2 million)of this reported investment.
3.1.3 OPPORTUNITIES FOR NEW TOURIST ATTRACTIONS
The Premier Ranked Tourist Destination Framework— Three County suggests that attractors within
the three counties have limited appeal to guests from beyond Ontario and that most of the tourism
experiences, individually, do not generate visitation for periods greater than 24 hours. In past years
Elgin County has attracted very few international visitors, with over 90% of all visits being made by
residents of Ontario. However, more visitors are staying overnight and for longer periods of time,
and therefore spending more money. For example, in 2006 only 28% of visitors stayed overnight
but by 2008 the proportion of overnight visitors had grown to 34%.
The Ontario Cultural and Heritage Tourism Product Research Paper(February 2009) stresses the
importance of clustering cultural attractions in order to create a critical mass that justifies the time
spent and encourages overnight stays. The introduction of the HMCS Ojibwa could help strengthen
the existing mix of tourism products/attractions in Elgin County and the Municipality of Bayham,
resulting in increased levels of visitation and longer stays. Tourism research clearly illustrates the
growing demand for high quality heritage and learning vacations (e.g. the specially developed
programs which are planned for the HMCS) as well a growing interest in unique overnight
accommodation (e.g. sleeping on a submarine). The interactive and interpretive display may also
help draw higher numbers of out-of-province and international visitors.
Travel Attitudes and Motivations Study research conducted by Statistics Canada found that for 17%
of all Canadian travellers and 18% of all American travellers, the viewing of exhibits, architecture
and historical sites motivated some of their trips.
Unlike other tourism products and experiences (e.g. agri-tourism, water-based activities and
outdoor adventure), there is little competition for the proposed project within southern Ontario. As
suggested in the Business Plan, the HMCS Ojibwa represents a unique opportunity to experience
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an aspect of Canadian military history rarely seen in central Canada and to learn about the role cold
war submarines played in Canada and North Atlantic Treaty Organization's (NATO) history.
3.1.4 ANTICIPATED ECONOMIC IMPACTS OF THE PROPOSED PROJECT
Tourist attractions can generate significant revenues from visitor expenditures (e.g. admission fees,
food and beverage purchases and souvenir sales) as well as result in a variety of economic impacts
to the host community (e.g. increased sales/local spending, job creation, new tax revenues and
increased income in an area).
The `Project Ojibwa'Business Plan, prepared by the Elgin Military Museum Inc. in February 2010,
suggests the that the multi-million dollar investment by the Museum offers the following potential
benefits to the host community:
• Up to 100,000 visitors per season;
• Up to 40 full time,part-time and seasonal positions;
• A payroll in excess of$600,000 per year;
• Property tax revenue from the gift shop and restaurant operations(approximately 3,000 ft2)which also
create additional employment opportunities;
• Potential for'off season' operations as a meeting/trade show/small convention site;and
• Increased attractiveness for other investment and development in the host community.
The Regional Tourism Profile for Elgin County showed that in 2008 some 17,000 person visits were
made to historic sites and 10,000 person visits were made to museums or art galleries. As
illustrated in Figure 3, annual visitation at existing submarine exhibits ranges from 20,000 and
125,000 visitors annually: Therefore, the Business Plan's estimate of attracting 100,000 visitors per
season may be somewhat aggressive. However, it is important to recognize the large market
potential, as there are more than 16 million people living within a 3 to 4 hour drive of Elgin County.
Research has shown that due to 'time poverty' and economic conditions, there is a growing interest
in shorter, more affordable trips that are taken close to home.
In terms of visitor spending, assuming the average visitor spending in Elgin County continues to
grow and reaches $70 per person visit by the time the Ojibwa and museum are opened in 2013,
100,000 annual visitors could generate an additional $7 million in visitor spending for the County.
A ripple effect of this direct tourist spending will also be seen through indirect impacts (e.g. the
production and supply of goods that support the tourism attraction, such as the printing/production
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of information brochures) and induced impacts (e.g. the re-spending by employees of the Ojibwa
display who benefited through the initial tourist spending (via wages) on consumer goods such as
groceries, clothing, etc.). An estimate of$14.4 million in impact on Elgin County(direct, indirect and
induced)was generated using the Ontario Ministry of Tourism's TREIM model.
While the tourism industry does tend to rely on lower wage, seasonal or part time employment, such
job opportunities may help retain youth and other age groups in the Bayham or Elgin area and
provide secondary/supplementary sources of income for local residents.
The short-term impacts resulting from the construction of the outdoor display area and the support
building for the Ojibwa will also be beneficial to the Municipality of Bayham and the larger Region.
The Business Plan anticipates that some 40 to 50 jobs will be created during the construction and
fitting out phase. Additional indirect jobs and wages will also be created in the wider economy as a
result of these construction activities.
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Figure 3. Examples of Military or Marine Museums and Submarine Attractions
Attraction Location Exhibits and Tours Overnight
USS Silversides at the Great Lakes Muskegon, Open daily April through October. Can accommodate up-
Navel Memorial and Museum Michigan Scheduled visits November and March. to 72 overnight
Self guided tours$15 to$25(children participants on fold-out
j — under 5, Veterans and Active Duty cots. $30 to$35 per
B • I° Military are free). Museum only$6.00 person. Meals not•
• (comprised of a 16,000
_VII , , t _ ( P sq. ft. exhibit provided and
'' = area and 72-seat theatre). participants must bring
giFin_ ' ! ._-- —- - ` - their own bedding.
USS Coble at the Wisconsin Maritime Manitowoc, Open year round. Annual visitation of $33 per person(group-
Museum Wisconsin approximately 56,000. and family nights
. • - $10 to$12 (children under 5 are free). ) Meals not
pis I *' , Rates include access to both the provided and
_1 t� '° M = museum (over 60,000 sq. .)and the participants must bring
4 USS Cobia submarine. their own bedding. The
IV
1 ,`" ) - submarine is fully
° �F s , t . heated and air
° _7 '-"-I'�'1` _conditioned.
USS Pampanito at the San Frarrctscc Sar? Francisco, Open year round. Over 110,000 annual 48 bunks allowing for
Maritime National Historical Park !California daytime visits to the USS Pampanito. over 15,000 stays per
- , Self guided audio tours $3(children $26 to$40 per
. , ��- f under 5 free). The Maritime Park Meals not provided and
q fit
l.. Ai
" kl► Association is planning to build a participants must bring
'.*�. tet`ltr r " museum)exhibit space adjacent to the their own bedding.
�' ,, I, ,I *. USS Pampanito.
USS Slater at the Destroyer Escort 'Albany, New Open April to November, Wednesday '$45 per person. Meals
Historical Museum. York through Sunday. provided but
$5 to$7(children under 5 are free). participants must bring
' ---. Approximately 20,000 visitors to the their own bedding.
resirsiel„,; t_ :fir --`- USS Slater per year.
ik,
Onondaga Submarine at the Pointe-au- Rimousiti. __—Currently the only submarine open to
Pere Maritime Historic Site. Quebec the public in Canada.
Open June to November. Approximately
° —.4.4-4 80,000 visitors to the Submarine each
,
year. $8.75 to$14.75(submarine only).
,, .�1,111 ! $13.00 to$18.75(Submarine and
es.,-.7'4- Museum). Children under 8 are free.
�t
:1/27-
Source:181 Group based on data and photographs available on museum and tourism w ebsites.
July,2011
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4. TRANSPORTATION
In accordance with the Official Plan policy requirements, traffic impacts were considered for the
development of the site. This section outlines the existing road access points, turning movements
and parking requirements in relation to the potential impacts on surrounding roads and land uses.
4.1 Site Access
The site is accessible on the westerly extension of Pitt Street from Robinson Street. This access is
an existing open road allowance with asphalt paving to near the bottom of the slope from Robinson
Street. Beyond the paved limit, the road access is gravel base and not suitable for permanent
vehicular access to a tourist destination due to dust, road condition and increased maintenance. A
second access may be available to the site from the south along on an unopened portion of Howard
Street intersection with the southerly extension of Robinson Street near the Port Burwell beach.
This road access appears to be publically used with an existing gravel road base. A third access to
the site may be available from the north along Howard Street under Bridge Street, intersecting with
the northerly extension of Ereius Street, north of the bridge. The status of Howard Street as a
municipally dedicated road must be confirmed if either of the two Howard accesses are considered
for permanent access.
The proposed tourist destination is expected to draw visitors using various travel modes including
passenger vehicles, motorcycles, tour and school buses, bicycling and pedestrians. In addition
various commercial service vehicles for the support building and to maintain the submarine will
require access to the site. Many of the visitors or service vehicles will not be familiar with the
submarine location or road access. Road design and signage must be designed to accommodate
convenient entry and exit from the site to ensure an enjoyable tourist experience.
Due to the steep grades of the Pitt Street access and the limited stacking area at the top of the
grade, the existing road access design creates undesirable turning movements for visitors or
service vehicles from the site. Improvements will be required to reduce the grade steepness and
create a more level stacking I turning area abutting Robinson Street for visibility and to improve
sightlines. Lands on either side of the entrance road will need to be acquired; the road grade
reduced; increased side slopes; retaining walls; curb and gutter; and drainage improvements.
Furthermore, this access does not create a significant visual impact as visitor's approach the
submarine venue because vehicles would be travelling down the slope and quickly turning into a
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parking area at the bottom of the slope. The driver and passengers would not have the initial thrill
of seeing the submarine come into view using the southerly Howard Street entrance.
A preferred alternative is to travel down the slope along Robinson Street, turn right onto Howard
Street and proceed north to the site and the parking area. There are better opportunities to
establish the turning radii needed for larger vehicles such as buses. The visitor approach to the
submarine will be more dramatic adding to the impressiveness and impact of attending the site.
The driver will have less distraction of the slope and can easily locate and manoeuvre into a parking
space. The disadvantage is the longer road length needed to access the site from the south. A
southerly access point also provides opportunity to improve the overflow parking area associated
with the Port Burwell beach located on the west side of Robinson Street. Access to the site along
Howard Street from the north is not suggested because of the access location a significant distance
from the subject site.
4.2 Traffic Volume
The volume of traffic is not expected to have a negative impact on the safety, accessibility and use
of streets in Port Burwell. The location of the site physically separated by the steep grade from the
commercial core and the residential uses will focus the visitor trips onto Robinson Street a
commercial use road. Assuming an estimated 90,000 visitors annually over a six month season
from June to November there could be an average of 15,000 visitors per month. Assuming a peak
in visitors in July and August being twice the monthly average, there could be 30,000 visitors per
month and a daily peak of approximately 1,000 visitors per day. Furthermore assuming 3.0 persons
per vehicle accounting for family visits in one vehicle and bus visits with 30 plus passengers, the
estimated maximum number of vehicle trips per day is 333. This projection is conservative based
on the large estimates of total number of visitors to the submarine. There will likely be higher
volumes of traffic on special events at the submarine.
The existing street network on Robinson Street and through the Village of Port Burwell can
accommodate the relatively small increase in vehicle trips to the village. No signalized intersections
are anticipated to accommodate the additional traffic volumes. Improvements to traffic control
signage and directional signage will be needed for either of the two identified access points.
Improvements should be made to the Pitt Street access to allow limited bicycle and pedestrian
access to the Ojibwa submarine destination. The preferred access is improvements to Howard
Street with an intersection on Robinson Street near Port Burwell beach.
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4.3 Parking Requirements
The Municipality of Bayham Zoning By-law does not set out parking requirements for land uses
such as museums. The closest similar land use is an "auditoria, theatres, arenas, halls" — which
means that the following standard applies in accordance with Section 4.32: 1 parking space per 7
seats or 35 m2 of gross floor area, whichever is greater. Based on a submarine "building" area of
720 m2 the number of parking spaces required is 21 spaces. If the support building is added to the
site development an additional 39 spaces is required for a total of 60 spaces. The proposal concept
shows 90 vehicle parking spaces in the first phase of development with a total of 150 parking
spaces in the second phase. There is sufficient lot area, and access roads to accommodate the
required number of parking spaces on site and the proposal exceeds this amount.
Based on a review of the existing access it is recommended that road access design and property
ownership and road status be determined prior to deciding on the location of the access to the
tourist destination. Improvements can be made to the Pitt Street access but may require the
acquisition of additional private lands. There is sufficient on-site parking to accommodate the
proposed land uses. There is no expected negative traffic impact anticipated form the development
of this site for a museum and support building.
5. FLOODING, EROSION CONTROL AND MUNICIPAL SERVICING
FEASIBILTIY
The following provides the Flooding Study and the Municipal Servicing Feasibility Study for the site plan
portion of the project. These two studies are part of the requirements in order to remove the Holding
Provision on the site.
Si Flooding/Erosion Control Study
The subject property is regulated by the Long Point Region Conservation Authority(LPRCA). The LPRCA
have outlined their requirements in a memo addressed to Mr. Kyle Kruger (Municipality of Bayham), dated
September 1, 2010. In addition, Sandra Hayman of IBI Group contacted Mr. Ben Hodi of the LPRCA on
June 2, 2011 to further discuss their requirements and obtain floodline mapping. Following are the
requirements of the LPRCA as noted in their letter of September 1,2011 and how these requirements are/will
be met.
1. "The permit application process must be completed with all plans and designs submitted to this
Authority for review":
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• Once plans are available,these will be submitted to the LPRCA for review and permit processing.
2. "It must be demonstrated to the satisfaction of this Authority that the proposed work will not affect
the processes of flooding,erosion,pollution or the conservation of land":
• Flooding processes will not be affected by this proposed development as outlined in further detail
under Point 3 below.
• Erosion Control measures will ultimately be shown on the final design drawings.
• Quality control of Stormwater will be provided as outlined in further detail under Point 7 below.
3. "Placement of the submarine, foundation, support structure and all related infrastructure must be
located outside the regulatory 100 year floodplain and wave uprush limit":
• Attached is a copy of the floodline mapping provided by the LPRCA annotated with the location of the
proposed site plan. This plan shows that the proposed site is located outside of the Regulatory Floodline.
An examination of the recent surveyed elevations on this property indicate that the elevations are all
above the regulatory 100 year floodline elevation of 176.02 (worst case). The lowest elevation surveyed
on the property is at its southwest corner which is at about elevation 176.80m. The regulatory line will
ultimately be shown on the proposed site plan as well. Therefore this requirement will be met.
4. "Depending on final site selection,submission of a geotechnical]report] may be required":
• A geotechnical report entitled "Report on Geotechnical Investigation for the Submarine Site, Howard
Street, Port Burwell, Ontario", dated February 22, 2011 has been prepared by Atkinson Davies Inc.
This report is attached.
5. "Foundations must be design[ed]and sealed by[al Professional Engineer":
• We confirm that the foundations are being designed by Thomas P.Rylett Limited and will be sealed by
a professional engineer in that firm.
6. "Any interference with a watercourse requires DFO approval and applicable timing windows must
be observed":
• There is no interference with the watercourse anticipated as part of the development of the site plan
itself.
• We understand that other portions of the project, including dredging may have to adhere to this
requirement; however, these portions of the project are being done by others. This report pertains to
the development of the site plan only.
7. "Any post development stormwater runoff must be attenuated to predevelopment levels and treated
for quality":
▪ As per the telephone conversation with the LPRCA on June 2,2011 it was confirmed that the LPRCA
require only quality control for this site. Quantity control is not required due to the proximity of the
site to the creek.
• Quality control of stormwater for the site is proposed to be provided with an oillgrit separator such as a
"Stormceptor"or approved equal. We understand this is acceptable to the LPRCA.
8. "Any major changes to site elevation and/or grades that are associated with this development must
be included in the application":
• This information will ultimately be shown on the submitted final design plans.
9. "All other regulatory concerns must be observed and met":
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* Through the submission to the LPRCA and permit process,these conditions will ultimately be met.
As demonstrated above,the requirements of the LPRCA can be met. As the project progresses, detailed final
design drawings will be submitted in order to obtain permits from the LPRCA.
5.2 Municipal Servicing Feasibility Study
5.2.1 SANITARY
Sanitary servicing will ultimately be required only for the proposed museum on the site. There are no sanitary
connections planned for the submarine itself There exists a 200mm diameter sanitary sewer on Robinson
Street at Wellington Street. The museum can be serviced to this pipe. According to drawings provided by the
municipality,the invert elevation of this sanitary sewer is approximately 184.331m. It is intended to service
the museum with a gravity connection, likely 150mm in diameter. It is understood that washrooms and sink
facilities will not be provided at the lower(basement)level of the museum in order to avoid pumping.
The Municipality of Bayham have indicated that there are no flooding issues related to sanitary sewers in this
area and that there is adequate treatment capacity at the sewage treatment plant.
Therefore the museum can be serviced adequately to the existing 200mm sanitary sewer on Robinson Street.
5.2.2 WATER
Water servicing will be required to the site in order to service the museum with water as well as providing
adequate fire protection.
There exists a 150mm diameter PVC watermain on Robinson Street with a static pressure of about 60 to 65
psi. This will be adequate to provide servicing to the proposed museum building.
Therefore the site can be serviced adequately with the existing 150mm watermain on Robinson Street.
5.2.3 DRAINAGEISTORMWATER MANAGEMENTISEDIMENT AND EROSION CONTROL
MEASURES
Currently the site drains overland,westerly towards Big Otter Creek.
The majority of the site is to be serviced with a storm sewer discharging to Big Otter Creek. Parking lot
drainage(catchbasins),museum roof drainage as well as drainage around the submarine are all to connect into
the proposed storm sewer. Quality control for the stormwater is proposed with an oil/grit separator such as a
Stormceptor or approved equal installed on the storm sewer,just prior to outletting into Big Otter Creek.
Initially only the submarine will be placed without parking or a building. Quality control can be provided
during this phase by filtering the water in grassed swales prior to entering the creek.
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TOURIST COMMERCIAL DESTINATION
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There will be a small developed area at the north end of the site which will continue to drain overland to the
creek. It is not possible to direct this area to the proposed storm sewer due to grade restrictions. This area
consists of approximately 600m2(approximately the northerly 15m of the submarine). Any stormwater from
this area is essentially"clean"since it consists of mainly a small portion of the submarine and some sidewalk,
however quality control can be provided by filtering the water in grassed swales prior to entering the creek.
Sediment and erosion control measures during construction will be shown on the grading drawing at the
detailed design stage. During construction, silt fencing will be placed in strategic locations to prevent
sediment from flowing into Big Otter Creek. In the future, when the parking lot is constructed, the storm
sewer will be installed with the oil/grit separator. The oil/grit separator will act as sediment erosion control
for the development during this stage of construction as well as other measures that will be shown on the
grading plan,at the detailed design stage, such as the silt fencing, geotextile under catchbasin lids, straw bale
filters, prompt reseeding of bare earth, and swales to direct flows, etc. The sediment filters will remain in
place until the site area has been cleaned up and permanently stabilized.
Monitoring during construction will be required to ensure proper maintenance of these measures. Sediment
and erosion control measures are to be inspected by the contractor/site representative initially during
installation, regularly during site construction activities and after significant rainfall events. Maintenance of
the measures,as required,will be carried out by the contractor.
5.2.4 SUMMARY
As outlined above, the site can be adequately serviced for sanitary servicing, water and for stormwater
drainage. Ultimately, as the project progresses, detailed design drawings will be submitted in order to obtain
approvals.
6. CONCLUSION
The land use planning, economic and engineering studies demonstrate that the proposed project is compatible
with surrounding buildings, activities and will integrate into the existing community. The proposed tourist
commercial establishment is compatible with both current and future abutting land uses. The proposed
`tourist destination' will, in its initial phases, provide construction jobs and during operations, will provide
service sector positions to local residents. And finally, the site can be adequately serviced for sanitary
servicing,water and stormwater drainage.
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The following future actions are presented for Council consideration as part of an overall strategy to ensure
the project is developed to provide the greatest benefit to the community and the long term development of
the Port Burwell waterfront.
1. Council initiate the zoning by-law amendment to remove the Holding (h) symbol on the subject lands
based on the review,analysis and recommendations of this Planning Study.
2. That Council proceed to negotiate and enter into an agreement with the Elgin County Military Museum
for the long term use of the land for the display and operation of the decommissioned submarine as a
tourist destination.
3. That Council decide on the preferred vehicle access, parking and circulation for passenger vehicles and
busses for the Port Burwell waterfront, submarine tourist destination and any future public recreation/
tourist facility.
4. That in the next several years, Council undertake a Port Burwell Waterfront Master Plan,beginning at the
Port Burwell beach, along Otter Creek to the Ojibwa submarine, to identify strategic public investments
in services,facilities,access and parking.
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Attachments
(Floodline Mapping, Geotechnical Report)
July,2011
Page 26
R.. I
1�
THE CORPORATION OF THE
MUNICIPALITY OF BAYHAM
BY-LAW NO.Z592-2011
BAYHAM
BEING A BY-LAW TO AMEND BY-LAW No.Z456-2003,AS AMENDED
WHEREAS the Council of the Corporation of the Municipality of Bayham deems it necessary to amend Zoning
By-law No. Z456-2003,as amended;
THEREFORE the Council of the Corporation of the Municipality of Bayham enacts as follows:
1) THAT By-law No. Z456-2003, as amended, is hereby further amended by amending Schedule"I", Map
No. 5, by deleting from the Tourist Commercial -- holding (C3-h) Zone and adding to the Tourist
Commercial(C3)Zone those lands outlined in heavy solid lines and marked C3 on Schedule"A"to this
By-law,which is attached to and forms part of this By-law.
2) THIS By-law shall come into force on the date of passing.
READ A FIRST TIME THIS 4th DAY OF AUGUST 2011.
READ A SECOND TIME THIS 4th DAY OF AUGUST 2011.
READ A THIRD TIME AND FINALLY PASSED THIS 4th DAY OF AUGUST 2011.
MAYOR CLERK
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This Ie Schedule 'A' to By-law LAIC DIE
No. 1.592-2011, passed the 4th
day of August, 2011.
”/24p.fGy
EiAYOR CLERK
MUNICIPALITY OF BAYHAM 0 1D0rn "1/1/ MAP No. 5 ;N i
SCHEDULE T Seale 1 : 5500 PORT BURWELL
IBI Group
203-3
IBI London SON N 0 Oxford H 1T3 CanaStreet da
GROUP tel 519 472 7328
fax 519 472 9354
Memorandum
To/Attention Municipality of Bayham Council Date August 2,2011
From Tamara Tennis, MCP MCIP/RPP Project No 3404-490
Subject HMCS Ojibwa Submarine Site: Zoning By-law Amendment
Removal of Holding Provision: Tourist Commercial Zone(C3-h)
Purpose
To change the zoning of a 1.7 ha(4.13 acres) parcel of land located on the north side of Pitt
Street, west of Robinson Street in the Village of Port Burwell from the Tourist Commercial—
Holding (C3-h)to the Tourist Commercial (C3)zone. This is the proposed site for the HMCS
Ojibwa submarine.
As per Section 8.16.5 of the Official Plan, Council may pass an amendment to remove a holding
(h) symbol under Section 36 of the Planning Act. A public meeting is not required to remove a
holding symbol, as the land use is an established use. As required, Council gave notice of its
intent to remove the holding(h) symbol.
Subject Site
The site is designated as a Harbour Residential/Commercial area in the Municipality of Bayham
Official Plan and is zoned Tourist Commercial(C3-h) Holding zone in the Municipality of Bayham
Zoning By-law Z456-2003.
The property is an irregularly shaped parcel with a wider southerly lot frontage of 70 metres (230
ft) along Pitt Street. The property extends northward, and is constrained by the north-eastward
curvilinear arc of Big Otter Creek on the east side, such that the lot narrows at the northern-most
property line where it is approximately 55 metres (180 ft) wide. At its narrowest width, the lot is
approximately 37 metres (121 ft) wide. The subject lot's length is approximately 360 metres
(from Pitt Street to Bridge Street).
Site Context
The subject lands are vacant lands. The site is bounded by: Bridge Street to the north; the
steep riverine slope behind Robinson Street's commercial buildings to the east; Pitt Street and
vacant, private grass lands to the south; and by the unassumed, gravel road identified as
Howard Street to the east. Lake Erie is located to the south within approximately 400 metres of
the southern edge of the subject property
Official Plan
Section 4.4.4.5 of the Municipality of Bayham Official Plan states that prior to the removal of the
holding symbol, the zoning by-law amendment application will provide: a planning study that
measures the probable social, recreational and traffic impacts of the project on Port Burwell; a
servicing feasibility study; and an examination of the effects of potential flooding and/or erosion
along Big Otter Creek, in consultation with the Conservation Authority. Council has received
and reviewed these studies.
The planning study has identified that in the Municipality of Bayham Official Plan, the subject site
is designated as 'Harbour Residential / Commercial" and is suitable for the permitted uses.
These uses include: townhouses; stacked townhouses; apartments; marinas and associated
IBI Group is a group of firms providing professional services and is affiliated with IBI Group Architects
IBI Group Memorandum 2
Municipality of Bayham Council—August 2.2011
uses; parks, schools and churches; tourist commercial establishments; and parking areas. The
HMCS Ojibwa project is defined as the'tourist commercial establishment.'
Zoning By-law
The 'Tourist Commercial' (C3) zone, in Zoning By-law Z456-2003 permits the following uses:
tourist commercial uses; restaurant; retail/service store; tavern; commercial fishing operations
(excluding processing operations); bus depot; marina and accessory uses(boat storage/repairs);
and accessory use (including one dwelling unit as an accessory use). The proposed project will
be a tourist commercial use in conformity with the zoning by-law.
The minimum lot area required for lands with public water and sanitary sewage disposal is 555
m2(5974 ft2) or 900 m2(9,688 ft2)where only public sanitary sewage disposal service is provided
but no public water is supplied. The subject lands are 1.67 ha (16,700 m2 or 4.13 acres) in area
and exceed the minimum lot area requirements of the C3 zone.
The required minimum lot frontage is 15 metres (49 ft) with a maximum building height of 12
metres(39 ft). The minimum front yard depth is 6 metres (20 ft), the minimum side yard width is
4.5 metres(15 ft)and the minimum rear yard depth is 10 metres(33 ft). The minimum floor area
for a commercial use must be 10 m2(108 ft2). The proposed project's lot frontage is 70 m (230
ft) along Pitt Street and exceeds the minimum lot frontage required by the C3 zone. Given that
the subject site's lot dimensions are approximately 70 metres by 360 metres while the
submarine's area, including a fence, is approximately 23 metres by104 metres, the subject lands
provide sufficient lot width and length to accommodate the proposed submarine display and
meet the C3 zoning requirements.
Where a C3 zone abuts an Open Space zone, in this case at the north end of the subject lands,
a buffer strip with a minimum width of 2 metres (6%ft) must be provided along the abutting lot
line.
Conclusion
The Municipality has fulfilled the requirements of the Official Plan policy that required the
following be undertaken: a planning study to identify the probable social, recreational and traffic
impacts of the project on Port Burwell; a servicing feasibility study; and an examination of the
effects of potential flooding and/or erosion along Big Otter Creek, in consultation with the
Conservation Authority. The policy requirement has been fulfilled. Council may pass the
amendment to remove the Holding provision on the subject lands.
IBI GROUP
Tamara Tennis, MCP, MCIP/RPP
Consulting Planner to Municipality of Bayham
NOTICE OF MEETING
TO CONSIDER REMOVAL OF HOLDING
AFFIDAVIT OF SERVICE
IN THE MATTER OF Section 34 of the
Planning Act,R.S.O. 1990,Chapter P34
AND IN THE MATTER OF
Rezoning Application of Municipality of Bayham
I,Margaret Underhill,Planning Coordinator/Deputy Clerk of the Municipality of Bayham,in the County of Elgin,
hereby make oath and say as follows:
1, Notice of Meeting of this matter was given to the persons listed below by prepaid first class post mailed the
27th day of July 2011 (unless otherwise indicated):
Municipal Property Assessment Corporation Brian Greene Tim Holmes,Superintendent
MPAC Executive Superintendent&Treasurer of Business&Treasurer
4380 Wellington Road S. Thames Valley School Board London District Catholic School Board
London,ON 1250 Dundas Street,P.D.Box 5888 P.O.Box 5474
ISE 3A2 LONDON,ON N5W 5P2 London,ON N6A 4X5
Natural Resource Gas Company Union Gas Limited Planning Division
Land Use Planning Division Attn:Shirley Brundritt,Lands Department Talisman Energy Inc.
P.O.Box 307 50 Keil Drive North P.O.Box 98,953 Elm Street
Aylmer,ON N5H 251 Chatham ON N7M 5M1 Port Colborne,ON L3K 5V7
Bell Canada EastLink Echo Energy Canada Inc.
Land Use Planning Land Use Planning Division Land Use Planning Division
100 Dundas Street,Floor 4Y P.O.Box 1800 147 Mahood Johnston Drive
London ON N6A 5B6 Aylmer,ON N5113E7 Kincardine ON N2Z 3A2
Long Point Region Conservation Authority Elgin St.Thomas Health Unit Hydro One Networks Inc.
Land Use Planning Division Land Use Planning Division Real Estate Services
4 Elm Street 99 Edward Street Land Use Planning
Tillsonburg ON St.Thomas,ON PO Box 4300
N4G 04C N5P 1Y8 Markham ON L3R 5Z5
Mark McDonald Ontario Power Generation Inc. Lynda Millard,Clerk
County of Elgin Executive Vice-President Municipality of Bayham
450 Sunset Drive Law and Development 9344 Plank Road
St.Thomas,ON 700 University Avenue Straffordville ON NOJ 1Y0
N5R 5V1 Toronto,ON MSG 1X6 (Hand delivered—June 29,201 I)
2. This NOTICE OF PUBLIC MEETING was published in the Aylmer Express dated July 27,2011.
The Aylmer Express
390 Talbot St.East
Aylmer ON N5H 1J5
I make this solemn declaration conscientiously believing it to be true,and knowing that it is of the same force
and effect as if made under oath,and by virtue of the"Canada Evidence Act."
DECLARED BEFORE ME at the Municipality ) , `
} /
of Bayham in the County of Elgin ) ire../, i
) : xf4 nderhill
this 2°'day of August 2011. )
. x,1,0, ,g'
a C ssioner,etc.
L';"A MILLARD,a Commissioner,etc.,
C:.-_,I; of the Corporation
of the Municipality of Bayham.
$NYI
► NOTICE OF REMOVAL OF A
11 Pi
��4 HOLDING SYMBOL
fArf t�0
OA #� IN THE MUNICIPALITY OF BAYHAM
s
pOaitity Xs1°
TAKE NOTICE that the Council of the Corporation of the Municipality of Bayham will hold a
meeting on Thursday, August 4th, 2011 at 7:00 p.m. in the Municipal Council Chambers in
Straffordville to consider the removal of a holding symbol under Section 34 & 36 of the
PLANNING ACT.
AND TAKE NOTICE that only the applicant may file an appeal to the Ontario Municipal
Board of a decision by Council not to remove the holding symbol, or where Council fails to
make a decision within 120 days after the application was submitted.
THE PURPOSE of the amendment is to change the zoning on 1.7 ha (4.13 acres) of land
located on the north side of Pitt Street, west of Robinson Street, in the Village of Port Burwell,
from the Tourist Commercial—Holding (C3-h)Zone to the Tourist Commercial (C3)Zone in the
Zoning By-law of the Municipality of Bayham No. Z456-2003.
THE EFFECT of this By-law will be to permit the development of a tourist destination
(museum/submarine) in accordance with the `Harbour Residential/Commercial' policies of the
Official Plan.
The complete By-law is available for inspection at the Municipal office during regular office
hours.
DATED at the Municipality of Bayham this 27th day of July 2011.
Margaret Underhill
KEY MAP Planning Coordinator 1
Deputy Clerk
MUNICIPALITY OF BAYHAM Municipality of Bayham
— P.O. Box 160
SUBJE ► W I= = Straffordville, ON, NOJ 1Y0
MI=LAN ♦ _ - I Telephone: (519) 866-5521
WATERLOO STREET Fax: (519) 866-3884
/ /,o
z �l� z WEWNGTON STREET
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1/ 1
1►�/j PITT STREET
( 1 F-FTn 7
FORT BURWELL ;
l r,Il ;* •.
THE CORPORATION OF THE
MUNICIPALITY OF BAYHAM
BY-LAW NO.Z592-2011
BAYHAM
BEING A BY-LAW TO AMEND BY-LAW No.Z456-2003,AS AMENDED
WHEREAS the Council of the Corporation of the Municipality of Bayham deems it necessary to amend Zoning
By-law No.Z456-2003,as amended;
THEREFORE the Council of the Corporation of the Municipality of Bayham enacts as follows:
1) THAT By-law No. Z456-2003, as amended, is hereby further amended by amending Schedule"I",Map
No. 5, by deleting from the Tourist Commercial — holding (C3-h) Zone and adding to the Tourist
Commercial(C3)Zone those lands outlined in heavy solid lines and marked C3 on Schedule"A"to this
By-law,which is attached to and forms part of this By-law.
2) THIS By-law shall come into force on the date of passing.
READ A FIRST TIME THIS 4th DAY OF AUGUST 2011.
READ A SECOND TIME THIS 4th DAY OF AUGUST 2011.
READ A THIRD TIME AND FINALLY PASSED THIS 4th DAY OF AUGUST 2011.
MAYOR CLERK
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