Loading...
HomeMy WebLinkAboutSeptember 03, 2026 - PlanningTHE CORPORATION OF THE MUNICIPALITY OF BAYHAM STATUTORY PLANNING MEETING AGENDA MUNICIPAL OFFICE 56169 Heritage Line, Straffordville, ON Council Chambers – HYBRID Thursday, September 3, 2026 7:30 p.m. A. Proposed Zoning By-law Amendment ZBA-07/26 and Official Plan Amendment OPA-03/26, 2455892 Inc., 11470 Plank Road The September 3, 2026 Planning Public Meeting will allow for a hybrid meeting function. You may attend in person or virtually through the live-stream on the Municipality of Bayham’s YouTube Channel 1. CALL TO ORDER 2. DISCLOSURES OF PECUNIARY INTEREST & THE GENERAL NATURE THEREOF 3. CHAIRMAN’S REMARKS ON THE PURPOSE OF THE MEETING 4. PURPOSE AND EFFECT OF THE PROPOSED AMENDMENT A. Proposed Zoning By-law Amendment ZBA-07/26 and Official Plan Amendment OPA-03/26, 2455892 Inc., 11470 Plank Road THE PURPOSE of this combined Official Plan Amendment and Zoning By-law Amendment is to permit the development of two (2) 2-storey apartment buildings containing a total of 36 residential units (18 units in each building) on lands serviced by private water, and to rezone the subject lands from "Holding Hamlet Residential (HR)(h2)" Zone to a site-specific "Hamlet Residential (HR(h1)(h2)(X))" Zone to permit multiple-unit residential dwellings on lands that are not serviced by municipal water, which requires the additional following provisions: • Section 9.12.X to add Apartment Buildings as an Additional Permitted Use on the subject lands. • Section 9.12.X to apply a Holding (h1) provision to the lands, addressing servicing capacity confirmation prior to development proceeding. The subject lands are located at 11470 Plank Rd. THE EFFECT of this combined Official Plan Amendment and Zoning By-law Amendment is to permit multi-unit residential development, including apartment buildings, on lands within the "Hamlet" designation that rely on private rather than municipal water services. Additionally, the effect of the Zoning By-law Amendment is to permit the development of two (2) 2-storey apartment buildings containing a total of 36 residential units on the subject lands, subject to the site-specific provisions described above, and subject to a Holding (h1) provision addressing servicing capacity confirmation prior to development proceeding. The holding (h1) provision is intended to ensure public health and safety. An agreement with the Municipality, or the satisfying of conditions of severance, which addresses the impacts of the new development on the applicable water supply system and/or sewage treatment and disposal system — 2 which may include issues relating to water capacity, water quantity, water quality, and financial costs — will be required prior to the removal of the "h1" zone symbol. 5. PUBLIC PARTICIPATION 6. CORRESPONDENCE 7. OTHER BUSINESS 8. ADJOURNMENT ZBA-07/26 OPA-03/26 NOTICE OF A PUBLIC MEETING CONCERNING A PROPOSED ZONING BY-LAW AMENDMENT IN THE MUNICIPALITY OF BAYHAM APPLICANT: 2455892 ONTARIO LTD. LOCATION: 11470 PLANK RD TAKE NOTICE that the Municipality of Bayham has received a complete application for a proposed Official Plan Amendment (OPA-03/26) and Zoning By-law Amendment (ZBA-07/26), the County of Elgin is the Approval Authority for Official Plan amendments. AND TAKE NOTICE that the Council of the Corporation of the Municipality of Bayham will hold a public meeting on Thursday, September 3rd, 2026, at 7:30 p.m. in the Municipal Council Chambers, 56169 Heritage Line, Straffordville, to consider a proposed combined Zoning By-law Amendment and Official Plan Amendment under Section 17 and 34 of the Planning Act. Public Planning Meetings may be viewed virtually through the live-stream on the Municipality of Bayham’s YouTube Channel THE PURPOSE of this combined Official Plan Amendment and Zoning By-law Amendment is to permit the development of two (2) 2-storey apartment buildings containing a total of 36 residential units (18 units in each building) on lands serviced by private water, and to rezone the subject lands from "Holding Hamlet Residential (HR)(h2)" Zone to a site-specific "Hamlet Residential (HR(h1)(h2)(X))" Zone to permit multiple-unit residential dwellings on lands that are not serviced by municipal water, which requires the additional following provisions: • Section 9.12.X to add Apartment Buildings as an Additional Permitted Use on the subject lands. • Section 9.12.X to apply a Holding (h1) provision to the lands, addressing servicing capacity confirmation prior to development proceeding. The subject lands are located at 11470 Plank Rd. THE EFFECT of this combined Official Plan Amendment and Zoning By-law Amendment is to permit multi-unit residential development, including apartment buildings, on lands within the "Hamlet" designation that rely on private rather than municipal water services. Additionally, the effect of the Zoning By-law Amendment is to permit the development of two (2) 2-storey apartment buildings containing a total of 36 residential units on the subject lands, subject to the site-specific provisions described above, and subject to a Holding (h1) provision addressing servicing capacity confirmation prior to development proceeding. The holding (h1) provision is intended to ensure public health and safety. An agreement with the Municipality, or the satisfying of conditions of severance, which addresses the impacts of the new development on the applicable water supply system and/or sewage treatment and disposal system — which may include issues relating to water capacity, water quantity, water quality, and financial costs — will be required prior to the removal of the "h1" zone symbol. ANY PERSON may attend the public meeting and/or make a written or verbal representation in support of or in opposition to the proposed amendment. Written comments submitted on or before 12:00 Noon on Wednesday, August 26th, 2026 to abell@bayham.on.ca or at the municipal office will be included in the public meeting agenda. IF A PERSON OR PUBLIC BODY does not make oral submissions at a public meeting or make written submissions to the Municipality of Bayham before the by-law is passed, the person or public body is not entitled to appeal the decision of the Council of the Corporation of the Municipality of Bayham to the Ontario Land Tribunal. IF A PERSON OR PUBLIC BODY does not make oral submissions at a public meeting or make written submissions to the Municipality of Bayham before the Official Plan Amendment is adopted, the person or public body is not entitled to appeal the decision of the County of Elgin, as Approval Authority, to the Ontario Land Tribunal. IF YOU WISH to be notified of the adoption of the proposed amendment, you must make a written request to the undersigned. ADDITIONAL INFORMATION relating to the proposed amendment may be obtained at the Municipal Office. Dated at the Municipality of Bayham this 8th day of August 2026. Aaron Bell Planning Coordinator Municipality of Bayham 56169 Heritage Line, P.O. Box 160 Straffordville, ON, N0J 1Y0 T: 519-866-5521 Ext 222 F: 519-866-3884 E: abell@bayham.on.ca W: www.bayham.on.ca 11470 Plank Road OPA 03/26ZBA 07/26 PUBLIC MEETING September 3, 2026 •Subject lands are located on the east side of Plank Road between Gray Street and Bailey Court •Lands have a frontage of 22m on Plank Road and a depth of 182.8m •Total lot area= 0.55ha (1.36ac) •Lands are currently vacant 11470 Plank Road OPA 03/26 ZBA 07/26 Surrounding Land Uses 11470 Plank Road OPA 03/26 ZBA 07/26 Existing Single-detached dwellings along Plank Road Existing Single-detached dwellings along Eden Line Single-detached dwellings directly south of subject lands (under construction) Existing Single-detached dwellings along Gray Street View of Subject Lands 11470 Plank Road OPA 03/26 ZBA 07/26 Looking east from Plank Road Looking south from Gray Street 11470 Plank Road OPA 03/26 ZBA 07/26 Elgin County Official Plan (2025) •Lands are within the Tier II Settlement Area on Schedule ‘A’ – County Structure Plan •These settlement areas have limited municipal services and lower levels of amenity and employment opportunities. 11470 Plank Road OPA 03/26 ZBA 07/26 Municipality of Bayham Official Plan (2026) •The proposed development is located within an established settlement area, being the Eden hamlet area. • The “Hamlets” designation permits a range of low and medium density residential uses. •Although the proposed development is a permitted use, an Official Plan Amendment is required to permit the proposed development as the subject lands do not have access to municipal water /sewer services. 11470 Plank Road OPA 03/26 ZBA 07/26 Proposed Development •The subject lands are proposed to be developed for two (2) 2-storey apartment buildings containing a total of 36 residential units with associated surface parking (63 spaces total). •Each apartment building is proposed to contain 18 residential units. •Development would comprise a density of approximately 65 uph. 11470 Plank Road OPA 03/26 ZBA 07/26 Conceptual Elevations 11470 Plank Road OPA 03/26 ZBA 07/26 Proposed Official Plan Amendment (OPA 03/26) •The subject lands are designated “Hamlet” on ‘Schedule A1 – Land Use in the Municipality of Bayham Official Plan. •The “Hamlet” land use designation permits multi-unit residential forms such as apartment buildings. However, the settlement area of Eden is on partial municipal services. •An Official Plan Amendment is required to permit multiple-unit dwellings on lands that do not have municipal water services available. 11470 Plank Road OPA 03/26 ZBA 07/26 Proposed Zoning By-law Amendment •The subject lands are zoned Holding Hamlet Residential [HR(h2)] in the Municipality of Bayham Zoning By-law No. Z456-2003. •The HR zone permits single-detached dwelling, bed and breakfast, lodging or tourist home, converted dwelling, home occupation, private garage or carport as an accessory use. Apartment buildings are not a permitted use. •A Site-Specific Zoning By-law Amendment application is required to add apartment buildings as a permitted use. •The purpose of the existing holding h2 zone is to ensure orderly development and address servicing impacts of new development. 11470 Plank Road OPA 03/26 ZBA 07/26 Proposed Zoning By-law Amendment (ZBA 07/26) •The site-specific ZBLA is being requested to add an apartment building/multiple unit dwellings as a permitted use. •All other zone provisions of the parent zone will be met. 11470 Plank Road OPA 03/26 ZBA 07/26 Next Steps in the Planning Process 1.Following this Public Meeting, all comments received will be reviewed and considered as part of the planning analysis, including in relation to applicable provincial policies and plans, in preparation for a future recommendation report. 2.A staff recommendation report will be brought forward to Council at a future meeting for consideration and a decision regarding the proposed Zoning By-law Amendment (ZBLA) and Official Plan Amendment (OPA).