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HomeMy WebLinkAboutBy-law No. 2001-060 CORPORATION OF THE MUNICIPALITY OF BAYHAM BY-LAW 2001-60 BEING A BY-LAW TO ADOPT THE OFFICIAL PLAN OF THE MUNICIPALITY OF BAYHAM The Council of the Corporation of the Municipality of Bayham, in accordance with the provisions of Section 17 (22)of the Planning Act,R.S.O. 1990,hereby enacts as follows: 1. That the Official Plan of the Township of Bayham, being By-law Number 2288 (as amended), adopted on February 6, 1986; and the Official Plan of the Village of Vienna, being By-law No. 854 (as amended), adopted June 27, 1989; and the Official Plan of the Village of Port Burwell, being By-law 90-23 (as amended), adopted on November 13, 1990; are all hereby repealed. 2. That the Official Plan of the Municipality of Bayham, comprised of the attached schedules and explanatory text,is hereby adopted. 3. The Mayor and the Clerk are hereby authorized and directed to execute said Official Plan on behalf of this Corporation and to affix thereto the Corporate Seal, and to make application to the Minister of Municipal Affairs and Housing for approval of said Official Plan. 4. This by-law shall come into force and take effect on the day of the final passing thereof READ A FIRST AND SECOND TIME this 5th day of JULY,2001. READ A THIRD TIME AND FINALLY PASSED this 5th day of JULY,2001. MAYO' CLERK atrack,-"-"L tiLa 8/L00 r -66 i OFFICIAL PLAN OF THE MUNICIPALITY OF BAYHAM 10701444 ii**944 ‘411114;g;i1111114 Tip. 0 , 0 AL 4.y ApO�unity 1.94°�► JUNE 2001 J 1 I TABLE OF CONTENTS OFFICIAL PLAN OF THE MUNICIPALITY OF BAYHAM 1.0 INTRODUCTION TO THE PLAN 1-1 2.0 PURPOSE OF THE PLAN _ 2-1 3.0 BASIS OF THE PLAN . . . . ._ 3-1 3.1 Goals of the Plan . . . . . . , . , .. . . . . . . . . . . . . . . . . . . . . , 3-1 4.0 LAND USE POLICIES . . . _ 4-1 4.1 General Context . . . . , 4-1 4.1.8 Land Use Designations and Map Schedules . . . . . , _ 4-3 4.2 Rural Uses 4-3 4.2.1 Agriculture . . . , . , 4-3 Special Policy Area No. 1 4-9 4.2.2 Rural 4-9 4.2.3 Hazard Lands , . . . . , , 4-21 Special Policy Area No. 2 , . . . 4-26 4.2.4 Conservation Lands . . . . . . . . . . . . . . . . i . , 4-26 4.2.5 Mineral Resource Areas 4-27 4.2.6 Oil, Gas, and Salt Resource Areas 4-30 4.2.7 Higway Commercial 4-31 4.3 Urban Areas 4-32 4.3.1 General . _ _ . . 4-32 4.3.2 Hamlets _ . 4-34 4.4 Villages 4-42 4.4.1 Residential . . 4-42 4.4.2 Holding(h) Symbol Policies . . . , , . , . 4-44 4.4.3 Multi-Unit Residential 4-45 4.4.4 Harbour ResidentiaUCommercial . , , , , 4-46 4.4.5 Commercial , . . . . . . . . . . . . . . . . , , . . . . . . . . . w , . . . . . . . 4-47 4.4.6 Industrial 4-49 4.4.7 Institutional 4-50 4.4.8 Open Space . 4-50 4.4.9 Floodway/Flood Fringe . . . . . . . . . . . . . . . . . . . . . . . . . 4-52. 4.5 Site Plan Control . . . . . .. . . . 4-54 4.6 Electric Power Facilities 4-55 4.7 Group Homes 4-56 5.0 TRANSPORTATION . . . . . . . . . . . , , , . . . . . . .. 5-1 6.0 COMMUNITY IMPROVEMENT . . . . . . . . . . . . 6-1 6.1 Community Improvement Goals . . . . 6-1 6.2 Community Improvement Objectives . . . . . . . . 6-2 6.3 Criteria for the Selection of Community Improvement Areas 6-4 6.4 Delineation of Community Improvement Project Areas .. . , 6-5 6.5 Implementation 6-5 7.0 HERITAGE RESOURCES 7-1 7.1 Cultural Heritage 7-1 7.2 Natural Heritage 7-2 8.0 IMPLEMENTATION 8-1 8.1 General . . . . . . 8-1 8.2 Interpretation 8-1 8.3 Delegation of Authority . . . . , , 8-2 8.4 Zoning By-laws 8-2 8.5 Amendments and Public Participation 8-3 8.6 PIans of Subdivision 8-5 8.7 Consents and the Creation of New Lots 8-6 8.8 Maintenance and Occupancy Standards By-law $-7 8.9 Non-conforming Uses 8-7 8.10 Municipal Services,Public Works Programs and Public Health 8-8 8.11 Phasing of Development 8-9 8.12 Ontario Building Code . . . 8-9 8.13 Legislation Pursuant to the Municipal Act 8-9 8.14 Official Plan Review 8-9 8.15 Temporary Use By-laws 8-10 8.16 Use of Holding Zones 8-1.1 8.16.4 Implementation of Holding Zone , . 8-12 8.16.5 Removal of Holding Zone . . . . . . . .. . . . . . . . . . 8-12 1-1 1.0 INTRODUCTION TO THE PLAN The Municipality of Bayham occupies 248 km2 on the north shore of Lake Erie at the eastern end of Elgin County. The Municipality came into existence in 1998 as an amalgamation of the three separate municipalities formerly known as the Township of Bayham, the Village of Port Burwell, and the Village of Vienna. The combined population of the three municipalities in 1997 was 5,725. The projected population for the Municipality by the year 2010 is 7,406 based on extrapolation of fairly consistent historical growth rates. Prior to 1983,the three municipalities were members of the East Elgin Planning Area as defined by the Treasurer of Ontario in 1973. The planning area also included the Townships of Malahide and South Dorchester,and the Village of Springfield. The East Elgin Official Plan was approved by the Minister of Housing in 1976 and provided the first set of comprehensive community planning policies for these municipalities. Upon the coming into force of the Planning Act, 1983, the East Elgin Planning Area ceased to exist. Eventually all six of the municipalities in East Elgin adopted individual Official Plans. Several amendments to the Official Plans of the three municipalities amalgamated into the Municipality of Bayham were necessitated by changing local circumstances and development pressures. Changes in planning policy guidelines established by the Province of Ontario also contributed to the need for an updated set of planning policies for the new Municipality of Bayham. The policies and land use designations included in this Official Plan have been prepared to guide development in the Municipality of Bayham for the ten year period between 2001 and 2010. At the end of this period the policies of the Official Plan should be reviewed for their relevance and effectiveness. Background data and population projections should also be updated at this point. For the most part,this Official Plan recognizes that the predominant use of land in the Municipality will be rural in nature, with an emphasis on agricultural activities. Several policies have been incorporated in the Official Plan for the specific purpose of preserving productive farmland for agricultural purposes. In recognition of the competing demands for these agricultural lands,and in particular,the demands exerted on good farmland by non-farm residential development,this Official Plan has also identified lands which would be the most appropriate for non-farm development. For the most part, these lands are adjacent to existing urban areas and as a result, they have become suburban in nature. The continued development and revitalization of the Municipality's urban areas, notably Straffordville,Vienna and Port Burwell is also of strategic importance. These areas are characterized as villages in the Official PIan,and consist of concentrated urban uses,particularly residential,local commercial and tourist commercial types of development. These villages will become either fully or partially serviced with municipal sewers and piped water during the planning period. Most of the future non-farm development in the municipality should therefore be focused on Straffordville, Vienna and Port Burwell. Some additional urban types of development will also be established and maintained in suburban areas and in the hamlets. 1 4 1i 2-1 2.0 PURPOSE OF THE PLAN The purpose of the"Official Plan of the Municipality of Bayham"is to provide policy direction to Municipal Council and the general public on matters related to land use, development and redevelopment in the Municipality. To this general purpose the Official Plan is intended: 2.1 to ensure that future development and redevelopment in the Municipality of Bayham occurs in an orderly and controlled manner in accordance with principles of good planning; 2.2 to recognize, encourage and support the agricultural industry as the primary economic activity in the Municipality of Bayham; 2.3 to provide a policy framework which encourages the preservation and utilization of good agricultural lands for agricultural production; 2.4 to provide a policy framework for the development and expansion of other economic sectors such as tourism,the harbourfront,transportation and petroleum exploration; 2.5 to bring local planning policies into conformity with the broader planning policies and guidelines issued and revised from time to time by the Province of Ontario; 2.6 to provide community improvement goals, objectives and implementation policies which will contribute to the stabilization,preservation and improvement of existing and viable residential,commercial,industrial,harbourfront and recreational areas in the Municipality of Bayham; 2.7 to designate major land use categories and areas which reflect the probable future needs and demands on land and resources in the Municipality of Bayham; 2.8 to maintain and strengthen the existing pattern of identifiable communities and the rural character of the municipality; 2.9 to streamline the local planning process and to make the process more accessible and understandable to the general public; 2.10 to provide the basis for the preparation of comprehensive zoning by-laws regulating the use of land and the type, size and location of buildings and structures. 2.11 to protect and preserve properties,structures and buildings of historical,cultural and architectural significance. 2-2 2.12 to promote and secure the health,safety,convenience,welfare and quality of life of residents and visitors; 2.13 to promote and facilitate the expansion and diversification of the economy and tax base in the Municipality; 2.14 to qualify the Municipality for various programs funded by senior levels of government which will allow the Municipality to attain its social and economic priorities; 2.15 to provide a base for programming the expansion and upgrading of municipal services that recognizes the Municipality's financial capabilities and prevents development which would require disproportionately costly public services because of the location or type of use; 2.16 to inform residents of the Municipality of the policies which affect the physical development of land in the Municipality; 2.17 to ensure that land use conflicts are avoided and the natural and man-made environments are protected; 2.18 to ensure that the Municipality's resources are rationally used and its natural features protected. 3-1 3.0 BASIS OF THE PLAN The "Official Plan of the Municipality of Bayham"is based in part on a Background Study which forms the principal appendix to the Plan. The Background Study essentially comprises an analysis of population and household growth trends and projections. For the most part, however, the orientation and policy emphasis of this Official Plan is based on the Municipality's experience in the administration of a comprehensive community planning program over the previous 20 years,and on guidelines and the Provincial Policy Statement published by the Province of Ontario. Among these guidelines and policies are those relating to the delineation of floodlines; the designation of aggregate resource areas; community improvement strategies; and,the preservation of productive agricultural land resources. All of the aforementioned policy guidelines have influenced the preparation of this Plan. The designation of aggregate resource areas and associated land use policies were based on Ministry of Natural Resources guidelines, while the community improvement policies forming Section 6.0 of this Plan were developed from guidelines provided by the Ministry of Municipal Affairs and Housing. Central to the Official Plan,however, are the rural and urban land use policies which are based on the Provincial Policy Statement developed by the Ontario Ministry of Municipal Affairs and Housing and in effect at the date of adoption of this Plan. The Provincial Policy Statement constitutes a policy statement of the Government of Ontario on "land use planning and development". These guidelines are of particular significance to the Municipality of Bayham,and as such,they have been interpreted as they apply to the issue of sorting rural land needs in the Municipality. The preservation of highly productive agricultural lands for agricultural use and the accommodation of non-farm rural development on lands with lower capability for agriculture are key policy initiatives of this Official Plan. Words or phrases which appear in italic type in the text of the Official Plan are more specifically defined in the Provincial Policy Statement. Reference to the 1997 Provincial Policy Statement will assist in the interpretation of this Official Plan. 3.1 GOALS OF THE PLAN Based on the considerations discussed above, the background study appended to this Plan, and considerable input provided by Municipal Council,the following goals have been developed to give direction in the implementation of the policies of this Official Plan: 3.1.1 to minimize land use conflicts in all areas of the Municipality while accommodating, wherever possible, the various demands for land and resources as they arise; 3-2 3.1.2 to maintain the rural and urban environmental character of the Municipality; 3.1.3 to place a high priority on maintaining or initiating agricultural production on high quality agricultural lands; 3.1.4 to guide the allocation and utilization of the Municipality's natural resources so as to maximize benefits to residents of the Municipality; 3.1.5 to stabilize, preserve and improve existing and viable residential, recreational and commercial areas in the Municipality; 3.1.6 to encourage public awareness and input in the local planning process. 3.1.7 to develop,redevelop and improve the Municipality in a manner which preserves the environment of the Municipality as desired by its residents; 3.1.8 to provide for the housing needs of the Municipality's residents in a manner which recognizes the needs of residents,the level of services available,and the ability of the Municipality to accommodate growth in an orderly and controlled manner; 3.1.9 to protect existing and future property owners from damage to property which could result from the development of lands susceptible to natural hazards. 3.1.10 to facilitate the future development of the Lake Erie shoreline and land adjacent to Big Otter Creek within Port Burwell and Vienna for public and private recreation and commercial uses,while preserving the scenic character of these lands,and preventing incompatible permanent development on lands subject to natural hazards. 4-1 4.0 LAND USE POLICIES 4.1 GENERAL CONTEXT The land use policies are organized into distinct land use designations for rural and urban areas as follows: Rural Uses Urban Uses 4.2.1 Agriculture 4.3.2 Hamlets 4.2.2 Rural 4.4 Villages 4.2.3 Hazard Lands 4.2.4 Conservation Lands 4.2.5 Mineral Resource Areas 4.2.6 Oil, Gas, and Salt Resource Areas 4.2.7 Highway Commercial 4.1.1 The "Agriculture" policies are intended to apply to that part of the Municipality which land use activity is predominantly agricultural in nature. Farm related residential, industrial and commercial development may be permitted within the "Agriculture" designation. In addition, non farm residential development may be permitted as an infilling situation. 4.1.2 The"Rural"policies are intended to apply to site specific areas of the Municipality outside of the village and hamlet areas where the predominant land use activity is not related to agriculture. Examples of development which may be permitted within the "Rural" designation include: • estate residential • mobile homes • seasonal travel trailer parks and campgrounds • industrial • recreational • public institutional • commercial 4.1.3 The "Hazard Lands", "Conservation Lands", "Mineral Resource Areas", and"Oil, Gas, and Salt Resource Areas"designations are intended to apply to specific areas within the Municipality which are unique in nature or exhibit possible limitations for development. 4-2 4.1.4 The"Hamlet"policies are intended to apply to those parts of the Municipality where small concentrations of urban development and land uses have evolved into small, identifiable communities. The"Hamlet"policies shall apply to the various hamlets designated by this Official Plan. 4.1.5 Three major concentrations of urban development have been designated as"Villages" in the Official Plan of the Municipality of Bayham. The villages of Port Burwell and Vienna have the capability of accommodating urban types of development on full municipal services including piped water and sewerage facilities. The village of Straffordville has the capability of accommodating urban types of development on municipal sewers. 4.1.6 There are eleven land use designations which apply in the three villages as follows: • Residential • Multi-Unit Residential • Harbour Residential/Commercial • Commercial • Industrial • Institutional • Open Space • Conservation Lands • Hazard Lands -- Floodway Flood Fringe 4.1.6.1 The three "Residential" designation policies apply to the majority of lands within Straffordville,Vienna and Port Burwell,but do not necessarily all appear within each village. 4.1.6.2 The"Commercial","Industrial","Institutional"and"Open Space"policies apply to those areas within the villages where each specific development occurs or is planned for future development. 4.1.6.3 The "Conservation Lands" and"Hazard Lands"policies are the same for both the rural and urban areas of the Municipality. 4.1.6.4 The "Floodway/Flood Fringe"policies apply to the lands within the boundaries of Vienna generally adjacent to the Big Otter Creek, that exhibit characteristics of susceptibility to flooding. 4-3 4.1.7 Land Use Designations and Map Schedules It is intended that future development within the Municipality of Bayham will take place in accordance with the land use designations shown on the following map schedules: • Schedule"A"Municipality of Bayham Future Land Use Plan • Schedule"B"Village of Straffordville Future Land Use Plan • Schedule"C"Village of Vienna Future Land Use Plan • Schedule"D"Village of Port Burwell Future Land Use Plan 4.2 RURAL USES 4.2.1 Agriculture Land Use 4.2.2.1 The"Agriculture"designation shown on Schedule"A",the Future Land Use Plan of the Municipality of Bayham Official Plan shall apply to prime agricultural areas in the Municipality. 4.2.1.2 Agricultural uses will be permitted and encouraged in the"Agriculture"designation. Agriculture-related uses and secondary uses will also be permitted in the "Agriculture"designation provided they are compatible with agriculture uses and do not contribute to land use conflicts. These uses may include farm retirement lots, surplus farm dwellings on separate lots, infill residential lots, agricultural home occupations, and farm-related industrial and commercial uses. 4.2.1.3 Proposals for new or altered Iand uses in the"Agriculture" designation other than those contemplated by subsection 4.2.1.2 of the Official Plan will require an amendment to the plan which must be justified on the basis of no appreciable loss of prime agricultural lands;and/or a growth related demand for the agricultural lands; and/or documentation showing that the subject lands are not part of a prime agricultural area. Intensive Livestock and Nutrient Management 4.2.1.4 Livestock farming operations shall be characterized by the raising, keeping or propagation of animals and poultry for profit as listed in the table of animal units commonly used in the calculation of Minimum Distance Separation formulae. Without limiting the number or specific type of animals and poultry,the table of units is normally characterized to include beef, dairy cattle and veal; laying and broiler 4-4 chickens,turkeys,ducks,ostrich and emu;swine including sows,weaners,boars,and feeder hogs,horses, goats, sheep, mink,rabbits and fox. 4.2.1.5 i) The Minimum Distance Separation Formula II (M.D.S. II) shall be used to calculate appropriate setback distances between all existing, expanded,new and/or approved livestock uses and all non-farm uses. ii) The keeping of livestock in a hobby farm context is permitted in connection with both farm and non-farm residential uses provided the complement of livestock complies with the regulations of the M.D.S.II. Any animal or fowl which can be characterized by animal units in Minimum Distance Separation tables will be considered as livestock. As a general rule, the keeping of livestock on parcels with an area of 2 hectares (5 acres) or less will be restricted by a ratio of 1 animal unit per 0.5 hectare(1 acre) of lot area. 4.2.1.6 The establishment of intensive livestock farming operations (150 or more animal units), or the expansion of an existing farm operation characterized as an intensive livestock farming operation shall be required to satisfy the requirements established in the Nutrient Management Planning By-law. 4.2.1.6.1 Municipal Council may also request the submission of a Nutrient Management Plan before issuance of a building permit for the establishment or expansion of livestock farming operations with less than 150 animal units, but where the ratio of livestock units to tillable acres on the same premises where the livestock are housed is equal to or greater than 1:1 (2.5 livestock units per tillable hectare). 4.2.1.7 As a general rule,the Nutrient Management Planning By-law will require a Nutrient Management Plan which demonstrates compliance with the M.D.S.II;an acceptable manure handling and storage system;and an adequate land base to accommodate an environmentally responsible soil nutrient balance.. 4.2.1.8 Farm Related Industrial and Commercial Uses: The Municipality shall permit in the area designated"Agriculture"the establishment of farm-related industrial and commercial activities which are small scale and directly related to a farm operation and required in close proximity to the faun operation. Only"dry"farm-related industrial and commercial uses will be permitted. A"dry"use shall be defined as a use that does not require water for cooling,washing, and processing and whose subsurface sanitary sewage disposal systems are used solely for the domestic waste generated by employees. 4.2.1.8.1 The establishment of farm-related industrial and commercial uses that serve the needs of the farming community and are necessary in proximity to agricultural 4-5 activity shall be permitted in areas designated "Agriculture" provided they do not create a land use conflict with agricultural uses. Although these uses should be directed to urban areas in the Municipality, they may be permitted in the "Agriculture"designation subject to approval of a zoning by-law amendment. 4.2.1.8.2 The general principles to be considered in the development and zoning of farm related industrial and commercial uses are as follows: a) The Zoning By-law shall provide separate sets of zone regulations for farm- related industrial and commercial uses. These regulations should prescribe a low building to lot ratio; b) Uses which create adverse off-site environmental effects such as air pollution, noise,odour,or generate excessive solid or liquid wastes either in volume or toxicity will not be permitted; c) The proposed potable water treatment and supply system;method of sanitary sewage collection, treatment and disposal; solid waste disposal; and any emissions to the environment shall meet the requirements of, and where necessary,be approved by the Ministry of the Environment or its delegated authority. d) Adequate off-street parking will be provided to accommodate customers and employees,however,the use should not generate high volumes of vehicular traffic; e) The proposed use will comply with the M.D.S.I,and adequate buffering shall be provided between the farm related industrial or commercial area and adjacent uses to prevent land use conflicts; 4.2.1.9 Several small scale institutional uses such as churches,cemeteries and schools exist within the "Agriculture" designation. These uses typically serve local rural populations and do not cause land use conflicts with adjacent agricultural or rural uses. These uses will be zoned in a site-specific fashion consistent with their low lot building coverage to lot area ratio. 4.2.1.10 Division of Agricultural Parcels: It is a policy of this Plan to discourage the division of large farms into smaller holdings and to encourage continued farm use however, the severance of surplus farm dwellings pursuant to the process of farm consolidation shall be permitted in accordance with the policies of Section 4.2.1.12 of this plan. 4-6 The assembling and disassembling of agricultural land into more efficient or more productive farming units may be permitted. In considering applications to divide agricultural parcels of land the Municipality shall have regard to: a) the need to discourage the unwarranted fragmentation of farmland; b) the agricultural capability of the land; c) the type of agricultural activity engaged in and proposed to be engaged in; d) both the severed and retained parcels must be sufficiently large enough to permit flexibility for future changes in the type or size of the farming operation, in order to meet changing economic conditions; e) the severed and retained parcels are both suitable for the type of agriculture use(s) common in the area and the farm size is appropriate for the type of agriculture operation proposed; f) the requirements of the Planning Act; g) the minimum farm parcel size as established in the Zoning By-law; h) the Minimum Distance Separation Formula I. 4.2.1.11 Farm Retirement Lot: One farm related residential severance in areas designated "Agriculture" may be considered for a bona fide resident farmer who has been farming a minimum of 25 years within the Municipality of Bayham and is retiring from active working life and wishes to retain a lot with or without an existing residence for a retirement home. The lot created shall: • be situated in an area of the farm unit where the land is not engaged in agricultural production nor deemed suitable for such production; • be no larger than is necessary to support a private sanitary sewage treatment and disposal system as determined by the appropriate approval authority, and be serviced by a potable water supply; ▪ meet the Minimum Distance Separation I formula with respect to the farm operation from which they are being severed, as well as any adjacent livestock operations; 4-7 • in the opinion of Municipal Council, not create a land use conflict. No more than one severance shall be allowed on any farm for retirement purposes as it existed on the date of the adoption of this Official Plan regardless of changes in property ownership; 4.2.1.12 Farm Consolidation and Surplus Farm Dwellings: In accordance with the Provincial Policy Statement, farm consolidation shall mean the acquisition of additional farm parcels to be operated as one farm operation. Farm consolidation may result in the identification of existing farm dwellings which are rendered surplus to the consolidated farm operation. Consents to sever and convey existing farm dwellings which were built and occupied before the adoption of this plan, and which are surplus to a consolidated farm operation, may be permitted within the "Agriculture" designation in accordance with the following criteria: 4.2.1.12.1 i) In the opinion of Municipal Council, a land use conflict shall not be created with agricultural operations or other existing land uses in the immediate area of the subject lands; ii) Only one surplus farm dwelling may be severed pursuant to each corporate farm consolidation; iii) A minimum of one existing farm dwelling within the "Agriculture" designation in the Municipality of Bayham must be retained by the proponent corporate farm operation, or a registered owner of the proponent corporate farm operation; iv) No more than one severance of a surplus dwelling shall be allowed from a farm parcel regardless of changes in boundary or ownership. 4.2.1.12.2 The severed lot with the surplus farm dwelling shall: i) be no larger than is necessary to support a private sanitary sewage treatment and disposal system as determined by the appropriate approval authority,and be serviced by a potable water supply; ii) Meet the provisions of the MDS 1; iii) Be rezoned in a Rural Residential Zone in the Zoning By-law of the Municipality of Bayham; 4-8 4.2.1.12.3 The severed lot with the surplus farm dwelling may: i) Include accessory buildings and structures if in the opinion of Municipal Council a land use conflict will not be created; 4.2.1.12.4 All parcels of property constituting the retained agricultural lands shall: i) Comprise a total minimum area of 20.0 hectares(50 acres)in the same name and title; ii) Meet the provisions of the Agricultural(Al)Zone regulations of the Zoning By-law of the Municipality of Bayham; iii) Be rezoned to prohibit the placement,development,or establishment of any additional type or form of residential dwelling units thereon, regardless of changes in property boundary or ownership. 4.2.1.13 Existing Lots: One non-farm residential unit may be considered on existing lots of record in areas designated"Agriculture",provided the following criteria are met: iv) the lot was in existence as of the date of adoption of this Official Plan; v) the lot complies with the Minimum Distance Separation I formula; and, vi) the lands to be severed must be suitable to support a private sanitary sewage treatment and disposal system as determined by the appropriate approval authority, and be serviced by a potable water supply. 4.2.1.14 Infilling: One non-farm residential unit in the area designated"Agriculture"may be considered where an a infilling situation exists. The creation of a single lot for residential purposes may be considered by Council providing the following criteria are met: i) the lands to be severed for non-farm residential purposes is bounded on both sides by existing non-farm residential dwellings which are located on the same side of the road and where the buildings are approximately 100 metres apart; ii) the lands to be severed must not be within the applicable separation distance of an intensive livestock operation prescribed by the Minimum Distance Separation I formula; 4-9 lii) the lands to be severed must be suitable to support a private sanitary sewage treatment and disposal system as determined by the appropriate approval authority, and be serviced by a potable water supply; iv) the lot to be severed must be situated on land not engaged in agricultural production and deemed unsuitable for such production. 4.2.1.15 Minor lot adjustments: Consents to sever and convey land in areas designated "Agriculture" shall be permitted for minor lot adjustments,minor lot additions, minor boundary changes, easements and rights of way,technical severance or correction of title,provided no new conveyable lot(s)are created. 4.2.1.16 Special Policy Area No. 1 Notwithstanding any policies of this Plan to the contrary,the lands comprising Part Lot 15, Concession 10 of the Municipality of Bayham and bounded by Green Line to the north, Talbot Line to the south, Elliot Road to the east and a wooded area to the west, and occupied by ten (10) existing non-farm residential dwellings may accommodate a total of twenty (20) non-farm dwellings in the area designated as Special Policy Area No. 1 on Schedule"A"to this plan. 4.2.2 Rural 4.2.2.1 The"Rural"designation applies to lands outside the urban areas which may be used for non-farm activities and where no identifiable adverse impacts on agriculture will occur. Such areas are subject to a site specific amendment to the Official Plan and the regulations of the Zoning By-law. 4.2.2.1.1 The following uses in the "Rural" designation will be further identified by a sub- classification indicating a specific use. The uses and their sub-classifications will be shown on Schedule 'A' to the Official Plan and are as follows: • Estate Residential R(E) • Mobile Home Parks R(MH) • Seasonal Travel Trailer Parks R(T) • Campgrounds R(CG) . Recreational R(R) • Institutional R(I) ▪ Commercial R(C) 4.2.2.1.2 The Municipality shall regulate all development in the areas designated"Rural" so that the environment is maintained and potential land use conflicts are not created. 4-10 4.2.2.1.3 In evaluating proposals for rural uses, the Municipal Council shall require a presentation of the proposal which will include a detailed site plan outlining building areas and locations, ingress and egress to the site, parking facilities, existing and surrounding land uses,building location,site characteristics,and proposed buffering, surface water drainage,and landscaping. Where more than 5 lots/units are proposed, a Servicing Options Statement investigating the feasibility of servicing such development on full municipal services; communal sanitary sewage and potable water services;individual on-site sanitary sewage and potable water services shall be provided. Hydrogeological and/or geotechnical reports may be required by the appropriate approval authority to demonstrate the suitability of lands and the aquifer to accommodate communal as well as individual wells and on-site private sewage treatment and disposal systems. The Municipal Council shall require all applicants to provide written confirmation from the appropriate approval authority that the site is suitable for septic disposal systems and that potable water can be supplied. 4.2.2.1.4 General Policies Which Apply to all Rural Uses: Lands to be designated"Rural"in the Municipality of Bayham shall comply with the following: a) the provisions of the Provincial Policy Statement and both the M.D.S. I and M.D.S. II formulae; b) must have existing frontage on an opened and maintained year round,public road which is capable of sustaining vehicular traffic; c) should not be situated in proximity to existing land uses which in themselves have a high nuisance value or are easily capable of promoting land use conflicts. Such uses may include, but shall not be limited to, commercial grain drying operations;existing aggregate resource extraction operations or lands which are designated for aggregate resource extraction as described in this Plan, landfill sites or sewage lagoons; any industrial or commercial operation that is normally associated with substantial volumes of vehicular traffic or which creates adverse off-site environmental effects such as air pollution,noise,odours,or which generates excessive solid or liquid wastes either in volume or toxicity; d) buildings or structures must be appropriately setback from municipal drains, watercourses and any associated"Hazard Lands"as described in this Plan; e) the soil and ground water conditions are suitable for the operation of a private potable water and private sanitary sewage treatment and disposal system as approved by the appropriate approval authority; 4-11 f) the size of any parcel of land created for such uses shall conform to the provisions of the Zoning By-law and in no cases should any parcel be created that is smaller than necessary to support a well and approved private sewage treatment and disposal system; g) shall not create a traffic hazard as a result of access to a portion of a roadway with limited sight lines due to curves, grades, or existing roadside development including buildings and signs; h) shall be considered only when mineral resource lands are not affected. Should mineral resource lands be affected,Municipal Council shall consult the applicable Ministry of Natural Resources publications in order to protect such lands from unwarranted development; i) all"Rural"uses shall require justification which will address the need for the land use; the amount of land needed; reasons for choice of location; and consideration of other locations for the use. j) should be regulated so that its impact will not detract from the natural rural environment. 4.2.2.2 Estate Residential: Estate Residential uses may be permitted on lands previously designated Rural- "R(E)"on Schedule"A"to this Official Plan,prior to approval of this Plan. 4.2.2.2.1 Severance of land for estate residential uses may be considered by approval of the Land Division Committee providing the lands have been designated"R(E)"prior to adoption of this Plan, and after evaluation and written comments are provided by Municipal Council. The creation of such parcels of land for estate residential uses will require an amendment to the Zoning By-law. 4.2.2.2.2 Estate residential uses in the"Rural"designation shall be restricted to low density, single unit dwellings. 4.2.2.2.3 The keeping of livestock in a hobby farm context is permitted in conjunction with estate residential uses in the "Rural" designation provided the complement of livestock is small and can comply with the requirements of the applicable Minimum Distance Separation formula. 4.2.2.2.4 Subject to a legally conveyable lot(s) being created, estate residential development is permitted by previously approved site specific Official Plan Amendments on lands designated Rural- "R(E)"on Schedule"A"and more particularly described as: 4-12 a) a parcel having an approximate size of 1.44 hectares and situated on the south side of Calton Line in Part Lot 14, Concession 4. A maximum of two estate residential dwelling Iots may be created. b) a parcel having an approximate size of 0.8 hectares and situated on the west side of Plank Road in Part Lot 126, Concession N.S.T.R. A maximum of three estate residential dwelling lots may be created. c) a parcel having an approximate size of 1.45 hectares and situated on the east side of the road allowance between Lots 20 and 21 on Light Line,in Part Lot 21, Concession 4. One estate residential lot may be created in the northerly location of the property. d) a parcel having an approximate size of 0.79 hectares and situated on the west side of the road allowance between Lots 20 and 21 (north side of Calton Line)in Part Lot 20,Concession 5. One estate residential lot may be created. e) a parcel having an approximate size of 0.12 hectares and situated approximately 210 metres south of Calton Line,on the west side of Part Lot 21, Concession 4. One estate residential lot may be created. f) a parcel having an approximate size of 0.62 hectares and situated on the west side of Culloden Road in Part Lot 114, Concession N.S.T.R. One estate residential lot may be created. g} a parcel having an approximate size of 2.47 hectares and situated on the west side of Plank Road in Part Lot 15,Concession 3. A maximum of four estate residential lots may be created (three on the west side of Centre Street and one on the east side). h) a parcel having an approximate size of 3.73 hectares and situated between Plank Road to the west and the former Canadian Pacific Railway corridor to the east in the western portion of Lot 15,Concession 2. A maximum of three estate residential lots may be created. i) a parcel having an approximate size of 0.4 hectare and situated on the north side of Best Line in Part Lot 14, Concession 10. Two estate residential lots may be created. j} a parcel having an approximate size of 1.22 hectares and situated west side of Baynor Road in Part Lot 136,Concession 6. One estate residential lot may be created. 4-13 k) a parcel having an approximate size of 0.48 hectares and situated along the north side of Heritage Line in Part Lot 118,N.S.T.R. One estate residential lot may be created. 1) a parcel having an approximate size of 4.0 hectares and situated on the south side of Talbot Line in Part Lot 6, Concession 8. Two estate residential lots may be created. m) a parcel having an approximate size of 5.9 hectares and situated on the south side of Light Line Part Lots 14 and 15, Concession 3. Seven estate residential lots may be recognized. n) a parcel having an approximate size of 1.35 hectares and situated in Lot 109 on the east side of Springer Hill Road,N.S.T.R. Two estate residential lots may be created. o) a parcel having an approximate size of 3.3 hectares and situated on the north side of Chapel Street in Part Lot 15, Concession 3. Three estate residential lots may be created. p) a parcel having an approximate size of 0.4 hectares and situated on the north side of Jackson Line in Part Lot 114,Concession 6. One estate residential lot may be created. q) a parcel having an approximate size of 1.1 hectares and situated in Part Lot 20, Concession 8 on the west side of Plank Road. One estate residential lot may be created. r) a parcel having an approximate size of 1.4 hectares and situated in Part Lot 16,Concession 8 on the east side of Sandytown Road. One estate residential lot may be created. s) a parcel having an approximate size of 1.5 hectares and situated in Part Lots 113 and 114, Concession N.S.T.R., at the intersection of Heritage Line and Culloden Road and designated Rural-"R(E/I)"on Schedule"A". Two estate residential lots may be created in addition to two existing estate residential dwellings and one existing cemetery. t) a parcel having an approximate size of 5.3 hectares and situated in Part Lots 21 and 22, Concession 8, on the south side of Ridge Road. One estate residential lot may be created in addition to one existing estate residential lot and one existing cemetery. 4-14 4.2.2.3 Mobile Home Parks: Mobile Home Parks, may be permitted in areas designated Rural-"R(MH)" on Schedule 'A' to this Official Plan. It shall be the policy of this plan to restrict development of mobile home parks to expansions of existing parks or to new parks within urban areas as designated on Schedule 'A' to this Official Plan. In addition to the policies of Section 4.2.2.1.4 of this Plan,the following criteria shall be given consideration in the evaluation of mobile home parks. a) All mobile homes are to be contained in a mobile home park. If it is the intent of the applicant to sell individual mobile home lots within a Mobile Home Subdivision, the development must be established by a Plan of Subdivision pursuant to the Planning Act; b) The land shall be accessible to an open public road which is maintained year round, and which is capable of sustaining vehicular traffic; c) The park must be served by a water supply and sewage disposal system which meet the requirements of, and be approved by the Ministry of the Environment,or its designated agent as applicable. The systems'design,and arrangements for ensuring adequate systems operation and maintenance shall satisfy the Ministry of the Environment. If the soil and water conditions dictate that a communal system is required due to soil and/or groundwater conditions,the Municipality may be required by the Ministry of Environment to enter into a responsibility agreement for the operation and maintenance of the system(s). The Municipality at their discretion may deny a development proposal if they do not wish to enter into such an agreement; d) The maximum density of development shall be determined by the mode of proposed potable water supply and sanitary sewage servicing and under no circumstances will exceed 20 units per hectare. The minimum home size shall be 55 square metres; e) Utilities and services such as hydro,lighting,telephone,roads and sidewalks shall be provided by the developer. Arrangements for garbage collection and disposal shall be provided by the developer who must use a certified waste disposal carrier to transport wastes to a Ministry of Environment certified disposal site; f) Adequate buffering shall be provided to shield the mobile home park from neighbouring uses; 4-15 g) Eight percent of the gross area of the mobile home park shall be designated as a recreational area. The buffer zone shall not be a part of the recreation area; h) All housing units and services shall be in accordance with the standards and specifications being developed by the Province of Ontario; i) For the purposes of this plan,a"mobile home"shall be defined in accordance with the Planning Act; j) Notwithstanding any policies of this Plan to the contrary, the following existing mobile home parks are recognized in the Rural "R-(mI{)" designation by this Plan and shall be appropriately zoned in the Zoning By- law: i) Lots 23,24, Concession 9,Municipality of Bayham; ii) Lot 5, Concession 8,Municipality of Bayham; iii) Lot 13, Concession 2, Municipality of Bayham. 4.2.2.3.1 It shall be the policy of this plan that an applicant who wishes to develop a mobile home park shall enter into a development agreement with the Municipality prior to the passing of an amendment to the Zoning By-law. Such an agreement may include: a) Arrangements for buffer planting to effectively screen the proposed development from other residential, commercial or industrial uses whether existing or proposed; b) Installation and maintenance of services; c) Control of drainage on and from the property including storm water management practices; d) Control of the specific use to be made of the property and the location of all facets of the development on a site plan. This site plan shall indicate: i) The true shape, topography, contours, soil and drainage characteristics,dimensions,acreage and location of the property to be developed as well as the extent of any other property held for future mobile home park development; ii) The existing use of all land,and the location and use of all buildings and structures lying within a distance of 100 metres from the land that is to be developed for the mobile home park; 4-16 iii) The location,height,dimensions and use of all buildings or structures existing or proposed to be erected on the property; iv) All entrances and exits; v) Design details for progressive and ultimate development of individual mobile home lots, ancillary facilities and internal roads; vi) Drainage provisions - the method and final grades by which the mobile home park shall be adequately drained,certified by a qualified engineer. 4.2.2.4 Seasonal Travel Trailer Parks and Campgrounds: Seasonal travel trailer parks and campgrounds may be permitted in areas designated Rural-"R(T)"on Schedule"A"to this Official Plan. It shall be the policy of this Plan to encourage new seasonal travel trailer parks or campgrounds to locate in areas conducive to such development. Such areas should be part of the Otter Creek System, or on the shoreline of Lake Erie where exceptional scenic vistas, aesthetic settings and recreational opportunities exist. 4.2.2.4.1 In addition to the policies of Section 4.2.2.1.4 ofthis Plan,the following criteria shall be given consideration in the evaluation of proposed seasonal travel trailer parks or campgrounds. a) The park must be accessible from a publicly maintained opened road; b) The park shall be served by a water supply and sewage disposal systems which meet the requirements of and are approved by the Ministry of the Environment or its designated agent as applicable. The systems design and arrangements for ensuring adequate systems operation and maintenance,and responsibility shall satisfy the Ministry of the Environment; c) The park should be served by utilities and services such as hydro, lighting, storm drainage, and roads provided by the developer or owner. Arrangements for garbage collection and disposal shall be provided by the owner who must use a certified waste disposal carrier to transport wastes to a Ministry of Environment certified disposal site; d) An adequate buffer zone and buffer planting shall be provided to effectively screen the proposed development from neighbouring uses; 4-17 e) the development must have lot sizes in accordance with an acceptable servicing scheme; fj The park should be in operation only during the months between and including April to October; g) The park must have 5 percent of the gross area designated as a recreational area. The buffer zone shall not be a part of the recreation area. In addition, the 5%park land should be consolidated in one location so that the land set aside for recreation is not dispersed throughout the trailer park in a number of small plots; h) The roads in the park must have a paved or gravel surface and adequate space must be proved to permit cars with trailers to back onto the lots. i) Notwithstanding any policies of this Plan to the contrary, the following existing Seasonal Travel Trailer Parks and Campgrounds are recognized by this Plan and shall be appropriately zoned in the Zoning By-law: i) Lot 17, Concession 2; ii) Lot 5, Concession 3; iii) Bridge St.,Port Burwell; iv) Port Burwell Provincial Park 4.2.2.4.2 It shall be the policy of this Plan,that an applicant who wishes to develop a seasonal travel trailer park or campground shall enter into a development agreement with the Municipality prior to the passing of an amendment to the Zoning By-law. Such an agreement shall include: a) The specific use to be made of the property and the location of all facets of the development must be set out in a site plan. This plan should indicate: i} the true shape, topography, dimensions, area and location of the property to be developed, as well as the extent of adjacent property held for future development; ii) The existing use of all land and the location and use of all buildings and structures within a distance of 120 metres from the land that is to be developed for the development; iii) The location,height,dimensions and use of all buildings or structures existing or proposed to be erected on the property; 4-18 iv) All entrances and exits; v) Design details for progressive and ultimate development of individual lots, ancillary facilities and internal road(s); vi) Drainage provisions - the method and final grades by which the development shall be adequately drained, certified by a qualified engineer; vii) The location of any communal wells and subsurface sewage treatment and disposal systems, both within the proposed development and within a distance of 120 metres from the land that is to be developed. 4.2.2.5 Recreational and Institutional Uses: Recreational uses such as golf courses, and other public and private parks may be permitted on lands designated Rural-"R(R)"on Schedule "A"to this Official Plan. Similarly,public institutional uses that serve the needs of the community and require a rural location may be permitted on lands designated Rural-"R(I)"on Schedule"A" to this Official Plan. Notwithstanding the above,it is the intent of this Official Plan to encourage all institutional uses to locate in existing urban areas where municipal services and/or amenities exist. Examples of such uses are: schools, churches, museums, meeting halls and cemeteries. 4.2.2.5.1 In order to protect the surrounding rural lands from the effects of the proposed use, the proposed recreational or institutional use should meet,in addition to the policies of Section 4.2.2.1.4 of this Plan, the following criteria: a) the road capacity exists for any projected increased traffic flow; b) the topography lends itself to the particular use; c) environmentally sensitive areas are protected; d) solid waste disposal can be taken care of adequately. 4.2.2.5.2 The potable water supply, sanitary sewage treatment and disposal, taking of water and any emission to the environment shall meet the requirements of and be approved by the Ministry of the Environment, and/or the appropriate approval authority as applicable. 4-19 4.2.2.6 Commercial Uses: Commercial uses may be permitted in areas designated Rural-" R(C)"on Schedule "A"to this Official Plan. Commercial uses permitted shall include those commercial uses which rely heavily upon automobile or truck traffic for their economic existence, and such uses may include automobile service stations, public garages and automobile sales agencies,farm machinery sales and service,farm supplies,building supply outlets, convenience stores, motels, drive-in restaurants or other eating establishments and accessory retail uses together with a residence of the owner or caretaker provided it is structurally attached to the commercial use. 4.2.2.6.1 Retail uses such as grocery stores, clothing and apparel,hardware, drug stores,etc., as well as shopping centres that would compete for retail sales with the retail facilities of urban areas will be discouraged in the agricultural areas of the Municipality. 4.2.2.6.2 In addition to the policies of Section 4.2.2.1.4 of this Official Plan, the following principles shall govern the development and zoning of commercial uses which shall be included in a Highway Commercial Zone or Rural Commercial Zone in the Zoning By-law: a) Highway Commercial uses shall be located on Provincial Highways or improved County Roads subject to section 4.2.6 of the Official Plan and subject to approval by the Ministry of Transportation or the County Engineer. b) Adequate off-street parking facilities shall be provided; c) Does not require undue extension to a municipal sanitary sewage or potable water system; d) The proposed potable water supply system and method of sanitary sewage treatment and disposal, solid waste disposal, taking of water and any emissions to the environment shall meet the requirements of and be approved by the Ministry of the Environment and/or the appropriate approval authority; e) Access points to such parking areas shall be limited in number and designed in a manner that will minimize the danger to vehicular and pedestrian traffic; f) Adequate buffering shall be provided between the commercial uses and adjacent uses to prevent adverse impacts. Attention shall be given to buffering and landscaping of parking lots. 4.2.2.6.3 Commercial uses in locations other than along,at intersections with Highway No. 3 or County Roads may be permitted on a limited basis provided they 4-20 meet all other applicable policies of this Plan, and the Zoning By-law regulations for rural commercial uses. 4.2.2.7 Industrial Uses: 4.2.2.7.1 In addition to the policies of Section 4.2.2.1.4 of this Official Plan, the general principles to be considered in the development and zoning of lands designated as "Industrial" on Schedule"A"are as follows: a) The Zoning By-law shall provide a separate set of Zone Regulations for Rural Industrial uses, such that they are distinguishable from smaller scale and farm-related industrial uses; b) Industries which create adverse off-site environmental impacts such as air pollution, odour, noise, or which generate excessive solid or liquid wastes either in volume or toxicity will not be permitted; c) Industries should not require municipal sanitary sewer service. Only `dry' industrial uses shall be permitted. A 'dry' industrial use shall be defined as a use that does not require water for cooling, washing, and processing and whose subsurface sanitary sewage treatment and disposal system(s)are used solely for the domestic waste generated by employees; d) Industries should not require connection to a municipal water supply,unless the establishment of private potable water supply is deemed impossible by either failed services or physical constraints; e) The proposed potable water supply system and method of sanitary sewage treatment and disposal, solid waste disposal, taking of water, and any emissions to the environment shall meet the requirements of, and where necessary, be approved by the Ministry of the Environment and/or the appropriate approval authority; f) Adequate off-street parking shall be provided; g) Access points to such parking areas shall be limited in number and designed in a manner that will minimize the danger to vehicular and pedestrian traffic; and h) Adequate buffering shall be provided between the industrial area and adjacent uses to prevent adverse impacts. Attention shall be given to buffering and landscaping of parking lots. 4-21 4.2.3 Hazard Lands 4.2.3.1 The"Ha7ard Lands"designation applies to areas which exhibit or potentially exhibit a hazardous condition as a result of-their susceptibility to flooding,erosion,dynamic beach hazards, subsidence, slumping, inundation or the presence of unstable soils, unstable bedrock, or steep slopes. 4.2.3.2 In the Municipality of Bayham the boundaries of the "Hazard Lands" designation have been generalized on Schedule 'A' due to the absence of detailed engineered flood line mapping in the rural areas of the Municipality. These areas may be zoned to permit any of the following uses: agriculture,conservation,horticultural nurseries, forestry, wildlife areas, public or private parks, and other outdoor recreational activities. In all cases the location of buildings and structures for purposes other than flood or erosion control will be regulated through the provisions of the Zoning By-law after Municipal Council has consulted the Conservation Authority where applicable. The "Hazard Lands" designation within Port Burwell, adjacent to Big Otter Creek was determined through the simulation of the 100 year hydraulic flood as established by the Conservation Authority. The lands within the "Hazard Lands" designation represent the engineered Flood plain for the Big Otter Creek. Bridges, culverts, hydro structures and boathouses without residential quarters, are permitted. 4.2.3.3 Buildings and Fill: No buildings and structures shall be permitted in the"Hazard Lands"except where such buildings, structures or fill are intended for flood or erosion control and are approved by the Municipal Council and/or the Conservation Authority. 4.2.3.4 Flood Control Work: Whenever any flood control or other works are undertaken which result in changes in any area designated as"Hazard Lands",such changes will be incorporated into the appropriate Land Use Plan,by an amendment to this Plan. 4.2.3.5 Land Dedication Under the Planning Act: Where new development is proposed on a site, part of which is designated as "Hazard Lands" in the plan, then such lands shall not necessarily be acceptable as part of the dedication for park purposes as required under the Planning Act. All lands dedicated to the Municipality shall be conveyed in a physical condition satisfactory to the Municipality. 4-22 4.2.3.6 Setbacks and Lotlines: Building setbacks will be imposed from the margins of hazard lands in relation to the kind,extent and severity of the existing and potential hazards after consultation with the Conservation Authority. 4.2.3.7 Consideration of Amendments: Where any land designated as"Hazard Lands"is under private ownership,the Plan does not intend that this land will necessarily remain as hazard land indefinitely,nor shall it be construed as implying that such land is free and open to the general public or that the land will be purchased by the Municipality or any other public agency. Applications for the redesignation of"Hazard Lands" for other purposes may be considered by the Municipal Council after consultation with the Conservation Authority and various Ministries or agencies and after consideration ofthe following: a) the existing physical hazards; b) the potential impacts of these hazards; c) the proposed methods by which these impacts may be overcome in a manner consistent with accepted engineering techniques and resource management practices, and, d) the costs and benefits in monetary,social and biological value in terms of any engineering works and/or resource management practices needed to overcome these impacts. There is no public obligation, however, either to redesignation or to purchase any area designated"Hazard Lands"particularly if there is an existing or potential hazard that would be difficult or costly to overcome, and furthermore, any studies or plans required by the Municipality or the Conservation Authority must be prepared by the applicant/landowner at his own expense. 4.2.3.8 Valley Walls and Top of Bank: a) Valley walls and banks adjacent to the actual flood plain or valleylands system in the "Hazard Lands" designation may be subject to erosion or instability due to soil and slope characteristics. In many cases, these lands also possess unique physical features which further warrant their preservation. 4-23 b) Valley walls and the top of bank shall be considered to extend from the flood plain to a distance of 30 metres from the top of bank of all flood plain areas. Valley walls are the area of lands between the watercourse and the top of bank. The top of bank is defined as the highest point of the valley walls as determined by a 3:1 (run:rise) elevation,which begins 15 metres back from the toe of bank of the watercourse. c) Lands within the valley walls and top of bank areas are intended primarily for the preservation of the natural landscape. Such uses as agriculture, outdoor recreation, nursery gardening, forestry, public or private parks, or other outdoor recreation functions,may be permitted. d) The erection of buildings, grading, or any other construction may be undertaken in this area provided that: i) Engineering reports are prepared at the cost of the owner/applicant to ensure that the proposed construction will not be endangered by possible erosion or land slippage and that adequate tableland exists to ensure proper sewage servicing. ii) The development is compatible with the natural landscape and does not adversely alter the valley features or result in extensive clearing of wooded areas. iii) Written permission is received from the Conservation Authority and the Ministry of Natural Resources. 4.2.3.9 Lake Erie Shoreline: The Lake Erie shoreline area is a strip of land immediately adjacent to Lake Erie that is influenced by flooding, erosion , and dynamic beach hazards and may present a hazard to any structures within this area. For the purpose of the Official Plan the "Hazard Lands" will begin at the furthest landward limit of these three shoreline hazards. a) The flooding hazard limit will extend for a distance determined by the following formula: 15 metres (engineered flood 100 yr. flood level allowance for wave uprush and other water related hazards) 4-24 b) The erosion hazard limit will extend for a distance determined by the following formula: D = 3h+ 100r(or)30 metres(whichever is greater) D Setback(metres)measured from toe of bluff h = Difference in elevation between top of bluff and toe of bluff which may or may not be below or above lake level elevation Note: Lake level is elevation 173.85 metres ASL (GSC datum) (average for last ten (10)years during November to March period) 100 = Constant representing 100 years of protection r = Rate of erosion in metres per year at the point under consideration, as determined by the appropriate Conservation Authority. c) The dynamic beach hazard limit will extend for a distance determined by the following formula: flooding hazard limit as determined + dynamic beach allowance by subsection 4.2.4.9 a) of 30 metres d) The policy of this Official Plan is to allow structures within this area only if the erosion at the building site in question has been decreased to zero by a stabilization project. Such stabilization project must be: i) Designed and supervised by a registered Professional Engineer; ii) Approved by the appropriate Conservation Authority, Township Council and the Ministry of Natural Resources. e) In some cases,buildings and structures may be erected closer to the waterline than the distance calculated through the application of the formula in subsection 4.2.4.9 a) of this Plan. Such buildings and structures may be associated with water-related uses such as marinas, docks and boathouses, and in all cases,the erection or expansion of all such buildings and structures shall be subject to the approval of the appropriate Conservation Authority. 4-25 #) For areas that are exposed to the 1:100 year lake level and wave uprush as defined by the Ministry of Natural Resources, new development, and additions to, or relocations of existing structures, shall incorporate floodproofing measures and shall be subject to the approval of the Township Council, Ministry of Natural Resources and the appropriate Conservation Authority. 4.2.3.10 The following policies will apply for any proposed development within the "Hazard Lands" designation: a) Development within the defined portion of a dynamic beach, or in areas which will initiate or increase existing flooding hazards, erosion rates, or dynamic beach processes along areas of the Flood plain, valley walls and Lake Erie shoreline will not be permitted. b) On the Lake Erie shoreline,the approval of the Ministry ofNatural Resources will also be secured before Council gives favourable consideration to any shoreline-related development. c) Vehicular and pedestrian mobility to and from sites within the "Hazard Lands"designation must be ensured during times of emergency(ie.flooding, erosion etc.) d) No new development of buildings or other structures will be permitted on the toe of slope if it is unstable and susceptible to erosion. Slope stabilization measures shall be undertaken in accordance with the advice of the appropriate Conservation Authority. e) No development involving institutional uses, essential emergency services, or involving the disposal, manufacture, treatment, or storage of hazardous substances will be permitted. 4.2.3.11 Docks and Waterfront Structures: Docks,waterfront and marina structures on property abutting water shall: a) be subject to the approval of the appropriate Conservation Authority; b) be designed,constructed and maintained in a manner which contributes to the amenity of the Municipality; c) be capable of withstanding damaging storms,ice and high water conditions; 4-26 d) not contain sanitary facilities unless connected to municipal sewers; e) be located so as not to interfere with navigation or aids to navigation; f) be constructed and placed so as to minimize the impact on natural vegetation and topography; g) not contain any residential accommodations. 4.2.3.12 Special Policy Area No.2 In addition to the policies of Section 4.2.3, the lands within the "Ha72rd Lands" designation in Port Burwell which are generally situated south of Robinson Street, and east of the Big Otter Creek and extending into Lake Erie, are designated as Special Policy Area No.2 on Schedule"D"to this plan and may be used to develop a marina and ancillary facilities. These lands will remain in a holding zone until such time as the conditions regarding development as outlined in Section 4.2.3 of this Plan can be accommodated to the satisfaction of the Municipality,in consultation with the Province and the Conservation Authority. 4.2.4 Conservation Lands 4.2.4.1 The areas of exceptional scenic and recreational value, and geographic and environmental significance throughout the planning area,and particularly along the Lake Erie shoreline,should be preserved and/or developed in order to maintain their inherent environmental and scenic values. These areas should be designated as "Conservation Lands". 4.2.4.2 Any development in areas of exceptional scenic or recreational value should be regulated so that its impact will not detract from the natural environmental character of the area. Proper forest resource management procedures should be adhered to and all tree removal should be done in accordance with the Elgin County Tree Cutting By-law. 4.2.4.3 The major areas of scenic and recreational value should be accessible to the public. Such areas in public ownership should be designated"Conservation Lands". 4.2.4.4 The "Conservation Lands" designation may be used to protect Natural heritage features and areas from incompatible development. It may also be used to assist in the preservation and management of Cultural Heritage and Archaeological Resources in accordance with the Provincial Policy Statement. 4-27 4.2.4.5 The "Conservation Lands" designation shall mean that the predominant use of the land shall be for the preservation and enjoyment of significant natural resources such as: i) water resources; ii) unique vegetation or wildlife habitats; iii) forestry(sylviculture); iv) valuable recreation resources; v) historic sites; vi) designated outdoor recreation areas; vii) any natural resources the community and/or the Conservation Authority deems to be important as an environmental asset to the area. 4.2.4.6 The designation is distinct from"Hazard Lands", in that a physical environmental hazard may not be present. 4.2.4.7 Where lands designated for conservation are in private ownership,this Plan does not intend that any particular parcel will necessarily remain in this category indefinitely, nor does the Plan imply that any "Conservation Lands" are free and open to the general public or will be purchased at any time by the Municipality or any other public agency. If an application is made to the municipality to change the designation of"Conservation Lands";the municipality will first determine if the land is required for public purposes and if it can be purchased by the Municipality or other public agency. If the land is not to be purchased, then the Municipality may give consideration to the proposed amendment to the Plan. 4.2.4.8 Areas designated for conservation may have accessory residential buildings on a seasonal basis but no permanent residential buildings shall be established. 4.2.4.9 Existing residences and/or agricultural operations on"Conservation Lands"may be maintained to permit the existing use. 4.2.5 Mineral Resource Areas 4.2.5.1 The"Mineral Resource Areas"designation,as shown on Schedule"A"to the Official Plan, shall mean that the predominant use of land shall be for the extraction and processing of minerals, mineral aggregate resources, including a wayside pit and quarry, and the exploration and extraction of natural gas and petroleum resources. Also to be permitted in the "Mineral Resource Areas" designation are agricultural and agriculturally-related uses which do not limit the future viability of the site for the extraction of mineral resources,and which are conducted in accordance with the policies contained in Section 4.2.1 of this Plan. 4-28 4.2.5.2 A new pit or quarry operation will not require an amendment to this plan provided that: a) it is located within the areas designated as "Mineral Resource Areas" on Schedule "A"to this Plan; b) it complies with the policies of this Plan. 4.2.5.3 All proposals for new pit or quarry operations to be located outside of the areas designated as "Mineral Resource Areas"on Schedule "A"to this Plan will require an amendment to this Plan. In considering an application for an amendment to this Plan,regard shall be had to the policies contained in subsections 4.2.5.1,4.2.5.2,and 4.2.5.6 of this Plan. 4.2.5.4 Where lands are shown on Schedule "A" to this Plan as being located within the "Mineral Resources Areas"designation,such designation does not in itself constitute full and final municipal approval for the opening of a new pit or quarry. Every new pit or quarry operation will require an amendment to the Zoning By-law. 4.2.5.5 Prior to the enactment of an amendment to the Zoning By-law regard shall be had to the following matters: a) the potential for any land use conflicts which may be created by the proposed use, including conflicts with the natural environment, including "Hazard Lands"and"Conservation Lands"; b) the ability of local roads to accommodate expected levels of truck traffic; c) a site plan, complete with information as required by the Aggregate Resources Act, and any regulations madepursuant to such Act including Ontario Regulation 545/71, or any other pertinent and applicable provincial legislation or regulations; d) the overall timing and necessity of the operation in relation to other pit and quarry operations in the local area. e) the extraction of natural gas and petroleum be in full compliance with the Petroleum Resources Act. 4.2.5.6 Pit and quarry operations, including those involving the processing of aggregate materials at the actual extraction site,will generally be prohibited within proximity of any adjoining property which is: 4-29 a) designated as"Hamlet"or"Village"as shown on Schedule 'A', `B', 'C'. or `D' to this Plan; b) zoned for residential purposes; c) used for residential purposes in association with an agricultural use except where such residential use is the residence of, or is owned by, the pit or quarry operator/applicant. 4.2.5.7 All extractive uses shall satisfy the requirements ofthe appropriate regulatory agency with respect to matters of potable water supply,the taking of water,the disposal of liquid wastes, noise,vibration, and the control of air pollution. 4.2.5.8 Official Plan and Zoning By-law amendments will not be required for wayside pits and quarries or portable asphalt plants. The Municipal Road Superintendent, the County Engineer,and the Ontario Ministry of Transportation or their agents,may use any land, except those areas of existing development or particular environmental sensitivity which are incompatible with extraction and associated activities, for the extraction and processing of materials for the construction of public works. Wayside pits and quarries or portable asphalt plants are subject to a permit administered by the Aggregate Resources Act. Prior to the opening of a wayside pit or quarry or a portable asphalt plant,a statement that the operation,in the opinion of the Municipal Road Superintendent,the County Engineer or the District Engineer of the Ministry of Transportation qualifies as a wayside pit or quarry or a portable asphalt plant shall be forwarded to the Municipal Council. 4.2.5.9 In reviewing applications for the creation ofnew lots or the alteration of existing lots, regard shall be had to the applicable policies contained in this Official Plan. In addition,the creation of new lots or the alteration of existing lots which may have the effect of reducing the viability of an existing or potential aggregate extraction operation will not be permitted within the "Mineral Resource Area" designation. 4.2.5.10 Where a pit or quarry operation has ceased,the subject lands will be progressively rehabilitated to accommodate subsequent land uses,and may only be used for those purposes specified in Subsection 4.2.5.1 of this Plan. An application for an.Official Plan amendment to permit a use or uses other than those permitted in subsection 4.2.5.1 of this Plan will be given due consideration,but only after documentation has been prepared and presented by the operator/applicant which shows that one of the following conditions exists: a) the subject lands have been exhausted of all aggregate resources; or, 4-30 b) any aggregate material remaining on-site is not capable of being extracted economically and/or feasiblely; or, c) the proposed land use or development serves a greater long-term public interest; and d) issues of public health and safety,and environmental impact are addressed. 4.2.5.11 Notwithstanding Section 4.2.5.3 of this Plan, Official Plan and Zoning By-law amendments will not be required for the removal or levelling of hills containing aggregate material for the purpose of increasing or improving lands for agricultural uses provided that no excavation takes place below the average grade of land surrounding the hill. Such removal sites are to be used on a temporary basis only and are subject to a permit administered by the Aggregate Resources Act. 4.2.6 Oil. Gas, and Salt Resources 4.2.6.1 The exploration for and the production of oil, gas, and salt resources including related buildings, structures,pipelines and related facilities shall be permitted in all land use designations,except Urban Areas. All exploration and production activities are to be in compliance with the Oil. Gas, and Salt Resources Act, and regulations thereto. 4.2.6.2 The municipality shall support the subsurface storage of oil, gas,and salt resources, subject to provincial regulations, so long as they do not adversely affect surface development rights as set out in the Official Plan. 4.2.6.3 The municipality shall support the proper disposal of oil field brines,in accordance with Provincial regulations. 4.2.6.4 New development shall be set back 75 metres from existing wells;this setback being equivalent to the setback required under the Oil,Gas and Salt Resources Act for new wells from existing development. Lesser setbacks for development may be considered upon consultation with the Province. Where development is proposed adjacent to or above pools or deposits, the Province shall be consulted regarding measures to allow possible future access for resource production purposes. 4.2.6.5 The municipality shall encourage the use of technology for the exploration and production of subsurface resources from a well site that is located on lands adjacent to a natural or cultural heritage area. New wells and associated works will be prohibited from causing any surface or ecological disturbance to natural and cultural heritage areas. If there are no alternatives to exploration and production within a natural or cultural heritage area, measures will be undertaken to reduce negative 4-31 impacts. Where forest cover is removed it shall be replaced at a location specified by the landowner, unless no such location is suitable for tree cover, wherein the municipality may specify a location. 4.2.6.6 Upon cessation of production,well sites and locations of associated works shall be rehabilitated to permit uses set out in the land-use designation where the well sites are located. Upon cessation of production from wells in prime agricultural areas, rehabilitation shall restore the site so it can be used for agricultural purposes. 4.2.6.7 As a condition of approving subsequent development on former petroleum resource areas,the municipality will require that improperly abandoned wells that are known or discovered on the lands during development will be properly plugged, capped or otherwise made safe in accordance with provincial requirements. Buildings and structures shall be located away from possible well sites,unless it can be proven that development can safely occur. Any development proposals on known historic salt solution mining activity areas, will require a geo-technical study completed by a qualified engineer to ensure that development can occur safely. 4.2.6.8 If sites of former works are discovered,these locations shall be rehabilitated prior to development proceeding. 4.2.7 Highway Commercial 4.2.7.1 Highway commercial uses are to be located along arterial roads and intersections and primarily along Highway No. 3 and Plank Road. Highway commercial uses shall include those commercial uses which primarily serve vehicular traffic and which rely heavily upon such traffic for their economic existence and such uses may include automobile service stations, public garages and automobile sales agencies, farm machinery sales and service, farm supplies, building supply outlets, convenience stores,motels,drive-in restaurants or other eating establishments and accessory retail uses together with a residence of the owner or caretaker. 4.2.7.2 Retail uses such as grocery stores, clothing and apparel,hardware,drug stores,etc., as well as shopping centres that would compete for retail sales with the retail facilities of the urban areas will not be allowed in the Highway Commercial designation. Home occupations, as defined in the Zoning By-law, which generate high volumes of traffic will not be permitted in any Highway Commercial designation along Highway No. 3 or Plank Road. 4.2.7.3 The following general principles shall govern the development and zoning of highway commercial uses which shall be included in a Highway Commercial Zone in the Zoning By-law: 4-32 a) The highway commercial uses shall be located on Provincial Highways or improved Local or County Roads subject to the approval of the Ministry of Transportation or the County Engineer. Where development is proposed at the intersection of a Provincial Highway and a County Road,access to/from the site shall be located along the County Road. Where access to/from development is required along a Provincial Highway it shall be provided by an existing access location. Where redevelopment of Highway Commercial uses with existing multiple access locations along a Provincial Highway is proposed, the access locations shall be consolidated into one (1) access location; b) The development of laundromats,car washes or other high water consuming establishments will not be permitted unless they can be connected to a piped municipal water supply and have an appropriate means of sanitary sewage treatment and solid waste disposal; c) Adequate off-street parking facilities shall be provided; d) Access points to such parking areas chap be limited in number and designed in a manner that will minimize the danger to vehicular and pedestrian traffic; and, e) Adequate buffering shall be provided between the highway commercial uses and adjacent uses to prevent adverse effects or impacts. Attention shall be paid to adequate buffering and landscaping of parking lots. 4.2.7.4 Highway commercial uses in locations other than on Highway No.3 and Plank Road will be permitted on a limited basis provided they meet all other applicable policies of this Plan and the Zoning By-law regulations for highway commercial uses. 4.3 URBAN USES 4.3.1 General 4.3.1.1 The Municipality is primarily devoted to agricultural uses with concentrations of urban uses existing in the Hamlets of Corinth, North Hall, Eden, Richmond and Calton, and the Villages of Straffordville,Vienna and Port Burwell. It is the intent of this Plan to concentrate all of the urban growth in these centres in order to prevent scattered non-farm development in prime agricultural areas. 4.3.1.2 This Plan encourages new residential development to consolidate with the existing urban communities listed in subsection 4.3.1.1 of the Plan by filling in the vacant 4-33 areas and locating new residential development adjacent to existing built-up areas in a compact and contiguous fashion. 4.3.1.3 Ribbon or strip development and indiscriminate urban development outside the designated urban areas shall be discouraged. 4.3.1.4 The Municipality will place the highest priority on the location of new urban development in areas of the Municipality where municipal services are readily available. 4.3.1.5 The Municipality will encourage the development of housing types other than single detached dwellings in the villages, and where no land use conflict shall ensue, in other parts of the Municipality when new or converted dwellings of this type are feasible. 4.3.1.6 New commercial development shall be encouraged to locate in the existing commercial areas of the urban areas through the renovation of older structures and the erection of new buildings. 4.3.1.7 Improvements in the physical appearance of commercial and industrial buildings and structures in the urban areas will be encouraged. 4.3.1.8 Growth of new industries that are compatible with both the urban and the agricultural environment in general, as well as with adjacent land uses will be encouraged in order to provide alternative employment opportunities to residents of the Municipality. 4.3.1.9 It shall be the policy of this Plan to restrict major residential,commercial or industrial development,generally defined as plans of subdivision with more than 5 lots,in the urban areas until both sewer and/or water services can be provided to the site(s) under consideration in accordance with Ministry of the Environment requirements. Residential development in these areas will be allowed on the basis of infilling with some growth in areas directly adjacent to existing built-up areas through consents and small plans of subdivision. 4.3.1.10 All agricultural uses will be permitted in the areas designated as"Hamlets"with the exception of livestock operations and mushroom farm operations which will be prohibited in these areas. The expansion of existing non-intensive agricultural operations or the initiation of new non-intensive agricultural operations shall be in accordance with the Minimum Distance Separation Formula H. 4-34 4.3.2 Hamlets 4.3.2.1 Schedule "A" designates Corinth, North Hall, Eden, Richmond and Caftan as "Hamlets". These settlements are comprised of small clusters of residential and commercial uses. The intended function of the"Hamlets"in this Plan is to remain as small dormitory clusters,providing limited commercial and institutional services to the immediate surrounding area. The policy of this Plan is to restrict major residential development wherever municipal services are not available, while allowing future growth on the basis of infilling and in accordance with the general Hamlet boundaries as depicted on Schedule"A". 4.3.2.2 Permitted uses would include residential dwellings, variety stores, public garages, schools, churches and small commercial and industrial uses directly related to and servicing the immediate surrounding community. Adequate buffering should be provided between the various uses wherever the potential for land use conflict exists. 4.3.2.3 Development on individual private potable water and individual sanitary sewage treatment and disposal systems shall be approved by the appropriate approval authority as applicable, and shall be limited to a type and density that does not precipitate the need for communal water or sewage works. 4.3.2.4 Development may also be considered in "Hamlets" which have communal or municipal potable water supplies or sanitary sewage works,provided that minor,or no extension of such works is required. 4.3.2.5 Residential: 4.3.2.5.1 The principal land use function of "Hamlets" shall be for clusters of non-farm residential development in the form of single detached dwellings, and other low or medium density types of dwellings. These uses will be controlled and regulated by the Zoning By-law. 4.3.2.5.2 Land uses other than residential will be permitted in hamlets if they serve the residential function, are compatible with it, or improve the quality of life in the neighbourhood. Examples of such uses are: • neighbourhood retail stores • drug stores • small scale professional offices • public and private small scale institutions • local service industrial uses. 4-35 4.3.2.5.3 Non-residential uses shall be consolidated into clusters wherever possible rather than permitting them to spread throughout the hamlet area. The location and site design ofthese uses shall provide for off-street parking,landscaping,and adequate buffering and utilize the best principles of urban design in order to create a high quality residential neighbourhood. 4.3.2.5.4 In addition,larger scale public and private uses such as religious institutions,clinics, convalescent homes, nursing homes, hospitals and schools will be permitted in "Hamlets"provided that an amendment to the Zoning By-law has been approved to protect the surrounding residential lands from the proposed use. 4.3.2.5.5 Some of the principles to be considered in the development and zoning of non- residential uses in the residential areas in"Hamlets" are as follows: a) The permitted hamlet commercial or industrial uses shall be limited to retail stores or service shops which provide for the daily shopping or service needs of the adjacent residential areas and may include a automobile service station in a separate zoning category; b) The location of hamlet commercial or industrial uses shall be encouraged to locate on arterial or collector roads and indiscriminate scattering of these uses shall be discouraged; c) The hamlet commercial or industrial uses shall be sited so as to minimize any adverse impacts upon the adjacent residential uses; d) The buildings containing hamlet commercial or industrial uses shall be designed, and any lighting or signs arranged so as to blend in with the character of the adjacent residential area; e) The floor area of any hamlet commercial use shall not exceed approximately 190 square metres and no more than two such uses shall be situated in one part of a residential neighbourhood; #) New hamlet commercial or industrial uses shall be included in a separate zoning category in the Zoning By-law and existing commercial and industrial facilities should also be so recognized in the zoning by-law; g) Adequate off-street parking shall be provided; h) Adequate buffer planting shall be provided between the hamlet commercial or industrial use and any adjacent residential areas,and such buffer planting 4-36 may include provisions for grass strips, fences, and appropriate planting of trees and shrubs. 4.3.2.5.6 Consents will generally be discouraged and will only be granted when it is clearly not necessary in the public interest that a plan of subdivision be registered. If a plan of subdivision is not deemed necessary, regard shall be had to other policies in the Official Plan and to the following criteria when considering an application for a consent in the Hamlet areas: a) Consents shall be granted only in areas where the minor, or no extension of any municipal service would be required. Any services required in a consent should be satisfactory to the appropriate approval authority; b) Consents should be granted only when the land fronts on an existing public road which is of a reasonable standard of construction; c) Consents should have the effect of infilling in existing developed areas and not of extending the Hamlet area unduly; d) The size of any parcel of land created by a consent should be appropriate for the use proposed considering the public services available and the soil conditions, and in no case should any parcel be created which does not conform to the provisions of the Zoning By-law; e) Direct access from major roads should be restricted and residential lots should,where possible, have access only from internal residential roads; fj Consents should not be granted for land adjacent to a road from which access is to be obtained where a traffic hazard would be created because of limited sight lines on curves or grades. g) Consents should be granted only when the creation of the lot will not interfere with subsequent access to interior lands. h) Consents for mortgage,estate, or other boundary adjustment purposes shall be permitted provided that they adhere to principles of good planning,do not cause land use conflicts and conform to the provisions of the Zoning By-law. 4.3.2.5.7 It is the intention of this Plan to allow for the eventual development of other residential types such as multiple family dwellings and single family mobile home parks within the residential areas of the"Hamlets". These residential types shall be included in separate zoning categories in the Zoning By-law and will be permitted, providing that an amendment to the Zoning By-law has been approved. 4-37 4.3.2.5.8 Consideration of the following factors shall be given in the evaluation of an amendment to the Zoning By-law for multi-unit residential developments: a) The uses permitted shall include the various types of multiple dwellings such as townhouses, converted dwellings and walk-up apartments; b) The multiple unit dwellings shall be sited to enhance the quality of the immediate area with particular attention to the effects of vehicular and pedestrian traffic generation; c) Adequate off-street parking shall be provided; d) Multiple unit dwellings will be encouraged to locate in areas where municipal services are available or where appropriate private water and sewage disposal systems can be established. 4.3.2.5.9 Consideration of the following factors shall be given in the evaluation of an amendment to the Zoning By-law for mobile home parks: a) All mobile homes are to be contained in a mobile home park development which may be established by a Plan of Subdivision pursuant to the Planning Act; b) The land shall be accessible to a main road by means of the roads within the mobile home park; c) The mobile home park shall be located such that bus or school services are not unduly affected, and these shall be available to the site; d) The park must be served by a municipal or communal water supply and sewage disposal systems which meet the requirements of and are approved by the Ministry of the Environment,or its delegated authority as applicable. The methods of and arrangements for ensuring responsibility for systems operation and maintenance shall satisfy the Ministry of the Environment; e) The maximum density of development will not exceed 20 units per hectare and the minimum home size shall be 55 square metres; f) Utilities and services such as hydro,lighting,telephone,roads and sidewalks shall be provided by the developer. Garbage collection and disposal may be provided by the developer or by the Municipality; 4-38 g) Adequate buffering shall be provided to shield the mobile home park from neighbouring uses and vice versa. h) Eight percent of the gross area of the mobile home park shall be designated as a recreational area. The buffer zone shall not be a part of the recreation area; i) All housing units and services shall be in accordance with the standards and specifications of the Province of Ontario; j) Mobile home parks shall as a general rule,be a maximum of 80 units and a minimum of 20 units in size; k) For the purposes of this plan,a"mobile home"shall be defined in accordance with the Planning Act, but does not include any single-detached dwelling which has been constructed so as to be located on a site other than that which it has been constructed on. 4.3.2.5.10 It shall be the policy of this plan that an applicant who wishes to develop a mobile home park shall enter into a development agreement with the Municipality prior to the passing of an amendment to the Zoning By-law. Such an agreement shall include: a) Arrangement for buffer planting to effectively screen the proposed development from other residential, commercial or industrial uses b) Installation and maintenance of services; c) Control of drainage on and from the property; d) Control of the specific use to be made of the property and the location of all facets of the development by a site plan. This site plan shall indicate: i) The true shape, topography, contours, soil and drainage characteristics,dimensions,acreage and location of the property to be developed as well as the extent of adjacent property held for future mobile home park development; ii) The existing use of all land and the location and use of all buildings and structures lying within a distance of 100 metres from the land that is to be developed for the mobile home park; 4-39 iii) The location,height,dimensions and use of all buildings or structures existing or proposed to be erected on the property; iv) All entrances and exists; v) Design plans for the progressive and ultimate development of individual mobile home lots, ancillary facilities and internal roads; vi) Drainage provisions - the method and final grades by which the mobile home park shall be adequately drained,certified by a qualified engineer. 4.3.2.5.11 It shall be the policy of this Plan that an applicant who wishes to develop a seasonal travel trailer park shall enter into a development agreement with the Municipality prior to the passing of an amendment to the Zoning By-law as applicable. Such an agreement shall include and ensure that the seasonal travel trailer park meets the following requirements: a) The park must be accessible to a main road by means of a service road or roads within the park; b) The park must be served by a municipal or communal water supply and sewage disposal systems which meet the requirements of and are approved by the Ministry of the Environment or its delegated authority as applicable. The methods and arrangements for ensuring adequate systems operation, maintenance,and responsibility shall satisfy the Ministry ofthe Environment; c) The park must be served by utilities and services such as hydro, lighting, storm drainage,and roads provided by the developer. Garbage collection and disposal may be provided by the developer or by the Municipality; d) An adequate buffer zone and buffer planting shall be provided to effectively screen the proposed development from other residential, commercial or industrial uses whether existing or proposed; e) The park must have minimum lot sizes which are not less than 150 square metres; f) The park must be in operation only during the months of April to November; g) The park must have 5 percent of the gross area designated as a recreational area. The buffer zone shall not be a part of the recreation area. In addition, the 5%park land so designated should be consolidated in one location so that 4-40 the land set aside for recreation is not dispersed throughout the trailer park area in a number of small plots; h) The roads in the park must have a paved or gravel surface and adequate space must be provided to permit cars with trailers to back onto the lots; i) The specific use to be made of the property and the location of all facets of the development must be set out in a site plan. This plan should indicate: i) The true shape,topography,contours,dimensions, area and location of the property to be developed as well as the extent of adjacent property held for future mobile park development; ii) The existing use of all land and the location and use of all buildings and structures lying within a distance of 120 metres from the land that is to be developed for the seasonal travel trailer park; iii) The location,height,dimensions and use of all buildings or structures existing or proposed to be erected on the property; iv) All entrances and exits; v) Design plans for the progressive and ultimate development of individual travel trailer lots, ancillary facilities and internal roads; vi) Drainage provisions-the method and final grades by which the travel trailer park shall be adequately drained, certified by a qualified engineer; 4.3.2.6 Commercial: 4.3.2.6.1 The general principles to be considered in the development and zoning of commercial uses in the "Hamlets"are as follows: a) The uses permitted in this land use category are those uses which may serve local residents or the entire Municipality. These uses may include establishments essentially engaged in the buying and selling of goods and services, automobile service stations and sales garages, places of entertainment and general assembly,offices and studios,service shops,public and institutional uses and residential uses in the form of apartments over and beyond ground floor commercial uses; 4-41 b) The commercial areas in the"Hamlets"should remain as compact as possible in order to be readily accessible to the pedestrian public; c) Adequate off-street parking within the commercial lot area shall be provided for the convenience and safety of the people and the businesses served; d) Adequate buffering shall be provided between the commercial uses and adjacent uses to prevent adverse effects or impacts. Attention shall be paid to adequate buffering and landscaping of parking lots. 4.3.2.6.2 Major commercial shopping centre complexes that serve the commercial and retail service needs of the wider community may be permitted at selected sites capable of providing full municipal water and sanitary sewage treatment and disposal services, solid waste disposal, electric power and road access provided that a site plan agreement is entered into with the Municipality pursuant to the approval of comprehensive amendments to the Official Plan and the Zoning By-law. 4.3.2.7 Open Space: 4.3.23.1 This designation includes public and private parks and recreation lands within the "Hamlets" of the Municipality of Bayham. 4.3.2.7.2 Accessory buildings necessary for open space and recreation use will be permitted under this designation. 4.3.2.7.3 The provision of adequate off-street parking where necessary will be required. 4.3.2.7.4 Where any lands designated for open space are under private ownership, this Plan does not indicate that such land will necessarily remain as open space indefinitely, nor shall it be construed as implying that open space areas are free and open to the general public or will be purchased by the Municipality. If proposals to develop any such lands that are in private ownership are made and the municipality does not wish to purchase such lands in order to maintain the open space,then an application for the redesignation of such lands for other purposes will be given due consideration by the Municipality. 4.3.2.7.5 The Municipality shall endeavour to maintain the existing parkland in the municipality and should attempt, where possible, to acquire additional lands for neighbourhood parks within the "Hamlets" as warranted by the level of residential development in these areas. 4.3.2.7.6 It is the policy of this Plan that within all"Hamlets", adequate open space shall be provided. To achieve this policy Council shall ensure that the land dedication 4-42 required pursuant to the Planning Act, for new subdivisions will be used to create local parks. 4.3.2.7.7 Monies acquired in lieu of this dedication shall be managed by the Municipality in a park fund for use in providing recreational lands and facilities to serve the needs of all residents. 4.4 VILLAGES This section of the Official Plan provides the land use policies which apply to future development in Straffordville, Vienna and Port Burwell during the 2001-2010 planning period. 4.4.1 Residential 4.4.1.1 Within the areas designated "Residential" on Schedule "B", "C" and "D", the primary use of land shall be for single-detached dwellings. Two unit dwellings,and seasonal dwellings may also be permitted in order to ensure a diversity of low density housing types capable of meeting the needs of the Municipality. The dwelling units permitted in the"Residential"designation will be regulated by the Zoning By-law. Single, seasonal residential and semi-detached dwellings and duplexes should generally not exceed a gross density of twenty (20) units per hectare and shall be serviced with municipal water and sewer services where one or both services are available. 4.4.1.2 Land uses other than residential will be permitted in the"Residential"designation if they serve the residential function,are compatible with it,or improve the quality of life in the neighbourhood. Examples of such uses are: — small scale professional offices which occupy less than 93 m2(1000 ft2); — small scale institutional uses such as churches; — home occupations. All such uses should comply with the applicable regulations for the use as prescribed by the Zoning By-law. As a general rule,no more than two similar complementary uses shall be situated within a two block radius of each other. 4.4.1.3 Home occupations may be permitted if they are clearly secondary to a residential use, and comply with the standards and regulations as prescribed by the Zoning By-law. 4.4.1.4 In order to maintain and strengthen the development of the "Commercial" designation and in order to maintain the character of areas designated"Residential", 4-43 the establishment of commercial uses will not be permitted (with the exception of those described in subsection 4.4.1.2)in the"Residential"designation. 4.4.1.5 Neighbourhood parks, playgrounds and other public open space areas that serve residential needs and complement the character of the "Residential" areas shall be permitted in accordance with Section 4.4.8 provided they comply with the standards and regulations of the Zoning By-law. 4.4.1.6 Proposals for new single unit and two unit dwellings in the designated"Residential" areas shall meet the following criteria: a) lot frontage, depth and size: The lot frontage, lot depth, and lot size of any lots proposed to be used or created for residential purposes shall be appropriate to the development being proposed and consistent, wherever desirable and feasible,to adjacent and surrounding lots. In no case shall lots be created or dwelling units constructed which do not conform to the provisions of the Zoning By-law unless the By-law is otherwise amended or a variance granted. b) natural features: Natural site features including vegetation, tree cover, and topography shall be protected,enhanced,and incorporated into the design of the proposed development to the greatest extent possible. c) design: Innovative housing design and site layout including energy-saving measures will be encouraged. To achieve energy savings, particular regard shall be had to building form and size, density, lot and building orientation, and on-site landscaping. d) open space: Open space including parkland shall be provided in accordance with the polices of Section 4.4.8. e) adjacent and surrounding land use: The proposed development shall be compatible with existing (or proposed) neighbouring land uses. Where necessary or desirable, the proposed development shall be adequately screened from adjacent land uses by the provision of landscaping and/or buffering. f) facilities and services: Existing or proposed municipal services (including potable water supply, sanitary sewage treatment and disposal, solid waste disposal, storm and surface drainage, roads, sidewalks, and street lighting) shall be adequate to serve the proposed development. If these services or facilities are deemed inadequate, the Municipality may require that an agreement be entered into with the developer as to the design and cost 4-44 apportionment of any public works required to bring these services or facilities up to the appropriate standard. g) storm droll-Inge: Adequate provision for stormwater management/drainage and surface runoff subject to the requirements of the Municipality, and the statutory approval authority having jurisdiction,shall be provided. Where in the opinion of the Municipality it is deemed necessary or desirable, the Municipality may require the submission of a grading plan and/or stormwater management plan to ensure surface water runoff does not adversely affect neighbouring properties or receiving watercourses. h) vehicular access: Vehicular access shall be available or made available from a public highway or public street of reasonable construction and maintenance to permit year round access and shall be subject to the approval of the authority(ies)having jurisdiction. In no case shall access be permitted where traffic hazards could result due to poor sight lines or proximity to a traffic intersection. In new residential subdivisions,the use of a curvilinear street pattern, cul-de-sacs, and other similar design features to minimize through traffic movements shall be encouraged. i) The Planning Act: In the case of a residential subdivision, all matters contained within Section 50 and 51 of the Planning Act as amended or revised from time to time shall be complied with. 4.4.1.7 Consideration of an amendment to the Zoning By-law for mobile home parks within the Village designation will be subject to Section 4.3.2.5.9 of the Official Plan. 4.4.1.8 It shall be the policy of this plan that an applicant who wishes to develop a mobile home park in the Village designation shall enter into a development agreement with the Municipality prior to the passing of an amendment to the implementing zoning by-law. Such an agreement will be subject to Section 4.3.2.5.10 of the Official Plan. 4.4.1.9 Notwithstanding the policies of this Plan the following existing mobile home parks have been recognized in the "Residential" designation by this Plan and shall be appropriately zoned in the Zoning By-law; i) Pitt Street,Port Burwell, Municipality of Bayham ii) Elizabeth Street, Port Burwell, Municipality of Bayham 4.4.2 Holding(h) Symbol Policies It is the policy of the Municipality of Bayham to utilize Holding (h) symbols in zoning by-laws pursuant to the provisions of the Planning Act. Properties may be 4-45 zoned for their intended use and the holding symbol "(h)" will be added after the zone symbol so as to indicate that the development of the identified lands cannot proceed until the holding symbol is removed. 4.4.2.1 Holding(h)symbols will generally be utilized on lands intended for development in the villages and hamlets of the municipality. 4.4.2.2 Holding(h)symbols will not affect the existing use(s)of land provided those use(s) are carried on without a significant period of interruption. 4.4.2.3 The establishment of livestock uses on lands subject to Holding (h) symbols in the villages and hamlets will be prohibited. 4.4.2.4 Removal of a Holding (h) symbol from any land use zone will be conditional upon satisfying certain requirements of the municipality regarding the development of the land. Such conditions may include, but not be limited to, the satisfying of certain financial and servicing requirements specified in a subdivision or development agreement entered into between a developer and the municipality, or by fulfilment of conditions of severance. 4.4.2.5 Prior to removal of any Holding (h) symbol, Council shall be satisfied, that all conditions of any agreement have been met by the applicant or proponent, and the policies of this Plan have been met or fulfilled. The Holding (h) symbol shall be removed by by-law passed under Section 36 of the Planning Act. Notice shall be given by Council when a Holding(h) symbol is to be removed by by-law,and there can be no objection or referral to the Ontario Municipal Board. However, should Council refuse to pass an amending by-law to remove the holding symbol (ie. if Council determines that a development is premature or does not meet a requirement of this plan, or of a subdivision or development agreement or a condition of severance), the applicant or proponent may appeal the refusal of Council to the Ontario Municipal Board in accordance with the provisions of the Planning Act. 4.4.2.6 All zoning within the Village of Straffordville will be placed into a holding(h)zone. Holding symbols will not be removed until such time as time as potable water concerns can be resolved to the written satisfaction of the Elgin-St. Thomas Health Unit. 4.4.3 Multi-Unit Residential 4.4.3.1 Permitted uses in the "Multi-Unit Residential"designation are housing in the form of triplex dwellings,group homes and crisis housing and medium density residential uses such as townhouses and apartment buildings, including senior citizens' complexes. 4-46 4.4.3.2 Other uses complimentary to,and compatible with,residential development such as small scale schools, churches, clinics and parks may be permitted, subject to rezoning. These uses will be permitted if they serve the residential function and improve the quality of life in the neighbourhood. 4.4.3.3 Home occupations are not permitted in the"Multi-Unit Residential"designation. 4.4.3.4 In the"Multi-Unit Residential"designation,apartments are permitted to a maximum net density of 75 units per hectare. All other permitted uses may be developed to a maximum net density of 35 units per hectare. 4.4.3.5 Mobile homes or trailers are not permitted in the "Multi-Unit Residential" designation. 4.4.3.6 "Multi-Unit Residential"uses shall be provided with adequate off-street parking and should be designed, situated, buffered and landscaped so as to minimize adverse impacts on adjacent properties. 4.4.3.7 "Multi-Unit Residential" developments in excess of 10 units will require site plan agreements in accordance with Section 41 of the Planning Act. Council may pass a by-law which requires plans and a site plan agreement, as set out in Section 4.5 of this plan. 4.4.3.8 The servicing of property and the land division of property in the "Multi-Unit Residential" designation shall comply with the policies of Section 4.4.1.6 of this Plan. 4.4.3.9 Council may request that an impact study be completed by the developer in order to support a proposed"Multi-Unit Residential"development,prior to any re-zoning or amendment to the Official Plan. This study may examine, among other things,the potential impact on schools, traffic, the Municipality's infrastructure and neighbouring properties.Also discussed will be the means to address these impacts. 4.4.3.10 Development of "Multi-Unit-Residential" sites shall enhance the quality of the residential neighbourhood, with particular attention to the effects of vehicular and pedestrian traffic operation. 4.4.4 Harbour Residential/Commercial 4.4.4.1 In the "Harbour Residential/Commercial" designation permitted uses include townhouses to a maximum net density of 35 units per hectare; stacked townhouses to a maximum net density of 60 units per hectare; apartments to a maximum net density of 75 units per hectare;marinas and associated uses, including boat storage 4-47 and repairs; parks, schools and churches; tourist commercial establishments; and parking areas. 4.4.4.2 The waterfront is considered an important element to the community at large. As such, Council puts considerable value in obtaining either ownership or public easements along the Big Otter Creek for public use. Further,Council recognizes that uses such as commercial fishing, charter boat operators, recreational boating, recreational anglers, and the public boat ramp are important to the social and economic health of the wider community. 4.4.4.3 To fulfill the intent of policy 4.4.4.2, Council may accept the dedication of a linear open space system along the Big Otter Creek as parkland dedication. 4.4.4.4 Lands subject to the "Harbour Residential/Commercial" designation shall be designated, under the provisions of Section 41 of the Planning Act, as a Site Plan Control Area. 4.4.4.5 Prior to consideration of an application for a zoning by-law amendment (including the removal of a holding symbol "h") in the "Harbour Residential/Commercial" designation, such an application shall be accompanied by the following: a) a planning study measuring the probable social, recreational and traffic impacts in the village; b) a servicing feasibility study; and c) an examination of the effects of potential flooding and/or erosion along Big Otter Creek, and/or the shore of Lake Erie, in consultation with the appropriate Conservation Authority. The required studies will show that the proposed development is compatible with surrounding land uses and would not place a burden on the existing infrastructure of the Municipality, 4.4.5 Commercial 4.4.5.1 Within the area designated "Commercial" on Schedules "B", "C" and "D", the predominant use of land shall be for the buying and selling of goods and services. The types of commercial uses permitted in this designation will be specified in the Zoning By-law. 4.4.5.2 Secondary uses may also be permitted in the "Commercial" designation and may include residential uses in accordance with Section 4.4.1, public parks and open 4-48 space, off-street parking, and small scale or accessory industrial uses. These secondary uses,will be specified in and regulated by the Zoning By-law. 4.4.5.3 The "Commercial" designation will be recognized as the dominant areas of commercial activity in the Municipality. New commercial development should be an extension of the existing area and should be discouraged from establishing in adjacent residential areas unless it can be demonstrated that suitable sites within the "Commercial"designation are not available. 4.4.5.4 The Municipality, in co-operation and consultation with merchants and property owners, will seek to strengthen and enhance the "Commercial" designation. This will be achieved by improvements to publicly and privately owned land and through the prevention of undesirable development taking place. 4.4.5.5 Proposals for new development and redevelopment in the"Commercial"designation shall meet the following criteria: iii) services and facilities: Existing or proposed municipal services (including potable water supply, sanitary sewage treatment and waste disposal, storm and surface drainage,roads,sidewalks,and street lighting)shall be adequate to serve the proposed development. If these services or facilities are deemed inadequate,the Municipality may require that an agreement be entered into with the developer as to the design and cost apportionment of any public works required to bring these services or facilities up to the appropriate standards of the Municipality. iv) off-street parking: Adequate parking shall be provided in accordance with the Zoning By-law. As an alternative to providing on-site parking, the Municipality may accept a cash-in-lieu payment with such monies going towards the creation of new or the improvement of existing parking areas servicing the"Commercial"designation. v) adjacent and surrounding land use: Adequate buffer planting or screening may be required along the boundary between the"Commercial"designation and any adjacent areas in any residential designation. vi) zoning: All new development, redevelopment and expansions to existing development shall comply with the standards of the Zoning By-law unless the By-law is otherwise amended or a variance granted. vii) storm drainage: Adequate provision for stormwater management/drainage and surface runoff subject to the requirements of the Municipality, and the statutory approval authority having jurisdiction,shall be provided. Where in 4-49 the opinion of the Municipality it is deemed necessary or desirable, the Municipality may require the submission of a grading plan and/or stormwater management plan to ensure surface water runoff does not adversely affect neighbouring properties or receiving watercourses. viii) site plan agreement: The Municipality may require entering into a site plan agreement to ensure the satisfactory provision and maintenance of facilities and services relating to the proposed development or redevelopment. 4.4.5.6 It is a policy of this Plan to encourage the design, construction and maintenance of buildings,parking areas,public works and signs in a manner which will contribute to an attractive, safe and enjoyable environment. 4.4.5.7 Small scale manufacturing or industrial uses accessory to a commercial use will be permitted subject to compliance with the Zoning By-law. 4.4.5.8 The Zoning By-Iaw shall ensure that developments in the"Commercial"designation are appropriately set back from the road. They shall be buffered to prevent adverse land use impacts, and to protect adjacent residential, institutional and open space uses. 4.4.5.9 No open storage of materials shall be permitted in the"Commercial"designation. 4.4.5.10 The"Commercial"designation is a site plan control area and Council may pass a by- law which requires plans and an agreement as set out in Section 4.5 of this Plan. 4.4.6 Industrial 4.4.6.1 Permitted uses in the "Industrial" designation are manufacturing, assembling, processing, warehousing and storage. Bulk fuel facilities, public utilities, transportation and communication facilities are also permitted. 4.4.6.2 Buildings, offices and retail activities accessory to the "Industrial" use and an accessory residence for a caretaker, owner or essential workmen are permitted provided they are structurally attached to the Industrial land use. 4.4.6.3 The Zoning By-law and the provisions of site plan control under Section 41 of the Planning Act shall ensure that industrial uses are appropriately set back from the road and are buffered and/or landscaped to minimize any adverse impacts on adjacent areas. The Zoning By-law shall also ensure that adequate off-street loading and parking are provided. 4-50 4.4.6.4 Notwithstanding the use of best available abatement technology,industries have the potential to create off-site nuisances due to noise, odours,vibration and particulate emissions. Given the foregoing, Council will give due regard to the guidelines referred to in the Ministry of Environment's"Guideline D-6 Compatibility Between Industrial Facilities and Sensitive Land Uses", or its successor document, when reviewing any industrial development applications in proximity to sensitive land uses. 4.4.6.5 Industries which create extreme environmental conditions such as high air pollution, noise, excessive solid waste generation or high liquid wastes either in volume or toxicity will not be permitted. 4.4.6.6 The proposed municipal potable water supply system,method of municipal sanitary sewage treatment and disposal, solid waste disposal, surface and storm drainage, taking of water, and any emissions to the environment shall meet the requirements of, and where necessary,be approved by the Ministry of the Environment. All new industrial uses will be required to connect to the municipal potable water supply and municipal sanitary sewerage systems. Limited exceptions may be permitted by amendment to this Plan and subject to the approval of the appropriate approval authority. 4.4.6.7 The "Industrial" designation is a site plan control area and the Municipality may require plans and a development agreement as set out in Section 4.5 of this Plan. 4.4.7 Institutional 4.4.7.1 Within the areas designated "Institutional" on Schedules "B", "C" and "D", the primary use of land shall be for clinics, places of worship, cemeteries, municipal offices and works yards and structures, libraries, schools, provincial or federal buildings and structures, and utilities. 4.4.7.2 Minor institutional uses include places of worship and schools. Notwithstanding any other policy of this Plan, small scale minor Institutional uses are permitted in the "Residential" and"Commercial"land use designations, subject to a rezoning. All other institutional uses will be required to be located in an Institutional designation and may be subject to rezoning. 4.4.8 Open Space 4.4.8.1 Within the areas designated "Open Space" on Schedules "B", "C" and "D", the primary use of land shall be for community parks, conservation areas, fairgrounds, other similar outdoor recreation areas. Secondary uses such as buildings,structures 4-51 and parking areas accessory or complementary to the"Open Space"areas shall also be permitted. 4.4.8.2 Neighbourhood parks and playgrounds serving local needs shall not be included in the "Open Space" designation but rather in a residential designation. They may however,be zoned in an open space category in the Zoning By-law. 4.4.8.3 The Zoning By-law will specify the range of uses permitted in the designated"Open Space" areas as well as the minimum standards which will apply to buildings and structures accessory or complementary thereto. 4.4.8.4 Where lands designated as"Open Space"are in private ownership,such designation does not imply that these lands will remain as open space,nor shall it be construed as implying that these areas are free and open to the general public or will be purchased by the Municipality or any other public authority. If a proposal is made to develop any such lands and the Municipality or the appropriate public authority does not wish or is unable to purchase the lands in question for open space purposes, the Municipality may redesignate the said lands for development purposes. 4.4.8.5 The Municipality will continue to support the development and maintenance of recreation facilities;the acquisition,beautification,and maintenance of public open space;and the development of recreation programs insofar as its financial resources permit. 4.4.8.6 The Municipality will ensure that adequate,safe neighbourhood parks are provided to serve the areas in any residential designation. A minimum size for a neighbourhood park may be established in the Zoning By-law. 4.4.8.7 In order to acquire and develop parks and open space areas,the Municipality shall require a dedication of five percent,or cash-in-lieu,of the lands being subdivided for residential purposes and for commercial and industrial purposes, 2 percent in accordance with the Planning Act. The monies received from cash in lieu payments may be used to purchase park and open space areas elsewhere in the Municipality or, for any other public recreational purpose. 4.4.8.8 Lands within the area designated"Open Space"on Schedules"B","C"and"D",may be susceptible to hazardous conditions other than those associated with flooding. As such,prior to an Official Plan Amendment to redesignate land from the Open Space designation,written approval from the Conservation Authority must be obtained,if required by the Municipality. 4.4.8.9 Port Burwell's sewage treatment plant may periodically generate odours that could be a source of nuisance to residential and other uses if such uses were permitted to 4-52 locate in close proximity to the plant. In order to avoid land use conflicts and to protect the site from encroachment,the Municipality may not adopt any amendments to the "Open Space" designation that would permit odour sensitive uses to locate within 150 metres of the property/lot line of the sensitive land use. 4.4.9 Floodway/Flood Fringe 4.4.9.1 Lands which may be subject to periodic flooding or slope instability are identified as either"Floodway"or"Flood Fringe"on Schedule"C". These lands are associated with the Big Otter Creek which flows through the village of Vienna. The Big Otter Creek and Little Otter Creek, as shown on the Land Use Schedules, has been deemed as a navigable waterway and pursuant to the Beds of Navigable Waters Act,the waterbed is claimed as Provincial Crown Lands. Any alterations to either the Big Otter Creek or Little Otter Creek channel which alter the alignment or shape of the channel cross section shall be approved by the Conservation Authority and the Ministry of Natural Resources. Prior to the erection or alteration of any buildings or structures, or any other construction which will require floodproofing measures, a property survey shall be completed to verify topographic elevations. 4.4.9.2 Existing uses in the"Floodway"designation will be recognized in the Zoning By-law as legal non-conforming uses. Existing uses in the"Flood Fringe"designation may be recognized as permitted uses by the underlying land use designations. Additional development or redevelopment of land in these areas will however,be in accordance with the following policies for either the"Floodway"or"Flood Fringe"as shown on Schedule "C"to this Plan. 4.4.9.3 Floodwav 4.4.9.3.1 The "Floodway" designation shown on Schedule "C" is based on a hydrologic calculation to develop a two zone flood concept of the 1:100 year storm event on the Big Otter Creek. 4.4.9.3.2 The erection of any buildings or structures other than those required for flood or erosion control,or those which are otherwise permitted by Section 4.4.9 of this Plan, are prohibited in the "Floodway". 4.4.9.3.3 Minor extensions or enlargements to existing buildings and structures which are not otherwise prohibited by this Plan shall be in compliance and conformity with the regulations of the Zoning By-law, and must receive written approval from the Conservation Authority regarding acceptable floodproofing elevations and measures. woo'? _ SCi�BEDUL7 " ■ UTURE LAND USE `� OFFICIAL PLAN OF THE r. , :, , -• .iiiiigu_ MUNICIPALITY OF BAYHAM PP11-44 r � .._ r 11 pi ; i I CI 1111 FUTURE LAND USE �� Ili/is . N. i— LEGEND iii �. AGRICULTURE re illii . 1 ‘11114'1.' . "04 pl r �. -, HAZARD LANDS tit ] 4�'` n n: �� `^ , I - MINERAL RESOURCE AREAS ii r r1 r �.. ii. .11: HAMLETS . yosy • 1--il - .. VILLAGES iliktop) . filliii r P .` © 148 T I� INDUSTRIAL .pill, ,•:741:4 // ..,,,,JA ..,, `>, .0. , RURAL urexeurtrAncitai `IIID` di,,... "I I- p'q O ESTATE RESIDENTIAL 887 a7 i,a O 6 @ !AMPLE HOME PARKS I. } _1', / 0 ii till SEASONAL TRAVELTRAJ ER 7AA1S / _ IIII _ -- AND CAPELIONDS 1 •� yi sOH RECREATIONAL.1 ' •• S I .�� �-�`. - -. � Q werrrurloRAr.- = 4II, is- C '- CC� CDMh1EitCIAL % +..f HDTe:ixtrxrMea.w7r+ssal®IxEIOEHnsEaTHE It' LODNTICE OF A RURALEURCLASSIMATOH AMO ENDUED I HOT EIS PREMIERS)TO REPRESENT ACTIALL AREA. REFEFIE ICE TO THE ZONES BY-LAW SHOULD BE MACE FDR R - L .{ DETAILED AREA IOENRRCAHOH•l '. =1 SPECIAL POLICY ARSwLu• - I ©- 1 4- I ,..,• . - .. .. .0. ..i.. . 1 _ I WETLANDS � , L [.-_ r+ a UCENSED PITS IIISii ' Ir r' � I.: • arhrt-AR V I AND QUARRIES - _ p T . 1.3 ° i11111 1.11_1 LANDFILL en. NATURAL RAS Ii RESERVOIR = II - BASE MAP FEATURES 1 q,� 1 . , I II �- PRDMINgAL HgHWAY8 ... Y'j COUNTY ROAD8 r T; ^^ � RIYERSIBTREAMB •�. II 111111111 RAILWAYS PORT 9&11 WELL• t' ,k SBInAb D' ail LAXE ERIE ,.,., O 1500• 3000m 4600m Sade 1 :70 000 11 4-53 The Conservation Authority will determine whether the proposal is minor in nature and specify the level of floodproofing required. 4.4.9.3.4 If partial or total destruction of a building or structure occurs in the"Floodway"due to fire,flood,or other natural disaster,that building or structure may be rebuilt to its former dimensions and for the same use as existed immediately before its destruction, subsequent to the written approval of the Conservation Authority regarding acceptable floodproofing elevations and measures. 4.4.9.3.5 Uses which may be permitted within the"Floodway"designation include: open space for public or private recreation purposes excluding permanent buildings and structures; open space for marinas and water-oriented commercial and recreational uses; agricultural uses; excluding buildings and structures; under special circumstances - storage yards and parking areas; storage materials as long as they are not explosive, buoyant, corrosive, flammable, or a pollutant; roads, bridges, railways and other public services of approved hydrologic design; appurtenances which would not obstruct the passage of flood waters or debris; approved structural works used for flood and erosion or sediment control. The establishment of any of the aforementioned uses in the "Floodway" shall be subject to written approval of the Conservation Authority and/or the Ministry of Natural Resources and shall be in conformity and compliance with the regulations of the Zoning By-law. 4.4.9.4 Flood Fringe 4.4.9.4.1 The"Flood Fringe"designation shown on Schedule"C"is based on the Regulatory Flood level (1:100 Year Storm Event) of the Big Otter Creek. The"Flood Fringe" defines the upper limit of flooding under the most severe regulation flood conditions and applies to the area(s) between the "Floodway" level and the Regulatory Flood Level. 5-2 b) All proposed development within 75 metres of a railway right-of-way may be required to undertake vibration studies,to the satisfaction of the Municipality and the appropriate railway. The proponent shall undertake appropriate measures to mitigate any adverse effects from vibration that were identified. c) All proposed development adjacent to railways shall ensure that appropriate safety measures such as setbacks,berms, and security fencing are provided, to the satisfaction of the Municipality in consultation with the appropriate railway. 5.7 In the case of extensions to roads and other necessary road improvements in general, including realignment and road widening,consideration will be given to the impact of such extensions or improvements on heritage resources,especially on the character of streetscapes and major crossroads or intersections. 5.8 The location of existing unopened road allowances are indicated on Schedules"B", "C" and "D" to prevent possible encroachment from future development. Actual alignment of these new roads or streets will be established at the time of survey. An amendment to this Plan will not be considered necessary to close an existing road allowance where considered desirable to do so by Municipal Council,or alternatively to establish a new road allowance. 5.9 Traffic control devices shall be placed so as to favour through traffic on Plank Road. Local streets shall be stop streets where they intersect with Plank Road. 5.10 It is the policy of this Plan to support and encourage the establishment of a marina on Lake Erie at the mouth of Big Otter Creek. 6-1 6.0 COMMUNITY IMPROVEMENT Municipal Council has determined that all of the Hamlets, and Villages shown on Schedules "A", "B", "C" and "D" to the Official Plan shall form the community improvement areas in the Municipality of Bayham during the 2001-2010 planning period. 6.1 COMMUNITY IMPROVEMENT GOALS 6.1.1 To stabilize,preserve and improve existing and viable residential, recreational and commercial areas in the Hamlets and Villages of the Municipality of Bayham; 6.1.2 To utilize community improvement initiatives as an incentive to attract new commercial and industrial establishments to the hamlets,with particular emphasis on the expansion of the industrial base in the Villages of Straffordville,Vienna and Port Burwell. 6.1.3 To safeguard the health, convenience and enjoyment of both residents and visitors by improving social, cultural and recreational facilities and services. 6.1.4 To protect and improve the economic well being of the Municipality and its residents by encouraging and/or participating in programs that will promote new jobs, new capital investment and increases in the economic base and municipal tax base,having regard for the cost/benefit relationship of such programs. 6.2 COMMUNITY IMPROVEMENT OBJECTIVES 6.2.1 Residential: i) To improve conditions in older deteriorating but potentially stable and predominantly residential areas or neighbourhoods so as to maintain their long-term viability; ii) To encourage infilling in established residential neighbourhoods and under-developed areas designated for such land use so as to maintain the relatively compact configuration of development within the Hamlets and Villages; iii) To encourage rehabilitation and upgrading of existing housing stock so as to achieve and maintain a minimum standard of housing; I I I� I I I f Ii fat 44 !I a I I 11 7-1 7.0 HERITAGE RESOURCES 7.1 CULTURAL HERITAGE In accordance with the policies of the Ministry of Culture, Citizenship and Recreation and Section 2.5 of the Provincial Policy Statement, this Plan shall endeavour to recognize and preserve the significant built heritage resources and cultural heritage landscapes of the Municipality. Cultural heritage resources include archaeological resources; buildings and structures of architectural, historical or engineering interest: groups of buildings and structures which are of interest and value in the landscape; and entire rural and urban landscapes. In essence they are the works of man and the effects of his activities in the environment and,accordingly,may be considered as heritage where they constitute the consultative record of past human activities, endeavours or events. 7.1.1 Cultural Heritage Policies a) Council may establish a Local Architectural Conservation Advisory Committee (LACAC) to advise on matters relating to the Ontario Heritage Act and other business relating to heritage conservation. b) Council shall encourage the designation and maintenance of properties and structures pursuant to Parts N and V of the Ontario Heritage Act. 7.1.2 Implementation a) Municipal Council shall implement the cultural heritage policies of this Plan through participation in provincial and federal programs related to cultural heritage conservation. b) In addition to promoting co-operation with individual property owners in the preservation of cultural heritage resources, Municipal Council will have regard to the effects of public works on buildings,sites and areas of historical importance in the municipality. c) New residential development in older residential areas of historical, architectural or Iandscape value will be encouraged to develop in keeping with the overall character of these areas. d) Municipal Council may utilize any of the following planning tools to promote or preserve cultural heritage resources in the municipality: i) conditions of consent and subdivision approval and consequent agreements; 7-2 ii) provisions related to site plan control; and, iii) standards, definitions and regulations in the Municipality's Zoning By-law. 7.1.3 The Municipality will identify any development applications that will impact areas containing registered archeological sites or lands of archeological potential. Development on lands containing significant archeological resources shall avoid the destruction or alteration of these resources. Where it is not possible,the development proponent shall conserve significant archeological resources through removal and documentation in advance of any land disturbances, and in accordance with archeological licensing provisions of the Ontario Heritage Act. Archeological site locations and areas of potential will be determined based on registered site data and potential screening criteria provided to the Municipality by the Province,or through technical assistance. 7.2 NATURAL HERITAGE In accordance with the policies of the Ministry of Natural Resources and Section 2.3 of the Provincial Policy Statement,this Plan shall endeavour to recognize the natural heritage features and areas of the Municipality and protect them from incompatible development. Natural Heritage resources include wetlands, habitat of endangered or threatened species,fish habitat,woodlands, valleylands, wildlife habitat, and areas of natural and scientific interest(ANSI's). 7.2.1 Natural Heritage Policies a) The Municipality of Bayham shall adopt and implement the terms of Section 2.3 of the Provincial Policy Statement. b) Municipal Council shall encourage the designation of natural heritage features and areas in order to increase diversity, connectivity and physical area of the natural heritage land throughout the Municipality. c) Municipal Council shall discourage development and site alteration on, or adjacent to natural heritage features and areas. 7.2.2 Implementation a) Municipal Council shall implement the natural heritage policies of this Plan through participation in provincial and federal programs related to natural heritage conservation. 7-3 b) In addition to promoting co-operation with individual property owners in the preservation of natural heritage resources,Municipal Council shall also give consideration to the effects of public works on natural heritage resources in the municipality. c) Development or site alteration will not be permitted in significant wetlands or significant portions of the habitat of endangered and threatened species. Development or site alteration on,or adjacent to,any other natural heritage feature or area,will require written approval from Municipal Council,who may consult with the appropriate conservation authority and/or the Ministry of Natural Resources regarding any such development proposals. d) Municipal Council may utilize any ofthe following planning tools to promote or preserve natural heritage resources in the municipality: i) conditions of consent and subdivision approval and consequent agreements; ii) provisions related to site plan control; and, iii) standards, definitions and regulations in the Municipality's Zoning By-law. 7.2.3 Council shall circulate all development plans to the appropriate authority,under the One-Window Protocol,for their review and comments related to any potential natural heritage significance on the subject lands. I M 1 r• IIp I I r • • OFFICIAL PLAN OF THE MUNICIPALITY OF BAYHAM SCHEDULE 'a LOT 123 LOT 124 TRAFFORDVILLE' FUTURE LAND USE RESIDENTIAL t * COMMERCIAL IEli i.: .0 ,/, LOT 126 LOT 127 LOT 129 INSTITUTIONAL Akif `' al INDUSTRIAL ;tib„ -7 Sr. � OP.N SPACE ,6441111C4, i • ,. ,ri—,....________r_si , I 4)-- , L 1 0 J m 400m LOT 123 LOT 124 LOT 125 LOT 126 LOT 127 LOT 129 Q Scale ' : 8,000 Q OFFICIAL PLAN OF THE MUN1CIPALIrV OF BAYHAM SCHEDULE ,C' VIENNA: • FUTURE LAND USE 1 1.„ ,„ ..,... , .,..„ . .._ ,„, .. .._. M - . ., . A i,.. =� "'_ ..,...... • . . .. ___ ....„ .,... .., , . .. ., , ,_ ..,. . ,.... /..,,._ ,,..... _., t . .. ., ..... .„. _, ,, ._.....•_.„.......,_.,.e. __ .. ___ v „.,.- 3 + y • rry f•,f Vi It, ,, R \\ K.7.,\:..... ,,,.111:,. v LEGEND J RESIDENTIAL Ti CONSERVATION LATS 1 !l ( COMMERCIAL [ -7 INDUSTRIAL Ii :; INSTITUTIONAL L 1 FLOODWAY 0 125m 250m F _ -.rfL,. OPEN SPACE _ _ LOO® FRIM aE ' Scalee 1 : 10,000 i 8-1 8.0 IMPLEMENTATION 8.1 GENERAL The Official Plan of the Municipality of Bayham shall be implemented through the activities of both the private sector and the public sector. In the latter case, a variety of means shall be used to implement the policies of the Plan. These means shall include,but not be limited to,zoning by-laws, maintenance and occupancy standards by-laws,plans of subdivision and subdivision agreements, site plan agreements,consents,public capital works programs,the Provincial Policy Statement and other relevant or appropriate provisions of the Planning Act,the Municipal Act,the Ontario Building Code Act, or any other applicable act. 8.2 INTERPRETATION 8.2.1 The boundaries of all land use designations and all special policy areas as depicted on Schedule"A","B","C"and"D"are approximate except where they coincide with highways, roads, railway lines, transmission lines, lot lines, rivers, or any other clearly defined cultural or natural features. 8.2.2 Where the boundaries of areas designated as Hazard Lands are in doubt, the Municipal Council or its delegate shall consult with the Conservation Authority having jurisdiction and/or the Ontario Ministry of Natural Resources to determine whether the Hazard Lands policies apply. 8.2.3 The location of all highways and roads on Schedule"A","B","C"and"D"inclusive are considered approximate. 8.2.4 Amendments to this Plan will not be required to effect minor adjustments to the land use boundaries,or the location of highways and roads provided the general spirit and intent of the Plan is maintained. 8.2.5 Numerical figures contained within this Plan shall not be considered as rigid and inflexible. Minor deviations shall be permitted without amendment to the Plan provided the general spirit and intent of the Plan is maintained. 8.2.6 Wherever a use is permitted in a land use classification, it is intended that uses, buildings,or structures normally incidental,accessory,and essential to that use shall also be permitted. 8-2 8.3 DELEGATION OF AUTHORITY 8.3.1 The Municipal Council may delegate any of the authority vested with Council by the Planning Act,which authority is permitted to be delegated by the said Act,as Council deems appropriate during the planning period. 8.3.2 The delegation of Council's authority pursuant to the Planning Act,may be assigned by resolution of Council in compliance with the said Act,to any of the following: a committee of the whole or part of Council; a planning advisory committee which may or may not include non-elected ratepayers of the Municipality; the Municipal Clerk; the Municipal Building Inspector and/or By-law Enforcement Officer; a Committee of Adjustment;the Elgin County Land Division Committee;or any other eligible person or persons as permitted by the provisions of the Planning Act,and as Council deems appropriate. 8.4 ZONING BY-LAWS 8.4.1 Upon the approval of this Plan, a comprehensive Zoning By-law shall be prepared in accordance with the provisions of the Planning Act, and with the policies of this Plan. The Municipality's existing Zoning By-laws(Township of Bayham No.2387, Village of Vienna No.90-12,Village of Port Burwell No.91-03)as approved by the Ontario Municipal Board and amended from time to time,will be repealed upon the passing of a new comprehensive Zoning By-law. 8.4.2 The comprehensive zoning by-law shall contain,where appropriate,land use zones in accordance with the policy areas and land use designations of this Plan(Schedules "A","B", "C"and"D")and will establish regulations to control the use of land and the character, location, and use of buildings and structures. 8.4.3 Some uses of land existing at the date of adoption of this Plan may not satisfy all the land use policies set out in the Plan. In response to these situations and notwithstanding the land use policies and designations, such uses may be zoned in the Zoning By-law in accordance with their present use provided that: (a) the zoning will not allow any change of use which will be detrimental to adjacent complying uses; (b) the use does not constitute a danger or a nuisance to surrounding uses by the traffic, noise, odours, dust or visual impact which the use may generate; 8-3 (c) where the use is discontinued, rezoning may only take place if the new use is more compatible with or is in accordance with the policies and the spirit and intent of this Plan. 8.4.4 Special policy area designations and land use designations on Schedules "A", "B", "C"and"D"may not be zoned for such uses or purposes immediately in the Zoning By-law. Certain areas may be placed in a"holding"category until such time as the conditions and circumstances necessary for development have been satisfied and without the need for an amendment to the Plan. 8.4.5 The Municipal Council shall appoint a Committee of Adjustment pursuant to the Planning Act,to deal with minor variances to the zoning by-law(s). 8.5 AMENDMENTS AND PUBLIC PARTICIPATION 8.5.1 Notice Requirements under subsections 17 and 28 of the Planning Act,for Official Plan Amendments& Community Improvement Plans and Amendments shall be as follows: 8.5.1.1 The public will be given the opportunity to present their views on proposed amendments to the Official Plan or for Community Improvement Plans at a public meeting which will be held by the Municipal Council in connection with the regular cycle of scheduled meetings. 8.5.1.2 The notice of a public meeting shall include a description of the nature and location of the proposed Official Plan amendment or Community Improvement Plan,and the place, date and time of the public meeting. 8.5.1.3 In the instance of site specific Official Plan amendments or in the case of an amendment to an approved Community Improvement Plan,notice shall be given by publication in a newspaper which the Clerk of the municipality considers to provide sufficient general circulation in the affected area to give the public reasonable notice, not less than 20 calendar days prior to the public meeting. Property owners of the affected area and those within 120 metres of the affected area shall be identified as shown on the last revised assessment roll of the municipality at the addresses shown on the roll, or as indicated where the Clerk of the Municipality has received written notice of a change of ownership and the address of the new owner, shall receive additional notification through prepaid first class mail,to be posted not less than 28 days prior to the public meeting. 8.5.1.4 In the case of comprehensive plan amendments which will affect the entire municipality or in the case of a Community Improvement Plan,notice shall be given 8-4 by publication in a newspaper which the Clerk of the Municipality considers to provide sufficient general circulation in the municipality to give the public reasonable notice,not less than 20 days prior to the date of the public meeting. 8.5.1.5 Notice of the adoption of an amendment to the Official Plan or Community Improvement Plan shall be given by prepaid first class mail to every person and agency that has given the Clerk of the Municipality a written request for such notice and has provided the Clerk with a return mailing address. 8.5.1.6 In the event that modifications to the proposed amendment to the Official Plan or Community Improvement Plan resulting from the public meeting are substantial in the opinion of the Municipal Council,another public meeting shall be scheduled to inform the public regarding the revised amendment or plan,and notice shall be given in the same manner and to the same persons as prescribed in subsections 8.5.1.4 or 8.5.1.5 of this Plan. 8.5.2 Notice Requirements under Subsection 34 of the Planning Act, for Zoning By-law Amendments shall be as follows: 8.5.2.1 The public will be given the opportunity to present their views on proposed zoning by-laws and zoning by-law amendments at a public meeting which will be held by the Municipal Council in connection with the regular cycle of scheduled meetings. 8.5.2.2 The notice of a public meeting shall include the nature and location of the proposed zoning by-law amendment and the place,date and time of the public meeting. 8.5.2.3 In the instance of a site specific zoning by-law amendment,notice shall be given by publication in a newspaper which the Clerk of the Municipality considers to provide sufficient general circulation in the affected area to give the public reasonable notice, not less than 20 days prior to the public meeting. Land owners and tenants of the affected area or within 120 metres of the affected area shall be identified,as shown on the last revised assessment roll of the municipality at the address shown on the roll or as indicated where the Clerk of the Municipality has received written notice of a change of ownership or occupancy, and shall receive additional notification through prepaid first class mail,to be posted not less than 14 days prior to the public meeting. 8.5.2.4 In the case of comprehensive zoning by-law amendments,which will affect the entire municipality or a substantial portion thereof,notice shall be given by publication in a newspaper, which the Clerk of the Municipality considers to provide sufficient general circulation in the municipality to give the public reasonable notice, not less than 20 days prior to the public meeting. 8-5 8.5.2.5 In the event that modifications to the proposed by-law amendment resulting from the public meeting are substantial in the opinion of the Municipal Council, another public meeting will be scheduled to consider the revised amendment and notice shall be given in the same manner and to the same persons as prescribed in Sections 8.5.2.1, 8.5.2.2, 8.5.2.3 and 8.5.2.4. 8.5.2.6 Proposed official plan amendments and proposed zoning by-law amendments which affect the same area will be discussed at the same public meeting and shall be published as one notice in the newspaper and/or circulated together by prepaid first class mail where necessary according to the policies of Section 8.5.1 of this Plan and the Planning Act, as amended or revised from time to time. 8.5.3 Objections to Official Plan Amendments, Community Improvement Plans and Amendments,Zoning By-laws and Amendments shall be administered pursuant to the requirements of the Planning Act 8.5.3.1 Any person or agency may object to, or support any official plan or amendment, community improvement plan or amendment, or zoning by-law or amendment by filing in writing with the Clerk of the Municipality, in the case of Zoning By-laws and amendments,or to the Minister of Municipal Affairs and Housing(or delegated authority) for matters pertaining to Official Plans and amendments,pursuant to the Planning Act, the reasons for the objection or support of the plan, by-law or amendment thereto. 8.5.3.2 Any person or agency that files an objection pursuant to subsection 8.5.3.1 of this Plan with the intention of referring the plan, by-law, or amendment thereto, to the Ontario Municipal Board for a hearing, shall clearly indicate such intentions within the written objection filed with the appropriate body pursuant to this Plan and the Planning Act, both as amended and revised from time to time. 8.6 PLANS OF SUBDIVISION 8.6.1 Only those plans of subdivision which conform to the policies of this Plan and the requirements of the Planning Act,shall be recommended for approval to the Minister of Municipal Affairs and Housing (or delegated authority) by the Municipality Council. 8.6.2 The policies of this Plan and the requirements of the Municipality of Bayham regarding plans of subdivision will be implemented primarily through a subdivider's agreement between the Municipality and the subdivider,and through the application of the Zoning By-law. 8-6 8.6.3 The public will be given the opportunity to present their views on a proposed plan of subdivision at a public meeting which will be held by the Municipal Council in connection with the regular cycle of scheduled meetings. 8.6.4 In the instance of a proposed draft plan of subdivision, notice shall be given by publication in a newspaper which the Clerk of the Municipality considers to provide sufficient general circulation in the affected area to give the public reasonable notice, not less than 20 days prior to the public meeting. Land owners and tenants of the affected area or within 120 metres of the affected area shall be identified, as shown on the last revised assessment roll of the municipality at the address shown on the roll or as indicated where the Clerk of the Municipality has received written notice of a change of ownership or occupancy, and shall receive additional notification through prepaid first class mail,to be posted not less than 20 days prior to the public meeting. 8.7 CONSENTS AND THE CREATION OF NEW LOTS 8.7.1 The granting of consents to sever and convey land in the Municipality of Bayham shall continue to be the responsibility of the Elgin County Land Division Committee. 8.7.2 Municipal Council or their delegated authority shall provide comments to the Elgin County Land Division Committee on all applications for consent to sever and convey land in the Municipality of Bayham. 8.7.3 A consent shall only be granted if the purpose for which the lands subject to the consent are to be used is in conformity with this Plan and the provisions of the Zoning By-law,and,when it is clear that a plan of subdivision need not be registered. Where a consent contravenes this Plan or the zoning by-law, no consent shall be granted unless the Plan and/or the Zoning By-law is amended and approved accordingly. 8.7.4 The policies of this Plan and the requirements ofthe Municipality regarding consents may be implemented through a site plan agreement between the Municipality and the applicant pursuant to the Planning Act. 8.7.5 A consent shall only be granted for mortgage purposes where it is capable of satisfying the appropriate and applicable policies of this Plan and the appropriate and applicable regulations of the Zoning By-law with respect to the use to which the lands would be put if a separate lot is created. 8.7.6 A consent shall only be granted for the purposes of settling an estate where it is capable of satisfying the appropriate and applicable policies of this Plan and the 8-7 appropriate and applicable regulations of the Zoning By-law with respect to the use to which the lands would be put if the estate is settled and a new lot or lots are created. 8.7.7 Consents for lot adjustments,lot additions,minor boundary changes,easements and rights-of-way, or correction of title are permitted in any land use designation, provided the severed and retained parcels comply with the other requirements of this Plan,the Zoning By-law,and where applicable,the consent decision shall stipulate that Subsection 3 of Section 49 of the Planning Act, be applied to any subsequent conveyance of the severed parcel. 8.7.8 In the event a consent is granted which does not conform to the policies of this Plan, the Municipal Council may appeal the decision to the Ontario Municipal Board. 8.7.9 Consents abutting or adjacent to a Provincial Highway must meet the policies and guidelines of the Province of Ontario for access and are subject to permit approval. 8.8 MAINTENANCE AND OCCUPANCY STANDARDS BY-LAW 8.8.1 The Municipality shall endeavour to keep in a fit and well-maintained condition all municipally owned properties and structures, and to provide or maintain in good repair such municipal services as roads,sidewalks,water and sewerage facilities,and landfill sites. 8.8.2 The Municipality may pass by-laws pursuant to the Building Code Act,to establish minimum standards of maintenance and occupancy, and to conserve, sustain and protect existing and future development. A maintenance and occupancy by-law, applicable to all property within the municipality, may contain requirements with respect to: a) Garbage disposal and pest prevention; b) Structural maintenance, safety and cleanliness of buildings; c) Services to buildings including plumbing,heating and electricity; d) Keeping properties free from rubbish, debris, weeds, abandoned or used vehicles, trailers,boats,barges,mechanical equipment or material; e) Maintaining yards,lands,parking and storage areas,fences,swimming pools, accessory buildings, and signs; 8-8 f) Occupancy standards. 8.8.3 The Municipality shall appoint a Property Standards Officer who will be responsible for administering and enforcing the Maintenance and Occupancy Standards By-law, and a Property Standards Committee for the purpose of hearing appeals against an order of the Property Standards Officer. 8.9 NON-CONFORMING USES 8.9.1 Existing land uses which do not conform with the policies of the Official Plan or the land use designations shown on Schedules "A", "B", "C" and "D" to the Official Plan may be recognized on specific sites as permitted uses in the Zoning By-law provided they comply with policies a, b, c, of subsection 8.4.3 of this Plan. In addition,uses which conform to the policies and land use designations of the Official Plan shall also be permitted on these sites. 8.9.2 Where an existing use is discontinued,new uses of land on these sites which do not conform to the policies and land use designations of the Official Plan may be permitted if they are in greater conformity with the Plan than the previous uses. All such new uses will be subject to an appropriate amendment to the Zoning By-law. 8.9.3 Where it is not appropriate or desirable to recognize existing land uses which do not conform with the Official Plan in the Zoning By-law, such uses shall be zoned in accordance with the designations and policies of the Official Plan. Provided these land uses legally exist at the date of the passage of the Zoning By-law,the land uses would be legal non-conforming uses. Any extension, enlargements or changes in non-conforming uses will be subject to the provisions of the PIanning Act, and the policies of this Plan. 8.9.4 Legal non-conforming uses which have been destroyed or partially destroyed by fire, flood or other natural disaster, may be replaced or repaired provided that written permission is received from Municipal Council. 8.9.5 Prior to granting permission to repair or replace a non-conforming use and in order to minimize the detrimental effects of the non-conforming use, Council may enter into an agreement with the owner as to: a) the size and siting of the building or structure; b) the mitigating of any adverse environmental impacts such as odours, dust, noise, drainage; 8-9 c) the lighting and landscaping of the site including the provision of buffer planting; d) the provision of parking and loading facilities including the design of entrances and exits to the site. 8.9.6 Council shall not be obligated to grant permission to replace or repair a non-conforming use under any circumstances. 8.10 MUNICIPAL SERVICES. PUBLIC WORKS PROGRAMS AND PUBLIC HEALTH 8.10.1 It is intended that the construction of public works and the construction of municipal services in the Municipality shall be carried out in accordance with the policies of this Plan. 8.10.2 The Municipal Council may participate, from time to time, in the Community Improvement programs of the Province of Ontario in accordance with the policies of Section 6.0 of this Plan. 8.10.3 The Municipal Council may at its discretion, circulate proposed Official Plan and Zoning By-law Amendments,and land use and development proposals to the Elgin- St.Thomas Health Unit for their review and comments related to any potential public health significance. 8.11 PHASING OF DEVELOPMENT The phasing and priority of development within the Municipality shall be determined by the policies contained in this Plan, the adequacy of existing services, and the feasibility of extending existing services or constructing new services. 8.12 ONTARIO BUILDING CODE The Municipality shall enforce the provisions of the Ontario Building Code in order to ensure necessary standards of construction in new development or in the extension or enlargement to existing development. 8-10 8.13 LEGISLATION PURSUANT TO THE MUNICIPAL ACT It is intended that the Municipality shall review existing legislation pursuant to the Municipal Act governing such uses as automobile wrecking yards, mobile or transient vendors, sanitary landfill sites,dumps,pits and quarries,trailers,signs,storage and disposal of animal and poultry wastes,and, where necessary, amend existing by-laws or pass new by-laws as may be required to ensure such uses are properly regulated and controlled. 8.14 OFFICIAL PLAN REVIEW 8.14.1 This Plan shall undergo a comprehensive review approximately every five years following its approval by the Minister to ensure that it remains responsive to changing conditions and circumstances affecting the Municipality of Bayham. 8.14.2 The Plan may be amended from time to time upon due consideration of: a) the need for the proposed amendment; b) the effect of the proposed amendment on the matters contained within the Plan; c) the effect of the proposed amendment, if site-specific in nature, on other properties or land uses in the area(s) affected by the amendment. d) the effect of the proposed amendment on the economic, social and physical base of the Municipality. 8.14.3 Amendments to this Plan shall be processed in accordance with the policies of subsection 8.5 of this Plan. 8.15 TEMPORARY USE BY-LAWS 8.15.1 Notwithstanding the policies of the Agriculture, Hamlets, Commercial, Highway Commercial,Residential,Open Space,Industrial and Institutional designations,the Municipality may pass "temporary use by-laws" pursuant to Section 38 of the Planning Act, to authorize the uses as established in Section 8.15.3 of the Official Plan for a period of time not exceeding three(3)years. 8.15.2 Temporary Use By-laws may be passed to allow land,buildings or structures,to be used for a period of time which shall not exceed three years from the date of the passing of the temporary use by-law. Council may grant further periods of time,not 8-11 more than three years each, during which the temporary use may be allowed. Upon the expiration of the time period(s)authorized by the by-law,the uses,buildings and structures that were permitted under the by-law cannot be continued as legally non- conforming uses, buildings and structures. 8.15.3 Temporary Use By-laws may be passed for temporary periods, the length of which shall be determined by Municipal Council,but not to exceed three years,to allow the establishment of: a) a mobile home for temporary residential accommodation pending the completion of a permanent dwelling; b) a mobile home in conjunction with a farm operation intended as a supplementary dwelling for farm labourers; c) a mobile home or travel trailer to be used as a site office, or for accommodation for a caretaker or watchman during a large construction project; d) a land use activity on a specific parcel of land which is appropriate in the short term, but is otherwise prohibited in the Zoning By-law. 8.15.4 Municipal Council will use the following criteria in the evaluation of applications for Temporary Use By-laws: a) that the proposed use is temporary in nature and will not preclude the future development of the site,nor will the use be difficult to terminate when the authorizing by-law expires; b) that the proposed use is not incompatible with adjacent land uses, and Council shall consult with property owners and any other agencies or individuals who might have knowledge of when conditions might suit the development of the property, in accordance with the Official Plan, prior to enacting a Temporary Use By-law; c) that parking required by the proposed use is provided on-site; and d) that the temporary use will be evaluated on the proposed servicing,and that the use will not create or increase any servicing problems on or off the site. 8-12 8.15.5 Municipal Council will use the following criteria in the evaluation of applications for Temporary Use By-laws for specific land use activities which are otherwise prohibited in the applicable zone: a) Temporary Use By-laws shall only be enacted for uses which will not preclude the future development of any lands for their most appropriate use, as defined by the Official Plan; b) Council shall consult with property owners and any other agencies or individuals who might have knowledge of when conditions might suit the development of the property, in accordance with the Official Plan, prior to enacting a Temporary Use By-law; c) only uses which will not create land use conflicts or disrupt the use and development of neighbouring properties shall be authorized by Temporary Use By-laws; d) notwithstanding the above policies, temporary uses that are not otherwise permitted by the Official Plan as permanent uses, may be permitted by Temporary Use By-laws. 8.16 USE OF HOLDING ZONES 8.16.1 It is policy of the Municipality of Bayham to utilize"Holding Zones"pursuant to the provisions of Section 36 of the Planning Act, in the following instances: 8.16.1.1 Where the use of land is established but where details of development have yet to be determined. The details of development to be determined would, for example, be situations where plans of subdivision or development proposals have been approved by the Municipality conditional upon financial and servicing issues being resolved. 8.16.1.2 The application of Section 36 by-laws will be limited to situations where council is satisfied that the details of development referred to in Section 8.16.1.1 are not so uncertain or complex that they pose an insurmountable obstacle to the proponent or the Municipality to overcome. 8.16.1.3 Where it is likely that the proposed land use will cause an adverse effect on the environment, the council shall require expert evidence from the proponent to demonstrate that the adverse effect can be overcome through the application of acceptable engineering and resource management practices. 8-13 8.16.1.4 The undeveloped areas within the Municipality where the specific use of land has been established but where other development details have been determined but not yet resolved. 8.16.1.5 The Residential areas where the lot area may be less than the provisions of the minimum provisions in the Zoning By-law and where provision of water and sewerage services are yet to be approved. 8.16.4 Implementation of Holding Zone The holding provisions are implemented through the Zoning By-law. Properties may be zoned for their intended use and the holding symbol "h" will be added so as to indicate that the development of the site can not proceed until the holding symbol is removed. Procedures for the removal of the holding symbol are outlined below. The "Holding Zone"category may include provisions for interim permitted uses to be allowed on lands to which the holding provisions apply. Such uses could include open space uses, existing use of land and other uses which are deemed compatible with surrounding land and would not adversely affect the future development potential of the lands. 8.16.5 Removal of Holding Zone Removal of the "h" zoning category from the land would be conditional upon satisfying certain requirements of the municipality regarding the development of the land. Such conditions may include, but not be limited to, the satisfying of certain fmancial and servicing requirements specified in a subdivision or development agreement entered into between the land developer and the Municipality. The agreement may specify a time limit that the"Holding Zone"can remain in effect and may contain provisions for repeal of the"Holding Zone"by-law should the owner not proceed expeditiously with the development of the land. Prior to removal of any holding symbol,Council shall be satisfied,by the developer, that all conditions of any agreement have been met or will be met or fulfilled. The holding symbol shall be removed by by-law passed under Section 36 of the Planning Act. Notice shall be given by Council when a holding symbol is to be removed by by-law, and there can be no objection or referral to the Ontario Municipal Board. However, should council refuse to pass an amending by-law to remove the holding symbol,because the development is considered premature due to lack of demand or failure to meet a requirement of this Plan,the applicant may appeal the decision to Ontario Municipal Board in the normal manner. I' 11 L II I, I� 1 ►. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 f 1 1 1 1 1 1 i 1 1 1 1 1 1 i BACKGROUND STUDY OFFICIAL PLAN OF THE MUNICIPALITY OF BAYHAM Cumming Cockburn Limited December 2000 II t it I` I� I, Ii I 1 1 I s I I. II I I l TABLE OF CONTENTS 1.0 INTRODUCTION . . . . 3 2.0 POPULATION AND HOUSEHOLDS 4 APPENDIX A- CANDIDATE GROWTH AREAS 10 FIGURES Al -A8 - GROWTH AREA MAPS . . . following page 10 APPENDIX B -DEFINITIONS 11 APPENDIX C - SUMMARY OF WORKSHOP MEETINGS 20 APPENDIX D -BACKGROUND STUDY MAPS . . . . _ , . . . . , 22 I�I II 1 1 II 1 .1 1 LI 1.0 INTRODUCTION In 1998 the Township of Bayham, the Village of Vienna and the Village of Port Burwell reached a decision to amalgamate into one new municipality. This Background Study was undertaken in 1999 in order to support the preparation of land use schedules and planning policies for a new official plan for the amalgamated Municipality of Bayham in the year 2000. The Municipality of Bayham is bounded by South-West Oxford Township (County of Oxford) on the north and Lake Erie on the south. Adjacent communities include the Township of Malahide (Elgin County)on the west,and the Township of Norfolk(Haldimand-Norfolk Region)on the east. The Municipality of Bayham(pop.5,725)is traversed by Provincial Highway No.3 and Plank Road (former Highway No. 19). Agriculture is the top employment sector with 27.9%of the population directly involved in agricultural occupations. Although the municipality is primarily engaged in agricultural land use and related economic activity, its strategic situation in southwestern Ontario positions the municipality for increasingly diversified growth,including lakeshore related tourism, and modest expansions of urban type land uses. This background study was undertaken to evaluate anticipated levels of growth within the new municipality. Population and household growth that occurred within the past decade were examined and extrapolated for the next ten years in order to provide a framework for the estimation of land needs for urban development in the new municipality during the next decade. The urban areas land use schedules have been updated in order to ensure that an efficient land use pattern will be implemented by the new Official Plan. The expansion of these established urban areas is intended to reduce stress on the rural land base,and to maximize the public's investment in infrastructural services. Expansions to the urban areas are proposed to address such needs in the wider community. These urban areas include the former villages of Vienna and Port Burwell; and the designation of the former hamlet of Straffordville as a village with a distinct Future Land Use Schedule. Port Burwell and Vienna will both be served by a piped municipal water supply and a municipal sanitary sewer system during the forthcoming planning period. Straffordville will be served by a municipal sanitary sewer system. The Official Plan also recognizes a new hamlet around the existing settlement of North Hall, as well as expansions to some of the previously designated hamlets. New policy sections related to these distinct classifications of urban uses have been included in the Official Plan. The rural policies of this plan continue to discourage non-farm development within prime agricultural areas in conformity with the Provincial Policy Statement, 1997. Changes to the rural policies of the Official Plan include the reorganization of policies comprising the Agriculture designation. The Agriculture policies now separately address land use,including intensive livestock farming, and land division issues. The policies regarding the severance of surplus farm dwellings and farm retirement lots have been revised based on the former Township of Bayham's experience with such proposals in the context of the Provincial Policy Statement, 1997. 3 I 1.01 • 1 z - 4 • r---_____ \ , NN114! I _ 6 ~Z \\\ W d _1 t— 9 U • 10~ 1111111 �� lilt . r1EI, �� 24 1 25 1 2s i 27 1 28) 29 f AM 64'-+�iu ♦ _ . ,a l 151 + I N Lr 1 30 3, #. / ,z I I16II7f1BI19111 13 / 1 12°12'12212 I 1 I I ` 32 1 33134135138 c —— I I 37 1 I1 38 ' &A PIll Mammal.. an inI --1 r- --1 ,Np�-« / • , --P \ \>>) / _,, \ , .., / 1 \,, , ___L_.... DEVELOPED AREA •. MA HAZARD AND/OR WOODED AREAS MUNICIPALITY OF BAYHAM 0 IOOM 200M 300M --- NORTH HALL GROWTH STUDY - A2 Scale 1 : 7500 r-n-I 17"7'7•r..- r,�J-_1_�4A\• r`r I---- �. , n aluef 1-L� �i / I ���/r-rr-rrT� /.1;,,',)/"•;.*::`,.., I a �� 7r�j ?� , i FT I 7-7--,--1-i-,-,..," °' Y OF �j� C � ,'ITITT;_i_LL—til I I ! 1 ! 171."7".. • eg -•-..1� 7/,�4 ice/ "\ I j T-11—T--, "1,i,i,4-4_17.1_1_1__, ii-i-+ I 1 i 1-rC^ 416„ r? ,r', ^<�(?/. r�l.�,(� s � 13 I I 71el �a�a+�I 3131�»1"�`b�. t— �r ,I,1 1 I 1 1 11,116117/ ,I 1 E I L cLor�� I I .l+,�JI�� � III 111 1111hi rii,c- --,,,,e,„,, 0 or I'` <J7 ' /// ` ,�� / f,,,,,,4„ ,'94s t7k'k ' /4( / [mown!' CURRENT VILLAGE BOUNDARY DEVELOPED AREA /4/ \\W, HAZARD AND/OR WOODED AREAS I �I -- i — MUNICIPALITY OF BAYHAM 200M 400M 600M r` GROWTH STUDY-A3 Scale 1 : 10,000 EDEN 1 N ,, I I T , , ., . , \ \-1111111111II1.{ , gl IIIII,` �Illltftl411 q ,----..______/ - F_______(_../ L_ // :\<4,.../;;;;‘,.....N.„_ • 7"-N .1\6. ..- . 1.-- ' - . \- / /- N<1 / ;/ '- -,./ / Qlo - /: , RICHMOND ROAD :.=. Nc/ > r</ /' \G/ 2.` /�. �° .ic5)Y/ r � ,_ .I \ / �\Y7 �\ 6 pi°/...:?6,"2).71 ch,R~ ' / /'\ Vi �� � �`� © � ' `icy` � ` z sT ,'....%'") r ._-.• ( Allilri < / C''' t '''-< 1,11 \ Z --"c f 1 111111 CURRENT VILLAGE BOUNDARY DEVELOPED AREA \\1 HAZARD AND/OR WOODED AREAS MUNICIPALITY OF BAYHAM 0 100m 200m RICHMOND f"N GROWTH STUDY-A4 sca :: 5� gr —I-I-+' I er nrirmen�n 1 1 1 , 1 1 1 err x 1 1 1 1 a rri rT -rr- r-J �� ♦rl a'' ' /NS,I � .1 ,11:', >/C. /4'(,RV / / ]' ),:.1'.< /T A.`:x / h v`I I / ��____---__- 7 1-1-1 L1 1 \ \ 40‘,/ ,/,....,, 0, r.„.... .., ,,,,, .:„...;/..../...),,,,,,$,./...4, ,./,,,,,,, ..... .,,/ II, „ 4,,,f ,,, . .., ,„ .„ „fre.,,,,.. 7,,,,,,,.,,„. ...,.... ii „J....7 ,,,/,- , ,., ,,.. ..,.„_., .., ,..,, ,,,,,, ,,r, ...„..„,../... .....,.......-...... A , ,././„. .,,,..„50,, 2 ,/ 7, - -- ,,,,,,. ..... ....1.„,„ . �-ti_T_r--_ -71.7-1 167-1 rr i ������� •� . / 1 ! I t7 l I 11 11 1 1 1 1 1 1 1 1 // - i 1 1 I__la _iy 1 L1 1 1 r T 1 11 11 i 1-1 Alioriim / s.�� �1/ r + . .. / �/ i6 1/� / u.iui 'iifi! 111I/.��� 1.'* (IIITh'!j "I' I 1]61371 1 ILI I�1 1 ���A iti:. / • . 1 / 111 �13BIb1111.x1 %/f// %. " r. / %%• ,'.. I < MEI 111'�� •�1 1"i G Ltln 'M M0. i yiiiiiii '/ ? . I',,,�1 I /y/i��,,,, __ _� 11 11/11 II � ���11�j■■ 9 1! 4 i. 4"•'601y1I6x1 I 1 I 1 'MIL ///,''' 42 1 %� , y, EMI - I� �� `� YAy Si. ., - !III r q �.�1■111 t 1111110.411 e3 yj15S1S61571561591{p1 111 1111116% MIMI 61 I f/j'''' ' /jl: F I.1.6.1li2t I1r I11 Im1 I11 ‘ip.i # 1 1 1 1 1 1 1 6t 65 %%% %// ‘ zii,• •/iiiiiiii/7 EXISTING HAMLET LIMITS /. /��/ a� f�� AREAS PROPOSED BY OPA 100 \ l DEVELOPED AREA - Mini \\\s HAZARD AND/OR WOODED AREAS • MUNICIPALITY OF BAYHAM 0 200m 400m /� GROWTH STUDY-A5 Scale , : STRAFFORDV1LLE �N 1 \:,4,1;:i 11 E : ...,T L---- ,....,,,,, Ni: - .,,w,..\ \ tib\\.1 \ �'` ��\ r °rrl;"M"°'l"":": i \\\' \ ='a V ` ` �► ,r rrrrryhuprnrrrgrrr! Y rte\ �`_'\ �pay.- rii: a �� 1 -- i o J , _ .- �\���`\\� �. moi■ ■nwn0 Fa air. �\ . ',\.\\.\\L %N, . " �f?� ..SLR 1. It�' qu 11/min . \ II '- .4.4." ` �.Y. \y\. i. '1\ .�.;*:}�`9 •♦ \ LAKE L . • MUNICIPALITY OF BAYHAM ""' CURRENT VfLLAGE BOUNDARY GROWTH STUDY-A8 " PORT BURWELL DEVELOPED AREA ��� HAZARD AND/OR PROVINCIAL PARK AND/OR WOODED AREAS 0 250m 500m 750m or'N Scaled�2 500 APPENDIX B (excerpts taken from the Provincial Policy Statement. 1997) Adjacent lands: means those lands,contiguous to a specific natural heritage feature or area,where it is likely that development or site alteration would have a negative impact on the feature or area.The extent of the adjacent lands may be recommended by the Province or based on municipal approaches which achieve the same objectives. Adverse effects: as defined in the Environmental Protection Act,means one or more of: impairment of the quality of the natural environment for any use that can be made of it; injury or damage to property or plant and animal life; harm or material discomfort to any person; an adverse effect on the health of any person; impairment of the safety of any person; rendering any property or plant or animal life unfit for use by humans; • loss of enjoyment of normal use of property;and • interference with normal conduct of business. Agricultural uses: means the growing of crops,including nursery and horticultural crops;raising of livestock and other animals for food, or fur,including poultry and fish;aquaculture;agro-forestry;maple syrup production;and associated on-farm buildings and structures. Agriculture-related uses: means those farm related commercial and farm-related industrial uses that are small scale and directly related to the farm operation and are required in close proximity to the farm operation. Airports: means all Ontario airports,including designated lands for future airports,with Noise Exposure Forecast(NEF)/Noise Exposure Projection(NEP)mapping. Areas of archaeological potential: means areas with medium or high potential for the discovery of archaeological resources.This potential is based on the presence of a wide range of geographic and historical features which influenced past settlement.Archaeological potential is confirmed through archaeological assessment. Areas of mineral potential: means areas favourable to the discovery of mineral deposits due to geology,the presence of known mineral deposits or other technical evidence.Areas of mineral potential are identified using accepted scientific methodology. Areas of natural and scientific interest(ANSI): means areas of land and water containing natural landscapes or features that have been identified as having life science or earth science values related to protection,scientific study,or education. Built heritage resources: means one or more buildings,structures,monuments,installations,or remains associated with architectural,cultural, social,political,economic,or military history,and identified as being important to a community. Cultural heritage landscape: means a defined geographical area of heritage significance which has been modified by human activities. Such an area is valued by a community,and is of significance to the understanding of the history of a people or place. Defined portions of a dynamic beach: means those portions of the dynamic beach which are highly unstable and/or critical to the natural protection and maintenance of the first main dune feature and/or beach profile,where any development or site alteration would create or aggravate flooding or erosion hazards,cause updrift and/or downdrift impacts and/or cause adverse environmental impacts. Defined portions of the one hundred year flood level along connecting channels: means those areas which are critical to the conveyance of the flows associated with the one hundred year flood level along the St.Mary's,St.Clair,Detroit,Niagara and St.Lawrence Rivers,where development or site alteration will create flooding hazards,cause updrift and/or downdrift impacts and/or cause adverse environmental impacts. Deposits of mineral aggregates: means an area of identified mineral aggregates that has a sufficient quantity and quality to warrant present or future extraction. Designated and available: means,for the purposes of Policy 1.2.1 a),designated in the official plan for urban residential use.For municipalities where more detailed official plan policies(eg.secondary plans)are required before development applications can be considered for approval,only lands that have at least begun the more detailed planning process are considered to be designated for the purposes of this definition. Development: means the creation of a new lot,a change in land use,or the construction of buildings and structures,requiring approval under the Planning Act; but does not include activities that create or maintain infrastructure authorized under an environmental assessment process;or works subject to the Drainage Act. Dynamic beach: means areas of inherently unstable accumulations of shoreline sediments along the Great Lakes- St.Lawrence River System and large inland lakes.The dynamic beach hazard limit includes the flooding hazard limit plus a dynamic beach allowance. Ecological functions: means the natural processes,products or services that living and non-living environments provide or perform within or between species,ecosystems and landscapes.These may include biological,physical and socio-economic interactions. Endangered species: means any native species,as listed in the Regulations under the Endangered Species Act,that is at risk of extinction throughout all or a significant portion of its Ontario range if the limiting factors are not reversed. Erosion hazards: means the Ioss of land,due to human or natural processes,that poses a threat to life and property.The erosion hazard limit is determined using the 100 year erosion rate(the average annual rate of recession extended over a hundred year time span),an allowance for slope stability,and an erosion allowance. Essential emergency services: means services such as those provided by fire,police and ambulance stations and electrical substations,which would be impaired during an emergency as a result of flooding,the failure of floodproofing measures and/or protection works, and/or erosion. Established standards and procedures: means the following: 12 Floodproofing standard,which means the combination of measures incorporated into the basic design and/or construction of buildings,structures,or properties to reduce or eliminate flooding,wave uprush and other water related hazards along the shorelines of the Great Lakes-St.Lawrence River System and large inland lakes,and flooding along river and stream systems. Protection works standard,which means the combination of non-structural or structural works and allowances for slope stability and flooding/erosion to reduce the damages caused by flooding,erosion,and other water related hazards,and to allow access for their maintenance and repair. Access standard,which means a method or procedure to ensure safe vehicular and pedestrian movement,and access for the maintenance and repair of protection works,during times of flooding,erosion and/or other water related hazards. Farm retirement lot: means one lot from a farm operation for a full time farmer of retirement age who is retiring from active working life,was farming on January 1, 1994 or an earlier date set out in an existing official plan,and has owned and operated the farm operation for a substantial number of years. Fish: means fish,shellfish,crustaceans,and marine animals,at all stages of their life cycles. Fish habitat: means the spawning grounds and nursery,rearing,food supply,and migration areas on which fish depend directly or indirectly in order to carry out their life processes. Flood fringe(for river and stream systems): means the outer portion of the flood plain between the floodway and the flooding hazard limit.Depths and velocities of flooding are generally less severe in the flood fringe than those experienced in the floodway.The flood fringe is the area where development and site alteration may be permitted,subject to appropriate floodproofing to the flooding hazard elevation or another flooding hazard standard approved by the Ministry of Natural Resources. Flood plain (for river and stream systems): means the area,usually low lands adjoining a watercourse,which has been or may be subject to flooding hazards. Flooding hazards: means the inundation,under the conditions specified below,of areas adjacent to a shoreline or a river or stream system and not ordinarily covered by water: a) Along the shorelines of the Great Lakes- St.Lawrence River System and large inland lakes,the flooding hazard limit is based on the 100 year flood level plus an allowance for wave uprush and other water related hazards. b) Along river and stream systems,the flooding hazard limit is the greater of: 1. the flood resulting from the rainfall actually experienced during a major storm such as the Hurricane Hazel storm(1954)or the Timmins Storm(1961),transposed over a specific watershed and combined with the local conditions,where evidence suggests that the storm event could have potentially occurred over watersheds in the general area; 2. the one hundred year flood;or 3. a flood which is greater than 1)or 2)which was actually experienced in a particular watershed or portion thereof as a result of ice jams and which has been approved as the standard for that specific area by the Minister of Natural Resources. c) except where the use of the one hundred year flood or actually experienced event as the standard for a specific watershed has been approved by the Minister of Natural Resources(where the past history of flooding supports the lowering of the standard). 13 Floodway(for river and stream systems): means the portion of the flood plain where development(other than uses which by their nature must be located within the floodway,flood and/or erosion control works,or where appropriate,minor additions or passive,non-structural uses which do not affect flood flows)and site alteration would cause a danger to public health and safety or property damage. Where the one zone concept is applied,the floodway is the entire flood plain. Where the two zone concept is applied, the floodway is the inner portion of the flood plain, representing that area required for the safe passage of flood flow and/or that area where flood depths and/or velocities are considered to be such that they pose a potential threat to life and/or property damage.Where the two zone concept applies,the outer portion of the flood plain is called the flood fringe. Great Lakes-St.Lawrence River System: means the major water system consisting of Lakes Superior,Huron, St. Clair,Erie and Ontario and their connecting channels,and the St Lawrence River within the boundaries of the Province of Ontario. Hazardous lands: means property or lands that could be unsafe for development due to naturally occurring processes.Along the shorelines of the Great Lakes-St.Lawrence River System,this means the land, including that covered by water,between the international boundary,where applicable,and the furthest landward limit of the flooding,erosion or dynamic beach hazard limits.Along the shorelines of large inland lakes,this means the land,including that covered by water,between a defined offshore distance or depth and the furthest landward limit of the flooding,erosion or dynamic beach hazard limits.Along river and stream systems,this means the land,including that covered by water,to the furthest landward limit of the flooding or erosion hazard limits. Hazardous sites: means property or lands that could be unsafe for development and site alteration due to naturally occurring hazards. These may include unstable soils(sensitive marine clays[Leda],organic soils)or unstable bedrock(karst topography). Hazardous substances: means substances which,individually,or in combination with other substances,are normally considered to pose a danger to public health,safety and the environment.These substances generally include a wide array of materials that are toxic, ignitable,corrosive,reactive,radioactive or pathological. Housing market area: refers to an area, generally broader than a lower tier municipality, that has a high degree of social and economic interaction. In southern Ontario,the county or regional municipality will normally serve as the housing market area. Where a housing market area extends significantly beyond county or regional boundaries,it may include a combination of counties and/or regional municipalities. Infrastructure: means physical structures that form the foundation for development.Infrastructure includes: sewage and water works, waste management systems,electric power,communications,transit and transportation corridors and facilities,and oil and gas pipelines and associated facilities. Institutional uses: means those uses,associated with hospitals,nursing homes,pre-school,school nurseries,day care and schools,where there is a threat to the safe evacuation of the sick,the elderly,the physically challenged or the young during an emergency as a result of flooding,failure of floodproofing measures or protection works,or erosion. Large inland lakes: means those waterbodies having a surface area of equal to or greater than 100 square kilometres where there is not a measurable or predictable response to a single runoff event. Mine hazards: means any feature of a mine as defined under the Mining Act or any related disturbance of the ground that has not been rehabilitated. 14 Mineral aggregate: means gravel, sand,clay,earth,shale,stone,limestone,dolostone,sandstone,marble,granite,rock or other material prescribed under the Aggregate Resources Act suitable for construction, industrial,manufacturing and maintenance purposes but does not include metallic ores,asbestos,graphite,kyanite,mica,nepheline syenite,salt,talc,wollastonite, mine tailings or other material prescribed under the Mining Act. Mineral deposits: means an unusually large or rich concentration of valuable minerals identified within a small part of the Earth's crust. Mineral aggregate operation: means: a) lands under license or permit,other than for a wayside pit or quarry,issued in accordance with the Aggregate Resources Act,or successors thereto; b) for lands not designated under the Aggregate Resources Act, established pits and quarries that are not in contravention of municipal zoning by-laws and including adjacent land under agreement with or owned by the operator,to permit continuation of the operation;and c) associated facilities used in extraction,transport,beneficiation,processing or recycling of mineral aggregate, or the production of secondary related products. Mineral mining operation: means mining operations and associated facilities, or, past producing mines with remaining mineral development potential that have not been permanently rehabilitated to another use. Minerals: means metallic minerals and non-metallic minerals as herein defined, but does not include mineral aggregates or petroleum resources. Metallic minerals means those minerals from which metals(e.g.copper,nickel,gold)are derived. Non-metallic minerals means those minerals that are of value for intrinsic properties of the minerals themselves and not as a source of metal. They are generally synonymous with industrial minerals(e.g. asbestos,graphite,kyanite,mica, nepheline syenite,salt,talc, and wollastonite). Minimum distance separation formulae: means formulae developed by the Province to separate uses so as to reduce incompatibility concerns about odour from livestock facilities. Multi-modal transportation system: means a transportation system which may include several forms of transportation such as automobiles,walking,truck, cycling,bus,rapid transit and rail. Natural heritage features and areas: means features and areas,such as significant wetlands,fish habitat,significant woodlands south and east of the Canadian Shield,significant valleylands south and east of the Canadian Shield,significant portions of the habitat of endangered and threatened species, significant wildlife habitat, and significant areas of natural and scientific interest,which are important for their environmental and social values as a legacy of the natural landscapes of an area. Negative impacts: means: a) in regard to fish habitat,the harmful alteration,disruption or destruction of fish habitat,except where it has been authorized under the Fisheries Act,using the guiding principle of no net loss of productive capacity. b) in regard to other natural heritage features and areas,the loss of the natural features or ecological functions for which an area is identified. 15 One hundred year flood(for river and stream systems): means that flood,based on an analysis of precipitation,snow melt,or a combination thereof,having a return period of 100 years on average,or having a 1%chance of occurring or being exceeded in any given year. One hundred year flood level: means: • for the shorelines of the Great Lakes,the peak instantaneous stillwater level,resulting from combinations of mean monthly lake levels and wind setups,which has a 1%chance of being equalled or exceeded in any given year. in the connecting channels (St. Mary's, St. Clair, Detroit, Niagara and St. Lawrence Rivers), the peak instantaneous stillwater level which has a 1%chance of being equalled or exceeded in any given year. - for large inland lakes,lake levels and wind setups that have a 1%chance of being equalled or exceeded in any given year,except that,where sufficient water level records do not exist,the one hundred year flood level is based on the highest known water level and wind setups. Other water-related hazards: means water-associated phenomena other than flooding and wave uprush which act on shorelines.This includes,but is not limited to ice,ice piling and ice jamming. Petroleum resource operations: means oil, gas and brine wells, and associated facilities, oil field brine disposal wells and associated facilities, and facilities for the underground storage of natural gas and other hydrocarbons. Petroleum resources: means oil,gas,and brine resources which have been identified through exploration and verified by preliminary drilling or other forms of investigation.This may include sites of former operations where resources are still present or former sites that may be converted to underground storage for natural gas or other hydrocarbons. Portable asphalt plant: means a facility: a) with equipment designed to heat and dry aggregate and to mix aggregate with bituminous asphalt to produce asphalt paving material,and includes stockpiling and storage of bulk materials used in the process; b) which is not of permanent construction,but which is to be dismantled at the completion of the construction project. Prime agricultural area: means an area where prime agricultural land predominates.Prime agricultural areas may also be identified through an alternative agricultural land evaluation system approved by the Province. Prime agricultural land: means land that includes specialty crop lands and/or Canada Land Inventory Classes 1,2,and 3 soils,in this order of priority for protection. Public service facilities: means land,buildings and structures for the provision of public services,but does not include infrastructure. Public services: means programs and services provided or subsidized by a government or other public body.Examples include social assistance,recreation,police and fire protection,health and educational programs,and cultural services. Quality and quantity(of water): is measured by indicators such as minimum base flow,oxygen levels,suspended solids,temperature,bacteria,nutrients, hazardous contaminants,and hydrologic regime. 16 Reserve water and sewage plant capacity: means design capacity in a centralized water and waste water treatment facility which is not yet committed to existing or approved development. Residence surplus to a farming operation: means one of two or more existing farm residences built prior to 1978 and surplus to the farm, or an existing farm residence that is rendered surplus as a result of farm consolidation(farm consolidation means the acquisition of additional farm parcels to be operated as one farm operation). Residential infilling: means the creation of a residential lot between two existing non-farm residences which are on separated lots of a similar size and which are situated on the same side of a road and are not more than 100 metres apart. Residential intensification: means the creation of new residential units or accommodation in existing buildings or on previously developed,serviced land and includes infill,accessory apartments and rooming houses. River and stream systems: means all watercourses,rivers,streams,and small inland lakes or waterbodies that have a measurable or predictable response to a single runoff event. Rural areas: means lands in the rural area which are not prime agricultural areas. Secondary uses: means uses secondary to the principal use of the property,including home occupations,home industries,and uses that produce value-added agricultural products from the farm operation on the property. Sensitive land uses: means buildings,amenity areas,or outdoor spaces where routine or normal activities occurring at reasonably expected times would experience one or more adverse effects from contaminant discharges generated by a nearby major facility. Sensitive land uses may be a part of the natural or built environment.Examples include:residences,day care centres, and educational and health facilities. Sewage and water systems: Full municipal sewage and water services: means piped sewage and water services that are connected to a centralized water and waste water treatment facility. Communal services: means sewage works and sewage systems,and water works that provide for the distribution,collection or treatment of sewage or water but which: are not connected to full municipal sewage and water services; are for the common use of more than five residential units/lots;and are owned,operated,and managed by: the municipality;or another public body;or a condominium corporation or single owner which has entered into an agreement with the municipality or public body,pursuant to Section 51 of the Planning Act,providing for municipal/public body assumption of the communal services in the event of default by the owner. 17 Individual on-site systems: means individual autonomous water supply and sewage disposal systems,that are owned,operated and managed by the owner of the property upon which the system is located and which do not serve more than five residential units/lots. Partial services: means connection to one communal service or full municipal service where the other connection will be to an individual on-site system. Significant: means: - in regard to wetlands and areas of natural and scientific interest,an area identified as provincially significant by the Ministry of Natural Resources using evaluation procedures established by the province,as amended from time to time. in regard to other features and areas in policy 2.3, ecologically important in terms of features, functions, representation or amount,and contributing to the quality and diversity of an identifiable geographic area or natural heritage system. Criteria for determining significance may be recommended by the Province, but municipal approaches that achieve the same objective may also be used. in regard to other matters,important in terms of amount,content,representation or effect. Significant archaeological resources: means the remains of any building,structure,activity,place or cultural feature,which because of the passage of time is on or below the surface of the land or water,and which has been identified and evaluated and determined to be significant to the understanding of the history of a people or place.The identification and evaluation of this resource is based upon an archaeological assessment. Site alteration: means activities, such as fill, grading and excavation, that would change the landform and natural vegetative characteristics of a site. Special policy area: means an area within a community that has historically existed in the flood plain and where site specific policies, approved by the Ministers of Natural Resources and Municipal Affairs and Housing, are intended to address the significant social and economic hardships to the community that would result from strict adherence to provincial policies concerning development. Specialty crop land: means areas where specialty crops such as tender fruits(peaches,cherries,plums),grapes,other fruit crops,vegetable crops,greenhouse crops,and crops from agriculturally developed organic soil lands are predominantly grown,usually resulting from: soils that have suitability to produce specialty crops,or lands that are subject to special climatic conditions,or a combination of both;and/or • a combination of farmers skilled in the production of specialty crops, and of capital investment in related facilities and services to produce,store,or process specialty crops. Threatened species: means any native species that is at risk of becoming endangered through all or a portion of its Ontario range if the limiting factors are not reversed. Valleylands: means a natural area that occurs in a valley or other landform depression that has water flowing through or standing for 18 some period of the year. Waste management system: means sites and facilities to accommodate solid waste from one or more municipalities and includes landfill sites, recycling facilities,transfer stations,processing sites and hazardous waste depots. Wave uprush: means the rush of water up onto a shoreline or structure following the breaking of a wave;the limit of wave uprush is the point of furthest landward rush of water onto the shoreline. Wayside pits and quarries: means a temporary pit or quarry opened and used by or for a public authority solely for the purpose of a particular project or contract of road construction and not located on the road right of way. Wetlands: means lands that are seasonally or permanently covered by shallow water,as well as lands where the water table is close to or at the surface. In either case the presence of abundant water has caused the formation of hydric soils and has favoured the dominance of either hydrophytic plants or water tolerant plants. The four major types of wetlands are swamps,marshes,bogs and fens. Periodically soaked or wet lands being used for agricultural purposes which no longer exhibit wetland characteristics are not considered to be wetlands for the purposes of this definition. Wildlife habitat: means areas where plants,animals and other organisms live,and find adequate amounts of food,water,shelter and space needed to sustain their populations. Specific wildlife habitats of concern may include areas where species concentrate at a vulnerable point in their annual or life cycle;and areas which are important to migratory or non-migratory species. Woodlands: means treed areas that provide environmental and economic benefits such as erosion prevention, water retention, provision of habitat, recreation and the sustainable harvest of woodland products. Woodlands include treed areas, woodlots or forested areas and vary in their level of significance. 19 i i APPENDIX C OFFICIAL PLAN MUNICIPALITY OF BAYHAM SUMMARY OF WORKSHOP MEETINGS WITH STAFF AND COUNCIL DATE PRINCIPAL TOPICS May 2000 Draft Official Plan& Revised Map Schedules April 2000 Hazard Lands extension along Lake Erie, New Heritage Policies, Standardization of Village Lot Sizes March 2000 Mobile Home and Seasonal Travel Trailer Regulations, Revised Holding Zone and Agricultural Zone Policies February 2000 Zoning Map Updates, Straffordville Configuration,Dark Fired Kilns Regulations, Surplus Farm Dwellings November 1999 Draft Official Plan: Introduction, Agriculture Policies, Suburban Areas, Holding Policies October 1999 Revised Official Plan Map Schedules, Zoning Regulations (Definitions, General Provisions) September 1999 Candidate Growth Areas,Nutrient Management Strategies, Hybrid Zoning Regulations for Villages 20 August 1999 Re-examination of Candidate Growth Areas July 1999 Official Plan&Development Charges Background Study -Candidate Growth Areas Report February 1999 Official Plan&Development Charges Background Study -Population& Growth Forecasts 21 APPENDIX 'D' OFFICIAL PLAN OF THE MUNICIPALITY OF BAYHAM BACKGROUND MAPS MAP C.L.I. SOILS CAPABILITY FOR AGRICULTURE Source: Soil Research Institute, Research Branch, Canada Department ofAgriculture with the support of ARDA, Canada Department of Forestry and Rural Development (Ottawa, 1967) MAP 2 - SPECIALTY CROP (TOBACCO) SOILS Source: Ontario Ministry of Agriculture and Food(June, 1983) MAP 3 - SOIL TYPES Source: The Soils of Elgin County, Ontario Ministry of Agriculture, Food, and Rural Affairs, 1992 MAP 4 - WOODED AREAS Source: Ontario Ministry of Natural Resources (September, 2000) MAP 5 RURAL RESIDENTIAL LOTS Source: Township of Bayham (All rural residential lots subject to Official Plan Amendments prior,to Official Plan Amendment No. 87, 1991) MAP 6 - PETROLEUM RESOURCES -ACTIVE WELL SITES Source: Ontario Ministry of Natural Resources 21 i i i i i II i Ii i i i i MUNICIPALITY OF RAYHAM MAP 1 > ,µ,ms` C.L.i. - CAPABILITY '' 1.1R-1141'''i. ' '1 FOR AGRICULTURE w Aiwa; 41 • F -"Ie '1 9 0e t d` h .,ti LEGEND IIR a .00p ..:, . , , , 119 ^ O '' 11-1 s 112 =I 1111 , !..1111PPOPPL4ilarlii Il . i� 13 k pi ir Iiii1M.,, II 1 cues ,,,,- Nip 1 _..„„,:4, MO -- . 1 r ;ma- ' 4 5 11 , ,I, I''a'/ii.I ' OW gg�L . r ! riIi' M._ y" -1' *_ 4 r ClA88 1 ANp 8 ��' i � 1 y (. i �7 F COMBINED 1. 1 1 I p�;� 'A.'''. �i "1 411'10 �I - a 1'i�^ _A cuse4AND 0 r1 � y w , F � 1 ,rr ll�=. -i:! DINED ll e.. I i., w ai I, . -' Opp, . 1111. -.f.,.. - - ..I , i y. r ill I.,.1-- Nilli iiii I ,...,,,,,!...,,,,„„ to -r l', 1 ..4 a - 1. - III II I 3' o � - iL , i • , . "+mor , ' 1 Fes. z PORT ITURT i ^a� _1 �." • 11 .1. r , .4 ':zt-Y.: LAKE ERIE f'' =f 0 1500m 30O0O 4500m —-i s. 2opa 1 :70,000 MUNICIPALITY O RAYHAM MAP 2 ", i. SPEVALTY CROP ganirvir.„0001110 _ . .., (TOBACCO) SOILS IN i: lippoP imm—' .iiiil M 1 I% OPPIIIPIrjr '' 1511prA r - 1 _ :..,,,_ . ii:N4 II t a .1 a, ' - . - • _el a A , LEGEND SPROALTY CROP ,• ifil J, i P74$ ,..; II . #-1 (TOBACCO)ems 1110 14Ni il 4 114 11 •-, ,i7i,lit, 40 -1111 i Miliqg ' III LL 4 411r,...• . •• ,,,,e..,:„. In 1 )4,, 1,, .,,,,. ._ iki*. ' _...il. I)IP,. ' . .':1- : NAM ' i --. ,4 : : c 2 :;-. .. t ..,..1, IF L',..::..... . oriamii_. .,-..Ztni ,. L.' TRI I" 11 1 1 .. 021 ' .:. . '.. 1, II• • iii 1 ! -.., iti,-...7 . g. 1 11 „,hi ,L.• - 1111 • . ., . .,,,, ., i N 1 1 1 1 ..,.-,11,111 .: .....::. ._.a. , . . , vN l'ili . , 1 , . ' 1 .. .1' / 1 NI . i 1%... 1: ...:4.I. li ..i: ,,c._ 1 . If 17j ii.;,..111 it,-,...iyill II (ci - i. ' ... I .. - ,,,.. . , 0...._..... i iv ,.: _ .. , . 1 J Olt ! zy ,.. _._ .@ E2 ;.. . ...1 .,. .. . . Kw BURWELL 1 i ' ,•. (47' - _.4_, 11 - ---,I..... 1414 r• LAKE ERIE '111141111 a .imorn 74:10,r, 4511kn 70,0D0 I KEY TO T?IE MAP SYMBOLS A. SYMBOLS REPRESENTING ONE SOIL TYPE Sail type Sad phase (when applicable) C>b Dominant slope." `5gnifimnt class* stops Cass (when applicable) B. SYMBOLS REPRESENTING TWO SOIL TYPES Dominant sad phase Signifentaad type (when applicable) Dominantsaetype \ Sgniffarusodphase _t01�8Y.1_(when applicable) b>c Daminantslope/ Significant slope class class* (when applicable) 'When only a dominant(single)slope class appears in the map symbol.that slope class wane applies to thesis!type or sod types shown in the symbol. DESCRIPTIONS OF MAP Descriptions at soil type components,including those modified by sal phases,are provided in SYMBOL COMPONENTS the legend printed on this map sheet.Examples ori such components are By.SV.L.TO.and TO.C.Descriptions of miscellaneous land units.for example Eroded Channel(ER).arm also outlined in the legend printed on this map sheet Descriptions al slope classes,for example le or-C".are outlined in a separate table printed on this map sheet. DOMINANT AND SIGNIFICANT These terms refer to the relative proportions olcornponents which cansmute the symbols shown on this map(as above).Dominant means that 40%to 50%of the area represented by the map 4 symbol consists of that soil type or slope lass.Significant means that 20%to less than 40% of the area represented by the map symbol is composed of that soil type or slope class.When only a single soil type is shown in a map symbol,or only a dominant slope class is shown in a map Symbol.SO`a or more of the area represented by the map symbol consists at that soil type Or slope class. CONSTRAINTS Because of the map scale and nature of the soil mapping,the user should understand that many sail boundaries are only approximately located.Furthermore.there may be inclusions of uniden- tified soil types or nonoil features within any area delineated on the soil maps,and which are not represented in the map symbol for that area.Such inclusions could occupy up to 207E of lite delineation_At the map scale.the minimum size of delineation which can be shown is ap- proximately 12 ha.Consequently,areas smaller than 12 ha were rarely identified and shown on the soil maps. Most soils information is based on the examination of soil characteristics to a depth at about 100 cm below the salami. This survey meets the general specifications for a survey intensity level of three(SIL 3).At this intensity level,the resulting information is swede for township planning,farm area agricultural planning,watershed management and forest management SLOPE CLASSES Class % Slope Description A....__ .. O 0.5 ......... _...Level B,b.... _.0 5.2. ....—_.Nearly level C.c...„.. 2-5 ._..._,_ .Very gentle slopes E,e. 9-15 .......__...,Moderate slopes F,f .._...._.....15-30 ._..___.__Strong slopes Very strongelapes Upper case letters indicate long(>50 m)simple slopes,and lower rase letters indicate short (cS0 m)complex orirregutarslopes which intersect one another. GENERAL DESCRIPTIONS OF THE SOILS Soil Key U. Fine sandy loam, very fine sandy loam, and loamy very fine sand A. Soils Developed on Glacial Till Deposits parent materials (a) Well drained L Silty day loam and silty day till Wattford (WF) parent materials (b) Imperfectly drained • (a) Moderately well drained Normandale (NO) Muriel (MU) phase (c) Poorly drained Muriel Muriel loamy phase ((MMULW) (d)) Williams poorly drained (b) Imperfectly drained Churchville (Q3) Gobles (GO) ChurdevBle peaty phase (CELP) Gobles coarse phase (GO.C) M. Siltam, and t Loam, lo Gobles loamy phase (GO.L) loam parent Erne sandy Gobles washed phase (GO.W) (a) Well drained (c) Poorly drained Kelvin(IBrant(BT) Kelvin coarse phase (lKE.C) @) T Ia drained vin loamy phase�L) Tuscola coax Kelvin washed phase(KE.W) Tuscola coarse phase (TU.C) (c) Poorly drained IL 40 to 100 cm of loamy sediments over Colwood (CW) silty day loam or silty clay till parent Colwood coarse phase (CW.C) materials Colwood peaty phase (CW.P) (a) Well drained (b) Bennington ed a(BN-� IV. 40 to 100 cm of sandy sediments Imperfectly over silt loam and very fine sandy _Tavistock till phase (TAT) loam parent materials (c) Poorly drained (a) Well drained Walsher Maplewood till phase(MA.T) (b) �Adrained M. 40 to 100 cm of sandy sediments over Vittoria (VI) silty claylaloam or silty clay til parent (c) Poorly drained Silver MB (SL) (a) Well drained Well do till phase (BO.T) V. Mostly silty day loam and silty clay (b) Imperfectly drained parent materials Berrien till phase (SET) (a) Moderately well drained (c) Poorly drained Brantford (BF) Wauseon till phase (WCT.T) Brantford coarse phase (BF.C) Brantford loamy phase(BF.L) drained B. Soils Developed on Lacustrine Deposits (b) dY Beverly(BV) L i sand and sand parent Beverly coarse phase (BV.C) materials Beverly loamy phase (BV.L) (a) Rapidly drained (c) Poorly drained Fox (FX) Toledo (TO) (b) Imperfectly drained Toledo coarse phase (TO.C) Brady (BY) (TO.L) (c) Poorly drained (d) Very poorly drained Granby (GY) Southwold (SO) (d) Very drained Frame (FR) VL 40 tea 100 cm of loamy sediments over Frome peaty Phase (FRY) clay loam and silty clay parent materia - (a) Well drained Bennington (BN) Soil Descriptions soils and conservation gage practices,as well as information provided in the Ontario Ministry of This section contains generalized descriptions Agriculture and Food factsheet titled "Suitability of the soils which occur in the County. The of Conservation Tillage Systems to Ontario Soil descriptions are arranged in alphabetical order and Types"(18). include information on landform and topography, Four soil textural groups are defined in the sod moisture characteristics, general soil sheet for surface matprials. Although slight characteristics, soil variability, and land use and modifications were necessary, the textural groups management Guidelines for debe iiiining some have been incorporated into the soil descriptions soil moisture characteristics were obtained from in order to better relate potential conservation the CanSIS Manual for describing sails in the field tillage practices to the soils in the County. The (12)- Estimates of water holding capacity were definitions of the textural groups are as follows: extrapolated from water retention data obtained from detailed sampling of selected soils in the 1) Coarse - soil materials which contain 52%.or County. That data is presented in Volume 2 of the more sand,and less than 20% day. Common report soil textures associated with this group include sand, Generalized soil profile descriptionsfor most loamy sand,and sandy loam. soils are provided in Appendix 1 in this volume of 2) Medi soil materials•which contain less the report This information is presented in table than 52% sand, and less than 27% clay. format, and includes mean values for horizon Common soil textures associated with this depths, textures, pH, organic matter and CaCO3. group include loam and silt loam. Similar tables, along with more detailed 3) Fine-soil materials which contain either: morphological,physical and chemical descriptions 20 to 40%day if the sand content is more than of typical soil profiles, as well as engineering test 45%;or 27 to 40 % clay if the sand content is data,are presented in Volume 2. less than 45%. Common textures associated Land use comments are included in the soil with this group include silty clay loam and descriptions, and pertain to: 1) the capability of clay loam. the soils for common field crops;2) the suitability 4) Very Fine-soil materials which contain more of the soils for special crops;and 3)the suitability than 40% clay. Common soil textures of the soils for conservation tillage practices. associated with this group include silty clay, Common field crops include grain or silage clay,and heavy clay. corn,wheat,oats,barley,and forage crops. They The textural triangle shown in Figure 11 are the crops for which the Canada Land provides information on the soil texture classes Inventory soil capability ratings for agriculture which are included in the four texturais apply(17). The capability ratings which apply to imp ' i the sods are given in the descriptions,and also in 1 Table 4 of the report. • Special crops include vegetable,fruity and nut crops. They also include less commonly grown field crops such as spring canola and winter rapeseed. The types of special crops, and the applicable soil suitability ratings for them, are given in Tables 6, 7, and 8. Examples of some special crops identified in the tables include potatoes, cucumbers, peppers, strawberries, tobacco, and winter rapeseed. Comments on the suitability of the soils for special crops are i included in the soil descriptions, and are usually general comments related to the full range of special crops which are identified in the tables. • The suitability of the soils for specific crops, therefore, must be determined from the tables. General comments in the soil descriptions on 1 the suitability of the soils for conservation tillage practices are based on personal knowledge of the Figure u- Soil fiextitual groups and classes 100 ci • Heavy r, / v.. R 9i1. VERY --•i• . . '. cry Loam . . .. ..FENS: spy: / ;clay Loam 10 416:7. :COARSE -._. ,. • • Silt Loam Sand Low '�: `;S i -,..___. Percent sand Ayr Soils (AY) Conservation tillage practices should be considered for Ayr soils. Ayr fine phase (AY.F) soils,however, are better suited for conventional landform and Topography practices. Ayr soils have developed on 40 to 100 cm thick veneers of coarse textured lacustrine Bennington Sous (BN) materials which are underlain by gravelly coarse textured fluvial outwash materials. They usually occur on lower slope positions in landscapes landkrst and Topography which have nearly level or very gently undulating Berithngton soils have developed on 40 to 100 topography. Slopes are less than 2%. cm thick veneers of medium textured lacustrine materials which are underlain by fine to very fine Soil Moisture Characteristics textured lacustrine materials. They occur in Ayr soils are poorly drained and rapidly landscapes which usually have gently undulating permeable The poor drainage conditions topography,and they commonly occur on mid to associated with these soils are caused by high upper 5 positions. Sl� commonly range from water table levels which are near the surface for prolonged periods during the year. Ayr soils have law water holding capacities and slow surface $°d Moistare Characteristic runoff. Bennington soils are well drained. They are • usually moderately permeable through the upper General Soil Characteristics medium teamed materials,and slowly permeable The Ap and Bg horizons usually occur in the in the lower fine to very fine textured materials. upper sandy materials and have sandy loam, The water holding capacities of Bennington soils loamy sand, or sand textures. The calcareous are high. Surface runoff is moderate on very IICkg horizons generally occur in lower gravelly gentle slopes,but can be rapid on steeper slopes. materials commonly have gravelly coarse sand, gravelly loamy coarse sand, gravelly sand, or General Sail Characteristics gravelly loamy sand textures. The Ap and Bm horizons usually occur in the Gray gley colours are dominant in the profile, tipper medium textured materials They typically and prominent dark brown to dark yellowish have silt loam or loam textures. Clay enriched Bt brown mottles are also present Soil reaction or IIBt horizons corramonly occur where the ranges from neutral in the Ap horizons,to mildly medium textured materials contact the underlying alkaline in the IICkg horizons. Sod classification fine textured materials. Textures of those horizons is typically Orthic Humic Gleysol frequently are silt loam, loam, silty day loam, or silty clay. The calcareous IICk horizons usually Soil Variability have silty clay loam or silty day textures. Soil reaction ranges from slightly acid to neutral in the The aerial extent of Ayr soils in the County is Ap horizons, to mildly alkaline in the lick limited. Ayr fine phase soils(AY.F)were mapped horizons. Soil classification is typically Br umisolic where 15 to 40 cm of clay loam textured materials Gray Brown LuvisoL overly the sandy and gravelly materials. Ayr loamy phase soils (AY.L) were mapped where 15 son Variability to 40 cm of silt loam and loam textured materials overly the sandy and gravelly materials. Ayr soils Occasionally very fine sandy loant or fine were mapped in combination with Camilla sods sandy loam textures occur in the upper materials. (CM). Layers of medium textured materials also occur occasionally in the lower fine textured materials. Land Use/Management Comments phase (BN.T) soils were mapped where 40 to 100 cm of medium textured lacustrine Ayr seals require file drainage in order to reach materials were underlain by fine to very fine their potential capability for common field crop textured Port Stanley till. The aerial extents of production. They are rated Class 2W or 2WT. If Bennington(BN)and Bennington till phase(BN.T) they are tile drained, Ayr soils are suitable for soils in the County are limited. growing a wide range of special crops. Suitability Benninratings for selected special crops are given inwere mapped in combination Tables 6, 7, and 8. with Tavistock (TA) soils, and Bennington fill phase (BN T) soils were mapped in combination textured materials and usually have silty clay loam with Tavistock till phase(TA.T) sails. clay or silty clay textures. • Land Use/Management't'CommentsDistinct to prominent,yellowish brown to dark yellowish brown mottles occur within the profile. Bennington and Bennington till phase soils are Soil reaction is usually medium acid to neutral in rated Class 2M for common field crops when the upper coarse textured materials, and mildly topography is not a limitation. This is mainly due alkaline in the lower fine textured materials. Soil to potential moisture deficit conditions which can classification is typically Gleyed Brunisolic Gray develop during the growing season. When the Brown.Luvisol surface slopes are greater than 5%,they are rated Soli Variability Class 3T or lower due to topographic limitations. Bennington and Bennington till phase soils are Occasionally Berrien soils have layers of highly suitable for growing a wide range of gravelly materials which occur above the fine special crops. They are rated Class Si or Class S2 textured IICkgj horizons. Layers of silt loam or for many crops if the surface slopes are not too loam textured materials also occur occasionally in steep. suitability ratings for selected special crops the lower fine textured materials. Berrien till are given in Tables 6,7,and 8. P (BEI) soils were mapped where 40 to 100 cm of coarse textured materials were underlain by Bennington and mon tall Phase earls are fine to very fine textured Port Stanley til. susceptible to water erosion. A crop rotation which includes a forage crop,the planting of cover Berrien soils were often mapped in crops, and maintaining high crop residue levels combination with Wauseon (WU), Beverly (BV), will aid hi reducing the risk of erosion by water. Beverly coarse phase (BV.C), Toledo (TO), and Conservation tillage practices should be Toledo coarse phase (TO.C) soils. Berrien till considered for Bennington and Bennington till Phase (BET) soils were often mapped in phase souls. combination with Wauseon fill phase (WILT), Gables loamy phase (GO.L), Gables coarse phase Berrien Soils (BE) (CO•C), Kelvin (KE), and Kelvin coarse phase (IG+.C)soils. Landform and Topography Land Use/Mainagement Comments Berrien soils have developed on 40 to 100 cm Berrien and Berrien till phase soils are rated thick veneers of coarse textured lacustrine Class 1 for common field crops when topography materials which are underlain by fine to very fine is not a limitation. They are suitable for a wide textured lacustrine materials. They usually occur range of special crops, and their suitability for on mid to upper slope positions in landscapes many special crops increases if they are tile which have nearly level or very gently undulating drained, or if supplemental irrigation is carried topography. Slopes generally range from 1 to 5%. out. Suitability ratings for selected special crops are given in Tables 6, 7,and S. Soil Moisture Characteristics Berrien soils are susceptible to wind erosion. Berrien soils are imperfectly drained. The Planting cover crops,establishing windbreaks,and coarse textured upper materials are rapidly maintaining high crop residue levels will aid in permeable but have Iow water holding capacities. reducing the risk of erosion by wind. The lower fine textured materials are moderately Conservation tillage practices, particularly no-fill to slowly permeable and generally have high practices,should be considered for these soils. water holding capacities. Berrien soils usually have slow surface runoff. Beverly Soils (BV) General Soil Characteristics Landform and Topography The Ap,Bmgj,and Btgj horizons usually occur Beverly soils have developed on blankets of in the upper coarse textured materials. They fine to very fine textured lacustrine materials. commonly have fine sandy loam, sandy loam, or They usually occur on mid to upper slope loamy fine sand textures. Due to clay emiclement, positions in landscapes which have nearly level or fine sandy loam and sandy loam textures tend to very gently undulating topography. Slopes range occur more often in the Btgj horizons. The from 2 to 9%, with slopes of 2 to 5% most calcareous IICkgj horizons occur in the lower finer cam, Soil Moisture Characteristics Beverly soils are susceptible to compaction, Beverly soils are imperfectly drained. They are and care must be not to use heavy moderately to slowly permeable. Saturated machinery when they are too wet. A crop rotation conditions occur in the upper horizons for which includes a forage crop will aid in extended periods of time each year. The rag soil structure. Beverly and Beverlyloam saturation period is prolonged where compactionY phase soils are also suscegtzble to water has occurred. Beverly soils have medium to high er0s1T due to the erodible nature of theirswillc water holding capacities, and moderate to rapid materials. Planting cover crops and maintaining surface runoffhighcrop residue levels will help to reduce the risk of erosion by water. General Soil Characteristics Conservation tillage practices should be Beverly soil materials contain 27% or more considered for Beverly coarse phase and Beverly day. The Ap,Btgj,and calcareous Ckgj horizons loamy phase soils. Conventional eau...practices, which commonly occur usually have day loam, ihum"' ' e better on and enhance drainagBeverlye. sails to silty clay loam or silty day textures. mprove structure Distinct to prominent,dark Yellowish brown to Bookton Soils (BO) yellowish red mottles occur within the profile. Soil reaction ranges from slightly acid to neutral in the upper Ap and Btgj horizons,to mildly alkaline I.aadfoffi and Topography in the Ckgj horizons. Soil classification is typically Bookton soils have developed on 40 to 100 an Cleyed Brunisolic Gray Brown LuvisoL thick veneers of coarse textured lacustrine materials which are underlain by fine to very fine Soil Variability textured lacustrine materials. They mainly occur Occasionally layers of medium or coarse on upper and crest slope positions in landscapes textured materials occur within the profile. The which have gently undulating topography. Slopes layers are variable in thickness and usually have genemilY range from 5 to 9%. silt loam, loam, or fine sandy loam textures. Beverly soils were mapped where thin caps of Soil Moisture Characteristics medium or coarse textured materials overly the Book= soils are well drained. The upper fine to verY fine bectured materials. Beverly coarse textured materials are rapidly permeable coarse phase(BV.C)soils were mapped where the and have low water holding capacities. As a upper materials consisted of lS to 40 an of coarse result,these soils tend to be droughty. The lower textured materials. Beverly loamy phase (BV.L) fine textured materials are moderately to slowly soils were mapped where the upper materials permeable. Surface runoff is slow on nearly level consisted of 15 to 40 cm of medium textured to gentle slopes,but increases on steeper slopes. materials. Beverly soils were commonly mapped in General Soil Characteristics combination with Beverly loamy phase(BVI.)and The Ap horizons usually have fine sandy loam Toledo (TO) soils. Beverly loamy Phase (BVZ.) or loamy fine sand textures. The him horizons soils were often mapped in combination with usually have fine sandy loam, loamy fine sand, Tavistock (TA) and Toledo loamy phase (tO.i.) fine sand or sand textures. Clay enriched IIBt soils• horizons often occur at the contact between the upper sandy materials and the lower clayey Land Use/Management Comments materials. The IICk horizons are calcareous and Beverly soils are rated Class 21) for common usually have silty clay loam or silty clay textures. field crops when topography is not a limitation. 'they are used extensively for growing corn and Soil reaction ranges from strongly acid to neutral in the winter wheat Beverly soils are suitable for Ap horizons, too mildly alkaline in growing a fairly wide range of spexfal corps. the not horizons. Soil classification is typically Brunisolic Gray Brown Luvisoh. They are particularly well suited for special field crops such as soybeans and white beans. Their Soil Variability suitability increases for many special crops if they are tile drained. Suitability ratings for selected The aerial extent of Boolctcn soils in the special crops are given in Tables 6, 7, and S. County is limited. Occasionally Bookton soils have gravelly layers which occur above the underlying fine textured materials. Bookton till in the Ap horizons, to mildly alkaline in the Ckgj phase (BO.T) soils were mapped where 40 to 100 horizons. Soil classification is typically Gleyed cm of coarse textured lacustrine materials were Bninisolic Gray Brown Luvisol. underlain by fine to very fine textured Port Spey . Soil Variability Land Use/Management Comments Brady soils frequently have Big; horizons which are weakly developed or discontinuous. Bookton and Bookton till phase soils are rated Occasionally they do not have Btgj horizons, or Class 2M for common field crops when the Btgj horizons occur at depths greater than 100 topography is not a limitation. Due to moisture cm from the surface. Brady soils were most often deficit conditions which occur in these soils, mapped in combination with Fox(FX)and Granby management practices should be considered which (GY)soils. maintain organic matter levels and improve water holding abilities. When the surface slopes are not Land tlse/Management Comments too steep,Bookton and Bookton till phase soils are Brady soils are rated Class 2F or 2FT for highlSuitability suicgs for�seellec srange pecial cspedal rops cs. oanrwn field crops. Due do fertility limitations, given in Tables 6,7,and 8. managementpractices should be carried out which maintain-organic matter levels. Brady soils are Bookton and Bookton till phase soils are suitable for a range of special crops, especially susceptible to wind erosion. Planting cover crops field crops such as white beans and spring canola. and establishing windbreaks will aid in reducing If they are tile drained, and if supplemental the risk of erosion by wind. Conservation tillage irrigation is carried out, the suitability of Brady practices, particularly no-till practices, should be sow increases for many special crops. Suitability considered for these soils. ratings for selected special crops are given in Tables 6, 7, and 8. Brady Soils (BY) Brady soils are susceptible to wind erosion. A crop rotation which includes a forage crop, Landform and Topography planting cover crops,establishing windbreaks,and Brady soils have developed on blankets of maintaining high crop residue levels will aid in reducing erosion by wind. Conservation tillage coarse textured lacustrine materials. They usually prem, particularly no-till practices, should be occur on mid to crest slope positions in landscapes considered for these soils. which have nearly level or very gently undulating topography. Slopes generally range from 2 to 5%. Brant Souls (B'1) Soil Moisture Characteristics Brady soils are imperfectly drained because of Landform and Topography water table levels that rise into subsoil horizons Brant soils have developed on blankets of mainly during the winter and early spring. They medium textured lacustrine materials. They are usually rapidly permeable and have low water usually occur on upper and crest slope positions holding capacities. Brady soils have slow surface in landscapes which have very gently undulating runoff. to hummocky topography. Slopes range from 2 to 15%. General Soil Characteristics The Ap horizons usually have sandy loam or Soil Moisture Characteristics loamy sand textures. The Bm and Bmgj horizons Brant soils are well drained. They are usually are more variable in texture, and commonly have moderately permeable, but the permeability sandy loam, loamy sand, fine sand, or sand decreases in horizons that are compacted or have textures. Clay enriched Btgj horizons, which high day contents. The water holding capacities frequently have fine sandy loam or loamy fine of Brant soils are high if permeability is not sand texures, usually occur above-the calcareous restricted. Surface runoff ranges from slow to Cicgj horizons. The Ckgj horizons usually have rapid, depending on the steepness of the surface sand, loamy sand,or fine sand textures. slope. Distinct to prominent yellowish brown to strong brown mottles occur within the prc.,lE. Soil reaction ranges from strongly acid to neutral General Soil Characteristics Sail Moisture Characteristics The Ap,Bar,Bt,and Ck horizons which occur Brantford soils are moderately well drained, usually have silt loam, loam or very fine sandy and moderately to slowly permeable. Water loam textures. The calcareous Ck horizons often holding capacities are high if there are no occur close to the surface, with the mean depth compacted layers which restrict water movement being 51 cm. The clay enriched Bt horizons, downward. Surface runoff is usually rapid due to which occur above the calcareous Ck horizons,are the steepness of the surface slopes. usually well developed and easy to identify due to thea reddish brown to brown colours. General Soil Characteristics Soil reaction ranges from slightly add to Brantford soil materials contain 27% or more neutral in the Ap horizons, to mildly alkaline in clay. The Ap horizons usually have silty clay the Ck horizons. Soil classification is typically loam,clay loam,or silty clay textures. The subsoil Brunisolic Gray Brown LuvisoL B and Ck horizons tend to have higher day contents and silty clay, clay, or silty clay loam Soil Variability textures. Clay enriched Bt horizons usually occur Layers of clayey materials frequently occur above the calcareous Ck horizons. within the profile. The layers are variable in Distinct mottles-occur at a depth of 50 to 100 thickness and usually have silty clay loam or silty cm. Soil reaction ranges from medium acid to day textures. Occasionally,layers of silt or sandy neutral in the Ap horizons, to mildly alkaline in materials occur. When they occur, the sandy the Ck horizons. Soil classification is typically materials frequently have sandy loam or fine Brimisdlic Gray Brown Luvisol. sandy loam textures. Due to surface erosion which has taken place,the calcareous Ck horizons Soil Variability occur at the surface in portions of some landscapes Occasionally layers of medium or coarse where Brant soils were mapped. Brant soils were textured materials occur within the profile. The most often mapped in combination with Tuscolalayers are variable in thicialess and usually have (TU) and Tavistock till phase(TA.T) soils. silt loam,loam,or fine sandy loam textures. Land Use/Management Comments Brantford soils were mapped where thin caps When is not a limitatioru, Brant of medium or coarse textured materials overly the topo�phyfine to very fine textured materials. Brantford soils are rated Class 1 for common field crops. coarse phase (BF.C) soils were mapped where 15 They are highly suitable for most special crops to 40 cm of coarse textured materials were present when the surface slopes are not too steep. at the surface. The coarse textured materials Suitability ratings for selected special crops are commonly have fine sandy loam or sandy loam given in Tables 6,7,and 8. textures. Brantford Ioamy phase(BF.L)soils were Due to the highly erodible nature of their mapped where 15 to 40 an of medium textured surface materials, Brant soils are susceptible to materials were present at the surface. The water erosion. Management practices which medium textured materials commonly have silt reduce the risk of erosion should therefore be loam or loam textures. Severely eroded Brantford carried out on these soils. A crop rotation which soils occupy significant portions of some includes a forage crop, planting cover crops, and landscapes. maintaining high crop residue levels will aid in Brantford soils were most often mapped in this regard. Conservation mage practices should combination with Beverly (BV) soils. Brantford be considered for these soils.• coarse phase(BF.C)soils were most often mapped in combination with Beverly coarse phase (BV.C) Brantford Soils (BF) soils,and Brantford loamy phase(BF.L)soils were most often mapped in combination with Beverly Landform and Topography loamy phase(BV.L)soils. Brantford soils have developed on blankets of fine to very fine textured ]acustrine materials. Land Use/Management Comments They usually occur on upper and crest slope If topography is not a limitation, Brantford positions in landscapes which have undulating or soils are rated Class 2D for common field crops. hummocky topography. Slopes generally range When the surface slopes are not too steep,they are from 5 to 15%. suitable for a fairly wide range of special crops including most horticultural crops. Suitability ratings for selected special crops are given in Soil Variability Tables 6,7,and 8. Brisbane softs mainly occur in areas which are Brantford soils are susceptible to compaction, near or adjacent to the Thames River and large and care must be taken not to use heavy creeks which run through the machinery when they are too wet. A crop rotation the County. Frequently which includes a forage crop will aid � which lacustrine materials contain gravel ��g soil structure. Brantford and Occasionallyrange upperas high as materials20% in some soils. Brantford loamy phase soils are also suss le to the have loam epitextures,or the underlying fluvial matter+-,as consist water erosion. Planting cover crops and of alternating layers of sandy and gravelly maintaining high crop residue levels will aid in materials. Burford (BU) or Camilla (CM) may reducing the risk of erosion by water. Brantford occur in landscapes where Brisbane sails were soils. particularly those with medium or coarse mapped. textured surface materials, are suitable for a number of conservation tillage practice/L, Land Use/Management Comments Brisbane Soils OM Brisbane soils are rated Class 2F for common field crops when topography is not a limitation. They Iaridfotm and Topography oy are suitable for a fairly wide range of special °po�P y crops, especially-field crops such as white beans, Brisbane soils have developed on 15 to 40 an spring canola, and winter rapeseed. Their thick veneers of coarse textured lacustrine suitability increases for many special crops if they materials which are underlain by gravelly coarse are tile drained or supplemental irrigation is textured fluvial outwash materials. Brisbane soils carried out Suitability ratings for selected special most often occur on mid and lower slope positions crops are given in Tables 6, 7,and 8. in landscapes which have nearly level or very Brisbane soils are susceptible to wind erosion. gently undulating topography. Slopes range from Planting cover crops,establishing 15%. windbreaks,and to carrying out management practices which maintain organic matter levels, will aid in Soil Moisture Characteristics reducing the risk of erosion by wind. Brisbane soils are imperfectly drained and Canservatiorn tillage Practices, particularly no-tll practices,should be considered for these soils. rapidly permeable. The imperfect drainage conditions associated with these soils are due to high water table levels which occur mainly in the Burford Soils (BU) winter and early spring. They have low water holding capacities and slow surface runoff. Landform and Topography General Soil Characteristics Burford soils have developed on 15 to 40 an thick veneers of coarse textured lacustrine The Ap and Bm or Bmgj horizons usually materials which are underlain by gravelly coarse occur in the upper coarse textured lacustrine textured fluvial outwash materials. These soils materials and have sandy loam or loamy sand usuanY occur on Upper and crest slope positions textures. Cay enriched Btgj or IIBtgj horizons in landscapes where the topography is either commonly occur above the calcarecrus II inclined or undulating. Slopes horizons. The day enriched B horizons usually from 2 to 5%. generally range have sandy loam textures, while the IIQckj horizons usually have gravelly coarse sand or Soil Moisture Characteristics gravelly sand textures. Burford soils are rapidly drained and rapidly Distinct to prominent, strong brown to darkpermeable. They have low water holding yellowish brown mottles occur within the profile. capacities and slow surface runoff, except on Soil reaction ranges from slightly acid to neutral in slopes greater than 5% where runoff may be the Ap horizons, to mildly alkaline in the moderate. underlying IICkgj horizons. Soil classification is typically Gleyed Brunisolic Gray Brown Luvisol. General Soul Characteristics The Ap and Bm horizons usually occur in the upper coarse textured lacustrine materials and have sandy loam or loamy sand textures. Clay enriched Bt or llBt horizons commonly occur above the calcareous Ck or IICk horizons. The Soil Moisture Characteristics clay enriched B horizons usually have sandy loam Caledon soils are well drained and rapidly textures, while the Cc or IICk horizons usually permeable. They have low water holding have gravelly coarse sand or gravelly sand capacities and slow surface runoff, except on goes. slopes greater than 5% where runoff may be Soil reaction ranges from slightly acid to moderate. neutral in the Ap horizons, to mildly alkaline in the IICk horizons. Soil classification is typically General soil characteristics Brunisolic Gray Brown I.uvisoL The Ap horizons usually have sandy loam or Soil Variability loamy sand textures. Thetextures of the sandy Bin horizons are usually loamy sand or sand. Burford soils mainly occur in areas which are Clay enriched Bt or IIBt horizons, which usually near or adjacent to the Thames River and large have sandy loam textures,commonly occur above creeks which run through the County. Frequently the calcareous IICk horizons. The IICk horizons the upper materials contin gravel which may frequently have gravelly coarse sand or gravelly rope as high as 20%in some soils. Occasionally sand textures. the upper lacustrine materials have loam textures, Soil reaction ranges from slightly acid to or the underlying fluvial materials consist of neutral in the Ap horizons, to mildly alkaline in alternating layers of sandy and gravelly materials. the lick horizons. Soil classification is typically Brisbane (BI) or Caledon(CA) soils may occur in Brunisolic Gray Brown Luvisol. landscapes where Burford soils were mapped. Land Use/Management Comments Sail Variability Burford soils are rated Class 2PM for common Caledon soils mainly occur in areas which are field cropswhen topographyis not a limitation. near or adjacent to the Thames River and large ticreeks which run through the County. Frequently They tend to be droughty because of their low the upper sandy materials have been wind water holding capacities. Burford soils are modified. Occasionally Caledon soils have rapid suitable for a wide range of special crops if the, drainage when the Bt or Mk horizons are weakly surface slopes are not too steep. With developed and the upper materials also contain supplemental irrigation, they are highly suitable significant amounts of gravel. The underlying for many fruit and vegetable crops. Suitability IICk materials of some Caledon soils consist of ratings for selected special crops are given in alternating layers of sandy and gravelly materials. Tables 6, 7, and 8. Burford soils are susceptible to wind erosion. Fine p edon soils(CAP)were mapped where 15 to 40 cm of clay loam or silty clay loam Planting cover crops,establishing windbreaks,and textured material overlies the sandy and gravelly carrying out management practices which matpriaij. Caledon (CA) soils were most often maintain organic matter levels, will aid in mapped in combination with Cama (CM) soils. reducing the risk of wind erosion Conservation tillage practices, particularly no-till practices, landscapes Fox (FX) and Brady (BY) soils may occur in should be considered for these soils. whereColston soils were mapped. Land Use/Management Comments Caledon Soils (CA) Caledon soils are rated Class 2FM for common Landform and Topography field crops when topography is not a limitation. They have fertility limitations and also tend to be Caledon soils have developed on 40 to 100 cm droughty. With supplemental irrigation, they are thick veneers of coarse textured lacusiine .highly suitable for a wide range of special crops if materials which are underlain by gravelly coarse the surface slopes are not too steep. Suitability textured fluvial outwash materials. They usually ratings for selected special crops are given in occur on upper to crest slope positions, especially Tables 6, 7,and 8. in landscapes where imperfectly or poorly drained soils are susc hole to wind erosion. soils also occur. The topography associated with Colston soils ranges from nearly level to very ' cover crops,establishing windbreaks,and gently sloping or undulating. Slopes generallycarrout management practices which ran from 150. maintain organic matter levels, will aid in reducing the risk of erosion by wind. i Conservation tillage practices, particularly no- They are suitable for a wide range of special practices,should be be considered for these soils. crops, but generally require tile drainage or supplemental irrigation in order to reach their P' C° milla Soils (CM) highest for those crops. Suitability ratings for selected special crops are given in Tables b, 7, and 8. Landfall= and Topography Camilla soils are susceptible to wind erosion. Camilla soils have developed on 40 to 100 on pig cover crops,establishing windbreaks,and thick veneers of coarse textured lacustrine camping out management practices which materials which are underlain by gravelly coarse maintain organic matter levels, will aid in textured fluvial outwash materials. They usually reducing the risk of erosion by wind. Camila occur in landscapes which have nearly level or loamy phase(au.)soils are susceptible to water very gently undulating topography Slopes erosion due to the highly erodble nature of their generally range from 1 to 5%. surface materials. Planting cover crops and maintaining high crop residue levels would benefit Soil Moisture Characteristics those soils. Conservation tillage practices, Camilla soils are imperfectly drained and P rl'a- "Practices,should beso considered rapidly permeable. She imperfect drainage... ... loamy phase conditions associated with these soils are due to high water table levels which occur mainly in the Churctvlle Soils (CH) waiter and early spring. Camilla soils have low water holding capacities and slow surface runoff. Landform and Topography General Soil Characteristics Churchville soils have developed on blankets of medium to coarse textured Iacustrine materials. The Ap horizons usually have sandy loam or They have nearly level topography and occur in loamy sand textures. The textures of the Bmgj depressional positions in the landscape. Slopes horizons are usually loamy sand or sand. Clay are less than 2%. enriched Btgj or IIBtgj horizons, which usually have sandy loam textures,commonly occur above Soil Moisture Characteristics the calcareous IICkgj horizons. The IIClcgj Churchville soils are very poorly drained and horizons commonly have gravelly coarse sand or moderately permeable. The water table occurs at gravelly sand textures. or near the surface for long periods each year. Distinct to prominent, strong brown to dark They have moderate water holding capacities and yellowish brown mottles occur within the profile. surface runoff is slow. Soil reaction ranges from slightly acid to neutral in the Ap horizons, to mildly alkaline in the IICIcgi General Sol Characteristics horizons. • Soil classification is typically Gleyed The Ah horizons usually have veryfine sandy Bnmisofic Gray Brown Luvisol. loam, fine sandy loam, or loamy fine sand Soil Variability textures. The Bg and calcareous Ckg horizons are usually coarser textured and have fine sand or Camilla soils mainly occur in areas which are loamy fine sand textures. near or adjacent to the Thames River and large Bluish gray or gray gley colours are dominant creeks which run through the County. Frequently within the pfile. Soil reaction ranges from the upper sandy materials are wind modified and neutral in the":urface horizons to mildly alkaline contain gravel. Occasionally the underlying IIClcgj in the Ckg horizons. Soil Bassi cation is typically H materials consist of alternating layers of sandy and Orthic umic GleysoL gravelly material. Loamy phase Camilla soils (CNLL) were mapped where 15 to 40 an of silt Soil Variability loam or loam textured material overlies the gravelly materials. Most often Carrulla soils were The aerial extent of Churchville soils in the mapped in combination with Caledon(CA) soils. County is limited. Churchville peaty phase(CEP) soils were mapped where 15 to 40 cm of organic Land UselManageatent Comments d at the surface. The extent of Chordhville peaty phase soils in the County is also Camilla soils are rated Class 2F for common limited. field crops when topography is not a limitation. — �. fi Land Use/Management Comments surface. Most often Colwood (CW) soils were Qunchvlle soils require tile drainage in order mappedin combination with Tuscola (TU} soils. to reach their potential capability far common field crop production. They are rated Class 3W. If they Land Use/Management Comments are tale drained, Ch rchviile soils are suitable for Colwood soils require tile in order to gr�ga ratings fairlY for wide_enreanct d of special crops' reach their potential capability for common field Suitability �P crop production. Conwood and Colwood coarse given in Tables 6,7,and 8. phase soils are rated Class 2W, and Colwood peaty phase soils are rated Class 4W. If they are Colwood Soils (CW) tile drained,Conwood and Conwood coarse phase soils are suitable for growing a wide range of Landform and Topography Colwoodphase soils are Colwood soils have developedon blankets of suitable for st vegetable crops they are tile drained,but they have limited suitability for most medium textured lacustrine materials. They occur special field crops as well as hunt and nut crops. mainly on lower slopes and in depressions in Suitability ratings for selected special crops are landscapes which have nearly level topography or given in Tables 6,7,and 8. very gently undulating topography. Slopes are less than 2%. Conwood soils are susceptible to compaction and care should be taken not to use heavy Soil Moistm:e Characteristics when they are too wet. Although conventional tillage practices may be best to Conwood soils are poorly drained. They are improve soil structure and enhance drainage, usually moderately permeable, but the Colwood soils are suitable for a number of permeability decreases in horizons that are clayey conservation tillage practices. or compacted. Because of high water table levels, they tend to remain saturated for prolonged Ekfdd Soils (EK) periods of time. The water holding capacities of Colwood soils are high if permeability is not restricted. Surface runoff is slow. Landform and Topography Ekfdd soils have developed on blankets of fine General Soil Characteristics to very fine textured lacustrine materials. They The Ap, Bg, and Ckg horizons which occur usually occur on mid to crest slope positions in usually have silt loam, loam, or very fine sandy landscapes which have nearly level or very gently loam textures. The Ckg horizons are calcareous. undulating topography. Occasionally the surface slopes Gray gley colours are dominant within the are steeper and the topography is gently profile,and prominent yellowish brown to strong undulating. slopes range from 1 to 9%., with brown mottles are also present Soil reaction slopes O of z to 5�most cortiaauon. ranges from slightly acid to neutral in the Ap son Moisture Characteristics horizons, to mildly alkaline in the Clcg horizons. Soil dassification is typically Orthic Humic Elcfrid soils are imperfectly drained and slowly Gleysol. permeable. They have high seasonal water table levels, and saturated conditions tend to occur in Soil Variability the upper profile for prolonged periods of time. Colwood soils frequentlycontain of fine Ekfad soils have medium to high water holding capacities,but can be droughty during dry periods or very fine textured materials. The layers are because of water retention by the clayey soil variable in thickness and usually have silty clay materials. Surface runoff is moderate to rapid, loam or silty clay textures. Occasionally,they also depending on the steepness of the surface slope. contain layers of coarse textured materials which Soil cracks which may develop during the summer usually have fine sandy loam textures. will increase permeability and reduce surface Colwood coarse phase (CW.C) soils were runoff. mapped where 15 to 40 an of coarse textured materials were present at the surface. Colwood General Soil Characteristics peaty Phase (CW.P) soils were mapped where 15 Eldxid soil materials usually contain at least to 40 cm of organic materials were present at the , clay. They also contain one or more layers within the profile which contain more than 60% Clay. The Ap horizons commonly have silty day landscapes which have nearly level or very gently or clay textures. The Btgj and calcareous Ckgj undulating topography. Occasionally they occur horizons frequently have silty clay,clay,or heavy in duned landscapes which have gently clay lectures. undulating topography. When they occur in the Distinct to prominent,dark yellowish brown to same landscape with imperfectly or poorly yellowish brown mottles occur within the profile. drained sals, y usually occur on upper and Soil reaction ranges from slightly acid to neutral in crest slope positions. Slopes generally range from the Ap harms, to mildly alkaline hi thus 1 to 9%, but slopes of 5% or less are most horizons. Soil classification is typically Gleyed common. Bronisolic Gray Brown Luvisol. Soil Moisture Characteristics Soil Variability Fox soils are rapidly drained and rapidly Ekfrid soils occur mainly in the northern permeable. They have low water holding portions of Dunwich and Aldborough Townships. capacities which frequently results in droughtiness They are associated with the]acustrine clay plain conditions. Surface runoff is slow, but increases which occurs north-west of the Tillsonburg O11 a slopes if the soils are saturated. Moraine,and extends into Middlesex County. The thickness of the heavy day textured layers-ranges . General-Solt.Charactaeristics.--.- from approximately 10 cm to more than 85 cm. The Ap horizons usually have sandy loam or Ekfrid soils were mapped where thin caps of loamy sand textures. The Bin horizons tend to medium or coarse textured materials overly the have higher sand contents,and sand or fine sand fine to very fine textured materials. Ekfrid loamy textures. Clay enriched Bt horizons,which usually phase (ELL) soils were mapped where 15 to 40 have fine sandy loam or sandy loam textures, cm of loamy materials were present at the surface. commonly occur above the calcareous Ck Ekfrid coarse phase (EKC) soils were mapped horizons. Texture of the Ck horizons is usually where 15 to 40 an of sandy materials were present loamy sand, sand, or fine sand. at the surface. Ekfrid soils were most often Soil reaction ranges from strongly acid to mapped in combination with Strathbum(ST)soils. neutral in the Ap horizons, to mildly alkaline in the Ck horizons. Soil classification is typically Land Use/Management Comments Brunisolic Gray Brown Luvisol. Ekfrid soils are rated Class 3D for common Soil Variability field crops. They are capable of producing acceptable yields of crops such as corn or wheat, Fox soil materials generally have high medium but good management practices are necessary. or fine sand contents. Those materials which have Ekfrid soils are not suitable for growing some high fine sand contents usually occur in the upper vegetable and special field crops. They are, horizons and tend to be wind modified. The Bt however,suitable for growing field crops such as horizons occurring in Fox soils are wavy and soybeans, white beans, and spring canola. variable in thickness and clay content As a result, Suitability ratings for selected special crops are the Bt horizons in some Fox soils may be given in Tables 6,7,and 8. discontinuous, completely absent or occur at a depth greater than 100 cm from the surface. in Ekfrid soils are susceptible to compaction,and other Fox soils the Bt horizons may be so weakly care should be taken not to use heavy machinery developed that the increase in clay content is not when they are tan wet. A crop rotation which easily recognizable. Fox soils were most often includes a forage crop will aid in maintaining soil mapped in combination with Brady (BY),Berrien structure. Conventional fall tillage should be carried out on these soils to improve surface •and Bergen till phase (BET) soils. structure and enhance drainage. Land Use/Management Comments Fox Soils (00 Fox soils are rated Class 2FM for common field crops when topography is not a limitation. They are suitable for a wide range of special crops when Landform and Topography the surface slopes are not too steep. Their Fox soils have developed on blankets of coarse suitability increases for many special cops if textured lacustrine materials which frequently supplemental irrigation is carried out. Suitability have been wind modified. They occur mainly in ratings for selected special crops are given in Tables 6,7, and 8. Fox soils are susceptible to wind erosion. Gobles Soils (GO) Planting cover crops,establishing windbreaks,and carrying practices which maintain out management aid Landform and Topography reducing the risk of erosion by wind. Gobles soils have developed on fine to very Conservation tillage practices, particularly no-till fine textured morainal materials which are practices,should be considered for these soils. commonly referred to as Port Stanley till. They occur on ground and terminal moraines which Frame Soils (FR) commonly have nearly level to gently undulating topography Occasionally they also occur in landscapes which are or Landform and Topography Slopes generally range from ih�but slop Frame soils have developed on blankets of 6%or less are most canon. coarse textured lacustri a materials. They occur in depressional positions in landscapes which have Sail Moisture Characteristics nearly level topography. Slopes are less than 2%. Gables soils are imperfectly drained and moderately to slowly permeable. Saturated Sail Moisture Characteristics conditions occur-in the-upper horizons for brief Frame soils are very poorly drained and periods each year. Gables soils have high water rapidly permeable. Saturated conditions occur at holding capacities,and moderate to rapid surface or near the surface for long periods each year due runoff. to high water table levels. They have low water holding capacities and surface runoff is slow. General Sail Characteristics Gables soil materials contain 27%or more clay. General Safi Characteristics The Ap horizons frequently have silty clay loam The Ap horizons usually have sandy loam or or day loam textures, but silty clay or clay loamy sand textures. The Bg and calcareous Ckg textures are also common. The Bmgj, Btgj, and horizons tend to have higher sand contenta and calcareous Ckgj horizons which conmemly occur sand or loamy sand textures. usually have silty clay loam or silty day textures. Bluish tocolours are dominant Occasionally the texture of the subsoil horizons' gray may be clay loam or clay. within the profile. Soil reaction ranges from • neutral in the surface Ap horizons, to mildly Distinct to prominent, yellowish brown to alkaline in the Ckg horizons. Soil classification is reddish brown mottles occur within the profile. typically Orthic Humic GleysoL Soil reaction ranges from slightly add to neutral in the Ap horizons, to mildly alkaline in the Ckgj Soil Variability horizons. Soil classification is typically Gleyed Frame peaty phase (FRP) soils were mapped Br niso is Cray Brown Luvisol. where 15 to 40 cm of organic materials overly the Soil variability sandy materials. The aerial extent of Frame and From peaty phase soils in the County is limited. Localized areas of severely eroded Gables soils occur in some landscapes,primarily those which Land Use/Management Comments have surface slopes that are greater than 5%. Frame and Frame phase soils Occasionally surface stones occur which may affect peaty �e tillage or harvesting operations. drainage in order to reach their potential capability for common field crop production. Gables soils frequently occur where thin Frame soils are rated class 3W,and Frame peaty surface caps of medium or coarse textured phase soils are rated t"lass 4W. Due to the materials overly the morainal materials. Gables extreme wetness conditions associated with these loamy Phi(G-L)sons were mapped where 15 soils, they are either not suitable or they have to 40 cm of silt loam or loam textured materials limited suitability for special crops. Suitability occurred at the• surface. Gables coarse phase increases for some special crops,however,if they (GO.C) soils were mapped where 15 to 40 cm of are tile drained. Suitability ratings for selected fine sandy loam or sandy loam textured materials special crops are given in Tables 6,7,and 8. occur1ed at the surface. Gables washed phase (GO.W)soils were mapped where 40 to 100 cm of silt loam or loam textured,lacustrine modified tilt materials overly clayey till materials. Gobles soils were frequently mapped in strong brown mottles also are present. Soil combination with Kelvin(ICE) soils. reaction ranges from neutral in the Ap horizons,to mildly alkaline in the Ckg horizons. Soil Land Use/Management Comments classification is typically Orthic Humic QeysoL Gobles soils, including those with loamy or coarse phases, are rated Class 2D for common Sal Variability field crops when topography is not a limitation. Granby soils were most often mapped in Gobles washed phase soils are rated Class 1. combination with Brady (BY) soils in landscapes Gables soils in general are suitable for a fairly where the blankets of sandy materials tend to be wide range of special crops if the surface slopes' considerably deeper than 100 cm. are not too steep. Their suitability increases for many special crops if they are tile drained. Land UselManagement Comments Suitability ratings for selected special crops are given in Tables 6,7,and 8. reachGranbY drainagem order to Gables soils,especially those with fine textured their pl y for common field surface materials, are susceptible to �production. �9 are rated Class 3W. Due Care should be taken, therefore,not to use � to wetness limitations, they have limited heavy suitability for most special crops if they are not tile machinery when they are too wet A crop rotation drained. Their suitability increases for a wide which includes a forage crop will aid in range of special crops, however, if they are tile maintaining soil structure. Gables soils with fine drained. Suitability ratings for selected special or medium textured surface materials are also craps are given in Tables 6, 7,and 8. susceptible to water erosion. Planting cover crops and maintaining high crop residue levels will aid Compaction can occur in Granby soils if they in reducing the risk of erosion by water. are toowet. Care should be taken, therefore, when ion Gables soils with medium or coarse textured using heavy machinery. �a surface materials should be considered for fall practices, particularly no-till practices for fall crops,should be considered for these soils. conservation hl age practices. Conventional tillage practices,however,are lively best on fine textured Highgate sons Gobles soils to improve structure and enhance drainage. landform and Topography Granby Soils (GY) H'ighgate soils have developed on 40 to 100 cm thick veneers of coarse textured lacustrine materials which are underlain Landform and Topography by gravelly coarse textured lacustrine beach materials. The upper Granby soils have developed on blankets of sandy materials are often wind modified. They coarse textured lacustrine materials. They usually frequently occur on mid and lower slope positions occur in low-lying or depression] positions in of beach ridges which are located near the flanks landscapes which have nearly level topography. of terminal moraines. Slopes are usually less than Slopes are less than 2%. 5%. Soil Moisture Characteristics Soil Moisture Characteristics soils aredrained due to high poorly Ifighgate soils are imperfectly drained and water table levels which occur in the subsoil rapidly permeable. The imperfect drainage horizons for prolonged periods of time each year. conditions associated with these soils are due to They are usually rapidly permeable and have low high water table levels which occur mainly in the water holding capacities. Surface runoff is slow. winter and early spring. They have low water holding capacities and slow surface runoff. General Soil Characteristics The Ap horizons usually have sandy loam or General Soil Characteristics loamy sand textures. The subsoil Bg and The Ap, Bm, and Bing horizons which calcareous Ckg horizons tend to have higher sand commonly occur usually have sandy loam, fine contents and sand or loamy sand textures. sandy loam, or loamy fine sand textures. Clay Gray gley colours are dominant within the enriched Btgi horizons,which usually have sandy profile, and prominent dark yellowish brown to loam or fine sandy loam textures,frequently occur above the calcareous IICkgj horizons. The IICkgj .a _ _ horizons usually have gravelly coarse sandy loam, time each year. Kelvin soils have high water gravelly loamy coarse sand, or gravelly coarse holding capacities and slow surface runoff. sand textures. General Soil Chanctedstics Distinct to prominent, strong brown to dark yellowish brown mottles occur within the profile. Kelvin soil matedaLs contain 27%or more clay. Sart reaction ranges from medium acid to neutral The Ap horizons most often have silty clay loam in the Ap horizons,to mildly alkaline in the IICkgj or clay loam textures, but silty clay and clay Soil classification is typically Gleyed textures are also common. The Bg and calcareous horizons usually have silty day loam or silty Brunisolic Gray Brown Luvisol. � textures. Occasionally the texture of the Soil Variability subsoil horizons may be day loam or day. bbrown gley colours are dominant Occasionally Highgate soils contain alternating Grayishanprominent dark layers of sand and gravel materials which range within the profile, and d from 10 to 30 cm in thickness. In transition areas brown brown acid to neutral present between the beach ridges and till moraines, Soil reaction ranges from slightly in shallow Highgate soils may occur where less than the Ap horizons, to mildly alkaline in the Clg 100 cm of sand and gravel materials overly the horizons. Soil classification is typicallyOrthic clayey till materials. Highgate soils were most Hmrdc G]eysoL often mapped in combination with Kintyre (IGT) soils. Soil Variability Kelvin soils frequently occur where thin Land Ilse/Management Comments surface caps of medium or coarse textured Highgate soils are rated Class 2P for common materials overly the finer textured till material field crops when topography is not a ]imitation. Kelvin loamy phase (ISL) soils were mapped If they are tile drained, or if supplemental where 15 to 40 cm of silt loam or loam textured irrigation is carried out, they are highly suitable materials were present at the surface. Kelvin for a fairly wide range of special crops. Suitability coarse phase (KE.C) soils were mapped where 15 ratings for selected special crops are given in to 40 cm of fine sandy loam or sandy loam Tables 6,7,and S. textured materials were present at the surface. Kelvin washed phase (KEW) soils were mapped Highgate soils are susceptible to wind erosion. Planting cover crags,establishing w where 40 to 100 cm of silt loam or loam textured, dices lrand lln,ctrine modified till materials were underlain carrying out management practices which byyey till materials. maintain organic matter levels will aid in reducing Kelvin soils were frequently mapped in the risk of erosion by wind- Conservation tillage practices, particularly no-till practices, should be combination with Gables (GO) soils. In some considered for these soils. landscapes where Kelvin soils were mapped, calcareous materials occur at the surface which Kelvin Soils (KE) were deposited by runoff from surrounding soils. Land use/Management Comments Landform and Topography order to Kelvin soils require tale drainage in Kelvin soils have developed on fine to very reach their potential capability for common field fine textured morainal materials which are crop production. They are rated Class 3W. commonly referred to as Port Stanley till. They Occasionally surface stones may occur which are occur on ground or terminal moraines which most Brough to affect tillage or harvesting often have nearly level or very gently undulating operations. Due to structure and wetness opography. They occur less frequently in low- limitations, Kelvin soils with fine to very fine lying or depressional areas in landscapes which textured surface matprials have limited suitability are hummocky or rolling- Slopes are usually less for special crops. Kevin loamy phase and Kelvin than 2%. coarse phase soils, however, have higher suitability for a fairly wide range of special crops. Soil Moisture Characteristics Suitability increases for many special crops if these Kelvin soils are poorlydrained and , soils are tile drained. Suitability ratings for to slowly permeable. Saturated conditions ocr;'=' selected special crops are given in Tables 6,7,and in the upper horizons for prolonged periods of 8. Kelvin soils are susceptible to compaction,and Land Use/Management Comments care should be taken not to use heavy machinery Kuityre soils are rated Class 2FM for common when they are too wet. Conventional fall tallage field crops when topography is not a limitation. may be best on Kelvin and Kelvinloamy phase They arey suitable for many special crops if soils to improve soil structure and enhance the surface slopes are not too steep, and drainage. A crop rotation which includes a forage supplemental irrigation is carried out. Suitability crop will also aid in improving soil structure. ratings for selected special crops are given in Conservation tillage practices should be Tables b,7,and S. considered for Kelvin coarse phase soils. Kintyre soils are susceptible to wind erosion. Kintyre SON (}( ) Management practices which maintain organic matte levels, planting cover crops, and establishing windbreaks,will aid in reducing the Landform and Topography risk of erosion by wind. Conservation tillage Kintyre tyre soils have developed on 40 to 100 cm Pico' Particularly nno-tiII Practices, should be thick veneers of coarse textured lacusixine considered for these soils. materials which are underlain by gravelly coarse textured lacustrine beach materials. The upper Maplewood Soils (MA) sandy materials are often wind modified. •They usually occur on upper and crest slope positions Landform and Topography of beach ridges which are located near the flanks Maplewood soils have developed on 40 to 100 of terminal awraines. Slopes generally range from cm thick veneers of medium textured lacustrine 2 to 99'0. materials which are underlain by fine to very fine textured lacustrine materials. They usually occur Soil Moisture Characteristics on lower slopes or in depressions in landscapes Kintyre soils are rapidly drained and rapidly which have nearly level or very gently undulating permeable. They have low water holding topography. Slopes are less than 2%. capacities and slow surface runoff, but surface runoff increases on slopes which are greater than Soil Moisture Characteristics 5%. Maplewood soils are poorly drained and General Soil Characteristics often slowly permeable. Hgh water table levels often are present in these soils in the winter and The Ap and Bm horizons usually have sandy early spring, and at times may also be present loam, fine sandy loam, or loamy fine sand during the growing season. Maplewood soils textures. Clay enriched Bt horizons,which usually have high water holding capacities and moderate have sandy loam or fine sandy loam textures, to slow surface runoff. commonly occur above the calcareous IICk horizons. The IICk horizons are coarser textured General Soil Characteristics and usually have gravelly coarse sand or gravelly The Ap and Bg horizons,which usually have loamy coarse sand textures. silt loam or loam textures, generally occur in the Soil reaction ranges from strongly acid to upper medium textured materials. The calcareous neutral in the Ap horizons, to mildly alkaline in IICkg horizons occur in the lower fine textured the IICk horizons. Soil classification is typically materials and usually have silty clay loam or silty Bnmisolic Gray Brown Luvisol. clay textures. Soil Variability Grayishgley colours are dominant the dark profile, prominent strong brown Occasionally the IICk materials consist of yellowish brown mottles are also present Soil alternating layers of sand and gravel.In transition reaction ranges from slightly add to neutral in the areas between the beach ridges and till moraines, Ap horizons, to mildly alkaline in the IICkg shallow Kintyre soils may occur where less than horizons. Soil classification is typically Orthic 100 cm of sand and gravel materials overly the Humic GleysoL clayey sill materials. Kintyre soils were most often mapped in combination with Highgate (HI), Soil Variability Gobles (GO), and Gobles washed phase (GO.W) Maplewood till phase (MA.T) soils were soils. mapped where 40 to 100 cm of medium textured lacustrine materials were underlain by fine to very L_ fine textured morainal materials consisting of Port layers within the profile which contain more than Stanley till. The till materials of these soils differ 60% day. The Ap horizons frequently have silty from the usual tine textured lacustrine materials day or day textures. Textures of the lit and by having coarse fragments within the profile and calcareous 04 horizons are usually silty clay, a tendency to have better structure. day,or heavy clay. Maplewood and Maplewood till phase soils Distinct mottles occur at a depth of 50 to 100 were most often mapped in combination with cm from the surface. Soil reaction ranges front Tavistock (TA) and Tavistock till phase (TA.T) slightly add to neutral in the Ap horizons, to mildly alkaline in the Ckgj horizons. Soil soils,respectively. mildly is typically Brunisolic Gray Brown Land Use agement Cam LuvisoL Maplewood and Maplewood till phase soils Safi Variability both require tile drainage in order to reach their potential capabilities for common field crop The aerial extent of Melbourne soils in the pris limited. They occur mainly in mainly to They are rated Class tW. Due ugh Township on the lacustrine clay plain to their wetness lisnitatio�. they limited suitability for most special crops. If they located north-west of the St. Thomas moraine. are tile drained, however, their suitability Melbourne soils tend to occur only in landscapes increasesfor many special crops. Suitability which have steep slopes and rapid surface runoff. ratings for selected special crops are given in They were mapped in combination with Ekfrid Tables 6,7,and 8. OM soils. Maplewood and Maplewood ell phase soils Land UselManagerttent Comments are susceptible b compaction- Care should be taken, therefore, not to use heavy machinery on Melbourne soils are rated Class 3D for these soils when they are too wet. Conventional common field crops when topography is not a tillage practices may be best on these soils to limitation. They are capable of producing improve soil structure and enhance drainage. acceptable yields of common field crops,but good Consideration should be given, however, to management practices are necessary. When minimum till and no-till conservation tillage surface slopes are not too steep, they are practices for fall crops. for a fairly wide range of special crops. They are highly suitable for special field crops such as Melbourne Soils (ME) soybeans and white beans. Suitability ratings for selected special crops are given in Tables 6,7,and 8. Tandfotrn and Topography Conventional tillag1e practices may be best on Melbourne soils have developed on blankets of these sons to improve structure and enhance fine to very fine textured lacustrine materials. --b.- A crop rotation which includes a forage They usually occur in landscapes which have crop will also aid in improving soil structure. undulating to hunmtodcy topography. Slopes Consideration should be given,however,to no-till generally range from 10 to 15°x. conservation tillage practices for fall crops. Soil Moisture Characteristics Middlemarch Soils (MI) Melbourne sods are moderately well drained and slowly permeable. Saturated conditions may I.andfosm and Topography occur in the upper horizons for short periods of time each year. Melbourne soils have medium to Mlddlemarch soils have developed on coarse high water holding capacities, but may be textured ice-contact stratified drift materials. The droughty during dry periods because of strong coarse textured drift materials uc�� n are contain water retention by the clayey materials. Surface layers gravelly runoff is rapid. Soil cracks which may develop found on mid to lower slope positions on isolated duringthe summer will increase permeability and sandy ridges or knolls which occur in clayey till reducsurface runoff. morainal landscapes. Slopes generally range from 2 to 9%. General Sort Characteristics Melbourne soil materials usually contain at least 40% clay. They also contain one or more Soil Moisture Characteristics selected special crops are given in Tables 6,7,and Middlemarch soils are imperfectly drained and S' rapidly permeable. High water table levels occur Middlemarch soils are susceptible to wind near the surface, mainly during the winter and erosion. Planting cover crops, establishing early spring. They have low water holding windbreaks, and carrying out management capacities and slow to moderate surface runoff. practices which maintain organic matter levels will aid in reducing the risk of erosion by wind. General Soil Characteristics Conservation tillage practices, particularly no-till practices,should be considered for these sails. The Ap and Bm horizons usually have loamy Brie sand, loamy sand, or fine sandy loam tectures. Clay enriched Btgj horizons, which Muirldrk Soils (MK) usually have fine sandy loam or loamy fine sand textures,usually occur above the caltareous IICkgj Landform and Topography horizons. The underlying calcareous materials Muirldrlc soils have developedon 413t°100 anusually consist of alternating layers of sandy and thick veneers of coarse textured lacustune gravelly materials. The sandy layers commonly materials which are underlain gravellycoarse have loamy fine sand,fine sand,or sand textures. by The gravelly layers frequently have gravelly loamy textured lacusirine beach materials. They usually fine sand, gravelly fine sand, or gravelly sand occur in depressions or on the lower slopes of textures . beach ridges which are located near the flanks of terminal moraines. Slopes are usually less than Distinct to prominent, strong brown to dark 2%. yellowish brown mottles occur within the profile. Soil reaction ranges front medium acid to neutral Soil Moisture Characteristics in the Ap horizons,to mildly alkaline in the IICkgj horizons. Soil classification is typically Gleyed Muirkirk soils are poorly drained and rapidly Bnmisolic Gray Brown tuvisol. permeable. The poor drainage conditions associated with these soils are due to high water Soil Variability table levels which occur near the surface for prolonged periods during the year. They have Middlemarch soils Occur mainly in the low water holding capacities and slow surface northern portion of Southwold Township,and the runoff. north-east.portion of Dunwich Township. In those areas they are underlain by clayey till materials of General Soil Characteristics the St Thomas Moraine. The sandy layers which occur in the underlying materials are variable in The Ap and Bg horizons usually have sandy thickness and usually contain some gravel,which loam, fine sandy loam, or loamy fine sand may be greater than 10% in some layers. textures- The underlying llBg and calcareous Occasionally, loamy or clayey layers also are IICkg horizons, which occur in the underlying present within the profile. beach materials,usually have gravelly coarse sand and gravelly loamy coarse sand textures. In transition areas between the sandy ridges and the surrounding till moraines, shallow Gray gley colours are dominant in the profile, Middlemarch soils may occasionally occur where and Prominent strong brown to dark yellowish the underlying clayey till materials occur within brown mottles are also present Soil reaction 100 cm of the surface. Most often Middlemarch ranges from neutral in the Ap horizons to mildly soils were mapped in combination with Shedden alkaline in the underlying IIClcg horizons. Soil (Ski) soils, classification is typically Orthic Humic GleysoL Land Use/Management Comments Soil Variability Middlemarch soils are rated Cass 2F for The aerial extent of Muirkirk soils in the common field crops when topography is rata County is limited. Frequently the underlying limitation. They are suitable for a wide range of beach materials consist of alternating layers of special crops if their surface slopes are not too sand and gravel Muirkirk soils may occur in steep. Suitability increases for many special crops landscapes where Kintyre (ICI) or Highgate (HI) if they are tile drained, or if supplemental soils were mapped. irrigation is carried out. Suitability ratings for ate_ Land Use/Management Comments Soil Variability Muirkizk soils require tile drainage in order to Severely eroded Muriel soils occupy significant reach their potential capability•for cannon field portions of some landscapes. Muriel soils occur crop production. They are rated Class 2W. If they where thin caps of medium textured materials are tile drained,they are suitable for a wide range overly the fine to very fine textured till materials. of special crops. Suitability ratings for selected Muriel loamy phase (MILL) soils were mapped special crops are given in Tables 6, 7, and 8. where 15 to 40 cm of loam or silt loam textured Conservation tillage practices,particularly surface materials overly till materials. Muriel fall practices for fall crops, should washed P �•W) soils were mapped where for these soils. 40 to 100 an of silt loam or loam textured, lacustrine modified till materials overly the clayey Muriel Soils (MU) till materials. Occasionally surface stones may occur in these soils which are large enough to affect tillage or harvesting operations. Muriel soils Landform and Topography often occur in combination with Gobles(GO)soils. Muriel soils have developed on blankets of fine to very fine textured morainal materials which are commonly referred to as Port Stanley till. The Land Use/Management-Comments- •- morainal materials usually have been deposited as Muriel and Muriel loamy phase soils are rated ground or terminal moraines. Muriel soils Class 21) for common field craps when generally occur on upper and crest slope positions topography is not a limitation. Muriel washed in landscapes which most often have very gently phase soils are rated Class 1. Muriel and Muriel or gently undulating topography. Occasionally loamy phase soils are suitable for a fairly wide they also occur in landscapes which have range of special crops. Muriel washed phase soils lucky topography. Slopes range from 2 to are generally better suited for an even wider range 20%,with slopes of 2 to 9%being most conimori. of special crops. Suitability ratings for selected special crops are given in Tables 6,7,and 8. Soil Moisture Characteristics Muriel, Muriel loamy phase, and Muriel Muriel soils are moderately well drained,and washed phase soils are all susceptible to water moderately to slowly Permeable- Saturated. A crop rotation which includes a forage conditions may occur in the surface horizons for crop,planting cover crops,and maintaining high brief periods during the growing season. Muriel crop residue levels will aid in reducing the risk of soils have high water holding capacities and erosion by water. moderate to rapid surface runoff. They can be Muriel loamy phase and Muriel washed phase droughty during dry periods due to water retention by the clayey soil ma# ials. soils should be considered for conservation tillage Conventional tillage however, practices• ge practices, Sail Ohara tics may be best on Muriel soils to improve structure General and enhance drainage. Muriel soil materials contain 27%or more day. The Ap horizons most often have silty clay loam Normandale Sons (NO) or clay loam textures, but silty clay or day textures are also quite common. Clay enriched Bt Landform and Topography horizons usually occur above the calcareous Ck or Ckgj horizons. The subsoil B horizons and Ck or Normandale soils have developed on blankets Ckg horizons usually have higher day contents of medium to coarse textured lacustrine materials and silty clay loam or silty clay textures. The C k which frequently have been modified by wind. or Ckgj horizons usually occur at depths which They usually occur on upper and crest slope are less than 50 cm from the surface. positions in landscapes which have nearly level or Distinctyellowish brown mottles occur at a very gently undulating topography. Occasionally they also occur in landscapes which have very depth of 50 to 100 an from the surface. Soil gently undulating topography. Slopes range from reaction ranges from slightly add to neutral in the 2 to 9%, with slopes of 2 to 5% being most Ap horizons,to mildly alkaline in the Ck or Ckgj coainion. horizons. Soil classification is typically Brunisolic Gray Brown Luvisol. Soil Moisture Characteristics residue levels, will aid in this regard. Normandale soils are imperfectly drained and Conservation tillage practices, particularly moderately permeable Water table levels maybeminimum tilt and no-tilt practices, should also be near the surface during the early part of the creisidereci for these soils. growing season. They have moderate water holding capacities, and surface runoff is slow to Plainfield Soils (PP) moderate depending on the steepness of the surface slopes. Landform and Topography °Poli�P y General Soil Characteristics Plainfield soils have developed an blankets of The Ap and clay enriched Btgj horizons occur textured eolian materials. They usually occur on upper and crest slope positions in usually have very fine sandy loam, fine sandy landscapes which have very gently undulating loam, or loamy fine sand textures. The Btgj topography. Occasionally they occur in duped or horizons usually occur above the calcareous Ckgj hummocky landscapes. Slopes range from 2 to horizons. The textures of the Bmgj and Ckgj 15%,with slopes of 2 to 5% being most common. horizons are more variable. They commonly have very fine sandy loam,fine sandy loam,loamy fine Soil Moisture Characteristics sand,fine sand,very fine sand,or loamy very fine- sand textures. Plainfield soils are rapidly drained and rapidly Distinct or promine reddish yellow or permeable. They have low water holding capacities. Surface runoff is slow on level areas, yellowish brown mottles occur within the profile. but increasesas Soil reaction range, from very strongly acid to slopes become steeper. neutral in the Ap horizons, to mildly alkaline in the Ckgl horizons. Soil classification is typically General Soil Characteristics Gleyed Brunisolic Gray Brown Luvisol. Plainfield soil materials usually have fine sand or loamy fine sand textures. The Ap and clay Soil Variability enriched Bt horizons tend to have slightly higher Normandale soil materials may be uniform day contents than those which occur in the Bm throughout the profile, or they may be variable and calcareous horizons. As a result, loamy and consist of layers of medium and coarse and shod tend to occur more often in textured materials. Many Normandale soils which those horizons. occur in the western portion of the County tend to Soil reaction ranges from strongly acid to have uniform fine sand textures,with 30%or more neutral in the Ap horizons, to mildly alkaline to of the sand content being very fine in size. neutral in the Ck horizons. Soil classification is Normandale soils often occur in combination typically Brunisolic Gray Brown LuvisoT. with Wattford (WF), St. Williams (SW), and soil Variability Vittoria (VI) soils. Plainfield soils frequently have weakly Land Use/Management Comments developed Bt horizons,or the Bt horizons occur at Normandale soils are used for growing most a depth greater than 100 cm from the surface. common field crops,and also a number of special Occasionally often the Bt horizons are completely absent. crops including peppers and tobacco. They are Occasionally the�how may occur at a depth rated Class 1 for common field crops when than 100 cal from the surface. topography is not a limitation. If they are tile Plainfield soils were most often mapped in drained, or if supplemental irrigation is carried combination with Walsingham(WM),Berdert(BE), out, Normandale soils are highly suitable for a arid Berrien till phase (BET) soils. wide range of special crops. Suitability ratings for selected special crops axe given in Tables 6,7,and Land Use/Management Comments 8. Plainfield soils are rated Class 3F for common Normandale soils are susceptible to both water field crops whentopography is not a limitation. and wind erosion. Management practices should Low fertility and pH problems are concerns with therefore be considered which reduce the risks of these soils. With supplemental irrigation, these types of degradation. A crop rotation which Plaixifield soils are suitable for a wide range of includes a forage crop, establishing windbreaks, special crops if the surface slopes are not too planting cover crops, and maintaining high crop steep. Tobacco is grown extensively on Plainfield t soils which occur in the eastern portion of the textured materials which occur at depth in these County. Suitability ratings for selected special soils are variable in thickness. The sandy layers crops are given in Tables 6, 7,and S. which are present in those materials usually Plainfield sons are susceptible to wind erosion. cantam some gravel,which may be greater than Planting cover crops and establishing windbreaks 1 in some layers. Occasionally loamy or clayey so will aid in reducing the risk of erosion by wind. 9 enalsoilsoccur. within thePlufile of some Conservation tillage practices, particularly no-till practices,should be considered for these soils. In transition areas between the sandy ridges and the surrounding till moraines, occasionally Shedden Soils (SH) shallow Shedden soils may occur where the underlying till materials are present within 100 cat Landform and Topography of the surface. Severely eroded Shedders soils grapy occur in small portions of some landscapes. Shedden soils have developed on coarse Shedden soils were most often mapped in textured ice-contact stratified drift mals- The combination with I1iddlemarch (MI) and Gobles coarse teacured drift materials usually contain (Go) sons. layers of gravelly materials. They commonly are found an upper and crest slope positions rot Land Use/Management Comments isolated sandy ridges or knolls which occur in dayey till morainal landscapes. Slopes range from Shedden soils are rated Class 2FM for common 2 to 15%, with slopes of 6 to 15% being most field crops when topography is not a limitation. common. With supplemental irrigation, they are highly suitable for a wide range of special crops. Soil Moisture Characteristics Suitability ratings for selected special crops are Shedden soils are rapidly drained and rapidly given in Tables 6,7,and 8. permeable. They have low water holding Shedden soils are suscepole to wind erosion. capacities and slow surface runoff, except on Planting cover crops,establishing windbreaks,and slopes greater than 5% where runoff may be maintaininghigh crop residue levels will aid in reducing the risk of erosion wind. moderate to rapid. Conservation tillage practices, particularly no-till General Soil Characteristics. prE5,should be considered for these soils. The Ap and Bm horizons usually have loamy Silver Hill Soils (SL) fine sand, loamy sand, or fine sandy loam textures. Clay enriched Bt horizons,which usually have fine sandy loam textures, usually occur Landform and Topography above the calcareous Ck or 1iCk horizons. Silver Hill soils have developed on 40 to 100 Textures of the Ck horizons is usually fine sand or cm thick veneers of coarse textured-lacustrine loamy fine sand. The coarser textured calcareous materials which are underlain by medium textured materials which occur at depth usually consist of lacarstrine materials. They usually occur on lower alternating layers of sandy and gravelly materials. slopes and in depressions in landscapes which The sandy layers commonly have loamy fine sand, have nearly level or very gently undulating fine sand, or sand textures. The gravelly layers topography. slopes are less than 2%. frequently have gravelly sand, gravelly coarse sand, or gravelly loamy coarse sand fires. Soil Moisture Characteristics Soil reaction ranges from medium acid to Silver Hill soils are poorly drained. They are neutral in the Ap horizons, to mildly alkaline in moderately to rapidly permeable in the upper the underlying calcareous materials. Soil coarse textured materials,but slowly permeable in classification is typically Brunisolic Gray Brown the lower medium textured materials. The poor LuvisoL drainage conditions associated with these soilsare often caused by high water table levels, which Soil Variability may occur within 50 cm of the surface for Shedden soils mainly occur in the northern prolonged periods of time. Silver Hill soils have portion of Southwold Township and in the north- medium to high water holding capacities and slow eastern portion of Dunwich Township. In those surface runoff. areas they are underlain by clayey till materials of the St. Thomas Moraine. The layers of coarse General Soil Characteristics General Soil Characteristics The Ap horizons commonly have Eine sandy Southwold soil materials contain 27%or more loam,fine sand,or loamy fine sand textures. The clay. The Ap, Bg, and calcareous Ckg horizons Bg and calcareous Ckg horizons usually have fine which commonly occur usually have silty clay sand or loamy fine sand textures. The calcareous loam or silty day textures. IICkg horizons generally have higher silt or very Bluish gray or gray gley colours are dominant fine sand contents and frequently they have silt within loam or very fine sandy loam textures. the Pi° - soil reaction mages from slightly acid to neutral in the Ap horizons, to Gray gley colours are dominant within the mildly alkaline in the Ckg horizons. Soil profile, and prominent dark yellowish brown to classification is typically Orthic Humic GleysoL dark brown mettles are also present A zone of intensive mottling is often present in the sandy Soil Variability materials above the point where they contact the The aerial extent of Southwold soils in the underlying loamy materials. Soil reaction ranges from strongly acid to neutral in the Ap horizons, Co is kited. The clayey subsoil materials to mildly alkaline in the lICkg horizons. Soil contain layers of medium or coarse textured classification is typically Orthic Humic GleysoL Southwold soils-may occur in areas where Soil Variability Toledo (TO)soils were mapped. Occasi tenures. oalso contain the IICkg horizons have silt Laced use/Management Comments of sand or clayey materials.mayilver Hill. soils frfrequently are Southwold soils require tile drainage in order found in landscapes where better drained soils to reach their potential capability for common field also occur. crop production. They are rated Class 4W. Due to severe wetness conditions,they are not suitable Land Use/Management Comments for growing most vegetable, fruit,and nut crops. Silver Hill soils require tile drainage in order If theysuita are tiledrained, thehave limited to reach their potential capability for common field ty for some special field crops including crop production. They are rated Class 2W. With white h beans and spring concha tyle drainage,they are suitable for a wide range of special crops. Suitability ratings for selected Springwater Soils (SP) special crops are given in Tables 6,7,and 8. Compaction can occur in St. Williams soils if Landform and Topography they are too wet. Care should be taken,therefore, Springwater soils have developed on blankets when using heavy machinery. Conservation of coarse textured eolian materials. They occur tillage practices, particularly no-till practices for only in low-lying depressional areas in landscapes fall crops,should be considered for these soils. which have nearly level topography. Slopes are less than 2%. Southwold Soils (SO) Soil Moisture Characteristics Landform and Topography Springwater soils are very poorly drained and Southwold soils have developed on blankets of rapidly permeable. The very poor drainage fine to very fine textured lacustrine materials. conditions associated with these soils are caused They usually occur in low-lying depressional areas by high water table levels which occur at or near in landscapes which have nearly level topography. the surface for prolonged periods each year. They Slopes are less than 2%. have moderate water holding capacities in the surface materials which have high organic matter Soil Moisture Characteristicscontents, but the water holding capacities of the subsoil materials is low. Surface runoff is slow. Southwold soils are very poorly drained and slow near the surface orprolonged�periods each SaturatedGeneralrSoil Characteristics or year because of high water table levels. TheAp horizons usually have fine sand or Southwold soils have high water holding loamy fine sand textures,and high organic matter capacities, and surface runoff is slow. contents. The subsoil Bg and calcareous Ckg horizons usually have fine sand textures. Soil Moisture Characteristics Tavistock Soils (TA) St. Williams soils are poorly drained and moderately permeable.. Water table levels occur Landform and Topography near the surface for prolonged periods each year, Tavistock soils have developed on 40 to 100 but are usually lower in the summer. They have cm thick veneers of medium textured lacustrine moderate water holding capacities and surface materials which are underlain by fine to very fine runoff is slow. textured lacustrine materials. They usually occur on upper and crest slope positions in landscapes General Soil Characteristics which have nearly level or very gently undulating The Ap horizons commonly have very fine tPoPhy Occasionally they occirr in sandy loam,fine sandy loam, or loamy fine sand landscapes which have gently undulating testators. The Bg and calcareous Ckg horizons are toPoPaPhy Slopes range from 1 to 9%, with more variable. Textures of those horizons are slopes of 5%or less being most common. usually very fine sandy loam, fine sandy loam, loamy fine sand, fine sand, very fine sand, or Soil Moisture Characteristics loamy very fine sand. Tavistock soils are imperfectly drained and Gray gley colours are dominant within the moderately to slowly permeable. Temporary high profile, and prominent yellowish brown to dark water table levels occur in the upper medium yellowish brown mottles are also present Soil textured sediments for periods of gime each year. reaction ranges from strongly add to neutral in Tavistock soils have high water holding capacities. the Ap horizons, to mildly alkaline in the Ckg Surface runoff ranges from moderate to high, horizons. Soil classification is typically Orthic depending on the steepness of the surface slope. Humic GieysoL General Soil Characteristics Soil Variability The Ap and Bmgj horizons most often have silt St Williams soil materials may be uniform loam and loam textures,but very fine sandy loam ' throughout the profile, or they may be variable textures are also quite common. Clay enriched and consist of layers of medium and coarse Btgj horizons, which usually have loam or day textured materials. Many St.Williams soils which loam textures,usually occur above the calcareous occur in the western portion of the County tend to IICkgj horizons. The IICkgj horizons usually have have uniform fine sand textures,with 30%or more silty clay loam or silty day textures. of the sand content being very fine in size. St Distinct to prominent, dark brown to dark Williams soils were most often mapped hi yellowish brown mottles occur within the profile. combination with Normandale (NO) soils. Soil reaction ranges from slightly add to neutral in the Ap horizons, to mildly alkaline in the IICkgj 'Land Use/Management Comments horizons. Soil classification is typically Gleyed St.Williams soils require tile drainage in order Bnmisolic Gray Brown Luvisol. to reach their potential capability for common field crop production. They are rated Class 2W. Due Soil Variability to wetness limitations,they generally have limited Tavistock till phase(TA.T) soils were mapped suitability for most special crops. Their suitability where 40 to 100 cm of medium textured materials for many special crops increases,however,if they were underlain by fine to very fine textured are tile drained. Suitability ratings for selected morainal materials consisting of Port Stanley till. special crops are given in Tables 6,7,and 8. The materials of those soils differ from the usual Compaction can occur in St. Williams soils if fine textured lacustrine materials by having coarse they are too wet Care should be taken,therefore, fragments within the profile and a tendency to when using heavy machinery. Conservation have better structure. tillage practices, particularly no-till for fall crops, Tavistock and Tavistock till phase soils were should be considered for these soils. mapped in combination with a number of different soils. Where the medium textured surface materials tended to be thick over the fine textured lacustrine materials,Tavistock soils were often mapped with Bennington(BN),Maplewood (MA), and Tuscola (TU) soils. Where the surface materials also tended to be thick aver Port Stanley till, Tavistock till phase soils were often Genal Soil Characteristics mapped with Bennington bil phase (BN.T) and Toledo soil materials contain 27%or more clay. Maplewood till phase(MA.T)sow. The Ap horizons commonly have silty clay loam Quite often Tavistock and Tavistock till phase or silty clay textures. The Bg and calcareous Ckg soils were also mapped where the medium horizons tend to have higher day contents, and textured surface materials were thin or usually they have silty day loam or silty clay discontinuous. In those landscapes, Tavistock textures. soils were often mapped in combination with Gray gley colours are dominant within the Beverly (BV) and Beverly loamy Phi (BV'L) profile,and prominent strong brown to yellowish soils, and Tavistock till phase soils were often brown mottle are alsoprement. Soil reaction mapped in combination with Gobles(GO),Gobles ranges from slightly add to neutral in the Ap 1panty Phi (GO.L), and Kelvin loamy phase horizons, to mildly alkaline in the horizons. (ICE'L)sons. Soil classification is typically Orthic Humic Land Use/Management Comments GleysoL Tavistock and Tavistock till phase soils are Sail Variability rated Class I for common field crops when Occasionally layers of medium or coarse topography is not a limitations. They are suitable textured materials occur within the profile. The for a wide range of special crops, and suitability layers are variable in thickness and usually have ktcreases for many crops if they are tile chained. silt loam, loam, or fine sandy loam textures. Interim should be considered before growing Toledo soils occur where thin caps of medium or cops such as potatoes, strawberries, or coarse t extmed materials overly the fine textured raspberries. Suitability ratings for selected special materials. Toledosoils were cropsS. are given in Tables 6,7,and y phase (TOL) mapped where 15 to 40 cos of loamy materials Tavistock and Tavistock till phase soils are were present at the surface. Toledo coarse phase susceptible to water erosion and compaction. A (TO.C) soils were mapped where the surface crop rotation which includes a forage crop will aid materials consisted of 15 to 40 an of sandy in maintaining soil structure and also help to materials. reduce the risk of erosion by water. Planting Toledo and Toledo loamy phase soils were cover crops and maintaining high crop residue often mapped an combination with Beverly (BV) levels will also aid in reducing the risk of erosion. and Beverly loamy phase(BV.L) soils. Conservation tillage practices, particularly no-till practices for fall crops, should be considered for Land UselMareageaseat Comments these soils. Toledo soils require the drainage in order to Toledo Soils (TO) reach their potential capability for common field crop production. They are rated Class 3W. If they are file drained, Toledo soils are suitable for a Landform and Topography fairly wide range of special crops. Toledo loamy Toledo soils have developed on blankets of phase and Toledo coarse phase soils are generally fine to very fine textured lacurstr ne materials, better suited for special crops compared to Toledo They usually occur on lower slope positions and sods. Suitability ratings for selected special crops in depressions in landscapes which have nearly are given in Tables 6,7, and$. level or very gently undulating topgraPhy. Slopes Toledo soils are susceptible to compaction,and are less than 2%.. care must be taken not to use heavy machinery when they are too wet. A crop rotation which Soil Moisture Characteristics includes a forage crop will aid in maintaining soil Toledo soils are poorly drained and slowly structure- Conservation tillage practices should be permeable. Water table levels occur near the considered for Toledo coarse phase soils. surface for prolonged periods during the year,but Conventional tillage practices, however, are best usually subside to lower depths during the on Toledo and Toledo loamy phase soils in order growing season. Toledo soils have high water to improve structure and enhance drainage. holding capacities, and surface runoff is usually moderate. Tuscola Soils (TU) Land Use/Management Comments When topography is not a limitation,Tuscola Landform and Topography sols are rated Class 1 for common field crops. They Tuscola soils have developed on blanked of are suitable for a wide range of special medium textured lacustrine materials. They crops,and their suitability for many special crops usually occur on upper and crest slope positions increases if they are file drained. Suitability in landscapes which have nearly level to very ratings for special crops are given in Tables 6,7, and 8. undulating Occasionally topography. y they occur in landscapes which have gently undulating Tuscola soils are susceptible to water erosion. topography. Slopes generally range from 2 to 9%, A crop rotation which includes a forage crop, with slopes of 2 to 5%being most common. plug cover crops, and maintaining highcrop residue levels will aid in reducing the risk of Soil Moisture Chnaracteristics erosion by water. Conservation tillage practices, particularly no-till practices for fall crops, should Tuscola soils are imperfectly drained. They be considered for these soils. are usually moderately permeable, but •permeability decreases in horizons that are clayey Pfdioria Sons (VI) or compacted. Tuscola soils have high water . holding capacities if permeability is not restricted. Surface runoff is moderate to rapid,depending on Landform and Topography the steepness of the surface slope. Vittoria soils have developed on 40 to 100 cm thick veneers of coarse textured lacustrine General Soil Characteristics materials which are underlain by medium textured The Ap, Bmgj, Btgj, and calcareous Ocgj lacustrine materials. They usually occur on upper horizons which usually occur commonly have silt and crest slope positions in landscapes which have loam,loam,or very fine sandy loam textures. The nearly level or very gently undulating topography. day enriched Bt horizons,which occasionally also Slopes usually range from 1 to 5%. have silty day loam textures, are usually well developed and occur above the Ckgj horizons. Soil Moisture.Characteristics Distinct to prominent, yellowish brown to Vittoria soils are imperfectly drained. They are strong brown mottles occur within the profile. usually rapidly permeable in the upper coarse Soil reaction ranges from medium acid to neutral textured materials, and slowly permeable in the in the Ap horizons,to mildly alkaline in the Ckgj lower medium textured materials. Water table horizons. Soil classification is typically Gleyed levels often temporarily occur in the zone Br unisolir Gray Brown Luvisol. immediately above the underlying medium textured materials. Vittoria soils have moderate to Soil Variability high water holding capacities. Surface runoff is Tuscola soils frequently contain layers of fine the slow to moderate, depending on the steepness of or very fine textured materials. The layers are surface slope. variable in thickness and usually have silty clay General Soil Characteristics loam or silty clay textures. Occasionally,layers of coarse textured materials are also present which The Ap and Bmgj horizons most often have often have fine sandy loam textures. fine sand or loamy fine sand textures, but fine Tuscola soils occur in landscapes where thinsandy loam or sandy loam textures are also caps of coarse textured materials overly the cannnnon. Clay enriched Btgj or IIBtgj horizons, medium textured materials. Tuscola coarse phase which often are weakly developed, usually have (TU.C) soils were mapped where 15 to 40 on of very fine sandy loam or loam textures and occur coarse textured materials were present at the just above the calcareous IICkgj horizons. The surface. IICkgj horizons have higher silt contents and usually silt loam or very fine sandy loam textures. Tuscola soils frequently were mapped in combination with Beverly loamy phase (BV.L), Distinct or prominent,dark yellowish brown to Tavistock(TA),and Colwood(CW)soils. Severely dark brown mottles occur within the profile. A eroded Tuscola soils occur in portions of some zone of intensive mottling often occurs in the landscapes. lower part of the sandy materials above the loamy materials. Soil reaction ranges from strongly acid f to neutral in the Ap horizons,to mildly alkaline in loam textures, occur above the calcareous IICkgj the IICkgj horizons. Soil classification is typically horizons. The IICkgj horizons commonly have silt Gleyed Brunisolic Gray Brown.LuvisoL loam or very fine sandy loam textures. Distinct mottles occur at a depth of 50 to 100 Soil Variability cm from the surface. Soil reaction ranges from Occasionally the IICkgj horizons have very strongly acid bo neutral in the Ap horizons, to high silt contents and silt textures. They may also madly alkaline in the IICkgj horizons. Soil contain layers of sandy or clayey materials. classification is typically Brunisolic Gray Brown Vittoria soils were mapped in combination with a LuvisoL nnnmber of different soils, including Silver Hill (SL),Plainfield(PF),Walsingham(WM),Wattfiord Soil Variability (WF),and Normandale(NO). Occasionally the IICkgj horizons have very Land Use/Management Commentshigh silt contents and silt textures. They may also �� contain layers of sandy or clayey materials. Vittoria soils are rated Class 1 for toasmon Welsher soils may have weakly developed Btgj or field crops when topography is not a linutatiorn. IIBtgj horizons,or clay enriched horizons may be They are suitable for a wide range of special. absent.Walsher softs commonly occur in crops, and suitability increases for many special combination with Vittoria(VI)and Plainfield(PF) crops if they are tile drained, or supplemental soils. irrigation is carried out. Suitability ratings for selected special crops are given in Tables 6,7,and Land Use/Management Comments 8. Welsher soils are rated Class 2M for common Vittoria soils are susceptible to wind erosion. field crops when topography is riot a limitation. Planting cover crops and establishing windbreaks If the surface slopes are not too steep, they are will aid in reducing the risk of erosion by wind. highly suitable for a wide range of special crops. Conservation tillage practices, particularly no-till Their suitability increases for many special crops practices,should be considered for these soils. if supplemental irrigation is carried out. Suitability ratings for selected special crops are Waisher Soils (WA) given in Tables 6,7,and 8. Welsher soils are susceptible to wind erosion. Landform and Topography Planting cover crops and establishing windbreaks Waisier soils have developed on 40 to 100 an will aid in reducing the risk of erosion by wind. thick veneers of coarse textured lacust rine Conservation ge practices, particularly no-tll materials which are underlain by medhmi t Practices'should be considered for these souls. lacustrine materials. The upper materials frequently have been modified by wind. They Walsingham Soils (WM) usually occur on upper and crest slope positions in landscapes which have very gently mmdulating Landform and Topography topography. Slopes range from 2 to 5%. Walsingham soils have developed on blankets Soil Moisture Characteristics of coarse textured eolian materials. When they Welsher soils are well drained. They are occur with poorly drained soils in the same pe, they usually occur on upper and crest usually rapidly permeable in the upper coarse ape positions. When they occur with better textured materials, and slowly permeable in the drained sons,they usually occur on mid to lower lower medium textured materials. Welsher soils slope positions. Walsingham soils most often have moderate to high water holding capacities. occur in landscapes which have nearly level to Surface runoff is slow to moderate. very gently undulating topography. Occasionally they occur in landscapes which have gently General Soil Characteristics undulating topography. Slopes generally range The Ap and Bm horizons most often have fine from 2 to 9%,with slopes of 2 to 5% being most sand and loamy fine sand textures,but fine sandy Cinnamon. loam and sandy loam textures are also common. Clay enriched Btu or IIBtgj horizons, which usually have silt loam, loam, or very fine sand• Soil Moisture Characteristics Waterin Soils (WN) Walsingham soils are imperfectly drained and rapidly permeable. The-imperfect drainage is due Landform and Topography to high water table levels which temporarily occur Waterin soils have developed on blankets of within 100 cm of the surface for periods of time coarse textured eolian materials. They usually each year. They have low water holding occur on lower slope positions and in depressions capacities. Surface runoff is slow on level areas, in landscapes which have nearly level or very but increases as slopes become steeper. gently undulating topography. Slopes are less than 2%. General Soil Characteristics Walsingham soil materials usually have fine Soil Moisture Characteristics sand or loamy fine sand textures. The Ap and Waterin soils are poorly drained and rapidly clay enriched Btgj horizons tend to have slightly pile. The poor drainage conditions higher clay contents than those which occur in the associated with these soils are caused by high Bmf and calcareous Ckgj horizons. As a result, water table levels which occur within 50 cm of the loamy fine sand textures tend to occur more Often surface for prolonged periods of time each year. in those horizons. They generally have low water holding capacities, Distinct to prominent;dark yellowish brown to but water holding capacities increase in the surface yellowish brown mottles occur within the profile. materials if they have high organic matter Soil reaction ranges from strongly acid to neutral contorts. Surface runoff is slow. in the Ap horizons,to mildly alkaline in the Ckgj horizons. Soil classification is typically Gleyed General Soil Characteristics Brunisolic Gray Brown Luvisol. The Ap horizons usually have fine sand or loamy fine sand textures. They also generally Soil Variability have high organic matter contents,with the mean Walsingham soils frequently have weakly content being almost 5%. The Bg and calcareous developed Btgj horizons, or the Btgj horizons Ckg horizons most often have fine sand textures, occur at a depth greater than 100 cm from the but loamy fine sand textures are also quite surface. Clay enriched Btgj horizons may also be =mon- completely absent. The Ckgj horizons in many Gray gley colours are dominant within the Walsingham soils occur at a depth greater than profile,and prominent strong brown to yellowish 100 cm from the surface. brown mottles are also present. Soil reaction Walsingham soils were most often mapped in ranges from strongly acid to neutral in the Ap combination with Plainfield (PF), Waterin (WN), horizons, to mildly alkaline in the Ckg horizons. Berrien (BE), Berrien till phase (BET), and Soil classification is typically Orth is Humic Wauseon (WU) soils. Gleysol. Land Use/Management Comments Soil Variability Walsingham soils are rated Class 3F or 3FT for Occasionally the materials which occur at common field crops. Low fertility and pH depth have very fine sandy loam or very fine sand problems are concerns with these soils. If they are textures. Waterin soils were most often mapped tile drained,or if supplemental irrigation is carried in combination with Walsingham(WM) soils. { out, Walsingham soils are highly suitable for many special crops. Suitability ratings for selected Land Use/Management Comments special crops are given in Tables 6, 7,and S. Waterin soils require tile drainage in order to Walsingham soils are susceptible to wind reach their potential capability for common field erosion. Management practices which maintain crop production. They are rated Class 3W. If they organic matter contents will benefit fertility levels are tile drained, Waterin soils are suitable for a and help to reduce the risk of erosion by wind. wide range of special crops. Suitability ratings for Planting cover crops,establishing windbreaks,and selected special crops are given in Tables 6,7,and maintaining high crop residue levels,will also aid 8. in this regard. Conservation tillage Practices, Compaction can occur in Waterin soils if particularly no-tillpractices,should be considered ° they p y are too wet. Care should be taken, therefore, for these soils. when using heavy machinery. Conservation tillage practices, particularly no-till practices for Land Use/Management Comments fall crops,should be considered for these soils. Wattford soils are rated Class 2M for common field crops when topography is not not a Wattford Soils (WF) limitation. if the surface slopes are not too steep, they are suitable for a wide range of special crops. Landform and Topography Their suitability for many special crops increases Wattford soils have developed on blankets of of supplemental mon is carried out Suitabilit medium to coarse textured lacustrine materials y ratings for selected special crops are which frequently have been modified by wind. given in Tables 6,7,and 8. They usually occur on upper and crest slope Wattford soils are susceptible to both wind positions in landscapes which have nearly level or and water erosion. A crop rotation which includes very gently undulating topography. Occasionally a forage crop, planting cover crops, establishing they occur in landscapes which have very gently windbreaks, and maintaining high crop -residue undulating or hummocky topography. Slopes levels will aid in reducing the risk of erosion. range from 2 to 15%,with slopes of 2 to 5%being Conservation tillage practices should be most common. considered for these soils. Soil Moisture Characteristics Wauseon Soils (WU) Wattford soils are well drained and moderately permeable. They have moderate water Laadfoxsa and TgnphP holding capacities, and droughtiness is usually a Wauseon soils have on 40 to 100 limitation. Surface runoff is generally moderate todeveloped an slow,but can be rapid on steeper slopes where the thick veneers of coarse textured lacustrine soil materials tend to have high very fine sand or materials which are underlain by fine to very fine slit contents. textured lacustrine materials. They usually occur on lower slope positions and in depressions in General Soil Characteristics landscapeswhich have nearly level or very gently undulating topography. Slopes are less than 2%. The Ap and Bm horizons usually have very fine sandy loam, fine sandy loam, or loamy fine Soil Moisture Characteristics sand textures. Clay enriched Bt horizons,which Wauseon soils are drained. The upper ti have fine sand loam or P Y Ernie coarse textured materials are rapidly permeable, sandy loam texures, commonly occur above the is slow in the lower calcareous Q horizons. The Ck horizons are but fine �. The r drainagene to � more variable in texture than the upper horizons. p� Common textures of those horizons are very fine conditions associated with these softs if often sandy loam, fine sandy loam, loamy fine sand, caused by high water table levels which occur loamy very fine sand, very fine sand, and fine within 50 cm of the surface for prolonged periods sand. each year. Wauseon soils have low water holding Soil reaction from medium acid to capacities in the upper materials, and high water ranges holding capacities in the lower materials. Surface neutral in the Ap horizons, to mildly alkaline in runoff is slow. the Ck horizons. Soil classification is typically - BnmisoIic Gray Brown Luvisol. General Soil Characteristics Soil Variability The Ap and Bg horizons occur in the upper coarse textured materials and usually have fine Wattford soil materials may be uniform sandy loam sandy loam, or loamy fine sand throughout the profile, or they may be variable textures. Occasionally calcareous Ckg horizons, and consist of layers of medium and coarse which frequently have fine sand or loamy fine textured materials. Many Wattford soils have sand t aures, also occur in the upper materials. uniform fine sand textures, with 30% or more of The lower finer textured materials usually consist the sand content being very fine in size. of calcareous UCkg horizons which have silty clay Wattford soils often occur in combination with ar silty clay loam textures. Noxmandale(NO)soils. Gray gley colours are dominant within the profile, and prominent dark yellowish brown to light olive brown mottles are also present. Soil reaction ranges from slightly acid to neutral in the be either medium to coarse textured, or nne Ap horizons, to mildly alkaline in the IICcg textured. Silt loam,loam,fine sandy loam,or very horizons. Soil classification is typically Orthic fine sandy loam textures are common in the Humic Gleysol. medium to coarse textured materials. Silty clay loam or clay loam textures are common in the fine Soil Variability textured materials. When the materials are laand range Occasionally Wauseon soils have gravelly from�graveII sand to highly the textures are variable often the Payers which occur above the IICkg horizons. Silt materials are calcareous to the surface, and soil loam or loam textured layers also occur reaction is mildly alkaline. occasionally in the underlying materials. Wauseon till phase (WU.T) soils were mapped where 40 to Alluvium land units are generally limited in 100 an of coarse textured lacustrine materials their use for agriculture. They are rated Class 3I were underlain by fine to very fine textured Port to 51 for common field crops,which is the range of Stanley till soil capability classes which occur. If flooding is Wauseon soils were often mapped in temporary and SrnerallY occurs in early spring, combination with Berrien (BE) and Walsingham the risk of growing common field crops is lower. (WM) soils. Wauseon till phase soils were often Tose areas axe therefore rated Class 3L Grain mapped in combination with Barrien till phase coxa >s tiY lin on some of the higher, (BET) soils. more extensive floodplains bordering the Thames River and large creeks. Many areas which occur Land Use/Management Comments within these land units are subject to prolonged periods of flooding that frequently occur during Wauseon and Wauseon till phase soils require the growing season. They are rated Class 51,since tile drainage in order to reach their potential they are best suited for forage crops. capability for common field crop production. They are rated Cass 2W. If they are tile drained, Eroded Channel (ER) they are suitable for a wide range of special crops. These land units consist of deep "V" shaped Suitability ratings for selected special crops are channels which are the result of past and present given in Tables 6,7,and 8. erosion. Small creeks and streams,which in some Compaction can occur in Wauseon soils if they areas may be intermittent, are present in many of are too wet Care should be taken, therefore, these land units. The soils which occur are highly when using heavy machinery. Conservation variable in materials and drainage. Texture of the tillage practices, particularly no-tfi1 practices for soil materials range from gravelly sand to clay. fall crops, should be considered for these soils. Sail drainage ranges from rapidly drained on coarse textured materials which may occur on the steep side walls of the channel,to poorly drained Miscellaneous Land Unit Descriptions on fine to very fine textured materials which may occur in the narrow channel bottoms. Alluvium (AL) The slopes of the steep side walls generally Areas mapped as Alluvium occur mainly in exceed 30%. Occasionally the slopes may be less the floodplains of rivers, creeks, and streams. steep,especially in channels with short side slopes. They are composed of soils which have variable Many channels have side wall slopes which are so drainage conditions. Due mainly to their steep that they have no capability for agriculture. generally low-lying or depressional landscape Areas mapped as this land unit are therefore rated positions and high water table levels, the soils Class 6T to 71'for common field crops. which occur in these land units usually are either imperfectly or poorly drained. Many Alluvium Not Mapped (NM) land units remain wet for prolonged periods due Areas of land that were disturbed or modified to flooding of adjacent water courses,or additions from their natural condition,or were permanently of surface or seepage water from surrounding withdrawn from agricultural use,were designated lands with steep slopes. as Not Mapped on the soil maps. Such areas The soil materials which compose these land include golf courses,gravel pits, sewage lagoons, units are variable in texture. They may be fairly or areas that have been developed for residential, uniform in texture throughout the profile,or they industrial,or commercial uses. may consist of alternating layers of materials which have contrasting textures. When the materials are fairly uniform, they mainly tend to ate:, - - VIEW Organic (OR) soils which may occur in the often low-lying Organic land units usually consist of flO0dplains depressional wetlands which often have standing The slopes of the steep side walls generally water at the surface for long periods of time each exceed 30%. Occasionally the slopes may be less year. The organic soils which occur in these land steep,especially in valleys with short side slopes. units are very poorly drained and variable in The side walls are rated Class 6T to TT for material composition and thickness. The common field crops. The alluvial terraces and underlying mineral materials are also variable, floodplain are generally limited in their use for ranging from coarse textured fine sand to very agriculture due to flooding. They are rated Class fine textured silty clay. These land units occur 31 to 5L These land units frequently were mapped only in a few small areas in the County,and they where the alluvial terrace or floodplain areas were were not rated for their capability or suitability for not large enough to delineate separately on the agricultural use. soil maps. Scarp (SQ Areas mapped as Scarp land units consist of strongly to very steeply sloping cliffs along the shoreline of Lake Erie,or they consist of similarly sloping river or creek banks adjacent to the major water courses which traverse the County. The land units which occur along the Lake Erie shoreline generally have slopes which are greater than 30%. They have been formed by wave erosion which in many places is still active. The units which occur along the Thames River and major creeks generally tend to have surface slopes which are also greater than 30%. Occasionally, however,the surface slopes may range from 15 to 30%. The soils which occur in these land units are highly variable in materials and drainage. Textures of the soil materials range from gravelly sand to clay. Soil drainage ranges from imperfectly drained in the day textured materials, to rapidly drained in the gravelly sand textured materials. Areas mapped as this land unit are rated Class 6T to TT for common field crops. These land units frequently were mapped in areas where they occurred adjacent to Alluvium land units which were large enough to delineate separately on the soil maps. Valley Complex (VC) These land units consist of"U"shaped valleys that most often are associated with the Thames River and major creeks which traverse the County. The valleys most often consist of strongly to very steeply sloping side walls,and nearly level alluvial terraces or floodplain. The terraces or floodplains often occupy significant portions of the land units. The soils which compose the side walls, terraces, or floodplain are quite variable in materials and drainage. They range from rapidly drained, coarse textured soils which may occur on the valley side walls,to poorly drained,day textured SOIL INTERPRETATIONS FOR AGRICULTURE A. Agricultural Capability Classification for Common Field Crops (1) Capability Classification for Mineral moderately high in productivity for a fairly wide Soils range of common field crops. The agricultural land capability ratings Class 4 -Soils in this class have severe limitations provided in Table 4 are based on the Canada Land that restrict the range of crops, or require special Inventory(C/,I)soil capability,classification system conservation practices, or both. The limitations (17). It groups mineral soils into seven classes seriously affect one or more of the following according to their potential and limitation for Practices' ting and ease of tillage;planting and agricultural use for common field crops. Common harvestnig choice of crops; and methods of field crops include corn, oats, wheat, barley, and conservation. The soils are low to fair in perennial foragecrops such as alfalfa,grasses,and productivity for a narrow range of common field bird's foot trefoil. crops, but may have higher productivity for a speci The best soils, with no significant limitations ally adapted for growing common field crops, are designated Class 5 - Soils in this class have very severe Class 1. Soils designated Classes 2 to 6 have limitations that restrict their capability to the decreasing capability for growing common field production of perennial forage crops, and crops, and Class 7 soils have no agricultural improvement practices are feasible. The potential to grow common field crops. limitations are so severe that the soils are not capable of use for sustained production of annual Soil Capability Classes field crops. The soils are capable of producing native or tame species of perennial forage plants, Descriptions of the classes in the classification and may be improved by the use of farm system are as follows: machinery. The improvement practices may Class 1 - Soils_in this class have no significant include clearing of bush, cultivation, seeding, limitations in use for crops. These soils are level fertilizing or water control to very gently sloping, deep, well to imperfectly Class 6 - Soils in this class are only capable of drained, and hold moisture and plant nutrients producing perennial forage crops, and well. They can be managed and cropped without improvement practices are not feasible. These difficulty. Under good management they are soils provide some sustained grazing for farm moderately high to high in productivity for animals, but the limitations are so severe that common field crops. Improvement by the use of farm machinery is Class 2 - Soils in this class have moderate imps- The terrain may be unsuitable for the limitations that restrict the range of crops, or use of farm machinery, or the soils may not require moderate conservation practices. These respond to improvement, or the grazing season soils are deep and may not hold moisture and Y be very short nutrients as well as Class 1 soils. The limitations Class 7-Soils in this class have no capability for are moderate and the soils can be managed and arable culture or permanent pasture. This class cropped with little difficulty. Under good includes marsh, rocicland and soil an very steep management they are moderately high to high in slopes. productivity for a wide range of common field crops. Soil Capability Subclasses Class 3-Soils in this class have moderately severe Subclasses are divisions within classes that limitations that restrict the range of crops, or have the same kind of limitations for agricultural require special conservation practices. The use. Thirteen different kinds of limitations have limitations are more severe than for Class 2 soils. been recognized at the subclass level and are They affect one or more of the following practices: described in the classification system. Eight of the li timing and ease of tillage;planting and harvesting; thirteen subclasses were applied when classifying choice of crops; and methods of conservation. the soils in the County, and they have been Under good management they are fair to described. Guidelines for determining most subclasses were obtained from the previously cited reference and also Publication No. 89-2 of the c) The following are not considered:distances to Ontario Institute of Pedology (19). Additional market,kind of roads,location or size of assistance in determining subclasses W,M,and D farms, type of ownership, cultural patterns, IP was obtained by using a computer model skills or resources of individual operators,and developed by McBride and Mackintosh(20,21). hazard of crop damage by storm. The subclasses applied and brief descriptions d) The rtes fc tion includes capabilities of soils of the limitations they represent follow: for common field crops such as forage crops, Subclass D - Undesirable soil structure and/or small grains and corn. It does not include capabilities for special crops such as soybeans or tobacco, or for horticultural crops. Subclass E-Erosion damage,or potential damage e) Capability classes are to from erosion,results in lower productivity. pub tY change as new Subclass F - Low natural fertilitywhich mayor information on the properties,behaviour,and not be le to correctadditions �of soils becomes available. In some maylibby cases techrwlogical advances may also fertilizers or manure. necessitate changes. Subclass I-Inundation by flooding of streams or lakes causing crop damage or restricting (2) Capability Classification for agricultural use. Organic Soils Subclass M -Droughtiness affecting crop growth Several agricultural capability classification and mainly caused by low moisture bolding systems have been devised for organic soils which capacity. rtasaifiec them into seven capability classes(22,23, Subclass S - Adverse soil characteristics. Used 24). Those systems, however, were not used to when two of the limitations represented by ctassify the organic soils which occur in the subclasses D, F or M are present and some County for the following reasons: a) the limited additional limitation occurs,for example T. occurrence of organic soils in the County; b) the Subclass T-Adverse topography due to steepness limited use of organic soils for agriculture;and c) the increasing importance of wetlands as or complexity of slopes which: a) increases the hydrologic recharge areas. that cost of farming over of level land; b) decreases the uniformity of growth and maturity of crops; and c) increases the hazard of erosion (3) How to Determine Capability damage by water. Ratings for Areas on the Soil Maps Subclass W - Excess water, other than from The soils or land units which occur within flooding, limits use for agriculture. The excess areas shown on the soil maps are identified in the water may be due to poor drainage,a high water map symbols for those areas. Explanations of the table, seepage, or runoff from surrounding areas. map symbols and their components are provided on each map in the section titled"Key to the Map Assumptions Symbols". Similar explanations are also given in The classification tem,and the stir the Glossary at the back of this volume of the in Table 4, are based upon the following�� Symbols shown on the maps may represent one of the following: 1) a land unit asswnptions 2) a single soil type which occurs on a single a) The soils will be well managed and cropped slope; 3) a single soil type which occurs on two under a largely mechanized system. different slopes;and 4) two different soil types. b) Land requiring improvements, for example When two slopes or two soil types are stone removal or artificial drainage;that can be identified in the map symbol, dominant and carried out by the farmer himself,is classified significant soils occur for which capability ratings according to its limitations or hazards for use must be determined. Dominant means that 40 to after the improvements have been made. The 80% of the area represented by the map symbol resulting class, therefore,reflects the potential consists of that soil type and associated slope capability of the land in its improved state. class. Significant means that 20 to less than 40% Since it is not always feasible to install tyle of the area represented by the map symbol drainage, alternate classes for poorly drained consists of that soil type and associated slope soils are also given in Table 4. class. P Capability ratings for the soils and land unitsshown. This is the rating for BV.L soils which identified in the symbols shown on the soil maps occur on b slopes. are given in Table 4. The following examples of 4) The soil capability rating for the map symbol typical map symbols will demonstrate the is 2DE>2D. procedures that should be followed when using Table 4 to determine the appropriate soil Eanmple 3. BV>TO.0 capability rating or ratings for symbols shown on b the soil maps. In this example, 40% to 80% of the area Example 1. BV.L prepresented by the symbol consists of Beverly C (BV)soils which occur on complex b slopes of 05 to 2%, and 20% to less than 40% of the area In this example, 80% or more of the area consists of Toledo coarse phase(TO.C)soils which represented by the symbol consists of Beverly also occur on complex b slopes- loamy phase(BV.L)soils which occur on simple C procedure: slopes of 2 to 5%. 1) Locate the symbols "BV" and "TO.C" in the Procedure: first column of Table 4 titled "Map Symbol". 1) Locate the symbol"BV.L"in the first column of 2) Determine the appropriate slope class column Table 4 titled"Map Symbol". by locating slope class "b" which appears 2) Determine the appropriate slope class col= under the heading titled "Capability by locating the slope class "C"which appears classification by slope classes". under the heading titled "Capability 3) Now go to the BV line and move horizontally classification by slope lasses". across the line to the b slope class column, 3) Now move horizontally across the line for where the capability rating of 2D is shown. BV.L soils to the C slope class column,where This is the rating for BIT soils which occur on the capability rating is given. The soil b slopes. capability rating for BV.L soils which occur on 4) Now go to the TO.0 line and move C slopes is 2DE horizontally across the line to the b slope class column. The capability rating of 3W is shown Example 2. BV.L in the b slope class column, which is the C>b appropriate rating if tile drainage is feasiile or in place. If tile drainage is not feasible for the In this example, 40% to 80% of. the area represented by the symbol consists of Beverly TO.0 soils,the capability rating is 5W,which loamy phase(BV.L)soils which occur on simple C is the rating shown in brackets. In Table 4, slopes of 2 to 5% (dominant slope), and 20% to where tile drainage is not feasible for poorly less than 40%of the area consists of Beverly loamy and very poorly drained soils,the non rained phase (BV.L) soils which occur on complex b capability rating is given in brackets. slopes of 0.5 to 2% (significant slope). Two 5) The soil capability rating for the map symbol, capability ratings must therefore be determined. therefore, is 2D>3W if tile drainage is feasible or in place for the TO.0 soils. However,if tile i Procedure: drainage is not feasible for the TO.0 soils,the capability rating would then be 2D>5W. 1) Locate the symbol"BV.L"in the first column of iTable 4 titled"Map Symbol". 2) Determine the appropriate slope class columns Example 4. BV>TA by locating slope class "C and slope class"b" b>c which appear under the heading titled "Capability classification by slope classes". In this example, 40% to 80% of the area represented by the symbol consists of Beverly(BV) 3) Now move horizontally across the BV.L line to soils which occur on complex b slopes of 0.5 to 2% the C slope class column,where the capability (dominant slope),and 20%to less than 40%of the rating of 2DE is shown. This is the rating for area consists of Tavistock soils (TA) which occur BV.L soils which occur on C slopes. On the on complex c slopes of 2 to 5%(significant slope). same line, now move to the b slope class - Icolumn where the capability rating of 2D is I i Procedure 1) Locate the symbols "BV"and "TA"in the first column of Table 4 titled "Map Symbor. 2) Determine the appropriate slope class columns by locating slope class "b" and slope class "c" which appear under the heading tided "Capability classification by slope classes". 3) The soil capability ratings for the soils identified in the symbol are shown where the horizontal lines and vertical columns Therefore,the capability rating for BV soils which occur on b slopes is 2D, and the capability rating for TA soils which occur on c slopes is 2T. 4) The soil capability rating for the map symbol is 2D>2T. Example 5. AL,ER,SC,or VC These symbols represent miscellaneous land units. In Table 4, a capability rating is given for each of these units which is the range of soil capabilities that generally occur in all areas where these land units were identified. The capabilities of the soils within individual areas mapped as these land units, therefore, may vary. For example, two areas may be identified on one of the soil maps as Alluvium (AL), and both are rated Class 31 to 51 hr Table 4. One of the areas, however,may be composed entirely of soils which have a capability of Class 3L The other area may be composed entirely of soils which have a capability of Class 5L MUNICIPALITY OF 3AY'HAM 3 MAP 4 w iIr `" + EX;STING W®O®- _, ,.,,�, 4AREAS f ' -d. . .-.0 iier--- ____11111 .,...;_7„11,,-..-,,,,_;:, ::::.r::::••••: wii gip , '.r% \ I ,�; ;,' MI ,3r.17t, .; 0. p ' „� +a .:_° .. \ LEGEND 10-114-71-11,. yy ] t{ �' PO YI PP ... i.r !Ii1 _ S�,s 41 �li k .4 _ �.e � � R iG f 3 ,. I� }#F , '''''g 7 ".:700:11:r-;:j7; 11 .. I.- : ;i a IRE' , §� ;.�- 0111• 1 :, r?‘. _ !' 100.7. I. : .7_ ... •..4.447. ',,_J •v,.., -:„I:._ •- ..__. . . .: _.., , . ,;:... 7..;!i..„7: ,.:,... 4r.• ,:',/L i -..7.- -, ..- '. '`,' r.:H. . - „.',..t7..''..: .4.. .:, ._. r . -id - . ::: -'.;--,. ,; 1 ., ,. _ .,!..„:........,.:,..,4_, ..t „....... .„ ...„..! I , ,, . , . ::.,. .-.. 1. ..,,,,..,,,,i,„ .,, . _ . ..... olio „ 1 1 V '. i„..:1 .0.u,} - 6 ,,. : ._,,. 1 ..,.,., . .,:. , ..i. . .,, . ..:., , .„ . - . - . -11 ...' -' . i.,3 Ir 7.,,.,:i.,:,...„ y. .. S . '- im b.....:i i.7. .2t. - '18 4. '..rF LE r 10 :- LIQ �,� ; ' ' � 1*1.-.7,;12::1!!' 14 - . q''',. ..,,.4.7: ''' 1apj •� � �� 2_-, PORT BUHWELL It � - ti + .i., 1 , 4 = LAKE ERIE ...,. 0 ,500m 3.. 9300n1 4 MUNICIPALIr! OF BAY HAM MAP 6 EXISTING RURAL RESIDENTIAL BUILDING LOTS 11. ! .. orlia7 A. . I ....7_.,....... .„-ip ..Liii.i. . ' ' i Ir 11,iiiiik1:8,10, -, _ Ad 110111(iil . rr,.- - 411 1,. 1 . lip 1 r 0,1 1:::,,. ..:\ i 1 j RURAL RESIDENTIAL ii Pit" m. PPlaIIIIIII 113 ,5 11E1 ". ' Ik' ...';'Vill 1. 0rAr..104gg ... . .:'I ''''. th. • '' i• , i 4 iir , :, 0 N$TR ... . ,io • 1 II 1 ti, 11 -• , SSTR g il 1 1 I 0 '1411.,., ij El 1 , _,,,,_,,_ ...1,. _B 1 ,iiii, .. !_ ii , 011,44" ii30.1 1 PP-/. I. . . ' r ..... . , 1 1,. ip villii I. ---,q- r . 2 .3. \--% .11 illift -' : "L., • - . fp ...111 Oil ..Ard . w 1 v lop No ....cp.,' 1 1 1 iiii ..... lib., i .1 A i iiii - fr 40iii- • POW BURWELL -„.7. Plii .N, . 6 i ... ..... . LAKE ERIE ._\._ ..,,,. ..„ 0 15000:. 30DDin 4800Nr: Soda 1 :70,000 ---...----.-,.----..,-----..---,......--------,- i MUNICIPALITY OF BAYHAM „..... -- - MAP 6 11, 0 PETROLEUM RESCLIICES epunio'Liiiiilli ..,- ACTIVE WELL SST ---- -11-- - ----0-„ -401 . 0 adir°41 4 -s4,, x 1 ilorr061imii LA .,p.. ... .i, Iv , 1 I 111E.1 IX 1111 p.6., 1 1 ISM 1 1 1 LI E1ENpRoD puma om snow I I i 1. pt.,- . I- " • ii...„4,11, 7 . I L ' Im8PR°DucER , .,.., . 1. 1' "111110Wlivi .,- : .'' --u-- -t.,\i • . .- il' : ---. ORT c I . 1ilesionir .- wr ill. _, • ,..„ 11 1 we . ,.._ • - i . if, itg if 11119111010.01111 ga - '------.4..• -. -.... ..li . . 1: I 111 !lilt 1 I III! -I ,...., :.oNwto, 4 , . 0pt ..1.1 1Iit...0IN I ... `,. • :., --"1"-, . .1011 • --. , PORT BURWELL ! • . I. ..! . 4 B I LAKE ERIE t a 7500m -.2:20Drn 450:7rn Scal• 7 :70,1100 -- —------------------ -------.---------------' -- rOntario Municipal Services Office-Southwestern Bureau des services aux municipalitds-region du Sud-Ouest Ontario 659 Exeter Road,2nd Floor 659 Exeter Road,2`6tage London ON N6E 1L3 London ON N6E 1L3 Ministry of Ministe`re des 519/873-4020 (519)873-4020 Municipal Affairs Affaires municipales Fax:519/873-4018 T616copieur:(519)873-4018 and Housing et du Logement Toll Free:1-800-265-4736 Sans frais:1 800 265-4736 4 .. June 19, 2003 Ms. Linda Millard Municipality of Bayham P.O. Box 160 9344 Plank Road Straffordville, ON NOJ Subject: Status of Decision on Official Plan Amendment No. 1 MMAH File No.: 34-OP-4003-001 Dear Ms. Millard: This letter is further to the Notice of Decision given on April 8, 2003 pursuant to subsections 17(34) and (35) of the Planning Act with respect to Official Plan Amendment No. 1 to the Municipality of Bayham Official Plan. It is intended to provide you with the status of the decision on the Official Plan Amendment pursuant to subsections 17(36) and (38) of the Planning Act which pertain to appeals, when decisions become final and when approvals come into effect. Please be advised that no appeals have been lodged within the 20 day appeal period, and therefore all of Official Plan Amendment No. 1 to the Official Plan for the Municipality of Bayham, adopted by By-law No. 2002-102, approved by the Ministry of Municipal Affairs and Housing is approved and came into force on April 29, 2003. Enclosed for your records are the original and duplicate original copies of the Official Plan Amendment. Should you have any questions regarding the above information, please contact Erick Boyd, Municipal/Planning Advisor, at (519) 873-4025. You s truly, 44111 ' 4,-(tAA-A ) Bruce Curtis Manager, Community Planning and Development Municipal Services Office - Southwestern - 2 - Enclosures Copies: William Pol, Cumming Cockburn Limited Robert Valcke Bill Armstrong, MOE - London John Turvey, OMAF - Guelph SWORN DECLARATION Subsection 17(28) of the Planning Act Applicant: Robert Valcke Municipality: Municipality of Bayham MMAH File No.: 34-OP-4003-001 I Erick Boyd of the Township of Middlesex Centre, in the County of Middlesex solemnly declare, 1. That notice of the proposed decision in respect of the above-noted matter made on April 8, 2003 was given as required by subsection 17(35) of the Planning Act on April 8, 2003. 2. That no appeal to the Ontario Municipal Board of the decision in respect of the above-noted matter made on April 8, 2003 was received under subsection 17(36) of the Planning Act within the time specified for submitting an appeal. and 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. Declared before me at the City of London this 19th day of June, 2003 -,1,1Afrlitri6 Commissioner of Oaths arant BRUCE EDWARD cumin,a Commissioner,etc., county of Middlesex,for lie Government of C ta<1O, Mnisty of Municipal Affairs and Housing. Expires September 25,2003 ciF Ontario Municipal Services Office-Southwestern Bureau des services aux municipalitfs-region du Sud-Ouest Ontario 659 Exeter Road,2nd Floor 659 Exeter Road,2'dtage London ON N6E 1L3 London ON N6E 1L3 Ministry of Ministt re des 519/873-4020 (519)873-4020 Municipal Affairs Affaires municipales Fax:519/873-4018 Tel6copieur:(519)873-4018 and Housing et du Logement Toll Free:1-800-265-4736 Sans frais:1 800 265-4736 I1 June 19, 2003 -. Ms. Linda Millard : Municipality of Bayham 1` `-' P.O. Box 160 • _ ':1s' 9344 Plank Road Straffordvilie, ON NOJ 1Y0 Subject: Status of Decision on Official Plan Amendment No. 2 MMAH File No.: 34-OP-4003-002 Dear Ms. Millard: This letter is further to the Notice of Decision given on April 8, 2003 pursuant to subsections 17(34) and (35) of the Planning Act with respect to Official Plan Amendment No. 2 to the Municipality of Bayham Official Plan. It is intended to provide you with the status of the decision on the Official Plan Amendment pursuant to subsections 17(36) and (38) of the Planning Act which pertain to appeals, when decisions become final and when approvals come into effect. Please be advised that no appeals have been lodged within the 20 day appeal period, and therefore all of Official Plan Amendment No. 2 to the Official Plan for the Municipality of Bayham, adopted by By-law No. 2003-008, approved by the Ministry of Municipal Affairs and Housing is approved and came into force on April 29, 2003. Enclosed for your records are the original and duplicate original copies of the Official Plan Amendment. Should you have any questions regarding the above information, please contact Erick Boyd, Municipal/Planning Advisor, at (519) 873-4025. Yours truly, 4. /W Bruce Curtis Manager, Community Planning and Development Municipal Services Office - Southwestern - 2 Enclosures Copies: William Pol, Cumming Cockburn Limited Ronald Speers SWORN DECLARATION Subsection 17(28) of the Planning Act Applicant: Ronald Speers Municipality: Municipality of Bayham MMAH File No.: 34-OP-4003-002 I Erick Boyd of the Township of Middlesex Centre, in the County of Middlesex solemnly declare, 1. That notice of the proposed decision in respect of the above-noted matter made on April 8, 2003 was given as required by subsection 17(35) of the Planning Act on April 8, 2003. 2. That no appeal to the Ontario Municipal Board of the decision in respect of the above-noted matter made on April 8, 2003 was received under subsection 17(36) of the Planning Act within the time specified for submitting an appeal. and 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. Declared before me at the City of London this 19th day of June, 2003 Commissioner of Oaths 5`)Lr-j4 ORUCE EDWARD CURTIS,a Commissioner,est~, County of Middlesex,for the Government of lAnlstry of Municipal Affairs and Housing. Expires September 25,2003 i w `Z9' Ontario Municipal Services Office-Southwestern Bureau des services aux municipalites-region du Sud-Quest Ontario 659 Exeter Road,2nd Floor 659 Exeter Road,2°etage London ON N6E 1L3 London ON N6E 1L3 Ministry of Ministere des 519/873-4020 (519)873-4020 Municipal Affairs Affaires municipales Fax:519/873-4018 Telecopieur:(519)873-4018 and Housing et du Logement Toll Free:1-800-265-4736 Sans frais: 1 800 265-4736 U I May 9, 2005 AP,a : R ,,-. . _ _ FlL C� g Ms. Margaret Underhill MAY 1 t Planning Coordinator/Deputy Clerk ' ' r= Municipality of Bayham P.O. Box 160, 9344 Plank Road ` .tttle ,4,:rsivreatith Straffordville, ON NOJ 1Y0 .x_ Dear Ms. Underhill: Re: Approval of Official Plan Amendment No. 3 Municipality of Bayham Official Plan Applicant - Richard and Nell Haayema Legal Description - Part of Lot 6, North Gore Geographic Township of Bayham Dear Ms. Underhill: The above-noted Official Plan Amendment was modified and approved on May 6, 2005. Enclosed please find a copy of the decision, and the Notice of Decision which sets out the appeal period for the decision. Please do not hesitate to contact Erick Boyd, Municipal/Planning Advisor at (519) 873- 4025 if there are any questions or concerns. Yours truly, li&Axe„,cdutitt,:ai' Bruce Curtis, MCIP, RPP Manager, Community Planning and Development Municipal Services Office - Southwestern Copies: William Pol, CCL/IBI Group Bill Dickie, applicant's consultant Dwayne Evans, OMAF - London Fiona Walker, MNR - Aylmer Bob Aggerholm, MOE - London Neal Ferris, MCUL - London Bill Baskerville, LPRCA File No.: 34-OP-4003-003 Date of Decision: May 6,2005 Municipality: Municipality of Bayham Date of Notice: May 9, 2005 Subject Lands: Part of Lot 6, North Gore Last Date of Appeal: May 29,2005 Geographic Twp. of Bayham NOTICE OF DECISION With respect to an Official Plan Amendment Subsections 17(35)and 21 of the Planning Act A decision was made on the date noted above to modify and approve Amendment No. 3 to the Official Plan for the Municipality of Bayham as adopted by By-law No. 2004-109. Purpose and Effect of the Official Plan Amendment The purpose of Official Plan Amendment No. 3 is to change the land use designation of the subject lands from"Agricultural"to"Rural-Recreational"in the Municipality of Bayham Official Plan. The effect of the amendment would be to permit the establishment of a 9 hole golf course and accessory structures. The modification was necessary to address the concerns of the Ministry of Agriculture and Food respecting the Province's Minimum Distance Separation Formulae. A copy of the decision is attached. When and How to File An Appeal Any appeal to the Ontario Municipal Board must be filed with the Minister of Municipal Affairs and Housing no later than 20 days from When the Decision is Final the date of this notice as shown above as the The decision of the Minister of Municipal Affairs last date of appeal. and Housing is final if a Notice of Appeal is not received on or before the last date of appeal The appeal should be sent to the attention of noted above. the Municipal/Planning Advisor, at the address shown below and it must, Other Related Applications: (1) set out the specific part of the proposed none official plan amendment to which the appeal applies, Getting Additional Information (2) set out the reasons for the request for the Additional information about the application is appeal, and available for public inspection during regular (3) be accompanied by the fee prescribed office hours at the Ministry of Municipal Affairs under the Ontario Municipal Board Act in and Housing office at the address noted below the amount of$125.00 payable by certified or from the Municipality of Bayham Office. cheque to the Minister of Finance, Province of Ontario. Mailing Address for Filing a Notice of Appeal Ministry of Municipal Affairs and Housing Who Can File An Appeal Municipal Services Office- Southwestern Only individuals, corporations or public bodies 659 Exeter Road, 2nd Floor may appeal the decision of the Ministry of London ON N6E 1L3 Municipal Affairs and Housing to the Ontario Municipal Board. An appeal may not be filed by Submit notice of appeal to the attention of Erick an unincorporated association or group. Boyd, Municipal/Planning Advisor. However, an appeal may be filed in the name of an individual who is a member of the Tel: (519) 873-4025 association or group. Fax: (519)873-4018 DECISION With respect to Official Plan Amendment No. 3 Subsection 17(34) of the Planning Act I hereby approve as modified, Amendment No. 3 to the Official Plan for the Municipality of Bayham, adopted by By-law No. 2004-109, as follows: 1. Section 4.2.2.5 is modified by adding the following new subsection 4.2.2.5.3: "4.2.2.5.3 The lands designated "Rural — Recreational" "R(R)"located in Part of Lot 6, North Gore, at the southeast corner of the intersection of Culloden Road and Ottergate Line may be developed for a nine hole golf course in accordance with the policies of Sections 4.2.2.1.4 and 4.2.2.5 of the Official Plan, provided that no active recreational uses, buildings, or structures are established within a distance of 70 metres from the northeast corner of the subject property until such time as the livestock barn located in the south half of Lot 7, Concession 7 is removed, or deemed inadequate to house livestock by the Chief Building Official. Dated at London this Z, day of May, 2005. fi John Maddox Dir or Municipal Services Office - Southwestern Ministry of Municipal Affairs and Housing I ci07 Ontario Municptl Services Office-Southwestern Bureau des services aux munici lites-region du Sud-Ouest Ontario 659 Exeter Road,2nd Floor 659 Exeter Road,2`&age London ON N6E 1L3 London ON N6E 1L3 Ministry of Ministpxe des 519/873-4020 (519)873-4020 Municipal Affairs Affaires municipales Fax:519/873-4018 T61Ecopieur:(519)873-4018 and Housing et do Logement Toll Free:1-800-265-4736 Sans frais:1 800 265-4736 March 29, 2004 Ms. Linda Millard Municipality of Bayham P.O. Box.i 60 • i 9344 Plank Road ` = Jr C20 El Head S Straffordville, ON NOJ 1Y0 upainizt ` ` 0 Other__-____-� Subject: Status of Decision on Official Plan Amendment No. 4 MMAH File No.: 34-OP-4003-004 Dear Ms. Millard: This letter is further to the Notice of Decision given on March 4, 2004 pursuant to subsections 17(34) and (35) of the Planning Act with respect to Official Plan Amendment No. 4 to the Municipality of Bayham Official Plan. It is intended to provide you with the status of the decision on the Official Plan Amendment pursuant to subsections 17(36) and (38) of the Planning Act which pertain to appeals, when decisions become final and when approvals come into effect. Please be advised that no appeals have been lodged within the 20 day appeal period, and therefore all of Official Plan Amendment No. 4 to the Official Plan for the Municipality of Bayham, adopted by By-law No. 2003-074, modified and approved by the Ministry of Municipal Affairs and Housing is approved and came into force on March 25, 2004. Enclosed for your records are the original and duplicate original copies of the Official Plan Amendment. Should you have any questions regarding the above information, please contact Erick Boyd, Municipal/Planning Advisor, at (519) 873-4025. Your truly, c_at2iik Bruce Curtis, MCIP, RPP Manager, Community Planning and Development Municipal Services Office - Southwestern - 2 - Enclosures Copies: William Pol, Cumming Cockburn Limited John Turvey, OMAF - Guelph Fiona Walker, MNR - Aylmer Jennifer Moulton, MOE - London SWORN DECLARATION Subsection 17(28) of the Planning Act Applicant: Municipality of Bayham Municipality: Municipality of Bayham MMAH File No.: 34-OP-4003-004 I Erick Boyd of the Township of Middlesex Centre, in the County of Middlesex solemnly declare, 1. That notice of the proposed decision in respect of the above-noted matter made on March 3, 2004 was given as required by subsection 17(35) of the Planning Act on March 4, 2004. 2. That no appeal to the Ontario Municipal Board of the decision in respect of the above-noted matter made on March 3, 2004 was received under subsection 17(36) of the Planning Act within the time specified for submitting an appeal. and 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. Declared before me at the City of London this 29th day of March, 2004. e Commissioner of Oaths De arant BRUCE EDWARD CURTIS,a Commissioner,etc., County of Middlesex,for the Government of Ontario. Ministry of Municipal Affairs and Housing. Expires September 25,2006 I On (� , 6.1(a) ntario Aunielpal Services Office-Southwestern Bureau. Sept 19/02 Motion # 02-39? Ontario 659 Exeter Road, 2nd Floor 659 Exeter Road,2`etage London ON N6E 1L3 London ON N6E 1L3 Ministry of Ministbre des 519/873-4020 (519)873-4020 Municipal Affairs Affaires municipales Fax:5191873-4018 Telecopieur:(519)873-4018 and Housing et du Logement Toll Free: 1-800-265-4736 Sans frais:1 800 265-4736 � �r ¢ +9 e I.a Vin...�. SEg 12 Mai September 10, 2002 - _ 3t1 r, Ms. Lynda Millard Municipality of Bayham P.O. Box 160 9344 Plank Road Straffordville, ON NOJ 1Y0 Subject: Status of Decision on the Official Plan for the Municipality of Bayham MMAH File No.: 34-OP-4003 Dear Ms. Millard: This letter is further to the Notice of Decision given on July 26, 2002 pursuant to subsections 17(34) and (35) of the Planning Act with respect to the Official Plan for the Municipality of Bayham. It is intended to provide you with the status of the decision on the Official Plan pursuant to subsections 17(36) and (38) of the Planning Act which pertain to appeals, when decisions become final and when approvals come into effect. Please be advised that no appeals have been lodged within the 20 day appeal period, and therefore all of the Official Plan for the Municipality of Bayham adopted by By-law No. 2001-60, and modified by the Ministry of Municipal Affairs and Housing is approved and came into force on August 16, 2002. Enclosed for your records are the original and duplicate original copies of the Official Plan. Should you have any questions regarding the above information, please contact Erick Boyd, Municipal/Planning Advisor, at (519) 873-4025. ii - 2 - Yours truly, 7g,ttLLZki, Bruce Curtis Manager, Community Planning and Development Municipal Services Office - Southwestern Enclosures Copies: William Pol, Cumming Cockburn Limited Agencies and Ministries Persons requiring notice SWORN DECLARATION Subsection 17(28) of the Planning Act Applicant: Municipality of Bayham Municipality: Municipality of Bayham MMAH File No.: 34-OP-4003 1 Erick Boyd of the Township of Middlesex Centre, in the County of Middlesex solemnly declare, 1. That notice of the proposed decision in respect of the above-noted matter made on July 22, 2002 was given as required by subsection 17(35) of the Planning Act on July 26, 2002. 2. That no appeal to the Ontario Municipal Board of the decision in respect of the above-noted matter made on July 22, 2002 was received under subsection 17(36) of the Planning Act within the time specified for submitting an appeal. and 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. Declared before me at the City of London this 10th day of September, 2002 -140, ' , Lir 4--git.r*‘; •J Commissioner of Oaths arant WOE EDWARD CURT,4 Corrmisslct 1*., County of Middies 3x,for the Government Of pMla