TOWN OF TECUMSEH

TECUMSEH

OFFICIAL PLAN

- Consolidated Copy -

Consolidated January 2015

This Office Consolidation includes all

amendments up to and including Amendment

No. 37 adopted by Council on September 23,

2014 and approved by the County of Essex on

October 23, 2014. Please note that amendments

to the Official Plan are common. Accordingly,

all information contained herein should be

confirmed with Town staff.

TOWN OF TECUMSEH

TOWN OF TECUMSEH OFFICIAL PLAN

(OFFICE CONSOLIDATION)

1. Date Plan Adopted By Council November 27, 1973

2. Date Plan Approved By Province (OMB) August 4, 1976, July 21, 1977, August 25, 1978

2. This Office Consolidation, prepared in January 2008, includes all amendments up to and including Amendment No. 35, adopted by

Council on September 23, 2014 and approved by the County of Essex on October 23, 2014.

LIST OF ALL AMENDMENTS SUBSEQUENT TO THIS CONSOLIDATION

CHANGES MADE TO

SECTION/SCHEDULE

COMMENTS

OPA

NUMBER

DATE OF

ADOPTION

DATE OF

APPROVAL

Adds 3.5(a) xi)

Deletes 3.6(a) xi)

A

Reaume et all.

“Special Restricted Industrial” to

“General Commercial”

Lands east of FTF

32 April 25, 2000 November 14, 2000

Tecumseh Historical Society

Relocate to Lacasse Blvd.

“Recreational” to “Community Facility”

None assigned

Deferred adoption at

request of Tec.

Historical Society

April 27, 2001

A

Ellis – North side of Brouillette Crt.

“Community Facility” to “Residential”

allows 6 two-unit dwellings

33 April 24, 2001 July 30, 2001

Adds 3.3.11

D19 STA – St. Anne’s Church

residential lot converted to driveway

1246 St. Anne Boulevard

34

February 15, 2005

May 2, 2005

A

D19 BM – Brouillette Manor

“Residential” to “Community Facility”

35 February 12, 2008

April 2, 2008

TOWN OF TECUMSEH

TOWN OF TECUMSEH OFFICIAL PLAN

(OFFICE CONSOLIDATION)

1. Date Plan Adopted By Council November 27, 1973

2. Date Plan Approved By Province (OMB) August 4, 1976, July 21, 1977, August 25, 1978

2. This Office Consolidation, prepared in January 2008, includes all amendments up to and including Amendment No. 35, adopted by

Council on September 23, 2014 and approved by the County of Essex on October 23, 2014.

LIST OF ALL AMENDMENTS SUBSEQUENT TO THIS CONSOLIDATION

CHANGES MADE TO

SECTION/SCHEDULE

COMMENTS

OPA

NUMBER

DATE OF

ADOPTION

DATE OF

APPROVAL

A

D19 VALSTA

Valente Development Corp.

Residential development on former

St. Anne High School (south campus)

36 May 27, 2014 June 12, 2014

Deletes 3.4g)

Adds 3.5 a) xii) A

D19 AQUA

Aquascape & Distinctive Landscaping

“Restricted Community Facility One” to

site specific “General Commercial”

152 Lesperance (former K of C Hall)

37 September 23, 2014 October 23, 2014

TOWN OF TECllMSEH

TECUMSI~II OFFICIAL PLAN

(OFFICE CONSOLIDATION)

l. Date Plan Adopted By COllncil 11 ill'J:lllb.cL2L~L21}

2. Date Plan approved by Provincc (QMBl.Augl!sL4.,~ Tuly 21, 1977~-.A.u.gust 25, 1978

3. This Office Consolidation, prepared in January 2000, includes all amendments up to and including Amcndment No. 31, adopted by Coullcil on Marr;lLl~J2.2l amI approved by the Province on June 21, 1997.

LIST OF ALL AMENDMEN~TRODOCED BY TIUS CONSOLIDATION ---- --------- ~- ----

CHANGES MADE TO COMMENTS OPANUMBER

DATE OF DATE OF SECTION/SClIIWULE ADOPTION APPROVAL

. Highway Commercial (0 General COl11mercial deletes s.s. 3.5

A . wls of Manning Road between Cty Rd 22 and 31 March II, 1997 June 21, 1997 a) vi)

CN Railway

I ill

TOWN OF TECUMSEH

OFFICIAL PLAN

(OFFICE CONSOLIDATION)

1. Da te Plan Adopted By Council November 27, 1973 , ,Ii

2. Date Plan Approved by Province (OMB) August 4, 1976, July 21, 1977, August 25, 1978

3. Date of Last Consolidation December 1987

4. Date of this Consolidation February 1996

LIST OF ALL AMENDMENTS INCLUDED IN THIS CONSOLIDATION

2.6 hectare property west of Green

A I . Valley Plaza

18 Sept 13/88 Dec 22/88 19-88-42 Low Density Residential to

Neighbourhood Commercial

0.5 hectare property west of green Valley Plaza

19-9()-O8 A I . Low Density Residential to 19 May 22/90 July 18/90 Neighbourhood Commercial Mastellotto

Pl. Lot 153, Concession III 19-90-01

A I . Medium Density Residential to High 20 Sept 11/90 Jan 31/91 Density Residential

r------ ~-

· I'l. lout) 56, Cuncessiun II

A · Low Density Residential to I lJ-lJ 1-0 I

Cummunity Facility 21

· new elementary school sill'

· west side of Lesperance Rd, north of IlJ-lJHn

A St. Jacques St.

22 · Medium Density I~esiclenlial to Ceneral Commercial

· Lesperance Rd between Arbour and

19-0 I-{ ),1 3.3(b)(viii) Renaud SL.

(new) · special policy into the Medium 23 Density section

· Vilo Systems

· 5.'1 acres on sis of Riverside Dr., west of Chene Sl.

)1)-1) 1-()6 A · Ceneral Commercial to Medium 24 Density Residential

· Murray Troup

· Lesperance Rd between Arbour and Renaud SI. - PI. Block Y, R.I'. 1287

3.3(b)(viii) · changes special policy added by 19-92-02 (revised) OPA 23 - expands range of office-

25

related commercial uses allowed

· Thibert

7.6(\ · new Implementation Policy -]1)-92- \()

(new) Maintenance and Occupancy 26 Sept 28/03 Standards By-law

1.4, 2. lO, · new Residenlial Coals (lnd Policies, 2.11,3.3,

A Basis Policies, Imp lernen ta lion

19lJ2-0l 7.0, 7.10 (new)

Policies - to implement the Land Use 27 Nov 23/93 Jan 31/95 (new) Planning for I-Iollsing Policy

1.3 (revise) Stalement - -- - ~-.------.- ------------ - , ... , ..

· Pt. Lot 17, RP. 741, Sl. Dennis St. 3.3.10 · special policy to allow a heating &

19-94-02 (new) cooling contracting establishment

28 June 14/94 March 17/95

· Stoyshin

· 2 acre site on McNorton St., west of the new community centre

19-94-07 A · General Industrial to Residential to 29 Feb 14/95 March 10/95 permit 41-lInit, 3-storey apt bldg 11II

· Columbus Manor

· 0.3 hectare site on First St.

A · General Commercial to Restricted 19-YS-05 Indllsh'ial

30 July 11/95 Oct 10/95

· Vilo Systems

TOWN OF TECUlVISEH CONSOLIDATED OFFICIAL PLAN

JANUARY 2000

TABLE OF CONTENTS

SECTION 1 INTRODUCTION

1.1 1.2 1.3 1.4 1.5 1.6

The Planning Area The Planning Act Purpose of the Plan Basis of the Plan Official Plan Review Scope of the Plan

SECTION 2 GOALS Al~D OBJECTIVES OF THE PLAN

2.1 2.2 2.3 2.4 ') -_.)

') -.... )a

2.6 2.7 2.8 2.9 2.10 2.11 2.12 2.13 2.14 2.15

General Environmental Goal Environmental Objectives Economic Goal Economic Objectives Employment and Economic Development Objective Transportation Goal Transportation Objectives Municipal Services Goal Municipal Services Objectives Residential Goal Residential Objectives Commercial Goal Commercial Objectives Industrial Goal Industrial Objectives

SECTION 3 LAND USE POLICY

3.1 General , ') J .... Recreational , ,

Residential J.J

3..1- Community Facility 3.5 Commercial 3.6 Industrial 3.7 All Areas 3.8a Existing Land Uses 3.8b Non-Conf0l111ing Uses

1

1 1 1 2 3

4

4 4 4 5 5 5 5 5 6 6 6 6 7 7 8 8

9

9 9

10 15 15 19 21 21 22

-SECTION 4 TR~NSPORTATION POLICY

4.1 4.2 4.3 4.4 4.5

General Functional Classification of the Road Network Intersection Improvements Railway Crossing Improvements Off-Street Parking

SECTION 5 MUNICIPAL SERVICES POLICY

5.1 - 7 ).-

5.3

General Service Areas Development on Septic Tanks

SECTION 6 DEVELOPMENT POLICY

6.1 6.2 6.3 6.4

Urban Communities Development Staging Community Plans Community Development

SECTION 6A COMMUNITY IMPROVEMENT

6A.1 GA.2 GA.3 GA.4 6A.5

Statement of Goals and Objectives Community Improvement Critelia Designation of Community Improvement Areas Phasing of Improvements Implementation

SECTION 7 IMPLEMENTATION

7.1 General 7.2 Restricted Area By-law 7.2a Site Plan Control 7.3 Legislation Pursuant to the Municipal Act 7.4 Consents Policy 7.5 Plans of Subdivision 7.6 Public Works and Capital Works Program 7.6a Maintenance and Occupancy Standards By-law 7.7 Public Infol111ation 7.8 General Review of the Plan 7.9 Streamlining of the Planning Process 7.10 Monitoring of Residential Development Activity

SECTION 8 INTERPRETATION

8.1 8.2 8.3

Land Use Boundaries and Roads Land Areas, Population Estimates, Etc. Amendment Procedure

24

24 24 25 25 25

26

26 26 27

28

28 28 28 28

30

30 31 32 32 34

36

36 36 38 39 39 39 39 40 40 40 41 41

43

43 43 43

TOvVN OF TECUl\;ISEH CONSOLIDATED OFFICIAL PLAN

JANUARY 2000

1.0 INTRODUCTION

1.1 THE PLANNING AREA

The Tecumseh Planning Area, designated as a Planning Area on February 8, 1951, by the Honourable W. Griesigner, then Minister of Planning and Development, comprised the whole of the Town of Tecumseh.

Since June 13, 1946, the Town of Tecumseh has also been a subsidiary planning unit with the Windsor and Suburban Planning Area.

The Planning Area is located in the north-central part of Essex County on the south shore of Lake St. Clair. It is bordered on the west by the City of Windsor, on the east by the Village of St. Clair Beach and on the south by the Township of Sandvvich South.

1.2 II-IE PLAN:.iING ACT

(a) PLA:mING BOARD RESPONSIBILITY

Under Section 12(1)(d) of the Planning Act R.S.O., 1970. cll1d amendments thereto, the Tecumseh Planning Board is responsible for the investigation and survey of the physicaL social and economic conditions in relation to the development of the Planning Area and the preparation of a plan for the Tecumseh Planning Area. suitable for adoption as the Official Plan, and for fonvarding it to the Council of the Corporation of the Town of Tecumseh and recommending such plan to the Council for adoption.

(h) BY-LAvV CONFORi\lIITY

The Planning Act further provides that where an Official Plan is in eHect, no public work shall be undertaken and no by-laIN passed for any purpose, except as provided in Section 19 of the Planning Act. R.S.O., 1970, and amendments thereto, that does not confom1 with the Otlicial Plan.

1.3 P CRPOSE OF THE PLA;'!

The purpose ot'this Official Plan is to set fonh the general policies concemed with the shaping and gUIding of the physical grO\vth and arrangement of the Tecumseh Planning A.rea, 111

hannony with the social and economic needs in order to obtain the most desirable physical environment for the present and future inhabitants of the Planning Area.

This Plan, although a legal document, does not control or regulate the development oflandby private interests. It is the intention of this Plan, however, that the policies and statements of basic planning plinciples contained herein will guide both municipal administrators and plivate interests in such a way as to ensure the best fonn of development under the most desirable conditions.

This Official Plan establishes, in very general tenns, the pattern which development within the Town of Tecumseh should follow during the planning peliod of 1991 to 2011. In addition, this Official Plan provides a comprehensive legal document to guide and direct future development in a logical and orderly manner and attempts to correct the errors of past development so as to ensure a resulting healthy growth pattern which will benefit all the residents of the Planning Area.

1.4 BASIS OF THE PLAl'T

With the exception of the residential goals, land use policies and designations, the official plan for the Town of Tecumseh is based on the results of planning studies undeliaken in 1971 and 1972, and public meetings and decisions made by the Council of the Town of Tecumseh. The text and Schedules "A", "B", "C", "D", and "E" constitute this Official Plan.

The residential land use policies contained in this Plan are based on the following population and housing demand forecasts:

(a) Population Forecasts

Five potential growth scenmios have been identified and evaluated for the Town of Tecumseh, based on valious assumptions with respect to changes in both rates of natural increase and net in-migration. These scenmios range ii-om 0.5 to 4 percent growth per year.

Consideling historical trends, recent development activity within the town and the surrounding region, and likely future trends, the most probable forecasts indicate that by the year 2011 the town's overall population would be in the area of 14,000 to 17,000. This represents an average annual growth rate of between 1.5 and 2.5 percent per year.

l.5 % I -Of, _.),0

llar Annual Increase Annual Increase

1991 10,495 10,495 1996 11,306 11,874 2001 12,180 13,434 2006 13,121 15,200 2011 14,135 17,197

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(b) Housing Demand Forecasts

The most probable population forecasts are expected to translate into a demand for an additional 1,300 to 2,394 housing units during the planning peliod 1991 to 2011. A more balanced mix of housing types and tenures will be required in the Town of Tecumseh over the next two decades in order to meet the existing and anticipated future needs of an aging population with smaller average household sizes, and varying housing needs.

1.5 OFFICIAL PLAN REVIEW

An Official Plan is a dynamic document and, therefore, it is intended that this Plan shall be subject to continuing review by the Tecumseh Planning Board. Whenever it is found necessary, due to new technical, physical, social or economic development, or as a result of joint studies with the Provincial Govemment, this Plan will be amended to keep abreast of changes and trends.

1.6 SCOPE OF THE PLAN

The scope of this Plan is to establish a general framework within which future growth may be directed. This framework includes the designation of major land use areas, the major roads pattem, a municipal services plan and a community development plan setting out the pattem in which the future growth should take place to provide for the potential population increase.

It is intended that this Plan will be of assistance to both private interests and public administrators. The private interests may understand the future development policies of the Town of Tecumseh and hence be encouraged to plan their operations accordingly. The public administrators will benefit by the ability to program future municipal services such as roads, schools, parks, water supply, sanitary sewers, stOlID drainage, police and fire protection, health services as well as the town's administrative staff requirements. This long tem1 municipal planning will result in the provision of more adequate services at the most economical level.

" - .J -

2.0 GOALS AND OBJECTIVES OF THE PLAN

2.1 GENER;\L

It is the intention of this Plan to establish a number of goals and objectives. A goal is a desired state which renects the long-range purpose of the Plan and is related to a major area of concem. An objective is a short-range step toward the goal. It is concrete, realistic, action-oriented and attainable within a short peliod of time. The achievement of an objective should move the goal closer to reality.

Based on a thorough study of the planning aspects of the Tecumseh Planning Area and after consideration of the comments and suggestions of the residents of the Planning Area, the following are the goals and objectives of this Official Plan.

2.2 ENVIRONME~TAL GOAL

It shall be the environmental goal of this Plan to maximize the quality of the environment of the Planning Area by ensuring that sufficient land is preserved for recreation purposes, by maximizing the recreational features already existing and by providing the necessary facilities to meet the future needs of the residents of Tecumseh. Guidelines and policies for the utilization of the land and water resources should be established to maximize the quality of the environment by minimizing the pollution of \vater, air and land and by preserving the unique attributes of the area landscape. All other goals should attempt to satisfy the requirements of the environmental goals so as to improve the quality of life for the people of Tecumseh.

EXVIRONMENTAL OBJECTIVES

a) To provide parks \vithin the Town of Tecumseh at the neighbourhood scale of development by receiving a 5% land dedication or payment in lieu of land for each subdivision to be developed.

b) To detelllline the exact location of the park, to benefit the greatest number of people, when the subdivision is under consideration and that the park area adhere to rhe standards set out in this Official Plan.

c) To establish a community centre building and major recreational centre for Tecumseh by developing and expanding the Bel1 LaCasse Recreational Centre.

dl To purchase land along Lake St. Clair with a shoreline of approximately 152 metres to be cleve loped for public use.

e) To correct pollution ~ll1d sources of pollution, by applying acceptable standards ClS

established by the Sanitary Engineering Branch. Ministry of the Environmem; the Plivate Waste and Water Management Branch. :':linistry of the Environment: the Local .\!edical Officer of Health or any other body having competent jurisdiction.

- 4. -

2.4 ECONOMIC GOAL

,., --.~

It shall be the economic goal of this Plan to provide development guidelines and policies for Tecumseh consistent with its economic potential by providing adequate and suitably located areas for the vmious economic activities and by evolving the best economic function for the area.

ECONOMIC OBJECTIVES

a) To encourage light-prestige industlies to locate on the designated industrial lands adjacent to residential development, subject to the approval of the Air Quality Branch, Ministry of the Environment.

b) To encourage neighbourhood commercial establishments to develop in harmony with their surroundings, in proportion to and in conjunction with residential development, as the market demand matures.

c) To encourage an adequate advertising campaign, through various media, to attract industrial and commercial concerns to establish within the Planning Area.

EMPLOYMENT AJ.'\fD ECONOMIC DEVELOPMENT OBJECTIVE

The town intends to actively pursue local lob creation strategies (with the help of funding from senior government job creation programs) which will work directly towards the achievement of the goals, objectives and policies for ultimate community development as identified in this Plan.

2.6 TRANSPORTATION GOAL

It shall be the transportation goal of this Plan to provide an adequate integrated and intermunicipal transportation network for the efficient movement of people and goods, so as to minimize the time distance factors and to provide alternative selection in routes.

2.7 TRANSPORTATION OBJECTIVES

a) To acquire the necessary land and buildings presently existing in the Little River Boulevard right-of-way.

b) To open Little River Boulevard, thus improving east-west vehicular movement.

c) To eliminate key "T" intersections within the Planning Area, so as to alleviate traffic congestion and potential hazardous conditions.

d) To connect major east-west transportation routes into the Windsor and St. Clair Beach transportation network.

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e) To acquire sufficient land at the comer of Lesperance road and Riverside Drive to improve access and sight visibility.

f) To give nlrther consideration to the downgrading of the proposed intersection of Lesperance Road and the E. C. Row Expressway and encourage the construction of an interchange in the vicinity of Manning Road.

2.8 MUNICIPAL SERVICES GOAL

It shall be the municipal services goal of this Plan to provide adequate and efficient systems of water supply, sanitary sewers, stonn drainage and waste disposal of all areas of development not presently serviced.

2.9 IHUNICIPAL SERVICES OBJECTIVES

a) To have all subdivision agreements contain provisions for preservicing of sanitary sewers and storm drainage facilities.

b) To initially permit development to occur which win only require extensions to existing municipal services.

c) To discourage premature development that would create an adverse economic burden on the Town of Tecumseh.

d) To give consideration to the initiation of a detailed storm drainage study for the Planning Area and be prepared to implement the accepted recommendations.

2.10 RESIDENTIAL GOAL

It shall be the residential goal of this Plan to create a policy and regulatory environment which will provide the opportunity for both private and public sector developers, builders and landowners to construct a broad range ofhousing types and tenures in the municipality to meet the anticipated fuhlre needs of all households - including low and moderate income households and households with special needs.

2.11 RESIDENTIAL OBJECTIVES

a) To identify and designate areas in the town which are suitable for and can accommodate residential development in an orderly, planned and progressive manner.

b) To encourage new residential development to occur in such a manner which makes the most efficient use of municipal infrastructure and services, in keeping with the capacity of the existing services available and the financial ability of the municipality to provide the required additional infrastructure and services.

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c) To maintain and improve the quality oflife for the residents of the Town of Tecumseh by preserving the existing "small town" atmosphere and encouraging the provision of various recreational, civic, cultural, religious, social and commercial amenities which collectively enhance and promote a sense of "community" for all residents of the municipality.

d) To broaden the range of housing options available to existing and future residents of the town, by encouraging the continued production of a diverse and affordable mix of housing that is capable of meeting the needs of all households - including low and moderate income households and households with special needs. The provision of a mixture of housing forms, sizes, tenures and affordable housing types, including both public and private sector sponsored housing are to be encouraged.

e) To encourage the infilling and the rounding-off of the existing street and development pattern, and to facilitate small-scale residential intensification activities such as the addition of 2nd storey apartment units in mixed-use commercial buildings located in the town's core commercial dishict, where appropriate. These forms of intensification will be encouraged as a means of increasing the supply of affordable rental accommodations.

f) To maintain at least a continuous three-year supply of a combination of draft approved and/or final approved and registered lots and blocks on new residential plans of subdivision or in "infill areas" to accommodate a minimum of 360 new dwelling units.

2.12 COMMERCIAL GOAL

It shall be the commercial goal of this Plan to provide the Town of Tecumseh with a well balanced and valied commercial economy, and to serve the needs of the residents of the Planning Area, adjacent municipalities and the travelling public.

2.13 COMMERCIAL OBJECTIVES

a) To promote and strengthen the development of the existing commercial core of the Town of Tecumseh.

b) To provide small neighbourhood commercial convenience stores in locations congenial to the sUlTounding residential land.

c) To create a new shopping area on the south side of Riverside Drive between Lesperance Road and the westerly limit of the Town of Tecumseh.

d) To provide highway commercial establishments orientated to the needs of the h"avelling public to be located at the western end of Tecumseh road in close proximity to the proposed Banwell Road and E. C. Row Expressway interchange and adjacent to the central commercial core of the Planning Area.

- 7 -

2.14 INDUSTRIAL GOAL

It shall be the industrial goal of this Plan to stimulate the industrial economy of the Planning Area in a manner so as to assist in reducing the residential tax base of the town's assessment revenue and emphasize light prestige industrial establishments.

2.15 INDUSTRIAL OBJECTIVES

a) To provide industrial sites that are situated with adequate access to servicings of sewers, water, roads, storm drainage and rail facilities.

b) To promote available industrial sites by placing an emphasis on a planned community and the availability of a labour force and potential market.

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3.0 LAND USE POLICY

3.1 GENERAL

It is intended that the land resources of the Tecumseh Planning Area shall be developed in accordance with the land use pattern shown on the Land Use Plan, attached hereto as Schedule "A". The Land Use Plan establishes the pattern of development in very general terms by dividing the Planning Area into ±Ive (5) basic land use classifications; Recreational, Residential, Community Facility, Commercial and Industrial. The policies governing the various land use categories are outlined herein.

3.2 RECREATIONAL

The Recreational classification ofland shall mean that the predominant use ofland in the areas so designated shall be for conservation, recreation, or agricultural purposes.

Where any lands designated for Recreational use are under private ownership, this Plan does not intend that such lands will necessarily remain as Recreational indefinitely or shall it be constmed as implying that the Recreational areas are free and open to the general public or that the lands will be purchased by the Town of Tecumseh or other government agency. At any particular time, if proposals to develop such lands that are in private ownership are made and the municipality does not wish to purchase such lands in order to maintain them as Recreational, then an application for the redesignation of such lands for other purposes will be given due consideration by the Council of the Town of Tecumseh after taking into account:

a) the existing environment and/or 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) there is no public obligation, however, either to redesignate or to purchase any land if there is an existing or potential hazard that would be difficult or costly to overcome.

The general principles to be considered in the development and control of Recreational areas are as follows:

a) The uses permitted shall be limited to conservation, recreation, agriculture or similar uses, such as private or public parks, golf courses and associated recreational activities, together with accessory uses which may include the residence of the owner or caretaker.

b) No buildings of a permanent nature shall be pennitted in any area subj ect to periodic t100ding, except buildings, such as, restrooms or shelters.

c) Where recreation or conservation projects are designed for public or private Llse, adequate automobile parking areas shall be established and access points to parking

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areas and to all recreational areas shall be located in such a way that the road pattern provides for the adequate movement of vehicular and pedestrian traffic with the minimum of danger.

d) Where new development is proposed on a site, pmi of which has physical or environmental hazards, then such hazard lands shall not necessarily be acceptable as part of the 5 percent dedication for Recreation under the Planning Act. All lands dedicated to the Town of Tecumseh shall be conveyed in a physical condition acceptable to the municipality. ·Where an open water course is involved, adequate space shall be provided for maintenance and operations.

e) No fill of any kind shall be placed in or removed from any area subject to periodic flooding or physical limitation without the written consent of the Department of the Environment.

f) Recreational areas shall be zoned in a separate classification in the implementing Restricted Area By-law.

3.3 RESIDENTIAL

Areas designated Residential represent lands which from a physical, environmental and economic point of view are suitable for residential development. It is the intent ofthis Plan that a broad range of residential land uses may be permitted in a Residential designation, in order to meet the needs of all households over the next 10 to 20 year planning horizon. In addicion, other uses which are considered to be ancillary or necessary to serve the needs of a residential community may also be pem1itted in a residential designation.

The following land use policies are meant to articulate Council's policies with respect to the manner in which new residential development and/or redevelopment should take place in the municipality. These policies shall be implemented through regulations enacted in the town's comprehensive zoning by-law, the development review/approval process, and through individual site plan control and development agreements:

3.3.1 The lands designated Residential shall be used primarily for residential purposes. Various types of residential dwellings shall be pennitted within this designation, provided they meet all of the applicable policies of this Plan. The regulations and zone provisions of the town's comprehensive zoning by-law implementing this Plan shall be in accordance with the following:

(i) Low Density Residential I Tses

The maximum pennitted density within any Low Density Residential Zone shall be 18 units per net hectare. Permitted residential uses shall consist of single-unit detached dwellings and single-unit attached dwellings.

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(ii) Medium Density Residential! Ises

The maximum permitted density within any Medium Density Residential Zone shall be 30 units per net hectare. Permitted residential uses shall consist of duplex dwellings, triplex dwellings, townhouse dwellings, and other multi-unit residential dwellings which do not exceed 3 storeys in height.

(iii) High Density Residential I Ises

The maximum permitted density within any High Density Residential Zone shall be 75 units per net hectare. Permitted residential uses shall consist of townhouse dwellings and low-rise and mid-rise apartment buildings, up to 7 storeys in height.

Council will utilize the following criteria in the creation and application of medium and high density residential zone categOlies in the Town of Tecumseh:

a) medium and high density residential uses should have frontage and/or access driveways onto an arterial or collector road;

b) proposals will not be approved which would result in substantial traffic flow increases on local streets serving single-unit residential development;

c) apartment proposals of more than 3 stories should be separated from adjacent dwellings by a distance sufficient to maintain the p11vacy, amenity and value of sUlTounding residential properties.

In conside11ng applications to amend the town's comprehensive zoning by-law to establish a medium or high density residential use, Council will also have regard to the following:

the need for the proposed development as identified through an analysis of housing supply and demand;

the density and form of adjacent development;

• the adequacy of the municipal water supply, sanitary sewers (and associated treatment plant capacity), storm drainage, and roads to serve the proposed development;

the adequacy of schools, parks, and community facilities to serve the proposed development;

the adequacy of off-street parking facilities to serve the proposed development; and

the provision of adequate buffering standards deemed necessary to protect the residential amenities of adjacent land uses.

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The following ancillary uses may be pemlitted in a Residential designation where, in the opinion of Council, they are deemed to be compatible:

i) Home occupation uses that are of a limited extent and operation, and do not require the services of more than one employee;

ii) Private Home Day Care uses;

iii) Local convenience retail stores.

3.3.3 In interpreting what is compatible, ancillary uses will be evaluated according to the following criteria:

i) They do not alter the predominantly residential character and amenity of the area;

ii) The noise and traffic generation that the use may give rise to is not excessive in relation to the predominant residential character of the neighbourhood.

3.3.4 Mobile homes shall not be a pemlitted use in the Residential designation.

3.3.5 Group homes are a pelmitted use in the Residential designation in the municipality. For the purposes of this plan, group homes are defined as a single housekeeping unit in a residential dwelling in which three to ten residents (excluding statf or the receiving family) live as a family under responsible supervision consistent with the requirements of its residents. The home is licensed or approved under provincial statute and in compliance with all municipal by-laws. In order to prevent an undue concentration of group homes in specific areas of the municipality, standards requiring a minimum separation distance between these facilities will be included in the implementing Zoning By-law.

3.3.6 Agricultural uses, excluding livestock activities and mushroom operations may, in the implementing Zoning By-law. be permitted as an intelim land use in the Residential designation.

3.3.7 The town will encourage the production of a wide range of housing types and tenures (including assisted housing) that \Nil! meet the future needs of all households, and are affordable to households of all income levels, in accordance with the objectives and policies of the provincial policy statement entitled "Land Use Planning for Housing".

Council \\'ill work with both plivate and public sector developers, builders and agencies so that sufticient market-oliented and assisted housing is produced to meet the existing and anticipated future needs of family, senior and non-family households.

The forms 0 f shelter and hOLlsing types that the town recognizes as being :itfordable, and which it will encourage to construct to ensure that at least 25 percent of :ill new d\velling units meets the provincial definition of affordable housing include:

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(a) Low Density Single-ITnit Detached Dwellings

on conventional lots (60' frontage), with a total t100r area not exceeding 1,300 square feet;

on small lots (50' to 55' frontage), with a total floor area not exceeding 1,300 square feet.

(b) Low Density Attached Dwellings

• single-unit attached dwelling units;

(c) Medium Density Multi-Unit Dwellings

• individual dwelling units in a duplex/triplex dwelling.

low-rise ground-oriented townhouse and/or apartment buildings (1 to 3 stories in height);

(d) High Density Multi-Unit Dwellings

townhouse dwellings;

mid-lise apartment buildings (3 to 7 stories in height)

apmiment units located as pmi of a mixed-use residential/commercial building.

AtIordable housing will be pennitted in all areas designated for residential purposes, in accordance with the specific land use policies as set out in this plan.

Council does not consider the provision of atIordable housing to be a requirement for each and every new residential development. Instead, the town will (through individual plan review/approval and the monitoring of residential development activity) encourage that at least 25 percent of the annual municipal housing target shall consist of dwelling units that are considered to be affordable in nature (as per the applicable provincial guidelines).

3.3.8 In the Town of Tecumseh, Council will encourage both public and plivate sector landowners, developers and builders to undeliake small-scale infilling type residential intensifIcation activities that make the most efflcient and cost-etfective use of existing municipal infrastructure and services. Infilling means the residential development of a similar scale, density and use on vacant lots or undeveloped lands in the built-up area of the municipality, to create additional dwelling units.

Council will also encourage owners of existing commercial buildings located in the core commercial area 0 f the town to add 2nd storey apartment units, in order to increase the

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supply of affordable rental accommodations for existing and future residents of the community.

When reviewing in:dividual requests for residential intensification initiatives, Council will have regard to the following:

the height, size, and density of the new dwelling unites), and the compatibility of such unites) with the sun-ounding neighbourhood;

the physical suitability of the site;

the proximity of the site to public transit and commercial retail areas;

• access to and from the site;

availability and proximity of community services such as community and day care centres, schools, parks, and leisure activities, and health care services;

• adequacy of municipal infrastructure to service the new unites).

3.3.9 Notwithstanding any other policy of this plan to the contrary, a professional and general office commercial use may be permitted on Lots 3 and 4, Registered Plan 1194, and on Part of Block 'Y', Registered Plan 1287, subject to a site specific rezoning and the following policies:

a) Adequate precautions shall be taken to ensure that the commercial use has no adverse effects on adjacent land uses; and

b) Adequate parking, vehicular access, landscaping, tree planting and buffering should be required to create an attractive appearance and ensure compatibility with sun-ounding land uses.

3.3.10 Notwithstanding any other policy of this plan to the contrary, a heating and cooling contracting establishment may be a pelmitted land use on Part of Lot 17, Registered Plan 741, on an interim basis until such time that the property can be used for residential purposes. This site shall be subject to a site specific rezoning and compliance with the following policies:

a) additions or expansions to the existing non-residential building will not be allowed;

b) outside storage will be prohibited at this location; and

c) a site plan control agreement will be used by Council to ensure that a heating and cooling contracting establishment does not have any adverse impacts on adjacent residential lands. More specifically, on-site parking areas will be paved, drained, and visually screened to create an attractive appearance and to maximize the residential amenity for the sun-ounding neighbourhood.

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3.3.11 Notwithstanding any other policy of this Plan to the contrary, the lands located on the east side of St. Anne Boulevard, municipally known as 1246 St. Anne Boulevard, being S. Part B, Plan 878, and having a frontage of 15.24 metres on St. Anne Boulevard and a total lot area of 370 square metres, and designated "Residential" on Schedule "A" of this Plan, shall be subject to the following policies:

a) the permitted uses shall be restricted to either:

i) a driveway connecting St. Anne Boulevard to the institutional use on the lands abutting to the east, along with associated landscaping and site design details; or

ii) a residential use in accordance with Section 3.3 of this Official Plan;

b) all development on the subject property related to the driveway use shall be subject to site plan control in accordance with Section 41 of the Planning Act, R.S.O. 1990. Appropriate design standards shall be required in order to achieve a development that appropriately integrates and is compatible with surrounding uses;

c) the property shall be zoned in a site specific residential zone establishing the restricted uses to be permitted in accordance with subparagraph 3.3.11 a) of this Official Plan.

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3.4 COMMUNITY FACILITY

The Community Facility classification of land shall mean that the predominant use of

land in the area so designated shall be for uses which exist for the benefit of the resident

of the Planning Area, and which are operated by the municipality or other public

organization for this purpose. The general principles to be considered in the development

and control of the use of such land are as follows:

a) The uses permitted shall be limited to schools, places of worship, a municipal

government complex, community centres, old age homes, and similar uses.

b) Adequate precautions shall be taken to ensure that the permitted uses have no adverse

effects on adjacent land uses.

c) Adequate off-street parking shall be provided, and access to these areas shall be

limited and designed so as to provide maximum safety for pedestrian and vehicular

traffic.

d) Adequate buffer planning shall be provided between any Community Facility and any

adjacent residential area and such buffer planting may include provisions for grass

strips and appropriate planting of trees and shrubs.

e) The general location of the Community Facility areas shall be in accordance with the

Land Use Plan, attached hereto as Schedule “A”.

f) The Community Facility uses shall be included in a separate zoning classification in

the implementing Restricted Area By-law.

3.5 COMMERCIAL

The Commercial classification of land shall mean that the predominant use of the land in

the area so designated shall be for general commercial, neighbourhood commercial and

highway commercial uses. The general principles to be considered in the development

and control of the use of such lands are as follows:

(a) GENERAL COMMERCIAL

i) The uses permitted shall be limited to those commercial establishments

essentially engaged in the buying and selling of goods and personal services

which primarily serve the whole of the municipality’s market area and shall

include such uses as retail commercial establishments, places of

entertainment, assembly halls, eating establishments, business or professional

offices,

undertaking establishments, hotels, motor vehicle service stations, community facilities, public uses, recreational uses, convenience stores and residential uses in part of a pem1itted commercial use or apartments above stores.

Multiple Storey Apartment Residential

a) Multiple Storey Apartment Residential uses may be pelmitted in areas designated General Commercial subject to an official plan amendment;

b) Multiple storey apartments may be permitted up to a level of six storeys and the first floor or any portion thereof may be used for commercial purposes. The commercial uses shall be restricted to those outlined in Section 3.5 (a) i) above;

c) Site standards for apartment uses shall be implemented through the Restricted Area By-law and a site plan agreement;

d) Planning Board and Council, in reviewing apartment proposals 111

General Commercial areas, shall have regard for the following:

1) the adequacy of municipal services;

2) the adequacy of parking facilities:

3) the ?idequacy of the landscape plan accompanying the proposal;

4) the general siting and height of the proposal in relation to adjacent existing developments;

e) Planning Board and Council, in reviewing apartment proposals in General Commercial areas near major roadways and/or railroad tracks, shall consult with the Minish)' of the Environment about noise affecting the site and the provisions of noise attenuation measures.

ii) Any motor vehicle service station building or structure which is vacant for a period of six consecutive months, upon the recommendation of the Fire Chief and/or Building Inspector, shall be demolished by the owner or the Corporation after giving 10 days written notice may enter the premises, demolish the building and charge the owner for the expenses of demolition and collect any such amount in the same manner as real property taxes.

iii) Adequate off-street parking facilities shall be provided for all pelmitted uses and access points to such parking shall be limited in number and designed in a manner that will minimize the danger to both vehicular and pedestrian traffic.

iv) Adequate butTer planting shall be provided between the commercial uses and any adjacent residential areas and such butTer planting shall include the provision of grass stlips and appropriate planting of trees and shrubs.

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v) No open storage of goods or materials shall be permitted.

vi) The development of the General Commercial area in the northwest sector of the town

may take place in the form of a shopping centre owned and operated as a unit.

vii) In order that the central business area may continue to attract trade from the market area

it serves, a high quality of development and an attractive appearance should be created

within the area.

viii) The general location of the General Commercial areas shall be in accordance with the

Land Use Plan, attached hereto as Schedule “A”.

ix) The General Commercial uses shall be included in a separate zoning by-law

classification in the implementing Restricted Area By-law Amendment.

x) within the following areas:

1) A triangular piece of property, bounded on the east by Manning Road; on the

north by Tecumseh Road and on the south by the Canadian National Railway

Right-of-Way, and

2) FIRSTLY, on the north side of Tecumseh Road and bounded on the west by the

west limit of the Town of Tecumseh; on the east by the east limit of Farm Lot

150, Concession 1, Town of Tecumseh; on the north by the Canadian National

Railway Right-of-Way; and on the south by Tecumseh Road.

AND SECONDLY, on the south side of Tecumseh Road the lands are bounded

on the west by the western limit of the Corporation of the Town of Tecumseh;

on the east by the western limit of Shawnee Toad; on the north by the southern

limit of Tecumseh Road; and on the south by the line drawn 120 metres and

parallel to the southern limit of Tecumseh Road.

A minimum setback from Tecumseh Road for all buildings constructed shall be 12

metres.

xi) Notwithstanding any other policy of this Plan to the contrary, development on those

lands located on the north side of Tecumseh Road between the single tier of residential

development along the west side of Harvest Lane and Meadowland Crescent and the

Family Tradition Foods plant and designated General Commercial on Schedule “A” of

this Plan, shall be in accordance with the following specific policies:

1) development is subject to the Ministry of the Environment setback requirements

relative to the lagoon facility located on the industrial lands to the west.

Accordingly, the subject property shall be subject to the following specific

policies:

the permitted use for those areas which are situated within the area subject to

the Ministry’s setback requirement, generally described as the northerly

portion of the subject area, shall be restricted to those commercial uses not

having any human occupation for any extended period of time, such as self-

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storage units, and as more specifically determined in the implementing

zoning by-law;

the permitted uses for those areas which are situated beyond the Ministry’s

setback requirement, generally described as the southerly portion of the

subject area, shall be in accordance with subsection 3.5 a) i) of this Plan,

excluding eating establishments, taverns, hotels and residential uses;

the implementing zoning by-law shall zone the northerly and southerly

portions of the subject land in distinct, site specific commercial zones. The

location of the delineation between the restricted use allowed on the

northerly portion and the range of commercial uses allowed on the southerly

portion of the subject land shall be established in the implementing zoning

by-law in consultation with the Ministry of the Environment;

2) appropriate zone regulations and site plan control will be used to ensure that

issues concerning access, parking, setbacks and buffering to reduce the potential

for compatibility problems are adequately addressed, as well as addressing other

servicing matters;

3) Schedule “B”, Transportation Plan, establishes that a collector road is

proposed to extend through the subject property northerly from Tecumseh Road.

The construction of this road, which will consist of the southerly extension of

Revland Drive to Tecumseh Road along the westerly portion of the subject

property, is an integral part of development proceeding on the subject land.

Development will be subject to the execution of those agreements deemed

necessary by the Town in order to ensure the construction of this road. The

subject land will be placed in appropriate holding zones in accordance with

subsection 7.2 b) of this Plan.

xii) Special Policy Affecting the 0.55 Hectare Property located at 152 Lesperance Road

(Former Knights of Columbus)

Notwithstanding any other policy of this Plan to the contrary, a landscaping business

shall be permitted in addition to the uses permitted in subsection 3.5 (a) (i). The only

outdoor storage associated with the landscaping business shall be the parking/storage of

vehicles, trailers and equipment related to the landscaping business. All other policies

of this Plan apply.

(b) NEIGHBOURHOOD COMMERCIAL

i) The uses permitted shall be limited to those commercial uses which provide for

the sale of convenience goods and services to meet the daily living needs in

foods, drugs, sundries and personal services and may include recreational uses,

community facilities, public uses, eating establishments, business and

professional offices.

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ii) The development of Neighbourhood Commercial areas may take place in the form of a small shopping centre owned and operated as a unit.

iii) Adequate parking facilities shall be provided for all permitted uses and access points to such parking shall be limited in number and designed in a manner that will minimize the danger to both vehicular and pedestrian traffic.

iv) Adequate buffer planting shall be provided between the commercial use and any adjacent residential areas and such buffer planting may include provision of grass strips and appropriate planting of trees and shrubs.

v) The Neighbourhood Commercial uses shall be sited so as to minimize their effect on adjacent residential uses.

vi) The building or buildings containing the Neighbourhood Commercial uses and any lighting or signs shall be designed and arranged so as to blend in with the character of the adjacent residential uses.

vii) No open storage of goods or materials shall be permitted.

viii) The general location of the Neighbourhood Commercial areas shall be III

accordance with the Land Use Plan, attached hereto as Schedule "A".

ix) The Neighbourhood Commercial uses shall be included in a separate zoning classification in the implementing Restricted Area By-law.

In the case of development occurring as a shopping centre, zoning for such a shopping centre shall be by site plan by-law and incorporated into the implementing Restricted Area By-law by amendment.

(c) HIGHWAY COMMERCIAL

i) The uses permitted shall be limited to those commercial Llses which primarily serve vehicular traffic and the travelling public and which rely heavily upon such traffic for their economic existence. Such uses may include recreational uses, community facility uses, public uses, hotels, motels, drive-in restaurants or other eating establishments and accessory retail uses together with a residence of the owner or caretaker.

ii) Adequate off-street parking facilities shall be provided for all permitted uses, and access points to such parking shall be limited in number and designed in a manner that will minimize the danger to both vehicular and pedestrian traffic.

iii) Adequate buffer planting shall be provided between the commercial use and any adjacent residential areas and such buffer planting may include provisions for grass strips and appropriate planting of trees and shrubs.

iv) The general location of the Highway Commercial area shall be in accordance with the Land Use Plan, attached hereto as Schedule "A".

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v) The Highway Commercial uses shall be included in a separate zomng classification in the implementing Restricted Area By-law.

3.6 INDUSTRIAL

The Industrial classification of land shall mean that the predominant use of the land in- the area so designated shall be for Restricted and General Industrial uses. The general Plinciples to be considered in the development and control of the use of such land are as follows:

(a) RESTRICTED INDUSTRIAL

i) The uses permitted shall be limited to those light prestige type industrial uses compatible with adjacent residential uses which include workshops, service shops, processing, manufacturing, assembling, railway uses, concealed storage and accessory commercial uses or commercial uses primmily serving the Restricted Industrial area.

ii) Additional uses may include accessory residential uses, such as a residence for a caretaker and compatible public uses. With the exception of a residence for a caretaker, these additional uses will be included in a separate zoning classification in the implementing Restricted Area By-law.

iii) The permitted commercial uses shall be either accessory to or directly serve the permitted industrial uses and in no way contribute to the detraction of the area for healthy industrial development and, in order to avoid commercial development at random within Industrial areas, the implementing Restricted Area By-law shall establish commercial zones separate from industrial zones.

iv) The type of Restricted Industrial use permitted shall be such that there is no adverse effects on adjoining land uses as the result of the emission of noise, smoke or odour.

v) Adequate off-street parking facilities shall be provided for all pemlitted uses, including industrial employees and visitors.

vi) Adequate off-street loading and unloading facilities shall be provided.

vii) Adequate buffer planting shall be provided between the Industrial areas and any adjacent Residential areas and such butTer planting may include provisions for grass stlips and appropriate planting of trees and shrubs.

viii) The general location of the Restricted Industrial areas shall be in accordance with the Land Use Plan, attached hereto as Schedule "A".

ix) The Restticted Industrial uses shall be included in a separate zomng classification in the implementing Restricted Area By-law.

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x) 1) Professional or business offices shall be a pennitted use in the Restricted Industrial designation and shall pertain only to those lands described as Part of Lot 16, Registered Plan 741, Parcels 1-10 inclusive, Town of Tecumseh. The professional or business office shall be restricted to offices used by professionally qualified persons for the purposes of giving advice, consultation or treatment; and offices used for the management, direction or conducting of an agency, business, brokerage, labour or n:atemal organization.

2) Site standards shall be implemented by amendment to the Zoning By­law and site plan agreement. Minimum site standards shall apply to create a building envelope within which additional design standards may apply but will provide flexibility to both the development of site and municipal review process. The minimum site standards shall include height restrictions, usable floor space area as detennined by the amount of parking provided. The building envelope shall be classified as a Special Restricted Industrial Zone.

3) When Planning Board and Council review applications for the establishment of professional or business offices in the Special Restricted Industrial Zone, they shall have regard for the following:

a) Adequate provision of municipal services;

b) Adequate parking and location of parking;

c) Landscaping of the property;

d) Proper bufTering from adjacent industlial uses;

e) Ingress and egress from site to a public right-of-way;

f) Adequate pedestrian movement.

4) Prior to the issuance of a building pennit, all matters shall be completed and reviewed by Planning Board and Council.

(b) GENERAL INDUSTRIAL

i) The uses pennitted shall be limited to those industrial uses which include the uses pem1itted in the Restricted Industrial area as well as construction yards, warehousing, truck or transportation tenninal, railway uses, motor vehicle body shops, motor vehicle repair garages, open storage of goods or materials, bulk

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storage and accessory commercial uses or commercial uses primarily serving the General Industrial area.

ii) The pelmitted commercial uses shall in no way contribute to the detraction of the area for healthy industrial development and, in order to avoid commercial development at random within the General Industrial area, the implementing Restricted Area By-law shall establish commercial zones separate from industrial zones.

iii) Adequate off-street parking areas shall be provided for all permitted uses as well as adequate loading and unloading facilities.

iv) General Industrial uses shall be screened from any adjacent residential areas by buffer planting which shall include provisions for grass strips and appropriate planting of trees and shrubs.

v) The general location of the General Industrial area shall be in accordance with the Land Use Plan, attached hereto as Schedule "A".

vi) The General Indusnial uses shall be included in a separate zoning classification in the implementing Restricted Area By-law.

3.7 ALL AREAS

In all areas designated on the Land Use Plan, attached hereto as Scbedule "Ail, it shall be the policy thGt public parks, playgrounds, playfields, public utilities and other public uses be pelmitted, provided that such uses are necessary in the area, that they can be made compatible with their sun-oundings and that adequate measures are taken to ensure this compatibility.

3.8a EXISTING LAND USES

Certain lands within the town have been developed with a land use other thGn that which is intended by the designations and policies of this Plan. Provided these uses existed prior to the date of the adoption of the zoning by-law, they may be recognized as legal confol1ning uses in the implementing zoning by-law provided the following criteria are met:

i) the implementing zoning by-law pelmits only the specific use that is existing on the property and other uses which conform to the policies of this plan;

ii) the implementing zoning by-law limits the amount of expansion that is to be pem1itted to ensure that such uses do not become larger than would be appropriate for the area;

iii) the use does not constitute a danger to sun-ounding uses and persons because of its hazardous nature or traffic generated;

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iv) a minor variance to permit a use other than the existing uses permitted in the implementing zoning by-law may only be authorized without an amendment to this Plan where the proposed use maintains the general intent and purpose of the official plan.

3.Sb NON-CONFOR.c1VIING USES

Any land use which does not meet with the provisions of Section 3.8a shall be left as a non­conforming use in the implementing zoning by-law. As a general rule, such a use should cease to exist. In special circumstances, however, it may be desirable to pennit the extension or enlargement of such a non-conforming use in order to avoid unnecessary hardship. It is the intention of this Plan that extensions and enlargements be handled without an amendment to this Plan through the use of either Section 34(10) or 44(2) of the Planning Act, 1983. When considering an application under either section of the Act for the extension or enlargement of a use which does not conform to the implementing zoning by-law, Councilor the Committee of Adjustment shall decide if the special merits of the individual case make it desirable to grant permission for the extension or enlargement of the non-confonning use and in so doing shall have regard to the following matters:

i) that the proposed extension or enlargement of the established non-conforming use shall not unduly aggravate the situation created by the existence of the use, especially in regard to the policies of this Official Plan and the implementing zoning by-law applying to the area;

ii) that the proposed extension or enlargement shall be in an appropriate proponion to the size of the non-conforming use established prior to the passing of the implementing zoning by-law;

iii) that an application which would affect the boundary areas of different land use designations will only be processed under these policies if it can be considered as a 'minor adjustment' pem1itted under the Interpretation clause, Section 8.1 of this Plan, without the need for an amendment. Any major variance will require an amendment to this Plan;

iv) the characteristics of the existing non-confolming use and the proposed extension or enlargement shall be examined with regard to noise, vibration, fumes, smoke, dust, odours, lighting and traffic generating capacity;

v) that the neighbouring conforming uses will be protected, where necessary, by the provision of areas for landscaping, buffering or screening, appropriate setbacks for buildings and structures, devices and measures to reduce nuisances and, where necessary, by regulations for alleviating adverse effects caused by outside storage, lighting, advertising signs, etc. Such provisions and regulations shall be applied to the proposed extension or enlargement and, where feasible, be also extended to the established use in order to improve its compatibility with the surrounding area;

vi) that traffic and parking conditions in the vicinity will not be adversely afTected by the application and traffic hazards will be kept to a minimum by appropriate designs of

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ingress and egress points to and from the site and improvement of sight conditions especially in proximity to intersections;

vii) that adequate provisions have been or will be made for off-street parking and loading facilities;

viii) that applicable municipal services such as storm drainage, sewage disposal and water supply are adequate and meet the approval of the Ministry of the Environment or its designated agent.

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4.0 TRANSPORTATION POLICY

4.1 GENERAL

The Transportation Plan, attached hereto as Schedule "B", is based on the inter-relationship of land use designations and transportation requirements. The road network is based on and designed to facilitate the satisfactory movement of both people and goods to and from the various land use areas within the Planning Area, as well as to facilitate through traffic movement. The overall road pattern should be in harmony with the proposed road pattern of the adjoining municipalities, the County Road system and the Provincial Highway system.

4.2 FUNCTIONAL CLASSIFICATION OF THE ROAD NETWORK

The roads within the Planning Area, both existing and proposed, are classified on Schedule "B" according to their predominant function. Where additional land is required for widenings, extensions and intersection improvements, such land shall be obtained, wherever possible, in the course of approving plans of subdivision under the authority of the Planning Act.

(a) PROVINCIAL HIGHWAY

The Provincial Highway designation refers to roadways under the jmisdiction of the 1\'1inistry of Transp0l1ation and Communications. These roadways are designed to facilitate through movement of medium to high volumes of traffic on 2 w 5 lanes \;"l/ith right-of.-way width of36.5 metres (046 metres with access to abutting properties being restricted unless absolutely necessary.

(b) ARTERIAL ROADS

A11erial roads are existing and proposed roads on 2 to 4 traffic lanes with right-of-way width of 20 metres to 30.5 metres which are designed to facilitate the inter-municipal and through movement of medium volumes of traffic to and from major traffic generating sectors in the Planning Area and provide limited access to abutting propel1ies.

(c) COLLECTOR ROADS

Collector roads are existing and proposed roads on 2 traffic lanes with a right-of way width of 20 metres which are designed to collect and carry medium volumes of local tranic to the A11elial roads to distribute traffic to the local roads, as well as to provide access to abutting propel1ies.

The travelled portion of Centennial Road from Riverside Dlive south to St. Thomas Street will not be widened beyond its existing width and Centennial Drive will not be a nOl1h/south collector road in a continuous line.

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Cd) LOCAL ROADS

Local roads are existing and proposed roads with 2 traffic lanes and a right-of-way of 20 metres, or a width as approved by the Ministry of Transportation and Communications which are designed primarily to provide access to abutting properties. They should be designed so as to discourage the movement of through traffic and function as local distributor roads.

4.3 INTERSECTION IMPROVEMENTS

It is the intention of this Plan that, as traffic conditions warrant, improvements in the form of interchanges, jog eliminations, regulation ofmrning movements, proper signing, installation of traffic signals, marking of h'affic lanes and channelization construction will be undertaken at the intersections so indicated on the Transportation Plan, attached hereto as Schedule "B".

4.4 RAILWAY CROSSING IMPROVEMENTS

It is the intention of this Plan that level railway crossings be eliminated by means of grade separations, or be provided with other protective measures such as day lighting, signals or gates, or combinations thereof.

4.5 OFF-STREET P ARKlNG

This Plan proposes the establishment of sufficient off-street parking facilities as :;tre required to serve the needs of the cenh'al business area. Whether an off-street parking program is developed entirely by the Town of Tecumseh, by private enterprise or jointly by the to;;vn and private enterprises, certain policies shall be established to develop reasonable parking facilities, consistent with demand and in accordance with the following general principles:

a) The parking facilities within the central business area should be limited to parking for shopping and business purposes, primarily short tenn parking with a high turnover;

b) The area behind the stores and businesses that line Tecumseh Road should be developed in such a manner as to provide off-street parking spaces for the customers; and

c) The municipality should attempt to provide public parking facilities within the downtown core.

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5.0 MUNICIPAL SERVICES POLICY

5.1 GENERAL

In order to provide for the orderly growth of the residential, commercial and industrial areas within the Tecumseh Planning Area, the Municipal Services Plan, attached hereto as Schedule "C", divides the town into two Service Areas.

The policy of this Plan shall be that no new major development or plans of subdivision shall be permitted unless adequate municipal water and sanitary and storm sewer facilities are available to the satisfaction of the Sanitary Engineering Branch of the Ministry of the Environment to serve such a development.

SERVICE AREAS

(a) SERVICE AREA 1

Service Area 1 includes the present built-up part of the town and some adjacent lands where further development can be permitted by the construction of minor extensions to the presently proposed municipal services.

Development will be permitted in Service Area 1 immediately.

(b) SERVICE AREA 2

Service Area 2 consists of the areas adjacent to Service Area 1 where development is dependent upon the construction of major extensions to the presently PIoposed system of municipal services.

Development will be permitted in Service Area 2 when:

i) Service Area 1 is substantially developed and the Council is satisfied that it can reasonably finance and afford the cost of the major extension in Service Area 2 for such development;

ii) Service Area 1 is substantially developed and the developer is willing to provide the main extensions required in Service Area 2 for such development at no cost to the town;

iii) Sectors of Service Area 2 may be pelmitted to be developed where only minor extensions to existing services are required and the developer is willing to provide such at no cost to the town.

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5.3 DEVELOPMENT ON SEPTIC TAl'TKS

Notwithstanding the policy as outlined in Section 5.1, where sanitary sewers are not available, it is the intention of this Plan to permit minor infilling or existing development on the basis of septic tanks and municipal water services.

Limited and low coverage industrial development in Service Area 2 may take place prior to the availability of sanitary sewers, provided the type of development does not require such services and an engineering report is obtained to this effect.

Any development on septic tanks must be to the satisfaction of the Local Medical Officer of Health until full piped services are available.

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6.0 DEVELOPlVIENT POLICY

6.1 URBAN COMMUNITIES

In order to provide a basis for more detailed planning, including the provision of municipal water and sanitary sewers, this Plan establishes five smaller planning units termed "Communities", and the Community Development Plan is attached hereto as Schedule "D".

It is not intended that these Communities will be fully developed during the planning period, but rather that sufficient residential land will be set aside for orderly and controlled development and allowance will be made for adequate services to be installed as the need arises. It is intended that within each Community, adequate land will be provided for recreational and commercial facilities to serve the needs of the residents.

6.2 DEVELOPMENT STAGING

In order to protect the taxpayers of the Planning Area from undue financial hardship, the Council shall ensure that the timing, location and nature of new residential development are such that the demand for municipal services is not excessive in relation to the taxable assessment provided. This staging of development will be in accordance with the Municipal Services Policies as specified in Section 5.2 and Schedule "C" of the Official Plan.

New large scale residential development, which would create an appreciable increase in the demand for municipal services, shall not be pennitted unless it can be demonstrated that the overall ratio of municipal debt to taxable assessment will not be adversely affeGted.

6.3 COMMUNITY PLANS

It is the intention of this Plan that prior to any large scale development or any major plan of subdivision taking place in any community, a Development Concept Plan will be prepared for the Community, or a pal1 thereof, outlining in detail the general location of the major road network, municipal water supply system, required sanitary and storm sewer facilities and the general land use areas.

At such time as the Development Concept Plan is adopted by the Town of Tecumseh, it shall become the basis on which all development proposals, subdivision applications and Zoning By­law amendments within the area covered by the Concept Plan shall be considered and approved.

6.4 COMMUNITY DEVELOPMENT

The figures contained in the Development Plan, attached hereto as Schedule "D" and the policies contained in the Plan are intended to guide the Planning Board in preparing the development concept plans for each Community.

- 28 -

(a) RECREATIONAL FACILITIES

It is the intention of this Plan that a municipal park system will be developed in accordance with the estimated site requirements as set out on Schedule "D".

Acquisition of park lands will be by direct purchase when the amount is in excess of the 5 percent obtained by dedication under the Planning Act. Where any proposed dedication is not in an area intended for park purposes, it shall be the policy of this Plan that a cash payment in lieu ofland shall be requested, in accordance with provisions of the Planning Act, and such monies shall be applied to the acquisition of park lands in accordance with Schedule "D".

It is recognized that it may not be practical or possible to meet the objectives in all parts of the Planning Area. However, consideration shall be given to achieving these objectives in all new developments.

In determining the amount of recreational land required for each Community or neighbourhood, allowance shall be made for the amount of playground or playfield available or to be available in school sites.

(b) RESIDENTIAL

The total land area designated on Schedule "D" is in excess of the total land area estimated to be required to accommodate the anticipated growth during the planning period. The areas indicated are those which are considered as being required for ultimate development and which will provide a basis for secondary planning and the provision of adequate municipal services a~ required.

(c) COMMERCIAL

It is intended that sufficient land be set aside in each Community to provide for the erection of commercial facilities to serve the needs of the local residents in confOlmity with the policies of this Plan.

- 29 -

6A COMlVIUNITY IMPROVEMENT

6A.l STATEMENT OF GOALS AND OBJECTIVES

(a) GOALS

i) To further enhance Tecumseh's image as "the better place to live" and bolster community pride among town residents.

ii) A strong commitment to the on-going maintenance and improvement of existing developed areas.

iii) To preserve and Improve the quality of life m existing residential neighbourhoods.

iv) To strengthen existing and developing commercial areas.

v) To improve existing industrial areas to encourage fmiher development and redevelopment.

vi) To continue to improve eXlstmg municipal hard services and social and recreational facilities to acceptable service standards, thereby eliminating as far as possible serious deficiencies in previously developed areas.

(b) OBJECTIVES

(a) General

i) To upgrade and improve municipal services and pu15lic utilities, e.g. storm and sanitary sewers, roads, intersection improvements, watennains, hydro services, traffic signals and streetlights.

ii) To encourage private investment in the rehabilitation of existing building stock (residential, commercial, industrial) through improvement of public facilities.

(b) Residential Improvement Areas

i) To eliminate the threat of flooding particularly in residential areas due to the lack of or insufficient capacity of existing storm sewers and related pumping facilities.

ii) To continue to improve the community and recreational facilities available in older neighbourhoods and to all town residents in general.

iii) To relocate, where desirable and appropriate, incompatible or noxious uses detrimental to the residential environment.

- 30 -

(c) Commercial Improvement Areas

i) To preserve and strengthen the central commercial area.

ii) To complete further streetscape improvements already underway.

iii) To provide sufficient off-street parking where appropriate.

iv) To improve public services and facilities in other designated commercial areas to enhance their potential and encourage further infill development and redevelopment to occur in these areas.

v) To relocate, where desirable and appropriate, incompatible or noxious uses that detract from an attractive commercial environment.

(d) Industrial Improvement Areas

i) To upgrade access and municipal services and utilities to existing industrial areas to enhance their attractiveness and potential.

ii) To encourage further development and redevelopment of existing vacant or underutilized parcels in the existing industrial areas.

GA.2 COMMUNITY IMPROVEMENT CRITERIA.

Community improvement areas shall be selected on the basis of the following criteria:

(a) Residential Improvement Areas

i) Predominantly older housing exists requiring further interior and/or exterior improvements;

ii) Stonn and sanitary sewer upgrading or installation and road reconstruction are required;

iii) Neighbourhood park and community services require additional equipment or upgrading and repair to existing facilities;

iv) Noxious or incompatible uses exist for which relocation is desirable.

(b) Commercial Improvement Areas

i) Buildings and/or building facades are in need of improvement where feasible, or demolition and removal where not feasible;

ii) Improvements to the public streetscape to improve visual appeal are needed;

iii) Serious deficiencies in off-street parking exist;

- 31 -

iv) Storm and sanitary sewer installation and road reconstruction is required;

v) Noxious or incompatible uses exist for which relocation is desirable.

(c) Industrial Improvement Area

i) Underutilized or inappropriate industrial operations exist;

ii) Improved access to the industrial area is needed to improve prospects for further development and redevelopment;

iii) Storm sewer installation and road reconstruction is required.

6A.3 DESIGNATION OF COMMUNITY IMPROVEMENT AREAS

Based on the criteria in subsection 6A.2, the following areas of the town are designated as Community Areas and are outlined on Schedule "E";

(a)

(b)

(c)

Residential Improvement Areas -

Commercial Improvement Areas -

Industrial Improvement Area -

A B C D E

F G H

I

6AA PHASING OF IMPROVEMENTS

(a) Background

i) To eliminate the threat of serious flooding in residential areas, the installation of adequate storm sewers and pumping facilities has long been a municipal priority.

ii) Most, ifnot all, of the roads in the older neighbourhoods do not have a proper roadbase (plimarily south of Tecumseh Road and Coronado and Grace Road areas). At the time oflaying the storm sewers, it is appropriate to undertake road reconstruction.

iii) Existing watennains, while quite old in many cases (50 years or more), are still providing good service and there have been no major problems to date. However, over time, problems will begin to crop up. At the time of storm sewer installation and road reconstruction, it would be appropriate to inspect and repair

- 32 -

or replace existing watermains where warranted including all lead connections. In addition, road reconstruction may require relocation of the watermain.

iv) A sanitary sewer system has existed in the town for some time. However, a need exists to provide a relief sewer along Arbour Street related to the tnmk sewer along Tecumseh Road, west of Lesperance. Also, a local sanitary sewer is needed to service the commercial area along Tecumseh Road East.

(b) General Priorities

a) Based on the foregoing key concerns, the priority ranking of improvements in residential, commercial and industrial improvement areas is as follows:

1. Storm sewer installation and improvements to pumping capacity;

2. Watennain repair or replacement if warranted, including all appurtenances;

3. Sanitary sewer installation;

4. Road reconstruction including curbs, gutters and catch basins;

S. Hydro upgrading from 2.4 kV to 16 kV;

6. Sidewalk repairs or replacement;

7. Streetlight upgrading;

8. Park and municipal facility repair, upgrading and improvements (including additional equipment);

9. Relocation of downtown P.u.e. maintenance yard and consolidation with P.u.e. o±1ices and other municipal operations elsewhere, freeing up additional downtown parking;

10. Relocation of noxioLls or incompatible uses.

In the commercial improvement areas, the following two items will follow priority items 1,2,3 and 4 in imp0l1ance:

4a. Streetscape improvements;

4b. On and off-street parking improvements.

b) The pliority ranking for the varioLls improvement areas as a whole is as follows:

1. Residential Improvement Area - A

2. Residential Improvement Area - B

,..,,.., - .).) -

-~

.., Commercial Improvement Area - F .:>.

4. Commercial Improvement Area - G

5. Commercial Improvement Area - H

6. Residential Improvement Area - C

7. Residential Improvement Area - D

8. Residential Improvement Area - E

9. Industrial Improvement Area - I

c) It is the intention of this Plan that these priority rankings for both improvements and improvement areas are to act as a general guide only and may be altered without amendment in light of changing circumstances.

6A.5 IMPLEMENTATION

In order to achieve the improvements proposed, the town may make use of any of the following methods of implementation:

a) Designation of community improvement project areas and preparation of community improvement plans for such areas pursuant to Section 28 of the Planning Act, 1983. Also pursuant to this section the town may acquire and hold land; and sell, lease or otherwise dispose of any land acquired or held within community improvement proj ect areas; as well as clear, grade or otherwise prepare the land for community improvement; or construct, repair or rehabilitate buildings on land acquired or held: /The town may also make grants or loans to property owners for rehabilitation within the community improvement project area in conformity with the Community Improvement Plan.

b) Use of public funding programs offered by the federal and provincial governments.

c) Continued enforcement of the town's prope11y standards by-law pursuant to Section 31 of the Planning Act, 1983.

d) Cooperation and support for activities and programs undertaken by the Board of Management of the Tecumseh Business Improvement Area (B.LA.).

e) Where appropriate, adoption of a bonus zoning by-law pursuant to Section 36 of the Planning Act, 1983 to authorize increases in height and density of pern1itted development in return for such facilities, services or matters as set out in the by-law and which would assist in implementing the detailed community improvement plans.

f) Cooperation and support for activities and programs undertaken by local service clubs and community organizations, particularly with respect to improvements to recreational and community facilities.

- 34 -

g) Encourage and support private individuals and businesses in undertaking self-initiated improvements to private properties for mutual benefit.

- 35 -

/

7.0 IMPLEMENTATION

7.1 GENERL\L

This Official Plan shall be implemented by means of the powers conferred upon the Tecumseh Planning Board and the Council of the Town of Tecumseh by the Planning Act, the Municipal Act and such other statutes as may be applicable. In particular, this Plan shall be implemented by a Restricted Area By-law, legislation pursuant to the Municipal Act and the construction of public works and a capital works program.

7.2 RESTRICTED AREA BY-LA VV

(a) BY-LA W TO CONFORM TO PLAN

It is intended that a comprehensive Restricted Area By-law shall be brought into effect in'accordancewith the provisions of the Planning Act by the Council of the Town of Tecumseh. Such a By-law shall zone land in accordance with the proposals contained within this Plan and will establish regulations to control the use of land and the character, location and use of buildings and structures in the whole of the Planning Area.

(b) HOLDING ZONES

(i) General

( ii)

The town's implementing zoning by-law will incorporate the. holding zone approach in accordance with Section 35 of the Planning Act, 1983. The town will identify in its zoning by-law the uses that are ultimately inte1)ded for certain lands, but by adding the holding (h) symbol will delay their actual development until specific conditions are met. When the required conditions are met, the town will pass a by-law removing the holding (h) symbol.

Residential Areas

Its use in these areas is intended to ensure the efficient phasing of development and that the appropliate services will be available before the holding symbol is removed and building penuits can be issued. Only those undeveloped lands designated Low, Medium or High Density Residential and not covered by a draft or finally approved plan of subdivision will be placed in appropriate holding zone in the implementing zoning by-law. The criteria to be met for removal of the holding symbol in this area are:

1) approval of a plan of subdivision or condominium by Council and draft approval by the Ministry of Municipal Affairs;

2) as a condition of draft approval the developer will be committed to entering into a subdivision, servicing and/or site plan agreement with the town that will outline in detail the various servicing requirements

- 36 -

and other conditions to be satisfied before building permits will be issued;

3) conformity and compliance with all other applicable official plan and zoning by-law requirements.

At such time as these three conditions have been met, the municipality will entertain an application for removal of the holding (h) symbol initiated by the developer or owner of the subject lands.

(iii) Community Facility and Highway and General Commercial Areas

The use of the holding symbol in these areas is intended to ensure the efficient phasing of development and that the appropriate services will be available before the holding symbol is removed. In these areas, those undeveloped lands will be placed in an appropriate holding zone in the implementing zoning by­law.

The criteria to be met for removal of the holding symbol in these areas are:

1) at such time as a concrete development proposal is presented and approved and Council has the opportunity to consider application of site plan control;

2) as a condition of approval the developer will be committed to entering into a subdivision, servicing and/or site plan agreement with the town, as deemed necessary, that will outline in detail the various servicing and site development requirements and other conditions to be satisfied before building permits will be issued;

3) confoTInity and compliance with all other applicable official plan and zoning by-law requirements.

At such time as these foregoing conditions have been met, the municipality will entertain an application for removal of the holding (h) symbol initiated by the developer or owner of the subj ect lands.

(iv) Interim Uses PeTInitted

In the interim peliod until the holding symbol is removed for areas where it is to be used, the implementing zoning by-law shall permit existing uses, buildings and structures, as well as agricultural and forestry uses and buildings and shuctures for same on all properties placed in a holding zone. The by-law will also identify regulations allowing enlargement of existing dwellings and the erection or extension of accessory buildings. The regulations will also allow for the enlargement of faln} buildings and the erection of new fam1 buildings.

- 37 -

7.2a SITE PLAN CONTROL

The Town of Tecumseh will exercise site plan control in accordance with the provisions of Section 40 of the Planning Act, 1983 and the following policies:

. 7.2a.1 PROPOSED SITE PLAN CONTROL AREA

The Town of Tecumseh in its entirety as depicted on Schedule "A" of this Plan is designated as a proposed site plan control area pursuant to Section 40(2) of the Planning Act, 1983.

7.2a.2 OBJECTIVES

The town's objectives in using site plan control are:

a) to ensure a high standard of site design for new development;

b) to ensure safety and efficiency of vehicular and pedestrian access;

c) to minimize incompatibilities between new and existing development;

d) to control the location of drive\vays, parking, loading and garbage collection facilities;

e) to secure easements for public utilities and grading and alterations necessary to provide for site drainage;

f) to ensure that the development proposed is built and maintained as approved by Council.

7.2a.3 APPLICATION OF SITE PLAN CONTROL

Expansions to existing and the establishment of new multiple family residential (2 or more dwelling units), commercial, industrial, community facility, recreational and institutional developments may be subject to site plan control as deemed appropriate by Council. All other classes of development such as single family dwellings and agricultural uses and buildings will be exempt from the site plan control process.

7.2a.4 PROPOSED ROAD WIDENINGS

As a condition of the approval of site plans, the Council of the Town of Tecumseh may require the owner to provide, at no expense to the municipality, a specified amount of land for the purpose of road widening. Such land shall only be required where the proposed development fronts on one or more of the roads indicated below and only on the side and to the extent indi<;ated below.

Road Requiring Widening

Tecumseh Road

Amount of Land Required

3 metres

- 38 -

Side From Which rand to be Taken

both sides

7.2a.5 IMPLEMENTATION

This policy will be implemented through the adoption at Council's discretion of Site Plan Control By-laws designating specific Site Plan Control Areas in accordance with the provisions of Section 40(3) of the Planning Act, 1983 and the policies contained in this Section.

7.3 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, garbage dumps, gravel pits and quarries, trailers and signs 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.

7.4 CONSENTS POLICY

Land development shall take place by plan of subdivision. However, it is understood that under certain circumstances where a plan of subdivision is not necessary for proper and orderly development, a consent to a land conveyance may be granted. When such a consent is granted, under the provisions of the Planning Act, consideration shall be given to the spirit, purpose and intent of this Plan.

7.5 PLANS OF SUBDIVISION

It shall be the policy of the Council of the Town of Tecumseh to recommend to the Minister of Municipal Affairs for approval only those plans of subdivision which comply with the proposals of this Plan and which, to the satisfaction of the Council and Planning Board; can be supplied with adequate services such as schools, fire protection, water supply, storm drainage facilities, sanitary sewers and road maintenance, and which, by the reason of such approval, would not adversely affect the economy of the Tecumseh Planning Area.

7.6 PUBLIC WORKS AND CAPITAL 'WORKS PROGRL\M

The implementation of the policies of this Plan which can generally be labelled as community facilities will involve the town directly in the financing of such projects. The Text and Schedules of this Plan outline the nature and scope of these projects which include the upgrading of roads and the improvement of intersections, the development of neighbourhood and community parks and playgrounds, the development of a community centre, protection to persons and property and the installation of a water supply system, sanitary sewerage system and stonp drainage facilities.

It is intended that the Town of Tecumseh, on the basis of the policies of this Plan dealing with community facilities and public works, will establish a priority list for the implementation of these projects with estimates of cost (land acquisition, development and maintenance costs) wherever possible. A 5-year capital improvement program will then be developed which the

- 39 -

Council could cany out systematically, adopting initially the first year of the program as part of their budget. It is intended that the program will be reviewed annually as part of the capital budget procedure.

7.6a MAINTENANCE AND OCCUPANCY STA1'TDARDS BY-LAW

Standards of maintenance and occupancy may be enforced through the use of a Maintenance and Occupancy By-law passed and enforced in accordance with Section 31 of the Planning Act, R.S.O. 1990. The by-law will establish the minimum standards for property maintenance and occupancy as they relate to:

a) the physical conditions of yards and passageways (such as driveways, walkways and steps);

b) the adequacy of sanitation including drainage and garbage problems;

c) the physical condition of all stmctures with paIiicular regard to the following:

i) structural standards; ii) lights and ventilation; iii) condition of stairs; iv) interior walls, ceilings and floors; v) toilet facilities; vi) condition of chimneys; vii) heating systems; viii) electrical service; ix) access.

The Maintenance and Occupancy By-law will be enforced and administer-ed by the Chief Building Official or any other person designated by Council. A Property Standards Committee will also be maintained to review all appeals.

7.7 PUBLIC INFORMATION

In order to adequately infoDn the general public as to the policies and proposals contained herein, the Tecumseh Planning board shall, upon receiving the Minister's approval of this Plan, reproduce the Plan and make it available to the public.

7.8 GENERL\L REVIEW OF THE PLAN

It is jntended that this Plan will be reviewed from time to time in light of changing conditions and that a general review of the whole Plan shall take place at least once every five years.

- 40 -

7.9 STREAMLINING OF THE PLANNING PROCESS

In order to respond more efIectively to the housing needs of the residents of the Town of Tecumseh, Council shall prepare and adopt a procedural guideline, including time frames, for each stage in the planning approval process. In addition, Council shall be committed to processing the various types of development applications in accordance with the following time frames:

i) Major Official Plan Amendments (ie. secondary plans)

- 80 percent within 12 months

ii) Minor Official Plan Amendments (ie. site-specific changes)

- 80 percent within 9 months

iii) Zonjng By-law Amendments

- 80 percent within 6 months

iv) Site Plan Control Applicatjons

- 80 percent within 5 months

v) Review of Plans of Subdivision/Condominium submitted to the province for Draft Approval

- 80 percent within 12 months

7.10 MONITORING OF RESIDENTIAL DEVELOPMENT ACTIVITY

The town will establish a comprehensive on-going monitoring program that is designed to assist Council evaluate the effectiveness of the residential land use policies contained in this plan, and to ensure that the intent of the provincial policy statement entitled "Land Use Planning for Housing" is maintained. This monitoring program will include, but not necessarily be limited to, the preparation of an Annual Housing Report for Council and updates to and/or revie\vs of the municipality's housing policies.

Administrative procedures will be established to ensure that relevant data is collected on a regular basis, and that timely reports are prepared and presented to Council pertaining to the supply of residentially designated land, the fonn and price of housing that is being produced within the municipality, and the length of time it requires to process residential development applications.

These reports will provide the necessary infom1ation that will be required by Council to evaluate how effective its policies are in ensuring that an adequate supply of affordable housing is being

- 41 -

produced in the town to meet the needs of all households - including households of low and moderate incomes and households with special needs.

Council and the Ministry of Housing will be informed annually through a fonnal report describing the progress the municipality is making in providing the opportunity for affordable housing to be constructed by both the public and private sector. In situations where the number of affordable housing units does not satisfy the annual housing targets corrective actions may be recommended.

- 42 -

8.0 INTERPRETATION

8.1 LAND USE BOUNDARIES A:'~D ROADS

It is intended that the boundaries of the land use classifications as shown on Schedule "A" be considered as approximate and absolute only \vhere bounded by roads, railways, shorelines or other similar geographical barriers. It is also intended that the location of roads, as indicated on Schedule liB", be considered as approximate and not absolute. Therefore, amendments to the Official Plan will not be required in order to make minor adjustments to the approximate land use boundaries or to the location of roads, provided the general intent of the Plan is preserv'!:d. Such minor deviations will not be ref1ected on Schedules "A", "B", "C", "D" or "E".

8.2 LAND AREAS, POPULATION ESTIIVIATES, ETC.

It is intended that all figures and quantities shall be considered as approximate only and not absolute. Amendments to the Ot1icial Plan will not be required for any reasonable variance from any of the proposed figures.

8.3 AlvIENDMENT PROCEDURE

S110uld changing conditions necessitate the need for an amendment to the Offie iaJ Fbn in 2.ccordance with Section 17 of the Planning Act, R.S.O .. 1970. the following procedure shall be ~':J]jowed to ensure that the general pubiic received adequate notification.

(a) ~oti£ication of Ratepayers

Prior to recommending to the Council of the TO\\l'n of Tecumseh thar-any 2.mendment be made to the OtTicial Plan, the Planning Board shall prepare the amendment and notify atTected ratepayers of its content requesting comments and/or discussion of the amendment. In the event that the amendment affects a large number of ratepayers or is of general nature. the notice of the special meeting shall be given by adve11isement in the local newspaper.

(b) Public yreeting

A record shall be made of the special meeting and it shall be appended to the amendment prior to its submission to the Council.

(c) Notiilcation

Following the Ylinister's approval of the amendment. sufficient copies shall be prepo.red for public distribution and a notice shall be placed in the local ne\l,ispaper advlsing of such approval ;:md that copies of the amendment may be obtained ii-om [he Secretary (If the Planning Board.

- -1-3 -

Residential

Recreational

Community Facility

Neighbourhood Commercial

General Commercial

General Industrial

Restricted Industrial

VIA RAIL

LESPERANCE RD

COUNTY RD 22

TECUMSEH RD

RIVERSIDE DR E

LACASSE BLVD

DILLON DR

ST THOMAS ST

LITTLE RIVER BLVD

ST PIERRE ST

MICHAEL DR

WILLIAM ST

GAUTHIER DR

MANN

ING

RD

CHENE STCE

NTEN

NIAL

DR

GREE

N VA

LLEY

DR

WOOD

BRID

GE D

R

RENAUD ST

SHAWNEE RD

SOUTHFIELD DR

POISSON ST

BARRY AVE

CLAPP ST

LANOUE ST

ARBOUR ST

REVLAND DR

CORONADO DR

ST GREGORY'S RD

BEDELL ST

LARAMIE ST

GRAC

E RD

ST DENIS ST

OLIVER DR

CLARICE AVEST THOMAS CRES

MCNORTON ST

NORTHFIELD WAY

OAKPARK DR

ORCHARD DR

BURDICK CRES

LABUTE ST

KIMBERLY DR

MCCOLL AVE

KEITH AVE

EVERGREEN DR

ST ANNE BLVD

PERCY PL

CEDARWOOD DR

BALLARD ST

BAILLARGEON DR

SHAW

N AV

E

SOMERVILLE ST

DUBE DR

HEAT

HERG

LEN

CRES

CORTINA CRES

HORWOOD CRES

JACIE CRT

BRENDA CRES

BRUN

ELLE

CRE

S

KEITH CRT

APPLETREE CRES

BROUILLETTE CRT

MEANDER CRESROXBURY CRES

WOOD ST

JELSO PL

PARKLAND CRES

JAMES CRES

SHELLEY CRT

MEADOWLAND CRES PRIM

ROSE

PL

SHANNON PL

VALENTE CRT

HARVEST LANE

PINEWOOD CRES

ARGENT ST

CHAMP CRESMICKAILA CRES

JASPER PL

WINCLARE DR

SALICH CRT

MULBERRY DRIVE

SIMARD CRES

VERONICA CRT

CATALINA COVE

RIDEAU PL

PAISLEY CIR

CHENE CRT

BRENDA CRES

GAUTHIER DR

REVLAND DR

MANN

ING

RD

ARBOUR ST

LITTLE RIVER BLVD

DILLON DR

MANN

ING

RD

WOOD

BRID

GE D

R

ARBOUR ST

DILLON DR

ST PIERRE ST

MCNORTON ST

SCHEDULE "A"TOWN OF TECUMSEH

OFFICIAL PLANLAND USE PLAN

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REVISED: NOVEMUER, 1972 NOVEMBER, 1973

110U Hk:lre!:r.

NOVEMUER, 1981 (£.C.P.O.) I-IARCII, 19iJ8 (E.C.P.O.)

L -4 I( E

01

LEGEND

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S 1-1 DUL ~~ II

COMMUNITY

---I r

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EVE OPMENT LAN OFFICIAL PLAN OF

TI-ilE TECUMSEH PLANNU\IG AREA ~

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