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Beach Preservers Challenges CCV Sitemap Maintenance Agreement

By February 18, 2022Site plan

Port Elgin Beach Preservers spokesperson Patricia Frank presented the group’s concerns regarding the proposed Cedar Crescent Village (CCV) beach development to Saugeen Shores Council on February 14 (2022).

Frank presented a PowerPoint presentation and addressed three areas of concern regarding the Sitemap Service Agreement that the Beach Preservers are questioning.

  • Maritime commercial zoning
  • Environmental Impact Assessment (EIA) Requirement
  • Notable changes to the VCC concept plan between November 2021 and January 2022

“Since September 2021, there have been considerable changes in the location of the CCV site, square footage, building height, proposed uses, etc.,” Frank said, “and all of this requires a new Evaluation.”

She pointed out that a Bruce County map sets out the waterfront maritime commercial designation and asked where the designation is shown in the town’s official plan or in the comprehensive zoning by-law required in the County of Bruce’s official plan. Bruce. According to Frank, in the county plan, the marine commercial designation applies to the proposed VCC site, does not extend south of Mill Street, and is adjacent to environmental and open space zones.

Additionally, in the zoning regulations, there is an allowance for a restaurant, boat and bicycle rentals, and a lodge with retail outlets. “On January 10, Mr. Pausner (City Development Supervisor) pointed out that the CCV zoning is not based solely on the development site, but on an area of ​​six hectares and potentially for commercial development from ‘Izzard Rd. at Northshore Park,” Frank said.

‘While this council cannot allow any further commercial development in the OS1 area without site specific zoning,’ she added, ‘there is nothing to prevent a future council from allowing this’.

Frank also pointed out that the non-competition clause in CCV’s lease agreement is limited only to the operation of a restaurant and banquet hall, which could give “…breathing room for future councils allowing commercial development along our waterfront”. She asks why in the zoning by-laws, maritime commercial zoning was not included.

She also suggested that a link to the CCV file should be on the City’s website “…to provide an easy reference for staff, Council and the public on all matters related to the development. »

“Bad decisions now will impact us all for the next 50 years,” Frank said. “The Province of Ontario requires all municipalities to identify natural heritage systems and this study has not been done. Therefore, an Environmental Impact Statement is required, as stated in the Official Plan, in order to protect Important Wildlife Habitat. He also specifies that, ‘when a development is proposed in a body of water or adjacent to a body of water likely to contain fish habitat, an environmental impact study must be required’…given that detailed mapping n is not available at this time, development and site modification may be permitted on adjacent land only if it has been demonstrated by an environmental impact assessment that there will be no adverse impacts on the habitat of endangered or threatened species.

She went on to say that the Saugeen Shores Official Plan states that an Environmental Impact Assessment may not only be required for all development proposals on lands designated as environmental risk, but also on lands adjacent.

“The Official Plan also states that an Environmental Impact Statement will be required to assess the potential impacts of a development on the natural shoreline environment, including water quality, stresses from natural shoreline features and possible mitigation techniques,” Frank added. “Furthermore, it states that new large-scale recreational uses will require an amendment to the Official Plan and will ensure that potential adverse impacts to surrounding properties and the natural environment are mitigated. By any standard, 25,000 square feet is a large-scale development, so where is the official plan amendment? »

All detailed zoning by-law amendments must conform to the city’s official plan with respect to non-conforming existing buildings, permitted uses and special provisions. “The Official Plan states that any site alterations within the environmentally sensitive portions of the dynamic range allocation, such as infilling, grading, or vegetation removal, will only be permitted if supported by the study. environmental impact statement and/or Saugeen Valley Conservation Authority (SVCA) approval. ),” Frank pointed out.

On January 10, Pausner said the level will be slightly affected with 1.1 meters of fill to raise the buildings of the proposed development. Frank asked where the fill came from and that it raises serious environmental concerns about the protections that will be provided to prevent contaminants that can seep into the sand and then into the lake. “How will this affect adjacent properties as well? The height of the main CCV buildings will increase to 11.1 meters and with the HVAC system will be as high as the condos (adjacent building).

“With all of this evidence that I have just shared,” Frank said, “from the PPS (Provincial Policy Statement), Bruce County Official Plan and Saugeen Shores Official Plan, why did an Environmental Impact Statement not “Was it not required? It would be appreciated if the hydrogeological report and the geotechnical report submitted by the proponent be made public. Will these reports be peer reviewed by the SVCA or any other expert in the field?”

According to Frank, on the original site plan attached to the original Request for Proposal (RFP) in February 2019 and on the new reference plan, the development was shown as not extending south from the corner of Mill Street. On January 10, what was previously advertised as an outdoor programmable space had disappeared and the footprint of the retail space had increased, and the survey plan agreement and site plan design do not match and where the SVCA regulatory limit and flood hazard line were labeled approximate. “Have these limits been confirmed by the SVCA? asked Frank.

“In January, the Mayor said the development would have all the amenities people want to see on our town’s main beach, the busiest beach, the heart of activity in Port Elgin, the place where people want to congregate, want to have a restaurant, have a pavilion they can hang out in, a place where people can stop to get an inner tube for their kids to play in or an ice cream cone. There are plenty of places they can get ice cream cones now and in the future. You were absolutely right, Mayor Charbonneau… that’s exactly what the population wants – that and no more, 25,000 square feet of commercial buildings – four large buildings, an ice cream parlor, several market stalls and nine points of sale as well as a restaurant above the commercial building. Nobody asked for it, except the promoters.

She added that the design presented on January 10 appeared to show significant changes, including larger footprints for buildings. “It would be helpful if the drawing was superimposed on the original so that the public could see all the buildings. Why has the programmable outdoor space now become a merchant commercial space? What is the current total square footage of the building including the second floor? What is the current square footage of the lots in total? »

“This is Port Elgin’s beautiful waterfront and it’s up to you to protect it,” Frank said.

Councilor Cheryl Grace confirmed that there were many issues raised and to be followed up. “One of the questions asked was about backfilling…and it looks like it will be needed. Where would this (fill) come from? What kind of material would it be? »

CAO Kara Van Myall said she was not ready to answer the question.

Councilor Dave Myette also asked Frank about his statement that the CCV would be higher than the condo building to which she replied, “With the 1.1 meters of fill and a building allowed to be 30 feet plus the system HVAC on the roof, that will mean it will be 40 feet, as high as the condo building.

“It seems hard to believe,” Myette said, “but thanks for the math.”

Deputy Vice Mayor Mike Myatt asked if staff would respond to questions posed and Mayor Luke Charbonneau said reports would come back to Council and if there were any questions that had not yet been answered they would be. at this moment.

To see the full power-point presentation by Patricia Frank… CLICK HERE