Official Plan

County’s draft plan approved, passed along for final approval

Council approved the County’s draft Official Plan after a five-hour special council meeting held last Wednesday night.The Official Plan is a document that focuses on how land is used, and how it will change over time. It is a living document that can be changed based on new information that may be presented from time to time. The majority of council members voted in favour of the plan, but the three Ameliasburgh councillors along with councillor Brad Nieman all stated it could be much better.
Before the discussion got underway, Council heard from deputants, some of whom are in the midst of the planning process for their properties throughout the County. Michael Kerford owns property at Flatt’s Point in South Marysburgh, and hopes to create an 18-lot subdivision. His lawyer, Paul DeMelo of Kagan Shastri LLP, told Council the new Official Plan could put months of work in jeopardy, and didn’t align with the strategic plan for Prince Edward County. “The blanket prohibition on country lot subdivisions we think in the long term is detrimental to many of the objectives that the County has in terms of growth and what makes the County attractive to not only existing residents but to new residents,” he said.

Staff have added in transition policies, and have added policies that allow complete applications for Official Plan amendments, severances and zoning by-laws be reviewed under the current Official Plan up until the Ministry approval of the new Official Plan. Plans of subdivision can continue under existing rules and policies until registration of the plan. However, those portions of a plan that remain draft approved after ministerial approval of the new plan will need to be evaluated under the new official Plan.

Wellington resident Amy Bodman spoke on behalf of the South Shore Joint Initiative, the Prince Edward County Field Naturalists and Prince Edward Point Bird Observatory. She was worried that the draft plan didn’t provide the same protection for natural core area linkages as it does to the natural core areas. “Major development should not only not be permitted in natural core areas, but also not permitted in the linkages,” stated Bodman. Staff will consider including the Slab Creek provincially significant wetland as part of a natural core area and potential linkage to coastal provincially significant wetland for consideration in a future Official Plan amendment. It should be noted that the natural core areas, in conjunction with the lands designated environmental protection, make up over 35 per cent of the land mass of Prince Edward County.

Cheryl Anderson, representing the same groups, as well as the Alliance to Protect Prince Edward County, asked Council to provide a 50- metre buffer around County wetlands, instead of the suggested 30-metre buffer. “Prince Edward County has demonstrated environmental responsibility by declaring itself an unwilling host for industrial wind turbines, and acknowledging the climate emergency. My goal now is to convince you to enhance the protection for wetlands in the draft Official Plan,” said Anderson. “Tonight, by ensuring a 50-metre buffer around all County wetlands, you have the opportunity to show once again that Prince Edward County has achieved a sensitive and sensible balance between living within the natural environment and allowing reasonable and responsible development.” Council agreed to a 50-metre setback for development near wetlands.

County Planning Manager Michael Michaud then provided an update on the draft, incorporating many of the comments received during a lengthy public process. The two main changes in the draft include reducing the number of severances per property from two to one and the elimination of country lot subdivisions within the County. The changes were made to protect the vision of the County in being rural with its unique charm and to better reflect the Provincial Policy Statement in that the County’s settlement areas are to be the focus of growth. The County is currently processing subdivision applications within Picton, Wellington, Consecon and Rossmore. These proposed subdivisions represent over 1,500 residential units.

The rural designation still sees quality farmland being farmed today or that could be farmed in the future. The introduction of residential units in the rural area, via severance or country lot subdivisions, introduces more and more potential conflicts with the agricultural community. The introduction of more housing also limits farm expansion opportunities as provincially mandated minimum separation distance issues can occur. Another significant factor about developing within the rural area is competition for water.

Ameliasburgh councillor Janice Maynard worried that the tourism industry was receiving special treatment in the new plan. “I find throughout this document that some of the preferential land use policies for touristrelated activities are somewhat troubling to me. Where it may be easier to build a tourist resort on a piece of rural property instead of a home,” she said.

Councillor Kate MacNaughton asked if the document gave planners enough tools to say no to development that might be considered incompatible. “We do see some of this currently,” she said. Michaud explained that the new document sets the ground rules up front with a proper pre-consultation process. “This document has a lot more language in terms of environmental protection. In terms of allowing for growth in the rural areas and focusing growth in our settlement areas. It is inherent upon the planner when speaking with someone who wants to do something to ask ‘is this the best place to do that type of business.’” Michaud explained that in his past role, he would work with local real estate agents to offer guidance before their client purchased a property. “We are not in the business of saying yes. We are in the business of asking what are you trying to do. What do the policies say. And maybe we say no,” he added.

Maynard believed that the draft plan wasn’t serving all the residents of the County. “I’d like to acknowledge that much work has been done, however I feel it is possible for us to do much better. We are a community of communities and different things can work in different areas. I am not comfortable with this guiding document for many reasons. In my opinion it does not align with the vision of most of the constituents whose voice I represent, or in fact our own strategic plan,” she said. Maynard also noted that the lack of in-person public consultation has meant the silent majority haven’t had a say. “Also during a year of COVID restrictions and the inability to have in-person public consultation sessions has in my opinion precluded meaningful input from residents. It is with regret that I will stand and say I cannot support this OP as written.”

Her fellow ward councillor, Andreas Bolik, agreed, and thought Ameliasburgh was getting the short end of the stick. “I appreciate that a lot of work has been put into this proposed OP. And there an axiom that better is the enemy of good enough. Unfortunately, this plan is premised on presumptions as to where development should occur that I believe are wrong. I am therefore left with the conclusion that this plan isn’t good enough. It is not only bad for the County, it is terrible for Ameliasburgh,” said Bolik. “Residents of Ameliasburgh ask for very little from this municipality and they receive even less. Unfortunately, this is not new. It goes back to amalgamation 20- plus years ago. And my constituents are tired of bankrolling experiments and mistakes in other areas of this County.”

Bolik noted that when appointed, this council had excitement and energy, and promised that thing were going to work differently. “That has now dwindled to a case of paralysis by analysis. We declare emergencies then ignore them. We have endless special meetings where very little gets achieved. We spin our wheels. We lurch from one crisis to another. We ended up with a budget that is essentially the status quo we have seen for decades,” said Bolik. “Now we are being asked to approve a plan that caters to tourism and tourists. Those activities may be part of the County’s future, but they have little positive relevance to those of us in the northwest.” Bolik then threw out a line to get everyone’s attention. “I can only conclude that it is now time to work on extricating Ameliasburgh ward from the unwieldy and unworkable municipal structure with which we are currently saddled.”

Councillor Bill Roberts mentioned that although the plan may not be perfect, it is contemporary, thoughtful, inclusive and compassionate. “Perfection is the domain of the gods. It’s not for ordinary mortals like us. Sure there are things that could have been improved, but that’s not for us, and this is a darn good new Official Plan.”

Mayor Steve Ferguson thanked staff for the extraordinary amount of work that went in the document. “I paid particular attention to whether the details of the plan adhered to the vision for the future,” said Ferguson. “Does the plan respect the County’s historical roots, its agricultural heritage and to ensure appropriate protection is in place for those, as well as the natural environment. I think we’ve gone through a long struggle and a lot of analysis with this and the plan and doing what is appropriate for everyone in Prince Edward County.”

Next steps involve the draft Official Plan being sent to the Ministry of Municipal Affairs and Housing for final approval.