Compatible Use Odour, Dust, and Noise Assessment

Compatible Use Odour, Dust, and Noise Assessment Northridge Property Management Inc. 1101 2nd Avenue East, Suite 200 P.O. Box 325, Owen Sound, Ontario, N4K 5P5 3195 East Bayshore Road, Owen Sound, Ontario

Compatible Use Odour, Dust, and Noise Assessment Northridge Property Management Inc. 1101 2nd Avenue East, Suite 200 P. O. Box 325, Owen Sound, Ontario, N4K 5P5 3195 East Bayshore Road, Owen Sound, Ontario 6990 Creditview Road, Unit 2 Mississauga ON L5N 8R9 CANADA

Northridge Property Management Inc. i Distribution List No. of Hard PDF Email Organization Name Copies 1 Yes No Northridge Property Management Inc. Record of Revisions Revision Date Description 1 Draft Submission to Northridge Property Management Inc. Report Prepared By: Harvey Watson, P.Eng. Technical Group Leader, Air & Noise HW:lm

Northridge Property Management Inc. ii Disclaimer This document contains proprietary and confidential information. As such, it is for the sole use of the addressee and, and proprietary information shall not be disclosed, in any manner, to a third party except by the express written permission of. This document is deemed to be the intellectual property of in accordance with Canadian copyright law. Satellite & Air Photo Source: Background satellite / air photo circa 2016 obtained from Google Earth Professional. Google Earth, use of products are subject to the Terms and Conditions of Licensed Google Earth Software.

Northridge Property Management Inc. iii Executive Summary This Compatible Use Noise, Dust, and Odour Study reviewed the potential noise, dust, and odour impacts on the proposed development of a residential subdivision in the City of Owen Sound. Northridge Property Management Inc. proposes to re-develop a 15.6 hectares (38.5 acres) property located between East Bayshore Road, 32 nd Street East and 9 th Avenue East. The subject site is the location of the former RCA industrial building whose address was 3195 East Bayshore Road, Owen Sound, Ontario. The property has been designated Residential to provide for the proposed development. There are several potential sources of noise, dust, and odour identified and assessed. Those sources include the vehicle traffic on East Bayshore road to the west, tenants in the commercial mall to the north, the McArthur Tire Retread Facility (MacArthur) to the east, and the Hobart Manufacturing facility to the south. The tenants in the commercial mall to the north are not expected to have any significant impacts. The McArthur facility could have noise impacts that need mitigation, but no significant dust or odour impacts. The Hobart facility is not expected to have any significant noise, dust or odour impacts. The Alpha Precast facility is not expected to have any significant noise, dust or odour impacts. The noise impact from traffic on East Bayshore is expected to show compliance at all locations 30 m from East Bayshore Road and further. A Noise Impact Study should be completed to confirm the assumptions made in this assessment as part of the detailed design. The preliminary design for the houses along East Bayshore Road is to have those properties facing East Bayshore Road. Noise statements could be included in the purchase agreement. The noise impact from McArthur dust collector may be audible and slightly above criteria. A Noise Impact Study should be completed to more accurately assess the impact of the dust collector on the potential residents once better sound levels have been determined and as part of the detailed design for Phase 2, 3 and 5. The best mitigation option is likely the installation of a silencer on the source or an agreement to limit operations but noise barriers could be helpful if the installation of a silencer is not possible. All these options would be investigated as part of the detailed design associated with Phase 2, 3 and 5 because the noise impact from the MacArthur facility is localized to that area. Because the area is now zoned for residential use, any future industrial development will be required to meet all MOECC noise criteria at the residentially zoned property. Overall, there are not expected to be any significant odour or dust impacts from local roads or industry. The noise impacts from most facilities are expected to be minimal.

Northridge Property Management Inc. iv The noise from MacArthur is likely to adversely impact the Phase 2, 4 and 5 of the proposed development but mitigation using a silencer is likely to be easily achievable. If not, there are other potential mitigation measures that can be explored. This further investigation is warranted as part of the detailed design for Phase 2.

Northridge Property Management Inc. v Table of Contents Definitions... vii 1.0 Introduction... 1 2.0 Site Description... 1 3.0 Potential Source Industry Identification... 1 4.0 Emissions for Selected Properties... 4 4.1 Road Traffic... 4 4.2 Strip Mall, 32 nd Street E... 5 4.3 McArthur Tire Retread Facility, 9 th Avenue E... 5 4.4 Hobart Food Equipment Manufacturing, 2875 E Bayshore Rd... 6 4.5 Alpha Precast, 2795 East Bayshore Road... 6 5.0 Impact on Points of Reception... 8 5.1 Criteria... 8 5.2 Road Noise Impact... 9 5.3 McArthur Tire Retread Facility, 9 th Avenue E... 10 6.0 Conclusions... 11 6.1 Odour... 11 6.2 Dust... 11 6.3 Noise... 11 6.3.1 Road Noise... 11 6.3.2 McArthur... 11 6.4 Future Industrial Development... 12 7.0 Recommendations... 13 8.0 Limitations and Use of Report... 14 Tables Table 1: Local Odour, Dust, and Noise Sources... 2 Table 2: Separation Distance by Class... 3 Table 3: Current Traffic Values Used in STAMSON Calculations... 4 Table 4: Future Traffic Values Used in STAMSON Calculations... 4 Table 5: Values Common to All STAMSON Calculations... 4 Table 6: Sound Level Limit for Outdoor Living Areas (Road and Rail)... 8 Table 7: Exclusion Limit Values of One-Hour Equivalent Sound Level (Leq, dba) Outdoor Points of Reception... 8 Table 8: Exclusion Limit Values of One-Hour Equivalent Sound Level (Leq, dba) Plane of Window of Noise Sensitive Spaces... 9 Table 9: Future STAMSON Road Impact on On-Site Sensitive Receptors... 9

Northridge Property Management Inc. vi Figures Figure 1: Site Location Plan Figure 2: Site Plan with aerial Photograph and property boundary Appendices Appendix A Sample STAMSON Calculations Appendix B Documentation of Zoning Change

Northridge Property Management Inc. vii Definitions Northridge Property Management Inc. Insignificant MOECC POI POR Significant Northridge Property Management Inc. 1101 2nd Avenue East, Suite 200 P. O. Box 325, Owen Sound, Ontario, N4K 5P5 Negligible Ontario Ministry of the Environment and Climate Change Point of Impingement (Contaminant) Point of Reception (Noise) Non-negligible

Northridge Property Management Inc. 1 1.0 Introduction This report is an assessment of the issues related to compatible land use of the existing commercial and industrial facilities on the proposed residential development located between East Bayshore Road, 32 nd Street East and 9 th Avenue East (the Subject Property ). Some of the values used in this report are estimated because the data was not available. The estimates are listed and justifications for those estimates provided. 2.0 Site Description The proposed development is located on the east side of Bayshore Road and are known municipally as 31-95 East Bayshore Road and are legally described as Plan 838, Lot 53 & 54, Part Lot 7 and are approximately 1-5.5 hectares (38.3 acres) in size. The location of the property is shown in Figure 1. 3.0 Potential Source Industry Identification The Ministry of Environment and Climate Change (MOECC) 1 document Guideline D-6 Compatibility between Industrial Facilities and Sensitive Land Uses, dated July 1995 (Guideline D-6) provides a methodology for assessing whether a proposed new land use will be compatible with existing land uses. The wording of the request from the City of Owen Sound matches the text in the D-6 guidance document. Figure 2 shows an aerial view of the property. A dashed line on Figure 2 indicates the area within 500 m of the property boundary. Documentation is provided in Appendix B that indicates this property has been designated Residential in the City of Owen Sound Official Plan and zoned R3 residential in 2014. A total of eight (8) different facilities were identified within 500 m of the subject property. Each facility is numbered on Figure 2 and listed in Table 1. There are 5 tenants at Location 2 and one facility at each of Location 3 through Location 5. Table 1 provides the address, company name, phone number, business type (and possibly the source of that assessment), the classification 2, an estimate of the distance between the property line of the Subject Property and the other property s property line, and which zone (see Table 2 below). In some cases all the information was not easily available and so the author s best estimate was used. 1 This Ministry has had many names over the time that is has been providing guidance to the province. The current name () is used to identify all documents issued by this Ministry and any of its predecessors. 2 Procedure D-1-3 LAND USE COMPATIBILITY: DEFINITIONS, Revision Date July 1995,

Location# Classification Northridge Property Management Inc. 2 Table 1: Local Odour, Dust, and Noise Sources Address Company Name Phone # Business Type Distance to Development Property Line (m) Within Which Zone 3 0 3195 East Bayshore Rd. Northridge Property Management 1 East Bayshore Road Road Traffic Residential 0 0 None 2-1 32 St E (old Goodyear Plant) Tenneco Warehouse 519-376-9650 Light Industrial 1 20 Separation 2-2 32 St E (old Goodyear Plant) Weston Bakery Light Industrial 1 20 Separation 2-3 32 St E (old Goodyear Plant) UPS Depot Commercial 1 20 Separation 2-4 32 St E (old Goodyear Plant) Dance Studio Commercial 1 20 Separation 2-5 32 St E (old Goodyear Plant) Gym Commercial 1 20 Separation 3 9th Avenue E 4 2795 East Bayshore Road McArthur Tire Retread Facility Hobart Food Equipment Group Canada 519-376-3520 Industrial 2 20 Separation Industrial 2 20 Separation 5 2795 East Bayshore Road Alpha Precast Industrial 3 420 Influence 3 Separation means that the residential property is closer than the minimum separation distance for that classification. Influence means that the residential property is closer than the Potential Influence Area but farther than the minimum separation distance for that classification.

Northridge Property Management Inc. 3 The zones defined in Guideline D-6 are listed in Table 2. The minimum separation distance is the distance that would be required between the sensitive land use and the industrial facility to not require further assessment. The Potential Influence Area is the area in which an adverse impact is possible. Current practise is to assess the specific impact of the actual industrial facilities on the sensitive land use to show compatibility. Because several of the facilities have a separation distance that overlaps the development property boundary, further investigation is warranted and addressed below. Table 2: Separation Distance by Class Class Minimum Separation Distance (m) Potential Influence Area (m) 1 20 70 2 70 300 3 300 1000

Northridge Property Management Inc. 4 4.0 Emissions for Selected Properties The source data about the neighbouring properties for this report was taken primarily from a brief tour of the location, Google Street View, Google Earth Aerial Photographs, and information easily obtained by searching for the address or company of the various properties. Exceptions are provided in the paragraphs below where warranted. Table 2 lists the Location Number corresponding to the sub-paragraph below. For instance, the tenants at Location 2 are discussed in section 4.2. 4.1 Road Traffic The Traffic Impact Study prepared by Burnside provided for 2015 the AADT on East Bayshore Road is estimated at 1,600 vpd and for 2025 (ultimate development) it is estimated at 4,100 vpd 4. The Traffic Impact Study does not provide the fraction of trucks so the percentage was estimated. The estimates are considered to be high so the calculated impacts will be very conservative. The details are provided in Tables 3 through 5. Table 3: Current Traffic Values Used in STAMSON Calculations Road Cars Med. Trucks Heavy Trucks Total East Bayshore % of Total Traffic 96.3% 2.6% 1.2% 100% # vehicles/day 1540 41 19 1,600 Table 4: Future Traffic Values Used in STAMSON Calculations Road Cars Med. Trucks Heavy Trucks Total East Bayshore % of Total Traffic 96.3% 2.6% 1.2% 100% # vehicles/day 3,946 105 49 4,100 The values in Table 5 were used in the STAMSON v5.04 model to determine the maximum impact at 4.5 m above the ground. Table 5: Values Common to All STAMSON Calculations Parameter Value Automobiles See Table 4 Medium Trucks See Table 4 Heavy Trucks See Table 4 Speed Limit 50 km/h Road Gradient 0.0 % Road Pavement 1 (Typical Asphalt) 4 Traffic Impact Study, Northridge Residential Development, Former RCA Building Site, Owen Sound, ON,

Northridge Property Management Inc. 5 Parameter Value Topography 1 (Flat/gentle Slope; no barrier) Wood Depth 0 (No Woods) No of Rows of Houses 0 (Assessing closest house to the road) Density of the 1st Row 0 % Intermediate Surface 1 (Absorptive - grass) Day/Night Split 90% / 10% Source Receiver Distance 15 m Segment -90 to 90 Receiver Height 4.5 4.2 Strip Mall, 32 nd Street E The mall tenants appear to be Tenneco (warehouse), Weston Bakery, UPS Depot, a dance studio, and a gym. None of these tenants is expected to produce a significant amount of odour. The author toured the site on Tuesday March 29, 2016 and did not observe any source of odour. None of the tenants are storing raw materials or finished goods outside and none of them are expected to produce significant amounts of dust. The author toured the site on Tuesday March 29, 2016 and did not observe any source of dust. A sound level meter recorded the sound in the area which was dominated by bird song. There were several vehicles passing the location and several more entering the UPS depot. The current use for this property is a transport truck driver training. A transport truck arrived during the measurement. Removing that event from the measurement shows the vehicle traffic impact of 50 dba which is within the allowable levels. The transport truck continued to maneuver at the site during the measurement so some of the sounds generated by the truck could also be removed; therefore, this measurement is considered to have contributions that will not be there when the residences are built and so the sound level impact is expected to be less than measured. 4.3 McArthur Tire Retread Facility, 9 th Avenue E The aerial photograph of the facility does not show any significant roof exhausts. Some materials may be stored outside on the north side of the building. The author toured the site on Tuesday March 29, 2016 and did not observe any source of odour. Standing inside the building during production the author did not notice any odour. The storage area on the north side of the building contains seaway containers which will not have any dust emissions. The facility also stores some tires on the north side of the

Northridge Property Management Inc. 6 building which will also not have any dust emissions. Standing inside the building during production the author did not notice any dust. The parking area is gravel which could produce dust but the number of vehicles and traffic observed does not suggest that the dust produced will be significant. There is a dust collector on the west wall at the south end of the building which is tonal and clearly audible at the hydro pole across the street from the entrance. Measurements were taken at that position that indicated the sound level from 10:04 to 10:28 was 48 dba. Applying the standard MOECC tonal penalty raises the impact to 53 dba. The meter was 110 m from the dust collector. Mr. Jim Stuart of McArthur Tire Retread Facility indicated that the facility operates from 06:00 to 14:00 four days a week with no current plans to expand those operating hours. 4.4 Hobart Food Equipment Manufacturing, 2875 E Bayshore Rd The industrial building at 2875 E Bayshore Rd, Owen Sound, ON N4K 5N3 houses the Hobart Food Equipment Manufacturing facility. The roof does not show any significant roof exhausts or any outside storage. The author toured the reception area of the site on Tuesday March 29, 2016 and did not observe any source of odour. There were piles of dirt on the north side of the building that appeared to be related to landscaping and so will not have significant dust emissions. No raw materials or finished products were stored outside the building. A sound level meter recorded the sound in the area which was dominated by bird song. The Hobart facility was inaudible. The measured sound level of 43 dba is well below day and nighttime criteria. 4.5 Alpha Precast, 2795 East Bayshore Road The industrial building at 2795 East Bayshore Road does not show any significant roof exhausts. Odour is not expected from this facility. The facility stores finished concrete product outside the building. The parking and storage area are gravel. While the gravel area can generate dust and the concrete products stored outside can also produce small amounts of dust, the total dust generated is expected to be small and the distance to the closest potential residents is over 450 m so the impact is expected to be negligible. Standing at the Hobart facility, no noises were audible from the Alpha Precast facility. Trucks are expected for delivery of raw materials and removal of finished goods but the

Northridge Property Management Inc. 7 site is small and so the traffic will be limited. Noise is not expected to be significant from this facility.

Northridge Property Management Inc. 8 5.0 Impact on Points of Reception In the previous section, two sources of noise were identified as potentially impacting on the proposed development. Those sources are the local roads and McArthur Tire Retread Facility. For the identified noise sources, the source sound-power data is not corrected for distance, directional characteristics, or any other absorption effects in order to predict the sound level at the points of reception. As a result, the predicted impacts are likely higher than would be expected in reality. To estimate the impact, the model uses the following general equation: L w= L P + 20Log(r) + 11 This simplistic linear extrapolation model was used to predict the impact of the McArthur noise source on the identified POR. Note that every effort was taken in the above analysis to present the worst-case scenario. Figure 1 shows the general location of the property under consideration. The current zoning for the area is provided in Appendix B. Figure 2 shows an aerial photo of the area including the local industrial facilities. 5.1 Criteria The criteria that must be met from the impact of road noise is: Table 6: Sound Level Limit for Outdoor Living Areas (Road and Rail) 5 Time Period Leq(16) (dba) 16-hour, 07:00 23:00 55 The criteria that must be met from the impact of stationary (industrial) sources are: Table 7: Exclusion Limit Values of One-Hour Equivalent Sound Level (Leq, dba) 6 Outdoor Points of Reception Time of Day Class 2 Area 07:00 19:00 50 19:00 23:00 45 5 MOECC NPC-300, Table C-1, page 38 6 MOECC NPC-300, Table C-2, page 38

Northridge Property Management Inc. 9 Table 8: Exclusion Limit Values of One-Hour Equivalent Sound Level (Leq, dba) 7 Plane of Window of Noise Sensitive Spaces Time of Day Class 2 Area 07:00 19:00 50 19:00 23:00 50 23:00 07:00 45 Industrial sources must meet the criteria above or the level of road noise experienced at the same location, whichever is higher. The Site is currently considered as Class 2 because the area has an acoustical environment with qualities of both urban hum and a small community. 5.2 Road Noise Impact The results predicted by the STAMSON model using the values provided in Section 4.1 are shown in Appendix A and summarized in Table 9 below. Table 9: Future STAMSON Road Impact on On-Site Sensitive Receptors Location Height Distance Day (dba) Night (dba) Along East Bayshore Road 4.5 m 22 m 55 49 Along East Bayshore Road 4.5 m 15 m 58 51 The STAMSON model cannot calculate impacts of roadways closer than 15 m. The results of the model indicate 55 dba during the day and 49 dba at night for any building or window 22 m from the roadway (less if further). The impact at 15 m for unobstructed view of the roadway is 58 dba during the day and 51 dba at night. Receptors at higher elevations receive higher impacts because the influence of ground attenuation is reduced. This effect is mitigated when the ground slopes substantially as in this case. Single storey buildings will experience slightly less impact than a 2-storey building at the same location. The traffic on 32 nd Street East and 9 th Avenue E will be substantially less so the residences closest to those roads will have less impact at the same distance. A Noise Impact Study should be done as part of detailed design to verify that each potential residence will meet the recommended noise criteria. The Noise Impact Study will need to include the actual orientation of each house and garage on each property. If further study shows less expected traffic, that information should also be used to produce a better estimate of the traffic on East Bayshore Road. 7 MOECC NPC-300, Table C-6, page 46

Northridge Property Management Inc. 10 5.3 McArthur Tire Retread Facility, 9 th Avenue E Based on the single measurement detailed in Section 4.3 and a very simplistic and conservative sound propagation model, the sound level will meet the criterion of 50 db at a distance of 150 m. The criterion of 45 dba will be met at a distance of 270 m. Both circles are shown on Figure 2. The MOECC defines night time to be from 23:00 to 07:00. Since the facility starts operation at 06:00, it is defined as operating at night so mitigation is required to show compliance. At this time, the impact has been determined based on a single off-property measurement and a simplistic model. Preliminary contact with McArthur indicates that they are willing to work with the developer to reduce the noise impact of the dust collector on the potential residences. During detailed design, a Noise Impact Study would be required. That Noise Impact Study will need to include the exact location and height of each building because each building will change the impact on buildings behind them. At the same time, a good quality noise measurement meeting the requirements of ISO 3744:2010 would be required. That measurement would include all operating conditions experienced at the facility (operation and cleaning).

Northridge Property Management Inc. 11 6.0 Conclusions 6.1 Odour There do not appear to be any sources of odour from commercial or industrial facilities that should prevent the proposed residents from enjoying their property. 6.2 Dust While there are two potential sources of dust within 500 m of the proposed residences, neither is expected to cause a significant impact on the proposed residences. 6.3 Noise In order for the new sensitive receptor to be acceptable, the lawfully established stationary sources must show compliance at the proposed sensitive receptor. 6.3.1 Road Noise The future road noise impact from East Bayshore Road on the development is shown in Table 9 at 22 m and 15 m. If all the outdoor living areas and windows are at least 22 m from the roadway then they will all show compliance and no mitigation measures or noise impact statements will be required. Closer buildings will require individual assessment once detailed design has been completed. 6.3.2 McArthur It is our understanding that McArthur has a valid ECA and so is considered a lawfully established stationary source. The impact of McArthur s dust collector exceeds criteria based on a single measurement and a very simplistic noise propagation model. The hours of operation are generally 06:00 to 16:00 four days a week. A Noise Impact Study should be done in the future to ensure that the impact of noise from the McArthur Facility meets criteria. That study should include accurate noise source measurements as described in ISO3744:2010, and a noise propagation model that utilizes the entire 9613-2 methodology. Since the facility operates from 6:00 a.m., that is considered to be during the night (i.e., until 7:00 a.m.). The developer will likely need to negotiate with the owner to implement mitigation measures so that the impact at night is below criteria. A silencer is likely the best choice of mitigation measure. An agreement from McArthur that they will not operate before 7:00 a.m. in the morning is another alternative. Some form of barrier could also be used to mitigate the impacts if a time of operation or installation of a silencer cannot meet criteria.

Northridge Property Management Inc. 12 This possible noise impact only applies to a portion of the proposed residential development near the McArthur facility. As such, a condition of subdivision approval can apply to those adjacent phases (2, 3, and 5) to ensure this matter is addressed prior to that part of the project being developed if McArthur is still operating at this location. 6.4 Future Industrial Development Because the area is now zoned for residential use, any future industrial development in the vicinity will be required to meet all MOECC noise criteria at the residentially zoned property.

Northridge Property Management Inc. 13 7.0 Recommendations 1. The road noise impact will be less than criteria for all buildings and outdoor living areas that are 22 m or more from East Bayshore Road. Once the layout of residences is finalized for Phase 1, a Noise Impact Study should be done to confirm that assessment. Buildings closer to the road will require a more in depth noise study that includes the exact location of each building. 2. Prior to implementing Phase 2, 3, or 5 of the development, negotiate with the owner of McArthur Tire Retread Facility to implement operational or mitigation measures so that the impact at night is below criteria. A more detailed Noise Impact Study should then be undertaken showing that that the residents will not be adversely affected by the dust collector at McArthur Tire Retread Facility. Detailed design information required for this study includes the exact location of each building in the influence area in that phase, and an accurate noise measurement meeting the criteria of ISO3744:2010 of all operating conditions as part of the detailed design.

Northridge Property Management Inc. 14 8.0 Limitations and Use of Report (Burnside) has completed this report in accordance with generally accepted standards and practices. The conclusions and recommendations in this report are professional opinions based upon our understanding of anticipated Site conditions at the time of this assessment. To the best of our knowledge, the information contained in our report is accurate however Burnside does not guarantee the accuracy and reliability of the information provided by other persons or agencies. Burnside is not responsible for environmental concerns that are not visible or otherwise disclosed to us. This report was prepared for the exclusive use of Northridge Property Management Inc. Any use or reliance on or decisions based on this report by a third party, are the responsibility of such third parties. Burnside accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report.

Figures Figures

N OWEN SOUND SITE KEY MAP OF ONTARIO LAKE SUPERIOR LAKE MICHIGAN N HUNDSON BAY JAMES BAY Sault Ste. Marie Sudbury Ottawa LAKE HURON LAKE ONTARIO Toronto LAKE ERIE Location of Detail Client Figure Title Drawn Scale 0 50 100 200 300 400 Checked Date Project No. Metres Map Source: Background map obtained from Google Earth Professional. Google Earth, use of products are subject to the Terms and Conditions of Licensed Google Earth Software. Northridge Property Management FORMER RCA SITE 3195 EAST BAY SHORE RD., OWEN SOUND C.S. H.W. SITE LOCATION MAP APRIL 2016 1:25,000 300032424 Figure No. 1 File: \\BARKLEY\Shared Work Areas\032424 - Former RCA site\07_figures\air & Noise Figures\032424 Environmental Compliance Approval Drawing Set.dwg Date Plotted: - 10:57 AM

LEGEND N APPROXIMATE SITE BOUNDARY 500m SITE BUFFER X,Y = 563784, 4845623 BOUNDARY COORDINATES UTM NAD83 POINT OF NOISE SOURCE HO RE RO AD POINT OF NOISE RECEPTOR BA YS 50 dba (150m RADIUS) Location 2 X, Y = 506336.349, 4938694.665 OWEN SOUND 32nd STR EET E. X, Y = 506667.928, 4938612.919 UE E. POR01 27 0 9th A VEN Location 1 15 0. REET E m 31st ST m POR02 0 100 200 400 Metres Location 3 X, Y = 506171.469, 4938332.803 POR03 X, Y = 506567.423, 4938228.433 600 Draft Plan of Subdivision Draft Plan of Subdivision obtained from GSP Group; Drawing dp12092k.dwg, dated September 4, 2015, revised November 23, 2015. Satellite & Air Photo Source: Background satellite / air photo circa 2016 obtained from Google Earth Professional Google Earth, use of products are subject to the Terms and Conditions of Licensed Google Earth Software. Location 4 RAIL TRAIL Location 5 Client Northridge Property Management FORMER RCA SITE 3195 EAST BAY SHORE RD., OWEN SOUND Figure Title SITE PLAN. REET E 26th ST Drawn C.S. Checked H.W. Date APRIL 2016 Scale Project No. 1:7,500 300032424 Figure No. 2 File: \\BARKLEY\Shared Work Areas\032424 - Former RCA site\07_figures\air & Noise Figures\032424 Environmental Compliance Approval Drawing Set.dwg Date Plotted: - 10:57 AM EA ST 45 dba (270m RADIUS)

Appendix A Appendix A Sample STAMSON Calculations

Northridge Property Management Inc. A1 ECA Supporting Calculations Appendix A Sample STAMSON Output STAMSON 5.0 NORMAL REPORT Date: 10-05-2016 12:24:27 MINISTRY OF ENVIRONMENT AND ENERGY / NOISE ASSESSMENT Filename: 032424.te Time Period: Day/Night 16/8 hours Description: East Bayshore Min Compliance Distance Road data, segment # 1: East Bayshor (day/night) ------------------------------------------------ Car traffic volume : 3550/394 veh/timeperiod * Medium truck volume : 96/11 veh/timeperiod * Heavy truck volume : 44/5 veh/timeperiod * Posted speed limit : 50 km/h Road gradient : 0 % Road pavement : 1 (Typical asphalt or concrete) * Refers to calculated road volumes based on the following input: 24 hr Traffic Volume (AADT or SADT): 4100 Percentage of Annual Growth : 0.00 Number of Years of Growth : 10.00 Medium Truck % of Total Volume : 2.60 Heavy Truck % of Total Volume : 1.20 Day (16 hrs) % of Total Volume : 90.00 Data for Segment # 1: East Bayshor (day/night) ---------------------------------------------- Angle1 Angle2 : -90.00 deg 90.00 deg Wood depth : 0 (No woods.) No of house rows : 0 / 0 Surface : 1 (Absorptive ground surface) Receiver source distance : 22.00 / 22.00 m Receiver height : 4.50 / 4.50 m Topography : 1 (Flat/gentle slope; no barrier) Reference angle : 0.00 Results segment # 1: East Bayshor (day) --------------------------------------- Source height = 1.04 m ROAD (0.00 + 54.97 + 0.00) = 54.97 dba Angle1 Angle2 Alpha RefLeq P.Adj D.Adj F.Adj W.Adj H.Adj B.Adj SubLeq ---------------------------------------------------------------------------- -90 90 0.58 58.93 0.00-2.63-1.33 0.00 0.00 0.00 54.97 ---------------------------------------------------------------------------- Segment Leq : 54.97 dba Total Leq All Segments: 54.97 dba Results segment # 1: East Bayshor (night) -----------------------------------------

Northridge Property Management Inc. A2 ECA Supporting Calculations Source height = 1.05 m ROAD (0.00 + 48.50 + 0.00) = 48.50 dba Angle1 Angle2 Alpha RefLeq P.Adj D.Adj F.Adj W.Adj H.Adj B.Adj SubLeq ---------------------------------------------------------------------------- -90 90 0.58 52.46 0.00-2.63-1.33 0.00 0.00 0.00 48.50 ---------------------------------------------------------------------------- Segment Leq : 48.50 dba Total Leq All Segments: 48.50 dba TOTAL Leq FROM ALL SOURCES (DAY): 54.97 (NIGHT): 48.50

Northridge Property Management Inc. A3 ECA Supporting Calculations STAMSON 5.0 NORMAL REPORT Date: 10-05-2016 12:23:15 MINISTRY OF ENVIRONMENT AND ENERGY / NOISE ASSESSMENT Filename: 032424b.te Description: East Bayshore 15m Time Period: Day/Night 16/8 hours Road data, segment # 1: East Bayshor (day/night) ------------------------------------------------ Car traffic volume : 3550/394 veh/timeperiod * Medium truck volume : 96/11 veh/timeperiod * Heavy truck volume : 44/5 veh/timeperiod * Posted speed limit : 50 km/h Road gradient : 0 % Road pavement : 1 (Typical asphalt or concrete) * Refers to calculated road volumes based on the following input: 24 hr Traffic Volume (AADT or SADT): 4100 Percentage of Annual Growth : 0.00 Number of Years of Growth : 10.00 Medium Truck % of Total Volume : 2.60 Heavy Truck % of Total Volume : 1.20 Day (16 hrs) % of Total Volume : 90.00 Data for Segment # 1: East Bayshor (day/night) ---------------------------------------------- Angle1 Angle2 : -90.00 deg 90.00 deg Wood depth : 0 (No woods.) No of house rows : 0 / 0 Surface : 1 (Absorptive ground surface) Receiver source distance : 15.00 / 15.00 m Receiver height : 4.50 / 4.50 m Topography : 1 (Flat/gentle slope; no barrier) Reference angle : 0.00 Results segment # 1: East Bayshor (day) --------------------------------------- Source height = 1.04 m ROAD (0.00 + 57.61 + 0.00) = 57.61 dba Angle1 Angle2 Alpha RefLeq P.Adj D.Adj F.Adj W.Adj H.Adj B.Adj SubLeq ---------------------------------------------------------------------------- -90 90 0.58 58.93 0.00 0.00-1.33 0.00 0.00 0.00 57.61 ---------------------------------------------------------------------------- Segment Leq : 57.61 dba Total Leq All Segments: 57.61 dba Results segment # 1: East Bayshor (night) ----------------------------------------- Source height = 1.05 m ROAD (0.00 + 51.13 + 0.00) = 51.13 dba Angle1 Angle2 Alpha RefLeq P.Adj D.Adj F.Adj W.Adj H.Adj B.Adj SubLeq ----------------------------------------------------------------------------

Northridge Property Management Inc. A4 ECA Supporting Calculations -90 90 0.58 52.46 0.00 0.00-1.33 0.00 0.00 0.00 51.13 ---------------------------------------------------------------------------- Segment Leq : 51.13 dba Total Leq All Segments: 51.13 dba TOTAL Leq FROM ALL SOURCES (DAY): 57.61 (NIGHT): 51.13

Appendix A Appendix B Documentation of Zoning Change

The Corporation of the City of Owen Sound By-law No. 2014-073 A By-law to Adopt Amendment Number 5 to the Official Plan for the City of Owen Sound WHEREAS the Council of The Corporation of the City of Owen Sound (the "City") has an Official Plan for the City of Owen Sound approved in accordance with the provisions of the Planning Acti and WHEREAS the Planning Act authorizes the City to approve amendments thereto and exempts same from approval of the Minister of Municipal Affairs; and WHEREAS the City is desirous of amending the City of Owen Sound Official Plan; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF OWEN SOUND HEREBY ENACTS AS FOLLOWS: 1 2 3 That Amendment No. 5 to the Official Plan for the City of Owen Sound, consisting of the attached explanatory text and map is hereby adopted. The Clerk of the City of Owen Sound is hereby authorized and directed to advise the County of Grey of the City's approval of the aforementioned Amendment No. 5 to the Official Plan for the City of Owen Sound pursuant to the requirements of the Planning Act. This by-law shall come into full force and effect upon the final passing thereof. FINALLY PASSED AND ENACTED this 12th day of May,2OL4. Mayor Deborah A. Haswell Brian, Bloo ld, Deputy Clerk

AMENDMENT NO.5 TO THE CITY OF OWEN SOUND OFFICIAL PLAN

CO NSTITUTI O NAL STATE M E NT PART A - THE PREAMBLE does not constitute part of this amendment PART B - THE AMENDMENT consisti ng of text and map (designating Schedule 'A') constitutes Amendment No. 5 to the City of Owen Sound Official Plan

PARTA-THEPREAMBLE Purpose The purpose of the amendment is to permit a residential redevelopment of lands that are currently designated "lndustrial Transition Area". The official plan has policy for the use of holding provisions to ensure that prior to residential development specific conditions must be met including land use compatibility study such as stationary noise, dust and odour studies to determine if mitigation measures are necessary, urban design criteria, lot/building orientation and interface with existing industrial uses, architectural control, pedestrian connections, Environmental Protection Act compliance, Archaeological Study and Stormwater Management. Location The lands affected by this amendment are located on the east side of Bayshore Road and are known municipally as 31-95 East Bayshore Road and are legally described as Plan 838, Lot 53 & 54, Part Lot 7 and are approximately 1-5.5 hectares (38.3 acres) in size. Basis The City's Official Plan has designated the lands along the East Bayshore Road as "lndustrial Transition Area" in accordance with section 4-8.2,1o recognize the area as an appropriate one to transition from one use to another during the planning horizon of this Plan. The City of Owen Sound received an application to amend the policies of the official plan to permit single detached and townhouse lots on the lands. The lands will be subject to a plan of subdivision, plan of condominium and/or site plan approval. The application was supported by a number of studies including: a Planning Justification Report; a FunctionalServicing and Stormwater Management Report; a Traffic lmpact Study; an lndustrial Land lmpact Study; and, a Vegetation Overview, and, was subject to a peer review with respect to the lndustrial study. The application has been assessed in accordance with the applicable policies in the official plan, agency comments, and public comments and at this time it has been determíned that it is appropriate to prepare an amendment to the Official Plan to be considered by City Council. à

PART B -THE AMENDMENT All of th s part of the document entitled Part B - The Amendment. consisting of the following text and attached map designated Schedule 'A', constitutes Amendment No. 5 to the City of Owen Sound Official Plan. Details of the Amendment 1,. That Schedule "A - Land Use" to the City of Owen Sound Official Plan is amended by re-designating a portion of lands identified on the attached "Schedule A" from "lndustrial Transition Area" to "Residential" 2. That the following be added to Section 4.1: "4.L-2.Lr ln addition to other applicable policies of this plan, on the lands located on the east side of East Bayshore Road described as Plan 838, Lot 53 & 54, Part Lot 7 and known municipally as 3l-95 East Bayshore Road, shall be subject to the policies of Section 8.1-.2 "Holding Provisions", and a) ln order to remove the "H" provision, the submission and approval of the following is required: a. the completion of land use compatibility studies, such as stationary noise, dust and odour studies at the time of any future site plan or plan of subdivision application to understand the need for specific mitígation measuret as may be required; b. that any future plan of subdivision or site plan application include the submission and approval of an urban design brief to address: overall plan design and layout; land use compatibility considerations such as implementation of recommended mitigation measures from approved noise/dust/odour study; lot/building orientation and interface with existing industrial uses, built form and location of driveways; architectural design and control; and, pedestrian connections; c. Compliance with the Environmental Protection Act and its regulations; d. ArchaeologicalStudy; e. Servicing Studies and entering into agreements with the City with respect to the implementation of these upgrades; f. That those portions of the subject property located in the southwest quadrant, subject to periodic flooding, and as shown in the attached Schedule are subject to a holding provision. The City of Owen Sound shall not remove the "Holding" provision until such time as the flooding hazard has been removed through the regrading of the site. These works will be carried out with appropriate

permits to the satisfaction of the City of Owen Sound and the Grey Sa uble Conservation Authority". 3. The implementation and interpretation of this Amendment shall be in accordance with the respective policies of the City of Owen Sound Official Plan.

BY-LAW 20t4-073 Schedule A This is Schedule A to By-law 2O74-O73 passed this 12th day of May 201.4. LBGEI\D Lands to be redesignated from Industrial Transition to Residential Mayor Clerk s \- ç\,/ \J Z \ Georgian Bay

The Corporation of the City of Owen Sound By-law No. 2014-074 A By-law to Amend By-Law 2010-078, Being 'A Comprehensive Zoning By-Law to Implement the City of Owen Sound Official Plan and to Regulate the Use of Lands and the Erection, Use, Bulk, Height, Location and Spacing of Buildings and Structures Within the City of Owen Sound, as Amended'Respecting the Creation of Site Specific Zoning for Lands Known as Plan B3B, Lot 53 & 54, Part Lot 7, Known Municipally as 3195 East Bayshore Road WHEREAS the Planning Act R.S.O. 1990 c.p. 13, as amended, provides that the Council of a local municipality may pass By-laws for prohibiting the use of land and for prohibiting the erection, location or use of buildings and structures for, or except for, such purposes as may be set out in the By-law and for regulating the use of lands and the character, location and use of buildings and structures; and WHEREAS the Council of the Corporation of the City of Owen Sound is desirous of adopting a zoning by-law amendment pursuant to Section 34 of the Planning Act; and WHEREAS such amendment to By-law 2010-078 will maintain the terms and intent of the City of Owen Sound Ofiicial Plan; and WHEREAS the Council of the Corporation of the City of Owen Sound has carefully considered all public comments throughout the process; and WHEREAS it is now deemed desirable and in the public interest to adopt By-law 20t4-074; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF OWEN SOUND HEREBY ENACTS AS FOLLOWS: 1. 2. 3. 14.55 That Schedule A, Zoning Map 10 forming part of By-law 2010-078, as amended, is hereby amended by changing the zoning category from General Industrial Special Provision (M1 14.55) to Holding Low Density Residential Three Zone (R3) Special Provision 14.55 ((H)R3 14.55) on those lands lying and being in the City of Owen Sound, being described generally as Plan 838, Lot 53 & 54, Paft Lot 7, Known Municipally as 3195 East Bayshore Road, shown on Schedule'A'attached to this By-law. That Schedule A, Zoning Map 10 forming part of By-law 2010-078, as amended, is hereby further amended by changing the zoning category from General Industrial (M1) Special Provision 14.55 to Hazard Lands Zone (ZH) on those lands being in the City of Owen Sound, being described generally Plan 838, Lot 53 & 54, Paft Lot 7, Known Municipally as 3195 East Bayshore Road in the City of Owen Sound, in the County of Grey, shown more particularly on Schedule'A'attached to this By-law. Section 14 is hereby amended by repealing and replacing the section with the following known as Section 14.55: Notwithstanding the provisions of the Low Density Residential Three Zone (R3), and for lands shown on Schedule A, Zoning Map 10: (a) The permitted uses, site and building regulations of the General Industrial (M1) Special Provision (14.55) shall continue to apply to any use of the buildings which exist on the effective date of this By-law provided that the height and gross floor area are not increased so long as the "Holding (H)" symbol is affixed to the R3(14.55) lands.

PAGE 2 BY-LAW NO. 2014 - O74 (b) The City of Owen Sound shall not remove the "Holding" provision until such time as the matters outl ned below are satisfied and, notwithstanding the provisions of the Low Density Residential Three Special Provision 14.55 (R3 14.55) Zone, for those lands shown on Schedule A, Zoning Map 10: i. The completion of land use compatibility studies, such as stationary noise, dust and odour studies at the time of any future site plan or plan of subdivision application to understand the need for specific mitigation measures, as may be required; ii. That any future plan of subdivision or site plan application include the submission and approval of an urban design brief to address: overall plan design and layout; land use compatibility considerations such as implementation of recommended mitigation measures from approved noise/dust/odour study; lot/building orientation and interface with existing industrial uses, built form and location of driveways; architectural design and control; and, pedestrian connections; iii. Compliance with the Environmental Protection Act and its regulations; iv. Archaeological Study; v. Servicing Studies and entering into agreements with the City with respect to the implementation of these upgrades; vi. That those portions of the subject property located in the southwest quadrant, subject to periodic flooding, and as shown in the attached Schedule are subject to a holding provision. The City of Owen Sound shall not remove the "Holding" provision until such time as the flooding hazard has been removed through the re-grading of the site. These works will be carried out with appropriate permits to the satisfaction of the City of Owen Sound and the Grey Sauble Conservation Authority. (c) At the time when the "Holding (H)" Symbol is removed by the City and notwithstanding the provision of the Residential Three Zone (R3), in addition to all other uses permitted in the R3 Zone a "Dwelling, Townhouse" shall be permitted. For any permitted use, the following special provisions shall apply: (i) Low Density Residential Zone Regulations (Dwelling, Single Detached) For a Single Detached Dwelling the R3 regulations shall apply save and except for the following: a. Minimum Front Yard Setback: 6.0 m to the garage and 5.5 m to the habitable poftion (ii) b. Maximum Lot Coverage: 50 o/o Low Density Residential Zone Regulations (Dwelling, Townhouse) For a Townhouse Dwelling the R4 regulations shall apply save and except for the following: a. Minimum Front Yard Setback: 6.0 m to garage and 5.5 m to habitable portion b, Maximum Lot Coverage: 5Oo/o c. Minimum Rear Yard Setback: 6.0 m

PAGE 3 BY- -AW NO. 2014 - O74 4 This by-law shall come into full force and effect upon the final passing thereof. FINALLY PASSED AND ENACTED this 12th day of May, 2Ot4. Mayor Deborah aswell Briana Bloomfie, Deputy Clerk

BY-LAIT 2014-07 4 Schedule A This is Schedule Å to By-lav 2014-074 passed this day of May 4. LEGBI\D I anàç r ezone à lron ú,ener al nàuçlr tal 5pecial? rovtrion ( Ml 14,9?) Lo lolàiq L ow 2 en>ilq?'e çt àer Li al lhr e e lone ( Ø ) 5pecta provicion14,?7 ((l)ø 14 rr) lanàç rezoneà lron úeneral lnàuçlrial (Ml) 5pecta? rovirion l4 99 Lo lazarà L aràç Zone (Zl) ù2p,. Mayor Clerk L anàr curr enl 1 zone à ltazar à I anàç È]\ Georqian Éuv rn