1). FACT: In the absence of a clear vision, developments are being approved in Meaford.

Residents want to know that their Official Plan provides well-defined objectives in the long-term planning of a thriving Meaford. Presenting a solid strategy for the municipality will equip its representatives, staff and residents with a defined vision to both govern by and use as a guide.

2). FACT: The Mayor has stated that the priority in Meaford is to build attainable housing.

Council has not yet defined what attainable is. Attainable is therefore left open to the interpretation of the developer and market forces.

3). FACT: Our concern is that “attainable” may only be attainable for the first purchaser.

Stated from SECTION 5.7 of the South Georgian Bay Tourism Industry Workforce Housing Research and Business Case (2018):

“It is also important to consider that even if a new development is brought to market at an attainable price, there is nothing stopping investors or seasonal home purchasers from buying a unit. So, even at attainable prices, there is no guarantee that any homes will be provided for those who most need it, without some sort of market intervention.”

4). FACT: Resident involvement adds value to planning and development.

CASE IN POINT: Excessive densification of Loon Call’s original proposal would have limited green spaces for families, imposed drainage issues for neighbouring homes and increased traffic issues for entering and exiting the development.

5). FACT: Better communication is required to improve public involvement.

Residents were engaged in the Loon Call process very late, some 14 months following when Loon Call first tied up the site (August 2019). Loon Call submitted all plans and studies to the Municipality and County of Grey in July 2020 and participated in an informal community meeting on October 17, 2020 with the formal public meeting on October 26, 2020. Unfortunately, many local residents (200 meters +/-) were not aware of Loon Call’s plans and it was difficult to raise our many concerns due to the perception by the developer that we were late in the process and Loon Call was pushing for approvals. This is a massive site development that will add significant population to the town, and so it required adequate time to ensure appropriate standards were being met. 

6). FACT: Standards for public notice from the developer need improving.

Specific content and size criteria needs to be established for onsite signage. For example, the name of developer and contact information, a large image of the site plan including architectural elevations, and completion dates projected, and updated. This would be required by the developer as part of formal public engagement. This onsite signage coupled with adequate radius of written notification for public meetings should be a standard requirement.

7). FACT: “Sense of space” should take precedence over development according to the OP.

Stated from SECTION A1: THE COMMUNITY VISION (From the Official Plan): “The Municipality has a number of significant environmental and topographical features that contribute to the ‘sense of place’ felt by many of the Municipality’s residents. These features include the Georgian Bay shoreline, the Niagara Escarpment, the Meaford Harbour, the Big Head River and its tributaries, the Bruce and Georgian trails and the large forest tracts, valleylands, smaller woodlots and wetland areas that support diverse wildlife and plant communities. The protection of these attributes is a key underlying principle in this Official Plan and for this reason, this Official Plan establishes an ‘environment-first’ philosophy in the Municipality. This means that protecting significant natural heritage features and functions shall take precedence over development.”

8). FACT: Meaford is without an official architectural plan and guidelines for the community.

Architectural controls need to be established now. Without specific guidelines, the character of Meaford will be determined by what is most profitable for developers to build. We also believe that greater respect and investment in restoring and maintaining Meaford’s 19th century architectural heritage will add value and distinction to our community long-term.

9). FACT: Municipal leaders have more jurisdiction than we realize.

According to Ontario’s Citizen’s Guide to Land Use and Zoning, municipal leaders have the authority to determine appropriate development and to preserve the unique character, heritage and geographical situation of their municipality.

10). PERCEPTION: Meaford has not tapped into the value of its geographical assets.

Meaford has prime waterfront real estate along Georgian Bay. How will zoning amendments and protocols align the strategy for economic growth offered by rare waterfront lands?

Economic Development Strategic Plan • Waterfront Strategy Plan

11). FACT: Crucial information is difficult to find on the website.

Time-sensitive information including public meetings require diligent searching. The majority of residents don’t know what is going on until it is too late to engage in the process.