adequate separation distances are maintained from adjacent land uses to minimize impacts of noise and shadow and to ensure public safety;

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1 Page 1 Staff Report llershouse Wind Farm xpansion PAC Feb. 21, 2017

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5 Policy It shall be the policy of Council to consider the development of permanent or long-term installations of large wind turbines or wind farms outside the Growth Centre, Village and Hamlet designations by development agreement, having regard to the following: (a) any required provincial and/or federal government environmental assessment processes have been completed; (b) adequate separation distances are maintained from adjacent land uses to minimize impacts of noise and shadow and to ensure public safety; Page 5 Staff Report llershouse Wind Farm xpansion PAC Feb. 21, 2017

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7 (c) the development is not visually intrusive in the landscape, taking into account the location and distance from which it is visible, and the significance and sensitivity of the landscape, topography, vegetation and built form in the surrounding area; (d) safe roadway access can be provided; (e) any other matter which may be addressed in a development agreement; (f) Policy Page 7 Staff Report llershouse Wind Farm xpansion PAC Feb. 21, 2017

8 Policy Policy It shall be the policy of Council to consider existing and new resource uses as the primary focus of the resource zones. Residents must recognize the priority of resource uses in these zones. It shall be the policy of Council to establish separation distances and buffering requirements in the Land Use By law to reduce conflicts between resource and non resource land uses. Policy In considering development agreements and amendments to the West Hants Land Use By law, in addition to the criteria set out in various policies of this Strategy, Council shall consider: (a) whether the proposal is considered premature or inappropriate in terms of: (i) the adequacy of sewer and water services; (ii) the adequacy of school facilities; (iii) the adequacy of fire protection; (iv) the adequacy of road networks adjacent to, or leading to the development; and Page 8 Staff Report llershouse Wind Farm xpansion PAC Feb. 21, 2017

9 (v) the financial capacity of the Municipality to absorb any costs relating to the development. (b) whether the development is serviced, or capable of being serviced, by a potable water supply and either central sewer or an approved on site sewage disposal system; (c) the suitability with any aspect relative to the movement of auto, rail and pedestrian traffic; (d) the adequacy of the dimensions and shape of the lot for the intended use; (e) the pattern of development which the proposal might create; (f) the suitability of the area in terms of steepness of grade, soil and geological conditions, location of water courses or wetlands, and susceptibility of flooding; (g) whether the proposal meets the requirements of the appropriate provincial or federal agencies as well as whether it conforms to all other relevant municipal by laws and regulations; and (h) any other matter required by relevant policies of this Strategy. Page 9 Staff Report llershouse Wind Farm xpansion PAC Feb. 21, 2017

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11 XHIBIT 1 Project Components Subject Property PID acres Highway xisting Project Boundary Proposed Project Boundary xisting Turbines Proposed Turbines xisting Access Roads Proposed Access Roads Hydrology xisting civic addresses Railroads Roads ± Base data derived from the Nova Scotia Property Records Database (NSPRD), Copyright Her Majesty The Queen in Right of the Province of Nova Scotia. This map is a graphical representation of property boundaries which approximate the size, configuration, and location of parcels. This map is not a land survey and is not intended to be used for legal descriptions or to calculate exact dimensions or area ,000 Meters 1:28,000

12 AR-3 llershouse Rd OS R-4 RC M-2 XHIBIT 2 Zoning GR Hillcrest Lane Maple Ave Melody Lane M-2 R-4 M-2 GR Project Components Project Boundary Proposed Turbines Da wson Rd Proposed Access Roads Hydrology Salmon Hole Dam Rd Williams Rd Highway 101 xisting civic addresses Railroads Roads Zoning Legend Rural Residential (R-4) Rural Commercial (RC) Agricultural Priority 3 (AR-3) Open Space (OS) General Resource (GR) 7 Hamlet Industrial (M-2) GR ± Base data derived from the Nova Scotia Property Records Database (NSPRD), Copyright Her Majesty The Queen in Right of the Province of Nova Scotia. This map is a graphical representation of property boundaries which approximate the size, configuration, and location of parcels. This map is not a land survey and is not intended to be used for legal descriptions or to calculate exact dimensions or area ,000 Meters 1:25,000

13 AR-3 OS R-4 RC M-2 XHIBIT 3 Buffers Proposed 1km Buffer GR M-2 R-4 GR xisting 1km Buffer xisting Project Boundary M-2 Highway 101 Proposed Project Boundary xisting Turbines Proposed Turbines xisting Access Roads Proposed Access Roads 1 Hydrology xisting civic addresses Railroads 3 Roads GR ± Base data derived from the Nova Scotia Property Records Database (NSPRD), Copyright Her Majesty The Queen in Right of the Province of Nova Scotia. This map is a graphical representation of property boundaries which approximate the size, configuration, and location of parcels. This map is not a land survey and is not intended to be used for legal descriptions or to calculate exact dimensions or area ,000 Meters 1:28,000

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