Town of Arnprior Official Plan
Arnprior, Ontario
· adopted 2017-06-26
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Town Of Arnprior
Official Plan
Adopted by Council on June 26th, 2017
and Approved by the County of Renfrew
on November 29th, 2017.
The effective date of this Official Plan is
December 19th, 2017. Office
Consolidated with County modifications.
1
Tab of Content
Part 1 .................................................................................................................. 4
The Preamble ..................................................................................................... 4
1. Introduction .................................................................................................. 4
2. Organization Of The Plan ............................................................................ 4
3. Location ....................................................................................................... 4
4. Purpose Of The Plan ................................................................................... 4
5. Basis ............................................................................................................ 5
6. Growth Management ................................................................................... 8
7. Land Supply ............................................................................................... 11
Table 5 ....................................................................................................... 11
8. The Structure Of Part 2 Of The Plan.......................................................... 14
9. Schedules To The Plan ............................................................................. 14
Part 2 ................................................................................................................ 15
Town Of Arnprior Official Plan........................................................................... 15
A Vision, Guiding Principles, Goals And Strategic Objectives ....................... 15
A1 Vision .................................................................................................... 15
A2 Guiding Principles ................................................................................. 16
A3 Goals And Strategic Objectives ............................................................ 18
A4 Interpretation Of This Official Plan ....................................................... 25
B Growth Management .................................................................................. 26
B1 Complete Communities ......................................................................... 26
B2 Population Growth Forecast To 2036 ................................................... 27
B3 Employment Growth Forecast ............................................................... 27
B4 Housing Forecast .................................................................................. 28
B5 Minimum Intensification Target ............................................................. 28
2
B6 New Development Adjacent To Built Up Area ....................................... 28
B7 Reserve Capacity .................................................................................. 29
B8 Infrastructure And Public Service Facilities ........................................... 29
B9 Housing Policies ................................................................................... 29
B10 Employment Area Conversion ............................................................ 33
B11 Comprehensive Development Plans ................................................... 33
B12 Economic/Fiscal Impact Analysis ........................................................ 36
B13 Planning Period ................................................................................... 36
C Land Use Designations .............................................................................. 37
C1 Established Residential Area ................................................................ 37
C2 Low/Medium Density Residential Area ................................................. 44
C3 Downtown Area .................................................................................... 48
C4 Mixed Use Residential/Commercial Area .............................................. 54
C5 Mixed Use Commercial/Employment Area ........................................... 62
C6 Employment Area ................................................................................. 68
C7 Airport Area ........................................................................................... 71
C8 Parks And Open Space Area ................................................................ 72
C9 Environmental Protection Area ............................................................. 76
D Resource Areas, Hazards And Other Constraint Areas ............................. 77
D1 Natural Heritage Resources .................................................................. 77
D2 Water Resources .................................................................................. 85
D3 Cultural Heritage Resources ................................................................. 87
D4 Wayside Pits And Quarries ................................................................... 91
D5 Natural Hazards .................................................................................... 91
D6 Human-Made Hazards .......................................................................... 93
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D7 Lands Owned By The Provincial And Federal Governments ................ 97
E General Development Policies ................................................................... 98
E1 Subdivision Of Land .............................................................................. 98
E2 Transportation ..................................................................................... 101
E3 Land Use Compatibility ....................................................................... 106
E4 Uses On Hydro Corridor Lands ........................................................... 107
E5 Promoting Sustainable Development .................................................. 108
E6 Public Parkland ................................................................................... 110
E7 Urban Design ...................................................................................... 113
F Implementation And Administration .......................................................... 118
F1 Introduction ......................................................................................... 118
F2 Official Plan Administration ................................................................. 118
F3 Zoning By-Law .................................................................................... 119
F4 Site Plan Control ................................................................................. 119
F5 Community Improvement Plans .......................................................... 120
F6 Phasing Of Development .................................................................... 121
F7 Asset Management ............................................................................. 122
F8 Infrastructure And Public Service Facilities ......................................... 122
F9 Waste Management ............................................................................ 123
F10 Public Participation And Consultation................................................ 123
F11 Complete Applications ....................................................................... 124
F12 Monitoring ......................................................................................... 127
F13 Interpretation ..................................................................................... 127
4
Part 1
The Preamble
(This is not an operative part of the official plan)
1. Introduction
This document comprises the Official Plan for the Town of Arnprior.
2. Organization Of The Plan
This document consists of three components:
Part I - The preamble, which does not constitute an operative part of the
Official Plan;
Part 2 - The town of Arnprior official plan comprised of text and
attached Schedules A, B and C inclusive and constitutes the operative
part of the document; and,
Part 3 - The appendices, which do not constitute part of the Official
Plan, but provides additional information to assist in implementing this
Official Plan.
3. Location
This Official Plan affects all lands within the boundary of the Town of
Arnprior, save and except for the lands that are owned by the Province of
Ontario and the Government of Canada.
4. Purpose Of The Plan
The purpose of the Town of Arnprior Official Plan is to provide direction
and a policy framework for managing growth and land use decisions over
the planning period to 2036.
The Official Plan is one of a series of policies, guidelines and regulations
that direct the actions of the Town and shapes growth and development.
The Plan includes policies that are intended to reflect the Arnprior context
to the greatest extent possible while being:
a) Consistent with the Provincial Policy Statement (2014); and,
b) In conformity with the County of Renfrew Official Plan.
5
5. Basis
The Town's Official Plan review project that was completed in 2016
provided the basis for the updated Official Plan. One of the key
documents that informed the Official Plan review was the Town's
Strategic Plan, which identified a number of key long-term objectives
including continued business growth and support, and the revitalization of
the downtown and the waterfront. To support and implement these long-
term objectives and others, the Town has initiated and/or approved a
number of studies and plans including the Community Improvement Plan,
the Water and Wastewater Master Plan, the Asset Management Plan, the
Recreation Master Plan and the Age-Friendly Community Plan. In
addition, the County has completed the County of Renfrew Trails
Strategy as well.
The Town at the outset of the Official Plan Review project identified a
number of specific objectives and these objectives were augmented by
the thoughts, suggestions and issues identified by the community through
the public consultation process. Table 1 below is a summary of the key
objectives of the Town's Official Plan Review:
Table 1
Number
OBJECTIVES
1
Clearly reflect the vision of the Town through the OP.
2
Ensure consistency with Provincial policy and
conformity with the County OP.
3
Consult with the community, agencies and stakeholders
throughout the process to ensure full understanding of
the goals and objectives of the OP review.
4
Create a policy framework that supports a healthy and
sustainable community.
5
Emphasize sustainable development and environmental
design throughout the municipality with leading-edge,
environmental policies within the OP.
6
Ensure there is sufficient supply of land in the Town for
residential, commercial and industrial purposes.
7
Review the existing land use framework and hierarchy
of land use designations.
6
Number
OBJECTIVES
8
Include policies to support economic development and
the creation of jobs.
9
Ensure the identification and protection of natural
heritage features and systems, and water resources.
10
Establish a comprehensive and consistent set of urban
design policies and address issues such as personal
safety and accessibility.
11
Provide targets and policies to direct and support
intensification and the provision of affordable housing.
12
Enhance policies and objectives for parks and trails in
the Town in accordance with the Recreation Master
Plan.
13
Consider the future use of surplus Town-owned lands
and appropriate policies for the future use of
abandoned rail lands.
14
Provide options for the redevelopment of brownfield
properties with strategies to remediate the
environmental impact of the sites with an aim to
redevelopment opportunities.
15
Consider policies for medical marihuana production
facilities in the Town.
16
Consider the long-term vision for the waterfront and Bell
Park.
17
Review the transportation policies in the Town's OP and
consider the inclusion of policies to encourage
reductions in automobile usage and provide
opportunities for other forms of movement including
walking and cycling.
At the outset of the Official Plan Review project, Town Council committed
to a process supported by extensive community engagement focused on
ensuring meaningful public participation in the development of a land use
vision and plan for Arnprior.
A number of meetings were held with Town Officials and Staff, the
County, and stakeholders to discuss the goals and objectives of the
project and to understand what people thought of their community, their
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vision and aspirations for Arnprior, and the specific issues to be
addressed.
On June 17, 2015, an introductory Public Open House was held providing
the community with an opportunity to speak to Town staff and the
consulting team, and to learn about the Official Plan Review including the
reasons for the review.
On September 28, 2015, a public meeting was held under Section 26 of
the Planning Act to again give the community the opportunity to provide
input into the OP Review process and scope of work.
Meridian Planning Consultants prepared the 'Town of Arnprior - Official
Plan Review Issues and Options Report' (dated January 2016). The
intent of the Report was to identify components of the previous Official
Plan that required consideration by the Town as part of the review. The
Issues and Options Report provided:
a) An overview and discussion of relevant parts of the Planning
Act, Provincial Policy Statement, County Official Plan, Town
Strategic Plan and previous Town Official Plan;
b) A summary of the Town's consultation process and a summary
of comments, concerns, issues and suggestions we have
heard thus far;
c) A proposed vision for the Town along with Guiding Principles to
implement this vision;
d) An overview of population, household and employment
characteristics in Arnprior, and a discussion of population and
employment projections in relation to land supply in the Town;
e) An analysis of and recommendations regarding the commercial
hierarchy, designations and policies;
8
f) An analysis of and recommendations regarding the residential
hierarchy, designations and policies and, recommendations
regarding infill and intensification development, and housing
policies;
g) An analysis of and recommendations regarding the
Environmental Protection and Parks & Open Space
designations and policies in the previous Official Plan;
h) Recommendations to assist the Town in meeting its
sustainability objectives; and
i) Recommendations on a range of other issues including
economic development, urban design and architectural control,
home businesses and surplus lands.
On March 14, 2016, Town Council directed Meridian Planning
Consultants to proceed with the preparation of the draft Official Plan
based on the recommendations provided within the Issues and Options
Report, as modified. These recommendations were clarified where
necessary in this Official Plan. The statutory public open house was then
held on September 29, 2016 and the statutory public meeting was held
on October 11, 2016. The Plan that was adopted by Council takes into
account the comments made as part of the public process.
6. Growth Management
The five-year review of the Arnprior Official Plan was the opportunity for a
municipality to assess anticipated population and employment growth
rates relative to the amount of land available in Town. The Town of
Arnprior's review, which commenced in 2015, included analyses of
important factors and trends, the Town's 2013 Development Charges
Background Study, the Town's 2013 Water and Wastewater Master Plan,
Storm water Master Plan and the County of Renfrew's Background
Report and Population Projections document in support of it's 5-year
review and update of the County Official Plan.
The following Table 2 compares population projections from the Town's
Development Charges Background Study and the draft County Official
Plan (2015).
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Table 2
Year
Watson 2013
Development
Charge
Background
Study1
County 2015
OP Review
(Draft) Low
County 2015
OP Review
(Draft) High
2013
8,740
N/A
N/A
2016
N/A
8,528
8,741
2021
N/A
8,963
9,417
2023
10,780
N/A
N/A
2026
N/A
9,420
10,144
2031
11,8802
9,901
10,928
2036
N/A
10,406
11,773
1 Population figures include Census undercount estimated of 4%
2 2031 forecast based on water filtration plant capacity
The Town reviewed the population projections of the draft County Official
Plan using the Town's Development Charges Background Study
assumptions for the number of residential units to be constructed to 2031,
and unit mix and person per unit rates. This information was then further
extrapolated to determine an estimated population for the Town to the
year 2036. Table 3 below summarizes anticipated population increases
per year based on the assumptions utilized in the Town's Development
Charges Background Study.
Table 3
Unit
Mix %
Units/Year
Total
Units For
20 Year
Period
(2016 to
2036)
X PPU
Population
Increase
(2016 to
2036)
Low
Density
54
45
900
2.71
2,439
Medium
Density
37
31
620
2.34
1,451
10
Unit
Mix %
Units/Year
Total
Units For
20 Year
Period
(2016 to
2036)
X PPU
Population
Increase
(2016 to
2036)
High
Density
9
7
140
1.43
200
Total
100
83
1,660
N/A
4,090
Based on the above, the Town determined that there is the need to
provide for the accommodation of an additional 4,090 people in the Town
to the year 2036. Using the County's 'high' population projection for the
year 2016 from its new draft Official Plan, the projected population of the
Town to the year 2036 is 12,831 (8,741 + 4,090).
With respect to intensification, the County, through its draft proposed
modified Official Plan, has assigned a 10 percent requirement to the
Town of Arnprior to accommodate new permanent dwelling units via
intensification. Based on the total of 1,660 new permanent dwelling units
to be accommodated in the Town to the year 2036, a total of 166 new
dwelling units must be accommodated as intensification during this
period. For the Town, this means an average of about 8 units per year
should be provided through intensification.
As noted in the Town's Development Charges Background Study, the
2011 total employment, excluding employees with no fixed place of work
(NFPOW), was approximately 4,820. Statistics Canada defines 'no fixed
place of work' (NFPOW) employees as, "persons who do not go from
home to the same work place location at the beginning of each shift.
Such persons include building and landscape contractors, travelling
salespersons, independent truck drivers, etc.".
Table 4 below identifies expected industrial and commercial job growth to
2031 from the Development Charges Background Study.
Table 4
Job Type
Number of Jobs
Industrial
729
Commercial
900
11
Job Type
Number of Jobs
Total
1,629
Table 5 below identifies how much land would be required for industrial
purposes between 2013 and 2031.
Table 5
New
Industrial
Jobs
Floor Space
per
Employee
Total Floor
Space
Required
Land Area
Required
(Based on
33% Lot
Coverage)
729
120
87,480
26.2 ha.
7. Land Supply
As part of the Official Plan review, the Town completed a land inventory
in conjunction with the Town's 2013 Water and Wastewater Master Plan
inventory. The purpose of this exercise was to confirm that there was
sufficient land supply to accommodate anticipated population and
employment growth to the year 2036. The following Table 5 summarizes
estimated land supply in the Town to accommodate future population and
employment growth.
Table 6
Available
Residential
Area (ha)
Population
that can be
accommodat
ed based on
the available
residential
area
Available
Industrial
Area (ha)
Available
Commercial
Area (ha)
114.71
6,186
57.82
38.75
As noted in Table 1, it is estimated that the Town will need to
accommodate an additional 4,090 people by the year 2036. On this
basis, there is sufficient residential land (approximately 114.7 hectares) to
accommodate growth to the year 2036, since it is expected that the
available residential land could accommodate about 6,186 people.
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There were approximately 57.82 hectares of land designated for
industrial purposes and 38.75 hectares for commercial purposes in the
previous Official Plan and at the time the land inventory was completed.
At the time the Official Plan Review Issues and Options Report was
completed (January 2016), there were approximately 35 properties
available for commercial purposes with a range of lot sizes. For potential
larger scale commercial development, there were only five properties
available which are larger than one hectare in size however, the Town did
not identify this as a concern given the potential for redevelopment and
intensification on existing commercial sites (e.g. future replacement of
strip plazas or additions of commercial buildings).
The Town's review of available lot sizes for employment lands revealed a
concern that there was only approximately 8 industrial properties
available in the Town at the time of the Official Plan Review. Industrial
sites are different to commercial sites by nature; typically an industrial
user will be the sole business on a property with the exception of
industrial malls where there are multiple tenants in smaller units. The
intensification of existing industrial sites with the addition of new
businesses/buildings is far less common than with commercial sites
where it is very common to see the addition of a commercial building to
an existing shopping centre or plaza site. Notwithstanding the above, the
land supply in the previous Official Plan exceeded what is required in the
next 20 years. While some of these lands may be constrained for
servicing and/or environmental reasons, this amount of land is sufficient
to meet expected demand. In addition, excess lands on underdeveloped
properties have not been included in the vacant employment land supply,
and additional opportunities may be available on these lands as well.
With the above in mind, the Official Plan Review (which is a
comprehensive review as defined by the Provincial Policy Statement) did
provide the Town with an opportunity to consider whether certain lands
should continue to be designated for employment uses. In this regard, the
amount of land designated for employment purposes by this Official Plan
is about 47 hectares and is net of lands that are subject to environmental
constraints or which are owned by the Ontario Power Authority. Excess
lands on underdeveloped properties are not included in this land supply.
This means that the amount of vacant land designated Employment Area
by this Official Plan continues to exceed the amount of employment land
required in the next twenty years.
Notwithstanding the above, it is recognized that the calculations prepared
in support of the Development Charges Study with respect to the amount
of land required for industrial uses may not be as accurate in 2017, given
changes in technology and the economy in general. These changes have
an impact on the demand for industrial land generally and the amount of
floor space needed for each employee. With this in mind, nothing in this
13
Plan is intended to limit the ability of the Town of Arnprior to initiate a
comprehensive review as defined by the Provincial Policy Statement to
consider the removal of lands within an employment area for other
purposes. In this regard, it is recognized that without the ability to develop
new residential uses on lands that are outside of the Town's current
borders, the amount of residential land available for development is much
more limited than the amount of industrial land that exists.
In recognition of the healthy supply of industrial land in the Town, a
number of properties were removed from the previous Industrial
designation for the reasons set out below:
a) Approximately 2.90 hectares of land that is the site of the
Kenwood Corporate Centre is now designated Mixed Use
Residential Commercial Area and is subject to Section C4.8.1
of this Plan. These lands are currently used for a variety of
uses and the lands are surrounding by residential uses.
b) Approximately 1.5 hectares of land located on the east side of
the former CN rail-line and between McLachlin Street North
and MacDonald Street North that are the site of older buildings
with a mix of commercial uses is now designated Low/Medium
Density Residential Area. This property has significant
redevelopment potential as a result of the closure of the two
rail-lines in the area and their acquisition by the County of
Renfrew and the Town of Arnprior. The re-designation
recognizes the significant potential that exists to develop
medium and high density residential uses on larger properties
that are close to the Downtown Area. Until such time as the
lands are redeveloped, the existing buildings may continue to
be used for a variety of commercial uses.
c) Approximately 15.7 hectares of vacant land on the south side
of White Lake Road is now designated Mixed Use
Commercial/Employment Area, which is the same designation
that applies to lands to the east along White Lake Road. Given
the amount of employment land in the Town and the proximity
of the lands to Highway 417, the change in the designation
provides for additional development opportunities on these
lands. These lands are also subject to Section C5.7.1 of this
Plan, which requires the submission of a number of studies
before development can occur.
d) Approximately 0.5 hectares of land on James Street that is the
site of one building with a mix of uses is now designated
Low/Medium Density Residential Area to reflect the nature of
existing uses in the immediate area. These lands are located
adjacent to the Nick Smith Centre and are large enough to
14
accommodate residential development that is compatible with
the surrounding area. Until such time as the lands are
redeveloped, the existing building may continue to be used for
a variety of commercial uses.
8. The Structure Of Part 2 Of The Plan
Part 2 of the Official Plan is divided into six sections, each of which is
described below:
Section A (Vision, Guiding Principles, Goals and Strategic
Objectives) contains the vision of the Town of Arnprior. This vision is
based on an understanding of past and future trends and the wishes of
the Town's residents and business owners. The guiding principles that
form the basis of the Plan flow from the vision. These guiding principles
also establish a framework for the other goals, objectives and policies in
the Plan.
Section B (Growth Management) contains the policies that provide the
basis for accommodating expected growth in the Town to 2036.
Section C (Land Use Designations) sets out the objectives and policies
for the land use designations that apply in the Town and the conditions
under which development may be permitted within those land use
designations.
Section D (Natural Heritage, Hazard Lands and Water Resources)
contains objectives and policies on natural heritage, water, cultural
heritage and archaeological resources in the Town (where they exist).
Policies on natural and human-made hazards are also included within
this part of the Plan.
Section E (General Development Policies) contains objectives and
policies that, where appropriate, must be considered as part of the land
use planning process.
Section F (Plan Implementation and Administration) describes how
the vision, guiding principles, goals, objectives and policies of the Official
Plan will be implemented.
Certain terms in Sections A to F of Part 2 of this Plan that are shown in
bold are defined in Section F13.7 of this Plan.
9. Schedules To The Plan
The following schedules, which are to be read in conjunction with the text
of this document, constitute an operative part of this Official Plan.
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Schedule A - Land Use
Schedule B - Transportation
Schedule C - Natural Hazards and Heritage Areas
Part 2
Town Of Arnprior Official Plan
(This is the Operative Part of the Official Plan)
A Vision, Guiding Principles, Goals And Strategic
Objectives
A1 Vision
The Official Plan for the Town of Arnprior establishes a framework for the
continued growth and development of the Town. Its primary purpose is to
provide the basis for the strategic management of growth and change.
Its purpose is also to assist in achieving common goals and objectives,
such as: the need to enhance an already high quality of life; to support an
existing community structure; and to create a highly desirable, healthy,
and attractive place to live, work, and visit, for a range of people and
lifestyles.
While the Vision for the Town of Arnprior embraces the past and the
present, it also considers and plans for the future. On the basis of the
above, Arnprior is:
a) A community that provides the benefits of larger urban centres
while maintaining a 'small town feel';
b) A place that cherishes its natural and cultural resources which
contribute to the scenic value of our community while providing
a link to our past, such as the 'Grove', the Madawaska River,
the Ottawa River and the Arnprior & District Museum;
c) A Town that welcomes population and employment growth
provided that growth continues to support the creation of a
complete, healthy and sustainable community. This means that
Arnprior believes that there should be a range of housing
options available to all incomes and ages, educational and
employment choices to encourage residents to learn and work
in the community, and recreational facilities and opportunities
to support a healthy community; and,
16
d) A community that believes in local investment and innovation to
revitalize our downtown, support local businesses, and improve
hard and soft services.
A2 Guiding Principles
It is recognized that the Town's long-term prosperity, environmental
health and social well - being depends on wisely managing change and
promoting efficient land use and development patterns. On this basis of
the above, below are a series of guiding principles that are intended to
establish the basis for making planning decisions in the future, as set out
below:
a) To ensure that all land use planning decisions are based on the
principles of wise growth management that supports the Town's
unique character, diversity, civic identity, natural heritage and
cultural heritage.
b) To recognize the downtown and mixed use areas as places for
living, entertainment, leisure, commerce and civic activities, and to
promote the preservation and reuse of historic resources, to assist
in the retention of local history and heritage and the reinforcement
of community character.
c) To support a prosperous local economy by providing opportunities
for economic development, and investment and diversification in
the Town in a manner that fosters entrepreneurialism,
competitiveness, and a positive and attractive business
environment.
d) To protect and enhance the character of existing neighbourhoods
in the Town and to maintain them as diverse, livable, safe,
healthy, thriving and attractive communities.
e) To support all forms of intensification in key areas to support the
efficient use of infrastructure, the many retail stores and services
that exist and to provide additional housing options to existing and
future residents.
f) To promote the preservation and appropriate reuse of historic
resources, and celebrate and assist in the retention of local and
Town's heritage, and the reinforcement of cultural identity.
g) To ensure that an adequate supply of land and housing choices
are available for present and future residents of all ages, abilities,
incomes and household sizes.
17
h) To invest in, program and optimally maintain a diverse and
interconnected system of public spaces that feature convenient,
and comfortable access, encourage safe and healthy
environments, minimize hazards and attract and appropriately
serve all components of the population.
i) To encourage the development of a more balanced and integrated
transportation system that safely and efficiently accommodates
various modes of transportation including automobiles, trucks, and
cycling and walking.
j) To ensure that the construction of all infrastructure, or
expansions to existing infrastructure, occurs in a manner that is
compatible with adjacent land uses and minimizes social and
environmental impacts, with consideration given to the long term
maintenance, operational and financial consequences of the
decision.
k) To encourage sustainable development practices and support
resiliency and innovation in order to maximize resource and
energy conservation.
l) To work with the adjacent communities on matters of common
interest, which includes growth management, economic
development, transportation, infrastructure, natural heritage
features and areas, water resources and source water protection.
m) To require that local decision-making processes are transparent
and accountable to the public through the provision of information,
participatory tools, education, and an open process.
n) To improve accessibility for persons with mobility challenges and
older persons by identifying, preventing and removing land use
barriers that restrict their full participation in society.
o) To consider climate change adaptation and mitigation through
land use and development patterns, storm water management,
and decisions relating to infrastructure development.
p) To ensure that the proper planning is carried out to protect the
overall health of the community including fire and life safety as
well as emergency management.
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A3 Goals And Strategic Objectives
A3.1 Introduction
A series of goals and strategic objectives have been developed in an
effort to implement the vision and guiding principles of the Town, as set
out in Section A2.
Goals are intended to be broad long-term aims that attempt to define how
the vision will be implemented. Strategic objectives are intended to be
specific and realistic targets that measure the accomplishment of a goal.
These goals and strategic objectives are intended to work together in the
pursuit of a sustainable balance between the environment, society,
culture and the economy, and to support development that meets the
needs of the present without compromising the ability of future
generations to meet their own needs.
These goals and strategic objectives are categorized as follows:
a) Sustainable Development
b) Natural Environment
c) Community Character
d) Economic Development
e) Tourism and Recreation
f) Infrastructure
g) Housing
h) Cultural Heritage
A3.2 Sustainable Development
Goal
To promote and encourage sustainable forms of land use and
development.
Strategic Objectives
a) Minimize the Town's ecological footprint and the impacts of
growth by encouraging new development that is based on
the principles of sustainable development;
19
b) Promote the use of leading edge sustainable development
and energy conservation policies and techniques that are
designed to reduce greenhouse gas emissions;
c) Provide human and social services within the Town's
responsibility that help establish a complete community
where people of all ages, backgrounds and capabilities can
meet their needs throughout the various stages of their
lives;
d) Reduce the per-capita consumption of energy, water, land
and other non-renewable resources;
e) Promote practices, which conserve water, and protect or
enhance water quality;
f) Promote a compact urban form and develop an energy-
efficient mix of land uses, where appropriate, to provide
livable, healthy communities;
g) Encourage reductions in the use of private automobiles by
promoting active transportation and the use of
Transportation Demand Management measures, such as
cycling and walking;
h) Encourage efficient site design, and building design and
construction techniques that minimize space heating and
cooling energy consumption, and encourage the
upgrading/retrofitting of existing buildings and facilities;
i) Support land use and development patterns that minimize
adverse impacts on air quality;
j) Minimize and mitigate land use conflicts between sensitive
land uses, and noise, vibration and emission sources in
accordance with all applicable Provincial, County and Town
regulations and guidelines; and,
k) Reduce the occurrence of excessive light emissions while
still ensuring that adequate levels are maintained for public
safety.
A3.3 Natural Environment
Goal
To protect and enhance significant natural heritage features, areas and
functions in the Town.
20
Strategic Objectives
a) Protect significant natural heritage and hydrologic features and
their associated habitats and ecological functions;
b) Ensure that an understanding of the natural environment,
including the values, opportunities, limits and constraints that it
provides, guides land use decision-making in the Town;
c) Discourage the loss or fragmentation of significant woodlands
and the habitats and ecological functions they provide; and,
d) Promote and establish programs to increase the forest cover in
the Town.
A3.4 Community Character
Goal
To protect and enhance the character of the community.
Strategic Objectives
a) Maintain and enhance our community as a diverse, liveable,
safe, thriving and attractive place to live, work and play;
b) Maintain and enhance the character and stability of existing
and well-established residential neighbourhoods by
ensuring that development and redevelopment is
compatible with the scale and density of existing
development;
c) Encourage the development of neighbourhoods which are:
compact; provide for an integrated network of pedestrian-
oriented streets, pathways and cycling facilities; and provide
an appropriate mix of housing types, community facilities,
commercial and service uses, and open spaces;
d) Provide community facilities that are safe, visible and
accessible to residents in each neighbourhood;
e) Foster a sense of civic identity through a high standard of
community design in all future development that considers:
i.
The appropriate integration of the design of public
and private spaces;
21
ii.
A high degree of visual diversity and aesthetic
quality;
iii.
A well-defined public realm, including an
interconnected open space network;
iv.
Sustainable and energy efficient building and site
design;
v.
The sensitive integration of new development
with existing development; and,
vi.
A pedestrian oriented development pattern.
f) Encourage and support public art and cultural facilities and
opportunities for place-making, events and experiences
throughout the Town as a means to foster community and
neighbourhood identity and contribute to a vibrant and
creative Town; and,
g) Encourage a strong sense of civic pride that comes with the
establishment and maintenance of high property standards
in all areas of the Town.
A3.5 Economic Development
Goal
To provide opportunities for economic development and the creation of
jobs.
Strategic Objectives
a) Foster a competitive and positive business climate in the
Town;
b) Provide for the broadest range of employment and
commercial uses and flexible development standards,
where appropriate;
c) Pre-zone lands for employment and commercial uses
wherever possible and appropriate and ensure that a
sufficient supply of employment lands is available for
development at all times and in appropriate locations;
d) Facilitate the provision of a range of goods and services
to the public within the Town by ensuring that the land
22
use planning framework is supportive of development,
as appropriate;
e) Encourage opportunities for a range of job opportunities
and a broad range of commercial and service facilities
geared specifically to meet the needs of residents and
visitors to the Town;
f) Encourage wherever possible through the land use
planning process the retention of existing businesses in
the Town;
g) Encourage the development of home businesses
provided the proposed use is compatible with adjacent
uses;
h) Encourage the protection of the Town's cultural heritage
resources in order to maintain and enhance economic
development and tourism opportunities;
i) Ensure a balance between the demand for development
and associated capital facilities and other municipally
funded activities;
j) Support the level of educational attainment in the
Arnprior labour force by fostering a culture of life-long
learning;
k) Provide greater business support to entrepreneurs and
small business operations;
l) Maximize labour market opportunities by creating a
collaborative environment between businesses,
government and education; and,
m) Support the transition of displaced workers to
employment in high growth industries and increasing the
understanding of labour force needs for skilled workers
through a series of initiatives.
A3.6 Tourism and Recreation
Goal
To enhance opportunities for tourism and recreational uses and related
development.
Strategic Objectives
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a) Recognize the importance of the tourism industry in
providing economic and employment opportunities;
b) Promote the maintenance, expansion and upgrade of
existing tourism and tourist destination-oriented uses in
the Town and encourage the establishment of additional
high-quality attractions, facilities, accommodations,
services, and events;
c) Provide for a broad range of open space settings,
activities and programs in order to expand recreation
and leisure opportunities in the area for residents and
visitors; and,
d) Recognize and protect the economic importance of the
Town's natural attributes and to ensure that the
recreational and tourism uses that rely upon these
attributes continue to thrive.
A3.7 Infrastructure
Goal
To ensure that all infrastructure, including sanitary sewers, water
distribution and stormwater management facilities, roads and municipal
facilities meet the needs of present and future residents and businesses.
Strategic Objectives
a) Ensure that all infrastructure required to serve urban
areas is built prior to, or coincident with, development;
b) Encourage the establishment of an integrated
transportation system that safely and efficiently
accommodates various modes of transportation
including cycling, walking, automobiles and trucks;
c) Ensure that the construction of all infrastructure, or
expansions to existing infrastructure, occurs in a
manner that is compatible with adjacent land uses, is
cost effective and with a minimum of social and
environmental impact;
d) Encourage the provision of infrastructure that is energy
efficient, promotes water conservation and water
efficiencies, and supports improvements to air quality;
24
e) Encourage upgrades to the Town's water and sewage
collection system to improve efficiencies and expand
capacity; and,
f) Consider innovative infrastructure financing tools,
including public/private partnerships and developer
front-end financing to provide community facilities and
infrastructure.
A3.8 Housing
Goal
To provide an appropriate housing supply and range of housing choices
to meet the needs of present and future residents.
Strategic Objectives
a) Ensure that there is an appropriate supply of land for
residential development subject to the availability of
water and wastewater capacity;
b) Assist in the achievement of residential intensification
and affordable housing by encouraging opportunities
for mixed-use development in appropriate locations that
support the other objectives of this Plan;
c) Support an increase in the supply of long-term care
beds;
d) Support the development of innovative seniors housing
options that allow for progressive care and aging in
place;
e) Ensure that a full range of housing opportunities for all
incomes and ages is available for residents in the Town;
f) Ensure that a viable amount of rental housing continues
to be available;
g) Support universal physical access and encourage the
building industry to incorporate such features in new
residential structures; and,
h) Explore opportunities with adjacent municipalities on the
provision of housing opportunities in a manner that is
mutually beneficial.
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A3.9 Cultural Heritage
Goal
To identify, conserve and enhance the Town's cultural heritage
resources, whenever practical.
Strategic Objectives
a) Enhance the character of the Town by protecting and
maintaining the municipality's cultural heritage resources
and rich heritage for future generations;
b) Foster civic pride by educating the public on the Town's
history and achievements, and recognizing the
contribution that cultural heritage resources make to the
fabric of the Town;
c) Use cultural heritage resources as a tool to attract
additional economic development, increase tourism
opportunities and enhance the character and vitality of
neighbourhoods and districts;
d) Prevent the demolition, destruction, inappropriate
alteration or use of designated cultural heritage
resources;
e) Promote the conservation of significant cultural heritage
resources on lands that are adjacent to proposed
development and to encourage the adjacent
development to be of an appropriate scale and
character;
f) Ensure that the nature and location of cultural heritage
and archaeological resources are known and considered
before land use decisions are made;
g) Encourage development that is adjacent to significant
cultural heritage resources to be of an appropriate scale
and character; and,
h) Consult with the First Nations with respect to the
identification and protection of archaeological resources.
A4 Interpretation Of This Official Plan
This Official Plan is more than a set of individual goals, objectives and
policies. It is to be read in its entirety and the relevant goals and
26
objectives are to be considered when decisions are made and all relevant
policies shall be applied as appropriate.
Since land use decisions have long-term impacts, these decisions must
be future oriented and connected to an overall vision. In this regard, this
Official Plan contains such a vision in Section A1, which articulates the
future of the Town and is intended to be the foundation upon which the
Official Plan has been developed.
The vision is supported by a series of guiding principles in Section A2
that are intended to convey in broad terms how the vision is to be
implemented. Both the vision and the guiding principles are not tests that
need to be met or applied to individual properties or applications, rather
the vision and guiding principles should be considered when making
overall policy decisions.
Section A3 contains a series of goals and strategic objectives. Goals are
intended to articulate what the Town hopes to achieve to support the
overall vision. Goals are not policies and are not intended to be a
conformity test. Objectives are intended to be specific, quantifiable and
realistic targets that measure the accomplishment of a goal over a
specified period of time. These objectives are also not policies and are
not intended to be a conformity test.
Finally, there are policies, which are to be applied when making land use
planning decisions. Policies are statements that are intended to
implement the vision, goals and objectives in this Plan.
Some policies set out positive directives such as "settlement areas shall
be the focus of growth and development". Other policies set out
limitations and prohibitions, such as "development and site alteration
shall not be permitted". The use of the word "shall" implies the policy is
mandatory and requires full compliance. Other policies use enabling or
supportive language, such as "should, promote and encourage".
B Growth Management
B1 Complete Communities
All of the lands in the Town and subject to this Plan are within a
settlement area. It is the goal of this Official Plan that the Town continue
to solidify itself as a complete community where there is:
a) A strong live/work ratio, where the majority of residents have
employment opportunities in the Town in which they live;
b) Choice in the market place, in terms of obtaining goods and
services;
27
c) A range of educational and training opportunities;
d) A range of housing types for all levels of income and ages;
e) A range of health care services for the majority of the residents;
f) A range of community and social services to assist the majority
of those in need in the community;
g) A range of cultural and recreational opportunities and facilities;
and,
h) A population level and density that supports the provision of
public transit in the long-term, where feasible.
B2 Population Growth Forecast To 2036
The Town's population is forecasted to increase to 11,773 by 2036, as
directed by the County of Renfrew Official Plan and in accordance with
Table A.
Table A
Population Forecast (2016 To 2036)
Year
Population
2016
8,741
2021
9,417
2026
10,144
2031
10,928
2036
11,773
B3 Employment Growth Forecast
The Town's employment (number of jobs) is forecasted to increase to
6,884 by 2031, as directed by the County of Renfrew Official Plan and in
accordance with Table B.
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Table B
Employment Forecast (2011 to 2036)
Years
Employments
2011
3,220
2023
6,059
2031
6,854
2036+
7,137
B4 Housing Forecast
The number of dwelling units in the Town is forecasted to increase by
1,660 units between 2016 and 2036 in accordance with Table C.
Table C
Housing Forecast (2016 To 2036)
Dwelling Type
2016 to 2036
% of New Dwellings
Low Density
900
54%
Medium Density
620
37%
High Density
140
9%
All
1,660
N/A
B5 Minimum Intensification Target
The minimum intensification target is 10%.
B6 New Development Adjacent To Built Up Area
In cases where new development is proposed outside of the built up
area, it should be demonstrated that:
a) The new development area will generally serve as a logical
extension to the existing built up area, is compact and
minimizes the consumption of land;
29
b) A range of housing choices will be provided, subject to
servicing constraints; and,
c) All of the other infrastructure and public service facilities
required to service the new development area is available,
with such infrastructure and public service facilities being
used as efficiently as possible.
B7 Reserve Capacity
a) Planning authorities may allow lot creation only if there is
confirmation of sufficient reserve sewage system capacity
and reserve water system capacity within municipal sewage
services and municipal water services.
b) The determination of sufficient reserve sewage system
capacity shall include treatment capacity for hauled sewage
from private communal sewage services and individual on-
site sewage services.
B8 Infrastructure And Public Service Facilities
a) Infrastructure, electricity generation facilities and
transmission and distribution systems, and public service
facilities shall be provided in a coordinated, efficient and cost-
effective manner that considers impacts from climate change
while accommodating projected needs.
b) Planning for infrastructure, electricity generation facilities and
transmission and distribution systems, and public service
facilities shall be coordinated and integrated with land use
planning so that they are:
i.
Financially viable over their life cycle, which may be
demonstrated through asset management planning; and,
ii.
Available to meet current and projected needs.
B9 Housing Policies
B9.1 Goals
It is the goal of the Town that the Town's current and future housing
needs be met by:
a) Ensuring that there is a minimum 10 year supply of land for
residential development;
30
b) Assisting in the achievement of residential intensification and
affordable housing by encouraging opportunities for mixed-use
development in appropriate locations, as set out in this Plan;
c) Permitting the creation of secondary suites;
d) Encouraging the use of surplus public lands for affordable
housing only if the site is appropriate for such a use and
located where the use would be compatible with adjacent uses;
e) Supporting an increase in the supply of long-term care beds;
f) Supporting the development of innovative seniors housing
options that allow for progressive care and aging in place;
g) Encouraging the provision of alternative forms of housing for
special needs groups;
h) Supporting universal physical access and encourage the
building industry to incorporate such features in new residential
structures;
i) Encouraging the redevelopment of brownfield properties;
j) Consider any recommendations set out in the County of
Renfrew Housing and Homelessness Plan, as deemed
appropriate; and,
k) Explore opportunities with adjacent municipalities on the
provision of housing opportunities in a manner that is mutually
beneficial.
B9.2 General Policies
The Town supports:
a) Residential intensification and redevelopment in key nodes
and corridors, where an appropriate level of infrastructure and
public service facilities are or will be available in the immediate
future and subject to the policies of this Plan;
b) The establishment of densities for new housing which
efficiently use land, resources, infrastructure and public
service facilities, and support the use of active
transportation (such as trails and cycling paths) in areas
where it exists or is to be developed;
c) The establishment of development standards for residential
intensification, redevelopment and new residential
31
development that minimize the cost of housing and facilitate
compact form, while maintaining appropriate levels of public
health and safety;
d) The provision of alternative forms of housing for special
needs groups and emergency shelters, where possible;
e) The maintenance and improvement of the existing housing
stock through local maintenance and occupancy standards by-
laws;
f) The utilization of available programs and/or funding, if any,
from applicable levels of government for assisted housing for
households, including those with special needs, as well as
programs to rehabilitate older residential areas; and,
g) The consideration of reductions in Development Charges
payable for new affordable housing where appropriate.
B9.3 Secondary Residential Units
One secondary residential unit shall be permitted in single detached,
semi-detached and townhouse dwellings or in an ancillary structure
provided the secondary residential dwelling:
a) Meets the relevant requirements of the Town, and the Ontario
Building Code and Fire Code;
b) Can be supplied by municipal sewer and water services;
c) Has a floor area that is less than the floor area of the principal
dwelling;
d) Is supported by adequate parking facilities, which shall be a
maximum of one additional parking space over and above the
parking requirement for the single detached, semi-detached or
townhouse dwelling;
e) Is not accessed only from inside a private garage and is
accessed with separate rated ingress and egress facilities from
the primary residence (if not located within an ancillary
building);
f) Is not located on a lot where a garden suite is already located;
and,
g) Is not located in a dwelling that is in a floodplain, or in an area
that is the site of a natural or human-made hazard.
32
The above requirements shall be implemented in the zoning by-law. An
amendment to this Plan is not required to change any of the above
policies.
B9.4 Affordable Housing
a)
The Town supports the provision of housing which is
affordable to low and moderate-income households. In this
regard the minimum target for the provision of housing which
is affordable in the Town is 15%.
b)
The Town shall consider this target when projects that
comprise 25 or more dwelling units are proposed. The Town
may consider the provision of such units off, as well as on
site.
B9.5 Garden Suites
a) Garden suites may be permitted on the same lot as an existing
single detached dwelling provided adequate water supply and
sewage disposal facilities are available.
b) Garden suites may be permitted on a temporary basis not to
exceed 20 years through a site-specific Temporary Use By-law
and shall be subject to Site Plan approval, where deemed
necessary, to ensure adequate buffering and/or appropriate
placement of the unit.
c) Garden suites must be ancillary to the principle use of a single
detached dwelling, not be located in the front or exterior side
yard of the principle residence, designed and installed to be
temporary and removable, and there shall be demonstrated
need for the use to the satisfaction of the Town.
d) An agreement between the applicant/property owner and the
Town may be required, which addresses issues related to
installation, maintenance, removal and occupancy and financial
securities among other matters. Performance standards shall
be applied under the implementing Zoning By-law and Site
Plan Control to ensure the compatibility of the temporary
garden suite with the existing character of the area.
B9.6 Special Needs Housing And Residential Care Facilities
B9.6.1 Special Needs Housing
33
a) The Town recognizes the need for special needs housing in the
community and supports the integration of these housing types
at appropriate locations, subject to any locational criteria.
b) Appropriately scaled special needs housing will be permitted in
any land use designation that permits residential uses.
c) The Town will encourage and support the creation and
retention of special needs housing.
d) The Town will encourage and support special needs housing to
locate in close proximity to public transit, commercial uses and
other compatible non-residential land uses, parks and
community facilities and have convenient access to community,
social and health services.
B9.6.2 Residential Care Facilities
a) Residential care facilities will be permitted in any land use
designation that permits residential uses. The size, scale,
types, location and concentration of residential care facilities
may be further regulated in the Town's Zoning By-law.
b) The Town will support comprehensively planned and
developed residential care facilities that vary housing forms to
allow residents to transition through life stages.
B10 Employment Area Conversion
Proposals to convert lands within the Employment Area designation to
another land use designation will be reviewed through a comprehensive
review as defined by this Plan. In considering a request to remove lands
from an Employment designation, it shall be demonstrated through the
comprehensive review that:
a) There is a need for the conversion; and,
b) The lands are not required over the long-term for the
employment purposes for which they are designated.
B11 Comprehensive Development Plans
B11.1 Need for a Comprehensive Development Plan
In circumstances where this Plan anticipates that redevelopment will
occur, such redevelopment may only be permitted subject to the
preparation of a Comprehensive Development Plan because:
34
a) Natural heritage features may be present on multiple properties
in the immediate area; and/or
b) There is a need to consider the planning for new roads,
infrastructure and community infrastructure on a
comprehensive basis; and/or
c) The phased development of road and/or infrastructure
connections on multiple parcels may be required to support
development and in order to ensure that orderly development
occurs; and/or
d) There is a need to consider how development on each parcel
will relate to each other from a land use and density
perspective; and/or
e) There is need to consider how parkland and other public
amenities such as trails are in a logical manner as
development occurs; and/or
f) There is a need to consider how development will be phased
such that both residential and non-residential uses are
developed in a timely manner.
B11.2 Matters to be Dealt With in a Comprehensive
Development Plan
Where a Comprehensive Development Plan is required by this Plan, the
following matters shall be dealt with, as appropriate and depending on
the context and location of the affected lands, in a Comprehensive
Development Plan:
a) A detailed overall land use plan, identifying the location of all of
the proposed uses including the distribution of density and the
proposed scale of all uses;
b) The proposed pattern of streets, developable blocks and
pedestrian and bicycle routes;
c) The location of appropriate access points onto the abutting
road network;
d) The proposed built-form of the development including type,
height, and architectural treatments.
e) The identification of specific areas that will require specific lot
and building placement, orientation and/or architectural
features;
35
f) The specific urban design issues that will need to be addressed
in implementing plans such as Plans of Subdivision and Site
Plans;
g) A plan showing the location of any future public lands that may
be dedicated to the Town as part of the approval process;
h) A detailed phasing plan that describes the sequencing of
development and the timing of any infrastructure
improvements;
i) The nature and location of natural heritage features that will be
protected from development;
j) A Functional Servicing Study that addresses servicing needs,
identifies design and construction requirements, identifies
monitoring requirements, reviews hydrogeological impacts, all
of which is intended to minimize impacts to the natural
environment; and,
k) Proposed energy conservation measures.
B11.3 When a Comprehensive Development Plan is not
Required
The Town may determine that a Comprehensive Development Plan is not
required for proposals that are minor in nature provided that it is
demonstrated that long-term development options for the property are not
precluded. In making such a determination, the Town shall be satisfied
that:
a) The proposed development will not unduly compromise the
planned function of the designation;
b) The uses can be easily integrated with other uses on the
subject lands and adjacent lands;
c) Elements of the public realm will be improved as a condition of
development/redevelopment;
d) The uses are designed and located to minimize impacts on
adjacent residential areas;
e) The uses will not cause traffic hazards or an unacceptable level
of congestion on surrounding roads; and,
f) The policies contained in Section B11.2 have been
substantially met.
36
B12 Economic/Fiscal Impact Analysis
B12.1 Town Requirements
The Town may require that an economic/fiscal impact analysis be
completed in support of Comprehensive Development Plans or any other
significant proposal, as determined by Council. This analysis shall be
coordinated between the Town and relevant boards and agencies and
shall include but not be limited to:
a) An assessment of service costs including transportation, water,
wastewater, police, community and health services;
b) The impact on operating and capital budgets, and the financing
implications related to the impact on tax levy, user rates and
development charges; and,
c) The ability to financially and technically provide for the required
servicing infrastructure in order to allow the development to
proceed on a timely basis.
B12.2 Need for Financial and Other Agreements
It is the intent of this Plan that the cost of new development have minimal
impact on existing taxpayers, and to ensure that timely residential
development and industrial/commercial development coincides with and
supports required infrastructure development, including the building of
roads, schools, parks and the introduction of increased transit service
and facilities, an increase in public servicing levels such as fire and police
and the timely development of infrastructure.
On this basis, the Town may require that landowners within a
development area enter into an agreement or agreements amongst
themselves to address the distribution of all costs of development
including those which may not be recoverable by the Town under the
Development Charges Act, 1997, or any successor legislation,
particularly the provision of community and infrastructure facilities such
as parks, roads, road improvements, external services, storm water
management facilities, public/private utilities and schools.
B13 Planning Period
The planning period for this Official Plan is to 2036. Notwithstanding the
above, nothing limits the planning for infrastructure and public service
facilities beyond the 20 year planning period. In addition, planning
authorities may plan beyond 20 years for the long-term protection of
37
employment areas provided new lands are not designated beyond the
planning period.
C Land Use Designations
C1 Established Residential Area
C1.1 Location
The Established Residential Area designation applies to residential areas
that were established and completed approximately 5 years before
Council adopted this Plan.
C1.2 Objectives
It is the objective of the Established Residential Area designation to:
a)
Recognize, maintain, and protect the character and
identity of existing low density residential
neighbourhoods and plans of subdivision;
b)
Recognize existing medium and high density
developments that have already occurred and allow
for their completion and redevelopment as
appropriate;
c)
Provide for new development/redevelopment on
existing lots in a manner that maintains and protects
the existing neighbourhood character;
d)
Provide for modest intensification in the form of
townhouses and apartment dwellings in appropriate
locations; and,
e)
Provide for alterations to existing residential uses in a
manner that maintains and protects the existing
neighbourhood character.
C1.3 Permitted Uses
The following uses are permitted on lands designated Established
Residential Area:
a) Single detached dwellings;
b) Semi-detached dwellings;
38
c) Townhouse dwellings in accordance with Section
C1.4.5;
d) Low-rise apartments buildings (maximum height - 3
storeys) in accordance with Section C1.4.5;
e) Secondary residential units in accordance with Section
B9.3;
f) Garden suites in accordance with Section B9.5;
g) Home businesses in accordance with Section C1.5.1;
h) Bed and breakfast establishments in accordance with
Section C1.5.2; and,
i) Day nurseries and local institutional uses in accordance
with Section C1.5.3.
C1.4 Development And Redevelopment Policies
C1.4.1 Form of Expected Development
a)
The Town recognizes that established residential
neighbourhoods in the Town will continue to be attractive for
intensification and redevelopment, because of their location
near many amenities, such as schools, parks and retail uses
and because of their established character and quality of
place, both of which contribute to the quality of life enjoyed by
the Town's residents.
b)
On the basis of the above, it is expected that limited
development in the form of new lot creation will occur and
that the majority of the existing lots in these neighbourhoods
will not be further subdivided throughout the planning period
and beyond. It is on this basis that this Plan requires that the
size of new lots, where permitted and appropriate,
complement the sizes of existing lots in accordance with
Sections C1.4.2 and C1.4.3 below.
c)
It is expected that the redevelopment of existing lots will be
much more common than new lot creation given the trend of
building larger homes than in the past. However, since some
of the existing lots in these neighbourhoods are larger than
typical lots in newly developing areas, it is the intent of this
Plan to ensure that the scale of any redevelopment is
compatible with the scale of existing development in
accordance with Section C1.4.4 below.
39
d)
Notwithstanding the above, modest development in the form
of townhouses and low rise apartment buildings may be
permitted in appropriate locations subject to Section C1.4.5
below.
C1.4.2 Lot Creation
The creation of new lots for new single and/or semi-detached dwellings
may be permitted provided:
a)
The frontage of the new lot(s) is generally compatible with the
average lot frontages on the same side of the street to
maximize, to the greatest extent possible, the separation
between new and existing dwellings;
b)
The trees and vegetation will be retained and enhanced
where possible on the new lots and additional landscaping
will be provided to integrate the proposed development with
adjacent development and the existing neighbourhood;
c)
New driveways are sited to minimize tree loss;
d)
The width of new driveways are minimized; and,
e)
The orientation and sizing of the new lots do not have a
negative impact on significant views and vistas that help
define a residential neighbourhood.
All new homes to be developed on lots created by consent shall be
subject to Site Plan Control in accordance with Sections C1.4.3 and F4 of
this Plan.
C1.4.3 Site Plan Control
Given that this Plan requires that there be a positive design relationship
between new and existing dwellings, proponents shall demonstrate as
part of the Site Plan Approval process, how the new dwelling is
compatible from a design and architectural perspective with existing
homes on adjacent lots. Factors to consider in this regard, in addition to
any relevant factors in Section C1.4.2 include:
a) The nature of the building materials used;
b) The nature of the architectural features proposed, such as
columns and entry features;
c) The elevation of the floor of the first storey;
d) The pitch of the roof; and,
40
e) The amount of the front wall occupied by the openings of the
private garage.
C1.4.4 Development of new Single Detached and
Semi-Detached Dwellings
The construction of single detached and semi-detached dwellings on
existing or new lots is subject to the guidelines below:
a)
The front yard setback for the new homes is generally
consistent with the front yards that exist on the same side of
the street;
b)
The height of the new homes do not exceed two storeys,
unless the homes on either side are higher than two storeys;
c)
The depth of the new home provides for a generously sized
rear yard amenity area and minimizes the potential impacts
of the new home on the enjoyment of adjacent rear yards;
and,
d)
Existing trees and vegetation will be retained and enhanced
where possible and additional landscaping will be provided to
minimize the impacts of the new home on the enjoyment of
adjacent lots.
C1.4.5 Townhouses and Low Rise Apartment
Buildings
Modest development in the form of townhouses and apartments may be
permitted provided:
a) The new buildings will have a complementary design
relationship with existing buildings, while accommodating a
diversity of architectural styles, building materials and colours,
energy conservation techniques and innovative built forms;
b) Façade details are used on the ground floor to minimize the
perceived mass of a bulkier building;
c) Existing trees are retained where possible to provide a
continuation of street trees along the streetscape;
d) Appropriately sized areas for snow storage are identified in
advance;
e) Adequate parking is provided;
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f) The colour of the building materials used are generally
compatible with the colours used on adjacent buildings and in
the surrounding area;
g) Limiting the amount of new pavement and developing
strategies to direct run-off from roofs and driveways into the
ground rather than being directed to the storm sewer system
encourage infiltration at source.
h) Impacts on adjacent properties are minimized in relation to
grading, drainage, location of service areas, access and
circulation, privacy, and microclimatic conditions such as
shadowing; and,
i) Significant views and vistas that help define the neighbourhood
are preserved, where necessary.
C1.5 Special Use Policies
C1.5.1 Home Businesses
Home businesses are permitted in accordance with the following criteria:
a)
The use shall not have a negative impact on the enjoyment
and privacy of neighbouring properties;
b)
The use is clearly secondary to the primary residential use in
terms of floor space utilization and is compatible with
surrounding uses;
c)
The use is completely located within the principal residence
of the person conducting the home business;
d)
The use shall employ no more than one employee in addition
to residents in the dwelling;
e)
Only the retail sale of products that are incidental to the home
business is permitted;
f)
The character of the dwelling as a private residence is
preserved;
g)
Adequate parking facilities are provided for the use, in
addition to the parking required for the principal use on the
property, and such parking is provided in locations
compatible with surrounding land uses;
h)
The use will not cause a traffic hazard or other health and
safety hazard; and,
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i)
The signage advertising the use is to be designed and
located in accordance with the Town's sign by-law.
The Implementing Zoning By-law shall further detail appropriate
performance standards for home businesses.
C1.5.2 Bed and Breakfast Establishments
Bed and breakfast establishments are permitted subject to Site Plan
Control in accordance with Section F4 of this Plan and the following
criteria:
a)
The use shall not have a negative impact on the enjoyment
and privacy of neighbouring properties;
b)
The use is secondary to the primary use of the dwelling as a
residence and is compatible with surrounding uses;
c)
The bed and breakfast establishment must be the principal
residence of the owner and operator;
d)
The character of the dwelling as a private residence is
preserved;
e)
Adequate parking facilities are available on the lot for the
proposed use;
f)
The use will not cause a traffic hazard;
g)
The signage advertising the use is to be designed and
located in accordance with the Town's sign by-law; and,
h)
Municipal water and sewer services are adequate and
available.
The Implementing Zoning By-law shall further detail appropriate
performance standards for bed and breakfast establishments. Bed and
breakfast establishments shall also be subject to Site Plan Control in
accordance with Section F4 of this Plan.
C1.5.3 Day Nurseries and Local Institutional Uses
Day nurseries and local institutional uses which generally serve the
needs of surrounding residential areas such as elementary schools,
nursery schools, and places of worship, may be permitted subject to an
amendment to the implementing Zoning By-law and will be subject to Site
Plan Control in accordance with Section F4 of this Plan provided Council
is satisfied that:
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a)
The use is intended to serve and support surrounding residential
areas;
b)
The use is designed to complement the character of the
neighbourhood;
c)
The use will not cause any traffic hazards or an unacceptable
level of congestion on surrounding roads;
d)
The site is large enough to accommodate the building, on-site
parking, play areas, where required, and appropriate buffering
such as setbacks, landscaping and fencing to ensure the
compatibility of the use with adjacent land uses;
e)
The noise generated by the use will not adversely affect the
enjoyment of neighbouring properties;
f)
The use will be a positive addition to the neighbourhood and will
provide a service that is required by residents; and,
g)
Municipal water and sewer services are adequate and available.
C1.6 Site Or Area Specific Policies
C1.6.1 398 John Street (Galilee Mission Centre)
The conversion of the existing building on the lands that are the subject
of this Section on Schedule A to this Plan to commercial uses may be
permitted, subject to an amendment to the Zoning By-law and Site Plan
approval.
In reviewing such Zoning By-law amendment, Council will give
consideration to the applicable policies of the Official Plan, including the
cultural, heritage and archaeological resources policies, the policies
related to impacts on existing retail businesses and commercial area, the
downtown core and the waterfront area, as well as the impact on
surrounding residential uses.
C1.6.2 202 & 204 William Street West
The lands that are the subject of this Section on Schedule A to this Plan
may also be used for the purposes of a high technology research firm,
research laboratory or office use, subject to an amendment to the Zoning
By-law and Site Plan approval that considers the impact of the proposed
uses on surrounding properties.
44
C2 Low/Medium Density Residential Area
C2.1 Location
Lands designated Low/Medium Density Residential Area are the recently
developed and vacant residential areas on the edges of the built up area
of the Town, and which are planned for a variety of housing forms.
Certain redevelopment sites that are surrounded by existing development
are also included within this designation.
C2.2 Objectives
It is the objective of the Low/Medium Density Residential Area
designation to:
a)
Provide for new housing opportunities to meet the Town's
projected housing needs;
b)
Provide for a range of housing types and forms to ensure
accessible, affordable, adequate, and appropriate housing for
all socio-economic groups;
c)
Achieve more compact forms of residential development in a
manner that is compatible with the character and pattern of
adjacent surrounding development;
d)
Ensure that new residential areas permit a variety of
complementary and compatible land uses, including community
facilities, open space areas; and,
e)
Establish a comprehensive set of design guidelines and policies
for new residential development that fosters the establishment
of an urban environment that is safe, functional, sustainable,
and attractive.
C2.3 Permitted Uses
The following uses are permitted on lands designated Low/Medium
Density Residential Area:
a) Single detached dwellings;
b) Semi-detached dwellings;
c) Townhouse dwellings;
d) Low-rise apartments buildings (maximum height - 6 storeys);
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e) Secondary residential units in accordance with Section B9.3;
f) Home businesses in accordance with Section C1.5.1;
g) Bed and breakfast establishments in accordance with Section
C1.5.2;
h) Day nurseries and local institutional uses in accordance with
Section C1.5.3.
C2.4 Development And Redevelopment Policies
C2.4.1 Permitted Housing Mix
a) The predominant form of housing in new development areas
shall be in the form of single detached dwellings and in this
regard, no less than 50% of the new dwelling units in any
contiguous development area that has more than 20 units be
comprised of single detached dwellings.
b) This policy also applies to existing contiguous development
areas as well and if an application to re-lot an already
registered Plan of Subdivision is received by the Town.
c) An amendment to this Plan is not required if the Town
determines that an alternative approach that is generally in
keeping with this section of the Plan is appropriate.
C2.4.2 Integration of Different Housing Types
a)
Where semi-detached and/or townhouse dwellings are
proposed in already developed areas and new development
areas, they shall be integrated with single detached dwellings
to provide for variability in the built form and streetscape and
to provide housing choice throughout the development area.
b)
Where townhouse dwellings are proposed, they shall
generally not back onto or be located across the street from
existing and/or proposed single detached dwellings, unless
they have a built form that is compatible with the existing
and/or proposed single detached dwellings.
c)
In addition to the above, townhouse dwellings shall generally
not front on the entrance roads to development areas,
where the predominant form of housing is single detached
dwellings.
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d)
In order to ensure compatibility with existing development in
the Established Residential Area designation, new
development in the Low/Medium Density Residential Area
designation should generally have a physical character that is
compatible with development in the existing neighbourhood
in terms of density, lot sizes, maximum building heights, and
minimum setbacks.
C2.5 Design Considerations in New Development Areas
a)
Sidewalks shall be provided on both sides of Arterial and
Collector Roads as shown on Schedule B to this Plan.
Sidewalks shall also be provided on one side of local roads
where necessary to link components of development areas
and/or provide linkages and connections to schools, parks
and retail uses.
b)
Where provided, all sidewalks will be designed and
constructed to be barrier-free for all people regardless of
physical and mental ability, consistent with the Ontarians with
Disabilities Act.
c)
Gateway features, such as public art or distinct light
standards and other facilities, will be established at strategic
locations to mark entry points into important parts of new
development areas.
d)
Reverse frontages are prohibited for new low-density
residential development, including detached and linked
dwellings.
e)
New streets should form a grid pattern to create inter-
connected and permeable development blocks, to promote
the movement of people and vehicles in a variety of patterns
and modes.
f)
Landform alteration including the levelling of hills and
crossings of watercourses should be avoided to the extent
possible, to encourage a built fabric that is harmonious with
the natural landscape.
g)
The spacing, width and number of driveways shall be
configured to enhance visual appeal and safety for people
using sidewalks and streets and to provide for on street
parking, while providing appropriate locations for snow
storage.
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h)
New streets and development blocks shall be designed to
preserve or create views and vistas to natural areas and
other important features.
C2.6 Need For A Comprehensive Development Plan
Comprehensive Development Plans that apply to multiple properties in
the same geographic area may be required by the Town in a
circumstance where there is a need to consider how the different dwelling
types are distributed on multiple properties to ensure that an appropriate
mix of housing is provided, while ensuring that no less than 50% of the
dwellings in a contiguous development area are single detached
dwellings. There may be other reasons to require that a preparation of a
Comprehensive Development Plan be prepared in accordance with
Section B11.1 of this Plan. The preparation of a Comprehensive
Development Plan is subject to Section B11 of this Plan.
C2.7 Site Or Area Specific Policies
C2.7.1 254B Division Street
A contractor's storage building and garage are additional permitted uses
on the lands that are the subject of this Section on Schedule A to this
Plan.
C2.7.2 252 Division Street
A mini-storage establishment is an additional permitted use on the lands
that are the subject of this Section on Schedule A to this Plan.
C2.7.3 Part of Lots 1 and 2, Concession 11
The consideration of an application to re-zone the lands that are the
subject of this Section on Schedule A to this Plan to implement the
Official Plan can only be considered once it has been determined how the
lands are any other nearby lands will be serviced with municipal water
and sewer services.
C2.7.4 Fairgrounds
At the time this Plan was adopted by Council, it was proposed to close
the fairgrounds, which are shown as being subject to this Section on
Schedule A to this Plan. Given the location of the lands and the potential
that exists to develop residential uses that can be integrated with
adjacent land uses, the re-zoning of the lands shall not occur until a
satisfactory Comprehensive Development Plan has been prepared in
accordance with Section B11 of this Plan. Given the location of the
adjacent Nick Smith Centre, a key component of the Comprehensive
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Development Plan process will be the determination of the appropriate
amount of parkland required to meet Town needs.
C2.7.5 148 Division St.
A home occupation may be carried on within the existing accessory
detached building.
C3 Downtown Area
C3.1 Location
The Downtown Area designation applies to the downtown core of the
Town of Arnprior. This area is the focal point of commercial activities
within the Town and its vitality reflects the overall vitality of the
surrounding community.
C3.2 Objectives
It is the objective of the Downtown Area designation to:
a) Maintain and promote the downtown as the focal point for
commerce and hospitality tourism and pedestrian-scale activity
in the Town;
b) Encourage development in the downtown that capitalizes on
expected growth in the area;
c) Encourage the development of diverse, compatible land uses
in close proximity to each other;
d) Encourage the development of additional housing in the
Downtown Core;
e) Encourage the maximum use of existing buildings in the
downtown to accommodate a wide range of uses, with an
emphasis on using upper level space for offices, residential
and accommodation uses;
f) Encourage the establishment and maintenance of a
streetscape that is pedestrian oriented;
g) Encourage streetscape and façade improvements that
revitalize the cultural and historic character of the downtown;
and,
h) Further enhance the downtown so it continues to be a source
of pride in the County and beyond.
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C3.3 Permitted Uses
A full range of uses are permitted on lands designated Downtown Area
including:
a)
Business offices;
b)
Clinics and health care facilities;
c)
Entertainment uses;
d)
Financial institutions;
e)
Funeral homes;
f)
Hotels, inns and bed and breakfast establishments;
g)
Medium and high density residential uses;
h)
Personal service uses;
i)
Places of worship and other institutional uses;
j)
Private and commercial schools;
k)
Restaurants and take-out restaurants, but not including any
Restaurant with a drive-through service facility;
l)
Retail uses; and,
m)
Service uses.
C3.4 Development And Redevelopment Policies
a)
All development proposals shall conform to the Downtown
Heritage Conservation District Plan (DHCDP) as applicable,
subject to the review by the Heritage Committee. The lands
subject to the DHCDP are shown below.
50
b)
The maximum height of new buildings immediately adjacent to
the main streets in the Downtown Core Area shall be 4 to 6
storeys in order to maintain consistent facades. Greater heights
may be permitted provided that they are setback from the street
or tiered in height to minimize their visual and shadowing impact
on streets and public areas.
c)
Where a building exhibits a historical character or identity, any
development proposal requiring a Planning Act approval
outside of the DHCDP may require the proponent to restore or
enhance the building façade in order to maintain the
architectural character and identity of the downtown in
accordance with the following guidelines:
i) Original architectural details and features should be
restored;
ii) Where an existing building lacks significant architectural
detail or a new building is to be built on a vacant lot, the
façade should be representative of or consistent with
adjacent architectural styles;
iii) Building materials that are not in keeping with the
architectural character of the downtown will be
discouraged;
iv) Traditional signage and lighting is preferred over
fluorescent sign boxes; and,
v) The façade should incorporate broad window treatments
at street level to maintain an open, pedestrian friendly
environment.
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d)
New development and redevelopment outside of the area
subject to the DHCDP will be subject to Site Plan Control in
accordance with Section F4 of this Plan.
e)
No outside storage shall be permitted. The location of waste
disposal areas shall be controlled through the implementing
zoning by-law and site plan control to minimize their visual
impact.
f)
The outdoor display and sales of goods and materials
associated with retail uses is encouraged to improve the
vibrancy of the downtown.
C3.5 Additional Development Policies For Residential Uses
New medium and high density free-standing residential buildings,
housing for seniors in the form of retirement homes and long term care
facilities, apartments as well as small-scale inns are permitted at street
level within the Downtown Area designation. Such uses are permitted,
subject to a rezoning and Site Plan Control in accordance with Section F5
of this Plan, provided Council is satisfied that:
a)
The proposed use will enhance the downtown;
b)
Parking areas for the use are not located at the front of the
building;
c)
If the building fronts on a block that is predominantly the site
of at grade commercial uses, a portion of the first storey
adjacent to the streetline is used for non-residential uses;
and,
d)
The building is designed to complement adjacent buildings.
C3.6 Parking In The Downtown Area
a)
Parking in the Downtown shall be comprised of a
combination of private and public parking facilities.
b)
The provision of adequate and convenient off-street parking
is recognized as a necessity in the promotion and
enhancement of the Downtown. To this end Council shall
encourage the coordination of existing parking facilities
including the linkage of driveways and lanes for parking
purposes. To the extent possible, new parking facilities shall
be coordinated and linked with existing parking facilities.
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c)
The Town may reduce or eliminate vehicular parking
requirements in the downtown for non-residential uses and/or
where shared parking is possible (on multiple properties
and/or via on-street parking).
d)
The Town may consider a cash-in-lieu of parking by-law to
exempt or partially exempt development/redevelopment
(non-residential only) from vehicle parking requirements
where it is determined that public parking facilities can
accommodate the demand.
e)
The Town may consider updating the parking provisions of
the Zoning By-law to not require additional on-site parking in
circumstances where there is a change from one use to
another within the confines of an existing building.
C3.7 Public Realm
a)
Madawaska Street and Daniel Street planned to continue to
function as arterial roads providing access to and from and
through the downtown area. However, in addition to
accommodating motor vehicles, equal emphasis shall be placed
on accommodating pedestrians wherever possible.
b)
In order to provide the basis over the continuing upgrading of
the public realm, the Town shall prepare a public realm
sustainable design element plan that will, when completed,
assist in the review of development applications. Sustainable
design elements include trees, shrubs, hedges, planting and
other ground cover, permeable paving materials, street furniture,
curb ramps, waste and recycling containers and bicycle parking
facilities. The public realm sustainable design element plan will
include recommendations for enhancements to the public realm
and provide guidance to the Town when reviewing site plan
applications.
c)
Any development that has the effect of increasing the amount
of floor space on a lot by more than 25% beyond which existed
on the date this Official Plan came into effect may be required to
provide certain sustainable design elements as a condition of
Site Plan Approval.
d)
Every effort will be made to establish a distinctive public realm in
this area that has the effect of attracting new development and
reducing the impact of the motor vehicle on the character of the
area. In order to implement this intent, special pavement
treatments, unique street furniture and signage shall be
established in the downtown.
53
e)
The encroachment of patios for restaurants and the outdoor
display and sale of goods related to a business in the downtown
is encouraged and may be permitted within the municipal right-
of-way provided the scale and extent of the encroachment does
not affect pedestrian/vehicular movement in the area and
subject to any other Town requirements and conditions.
C3.8 Enhancement To Existing Buildings
All development proposals within the area subject to the Downtown
Heritage District Conservation Plan shall conform to that plan as required.
In those areas that are not subject to the Downtown Heritage District
Conservation Plan, development proposals requiring a Planning Act
approval shall generally be required to restore or enhance their building
façade in order to maintain the architectural character and identity of the
downtown area in accordance with the following guidelines:
a)
Original architectural details and features should be restored.
b)
Where an existing building lacks significant architectural
detail or a new building is to be built on a vacant lot, the
façade should be representative of or consistent with
surrounding architectural styles.
c)
Building materials that are not in keeping with the
architectural character of the Downtown will be discouraged.
d)
Traditional signage and lighting is preferred over fluorescent
sign boxes and corporate signage.
e)
Facades should incorporate broad window treatments
particularly at street level to maintain an open, and
pedestrian friendly environment.
C3.9 New Lots Created By Consent
a)
The creation of new lots by consent to sever may be
permitted, provided the consent is in keeping with the
objectives of this Plan and does not adversely fragment the
land base of the downtown to make it more difficult to
accommodate usable building space.
b)
Consents that will result in the demolition of buildings that are
historically significant will not be permitted.
c)
In addition, the effect of any consent on public or private
access and emergency service access to the affected lot(s)
54
and other lots in the area will need to be considered to
ensure that this access, if appropriate, will be maintained or
provided by other means.
d)
In a circumstance where no Planning Act approvals are
required for a land assembly, the implementing zoning by-law
will preclude the establishment of a built form that is not
consistent with the existing built form and façade relationship
with the street line.
C3.10 Site Or Area Specific Policies
C3.10.1 106-108 McGonigal Street
Light manufacturing uses conducted wholly within an enclosed building
are permitted additional uses on the lands that are the subject of this
Section on Schedule A to this Plan. No outside open storage shall be
permitted.
C4 Mixed Use Residential/Commercial Area
C4.1 Location
The Mixed Use Residential/Commercial Area designation applies to lands
along both sides of Daniel Street South between Baskin Drive and
William Street and also applies to the Kenwood site on Edward Street
South. The designation also applies to former industrial lands between
Edward Street North and MacDonald Street North and to certain lands on
Madawaska Boulevard.
C4.2 Objectives
It is the objective of the Mixed Use Residential/Commercial designation
to:
a)
Provide for the development of new medium and higher
density residential uses along with complementary low
impact non-residential uses;
b)
Encourage the consolidation, intensification and expansion
of existing commercial uses and to foster a more pedestrian
oriented environment as redevelopment occurs;
c)
Recognize existing commercial and industrial uses as legal
permitted uses and to allow for their expansion as
appropriate;
55
d)
Provide for medium-sized retail uses such as a food store
and drug store in appropriate locations;
e)
Incorporate space for retail and service uses where required,
to address the needs of the local population;
f)
Provide for orderly, phased redevelopment of existing single
use commercial properties into multi use commercial areas
that accommodate complementary retail, service, office
employment and residential uses;
g)
Require that all new retail, restaurant and personal service
uses in be integrated with community and residential uses in
a mixed use setting in a manner that is pedestrian oriented;
h)
Ensure that Daniel Street and Madawaska Boulevard are
developed in an attractive manner that reflects its importance
as the main entrances to the downtown;
i)
Require that new buildings be aligned along Daniel Street
and Madawaska Boulevard with consistent setbacks and
designed to respect transitions in height to adjacent low and
rise areas; and,
j)
Allow for some flexibility in terms of the arrangement and
location of all uses and the phasing of their development to
provide for the mixing of uses.
C4.3 Permitted Uses
A full range of commercial uses are permitted on lands designated Mixed
Use Residential/Commercial Area including:
a) Business and professional offices;
b) Clinics and health care facilities;
c) Entertainment uses;
d) Financial institutions;
e) Funeral homes;
f) Hotels, inns and bed and breakfast establishments;
g) Medium and high density residential uses up to 6 storeys;
h) Long term care facilities and retirement homes up to 6 storeys;
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i) Personal service uses;
j) Places of worship and other institutional uses;
k) Private and commercial schools;
l) Restaurants and take-out restaurants, but not including any
restaurant with a drive-through service facility;
m) Retail uses that have individual floor areas that are established
in the implementing zoning by-law; and,
n) Service uses.
C4.5 Recognition Of Existing Uses
All legally existing uses in this land use designation are considered to be
legal conforming uses by this Plan. Expansions to existing uses are
permitted, subject to the relevant policies of this Plan and the
implementing zoning by-law.
C4.6 Need For Market IMPACT Studies
Where a market impact study is required by this Plan, the purpose of the
market impact study will be to determine whether a proposal can proceed
on the basis of market demand without having a negative impact on the
planned function of other commercial areas in the Town. It would not be
the intent of the study to assess the impacts of any proposal on the
market share of an individual business or interfere with normal market
competition.
C4.7 Need For Comprehensive Planning
Given that the lands that are designated Mixed Use
Residential/Commercial Area were already primarily developed at the
time this Official Plan came into effect, development and redevelopment
will either occur on existing properties or on multiple abutting properties if
the abutting properties are in the control of one developer.
Where a property with a land area of about 1.0 hectare or greater is
proposed to be redeveloped and/or where multiple properties are
proposed to be developed at the same time (or in phases), the Town will
require that a Comprehensive Development Plan be prepared in
accordance with Section B11 of this Plan.
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C4.8 Interface Considerations
Where a proposed development abuts the side yards or back yards of
existing properties that are not in the Mixed Use Residential/Commercial
Area designation and which are the site of low density residential uses,
the following factors shall be considered by the Town in determining
whether the proposed development is compatible with existing low
density residential uses:
a) The depth of the lot under consideration;
b) The orientation of the abutting lots;
c) The location and orientation of the homes on the abutting lots;
d) The height of the existing dwellings on the abutting lots;
e) The location and size of the windows in the proposed
development;
f) The nature of the uses of the yards on the abutting properties;
g) The nature and health of the existing trees that separate the
proposed development from abutting land uses; and,
h) The nature and location of existing and proposed fencing.
C4.9 Redevelopment Policies For All Uses
In considering an application for development in the Mixed Use
Residential/Commercial Area designation, the Town must be satisfied
that:
a)
Adequate on-site parking facilities and snow storage facilities
are provided for the development with such parking being
provided in locations that are compatible with surrounding
land uses;
b)
Every effort has been made to provide motor vehicle access
to the lot from an abutting street where possible, without
unduly creating traffic infiltration issues in the surrounding
area;
c)
Vehicular access points to multiple uses on the lot are
coordinated and consolidated where possible;
d)
New buildings that are adjacent to low density areas are
designed to respect a 45 degree angular plane measured
58
from the boundary of a lot line which separates the lot from
an adjacent lot with a low rise residential dwelling;
e)
The development will have minimal impacts on adjacent
properties in relation to grading, drainage, access and
circulation, and privacy;
f)
Any loading and storage facilities that are provided are
buffered so as to minimize disruption and the enjoyment of
neighbouring residential properties;
g)
Improvements to the streetscape, such as soft landscaping,
lighting fixtures, benches and public art, are part of the
overall project design;
h)
New buildings are designed to present their principal building
facades with an appropriate building design that faces the
public road;
i)
Barrier free access for persons using walking or mobility aids
are provided in all public and publicly accessible buildings
and facilities and along major pedestrian routes;
j)
All lighting will be internally oriented so as not to cause glare
on adjacent properties or public roads;
k)
Site and building services and utilities such as waste storage
facilities, loading, air handling equipment, hydro and
telephone transformers and switching gears and metering
equipment, are located and/or screened from public roads
and adjacent residential areas or other sensitive land uses,
in order to buffer their visual and operational effects; and,
l)
Waste storage areas are integrated into the principal building
on the lot and where waste storage areas are external to the
principal building, they are enclosed and not face a public
road.
All development is subject to Site Plan Control in accordance with
Section F4 of this Plan.
C4.10 Landscaping On Daniel Street And Madawaska Boulevard
a)
The Town will require that landscaping be an integral
component of all new development on vacant lots and the
redevelopment of existing uses to enhance the aesthetics of
Daniel Street and Madawaska Boulevard wherever possible. On
this basis, the Town may require a landscape plan when
59
considering development and redevelopment applications.
Such a landscape plan shall consider the following:
i)
Existing mature trees and established vegetation should
be retained and enhanced where possible to enhance
the visual appearance of the site and to minimize the
impacts of the development on adjacent uses; and,
ii)
Continuous, highly visible, well-articulated and
landscaped connections between building(s) that are
set back from public roads and the public roads should
be provided to establish appropriate pedestrian linkages
between the sidewalk and building entrances, and
generally improve access for public transit users.
b)
It is recognized that the provision of additional landscaping may
not be feasible when lots are redeveloped and/or when existing
uses are expanded, particularly if the landscaping potentially
limits the amount of development that could occur and/or is not
feasible given building and parking area location. In these
cases, the focus of the Town will be on the enhancement of the
streetscape by the addition of landscaping between the building
and the public road and the parking areas adjacent to the public
road.
C4.11 Site Or Area Specific Policies
C4.11.1 16 Edward Street South (Kenwood Corporate
Centre)
C4.11.1.1 Recognizing Potential and Moving Forward
At the time of the adoption of this Official Plan in 2016, the lands that are
the subject of this Section on Schedule A to this Plan were the site of a
large historical building that was formerly occupied by Kenwood Mills in
the early 1900's and which has since been renovated into a corporate
centre containing office, warehouse and other industrial/commercial uses.
The subject lands back onto low-density residential uses to the south and
west (along McDonald Street South and Huyck Drive) and are across the
street from low-density residential uses on Edward Street South.
Given the location of the property adjacent to the downtown area and the
presence of a large and very prominent building, the lands that are the
subject of this Section on Schedule A to this Plan has the potential to be
redeveloped for a range of residential, institutional and office uses along
with limited tourism related uses, such as restaurants and exhibition and
gallery space that are integrated with other uses. These additional uses
and opportunities have the potential to benefit the broader community.
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However, this range of uses can only be considered as part of a
comprehensive master planning process for the site involving the public
and all other relevant stakeholders.
In addition to the above noted permitted uses, it is recognized that this
site, with its existing industrial buildings/infrastructure, may continue to
be attractive and suitable for light-industrial uses, even if the subject
lands are redeveloped. In this regard, the potential exists for light
industrial uses to exist alongside other permitted uses in a mixed-use
setting that could be of benefit to the surrounding neighbourhoods and
the broader community.
C4.11.1.2 Master Plan Requirement
The establishment of any use in accordance with this section of the
Official Plan that requires an amendment to the provisions of the General
Industrial Exception Three (GM-E3) and General Industrial Exception
Four (GM-E4) Zones in the Town of Arnprior Zoning By-law 4990-2001
shall be supported by a master plan that includes the following:
a) An overall land use plan, identifying the location of all proposed
uses and the proposed pattern of streets and developable
blocks;
b) A plan that describes how the more significant architectural
details and features will be protected and restored;
c) A detailed phasing plan that describes the sequencing of
development and the timing of any infrastructure
improvements;
d) The location of design features such as parks, open space
buffers, natural features and cultural heritage features and
facilities;
e) A plan showing the location of any public lands that may be
dedicated to the Town as part of the approval process;
f) The proposed built form elements including type, height,
massing and location of all main buildings and structures;
g) The location of appropriate access points onto the abutting
road network;
h) The location of pedestrian, vehicular and service circulation
and access and parking areas in the context of an overall
parking management strategy;
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i) If residential uses are proposed, the amount of housing that will
be affordable and provide additional options in the community
for all ages and incomes;
j) Urban design guidelines, proposed streetscape components
and the location of proposed landscaping; and,
k) The nature, location and timing of the development of
necessary stormwater management facilities.
l) The zoning that applies in accordance with By-Law 4990-2001
shall be carried forward into the new Comprehensive Zoning
By-Law as required.
C4.11.1.3 Factors to Consider by Council
Factors for Council to consider in reviewing an application for re-zoning
and the master plan required by Section C4.11.1.2 include:
a) The impacts of the proposed uses on the Town's objective to
maintain and promote downtown Arnprior as a focal point for
commerce and hospitality;
b) The ability of the proposed uses to complement and work with
existing uses in the downtown to attract more people to the
downtown area and the Town as a whole;
c) The market impact of the proposed uses and its impact on
downtown businesses;
d) The impacts of additional traffic on the surrounding residential
neighbourhood;
e) The potential impact of the proposal on the creation of
additional housing choices for all ages and incomes;
f) The impacts light-industrial or small-scale commercial uses on
the surrounding residential neighbourhood; and,
g) The ability of the site to accommodate the parking required for
the proposed uses and if parking on the site is not feasible, the
other options that may be available.
C4.11.2 East and West Sides of Daniel Street
The maximum permitted size of a retail use is 100 square metres, subject
to the provisions of the implementing zoning by-law on the lands that are
the subject of this Section on Schedule A to this Plan. The expansion of
existing non-residential uses shall require an amendment to the
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implementing zoning by-law to ensure that development in this area is
carefully managed.
C4.11.3 West Side of Daniel Street
The implementing zoning by-law shall only permit residential uses on the
lands that are the subject of this Section on Schedule A to this Plan.
Retail uses that have a maximum floor area of 100 square metres and
other uses permitted by this Plan shall be subject to an Amendment to
the implementing zoning by-law.
C5 Mixed Use Commercial/Employment Area
C5.1 Location
The Mixed Use Commercial/Employment Area designation mainly
encompasses certain lands along Madawaska Boulevard and lands on
both sides of Highway No. 417 at its intersection with Daniel Street and
White Lake Road.
C5.2 Objectives
It is the objective of the Mixed Use Commercial/Employment Area
designation to:
a)
Provide for the development of retail uses that primarily have
large floor areas in high traffic areas that have been
comprehensively planned;
b)
Maintain and enhance the function of these commercial areas in
the Town that serve a large market as major multi-use, multi-
purpose commercial areas;
c)
To encourage the consolidation, intensification and expansion
of major commercial uses and to encourage the redevelopment
of existing major commercial uses to foster a more pedestrian
oriented environment;
d)
Provide for orderly, phased redevelopment of existing single use
commercial areas into multi use commercial areas that
accommodate complementary retail, service, and office
employment uses;
e)
Provide locations for light industrial uses that do not require
large buildings or sites;
f)
Provide locations for start up uses and other uses that require a
variety of site and building configurations;
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g)
Provide opportunities for redevelopment and the evolution of
traditional industrial uses into higher quality service commercial
and office uses in mixed use buildings;
h)
Provide opportunities for businesses offering complementary
services to locate in close proximity to each other; and,
i)
Protect these commercial areas from incompatible residential
uses.
C5.3 Permitted Uses
A full range of commercial uses are permitted on lands designated Mixed
Use Commercial/Employment Area designation including:
a) Business and professional offices;
b) Clinics and health care facilities;
c) Entertainment uses;
d) Financial institutions;
e) Funeral homes;
f) Hotels and motels;
g) Industrial and warehouse uses with no outdoor storage or
processing components;
h) Motor vehicle sales and leasing establishments;
i) Personal service uses;
j) Private and commercial schools;
k) Recreational vehicle sales and service establishments;
l) Restaurants and take-out restaurants;
m) Retail uses subject to floor space limits that are included within
the implementing zoning by-law; and,
n) Service uses.
All legally existing uses in this land use designation are considered to be
legal conforming uses by this Plan. Expansions to existing uses are
permitted, subject to the relevant policies of this Plan and the
implementing zoning by-law.
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Where an amendment to the implementing zoning by-law is required to
establish a retail use that is larger than permitted, a market impact study
may be required by the Town. The purpose of the market impact study
will be to determine whether a proposal can proceed on the basis of
market demand without having a negative impact on the planned function
of other commercial areas in the Town. It would not be the intent of the
study to assess the impacts of any proposal on the market share of an
individual business or interfere with normal market competition.
C5.4 Need For Comprehensive Planning
If major redevelopment is proposed and the proposal requires an
amendment to the Zoning By-law, a Comprehensive Development Plan
(CDP) may be required by the Town in accordance with Section B11.
C5.5 Interface Considerations
Where a proposed development abuts the side yards or back yards of
existing properties that are not in the Mixed Use
Commercial/Employment Area designation and which are the site of low
density residential uses, the following factors shall be considered by the
Town in determining whether the proposed development is compatible
with existing low density residential uses:
a) The depth of the lot under consideration;
b) The orientation of the abutting lots;
c) The location and orientation of the homes on the abutting lots;
d) The height of the existing dwellings on the abutting lots;
e) The location and size of the windows in the proposed
development;
f) The nature of the uses of the yards on the abutting properties;
g) The nature and health of the existing trees that separate the
proposed development from abutting land uses; and,
h) The nature and location of existing and proposed fencing.
C5.6 Redevelopment Policies For All Uses
In considering an application for development in the Mixed Use
Commercial/Employment Area designation, the Town must be satisfied
that:
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a)
Adequate on-site parking facilities are provided for the
development with such parking being provided in locations that
are compatible with surrounding land uses;
b)
Every effort has been made to provide motor vehicle access to
the lot from an abutting street where possible, without unduly
creating traffic infiltration issues in the surrounding area;
c)
Vehicular access points to multiple uses on the lot are
coordinated and consolidated where possible;
d)
The development will have minimal impacts on adjacent
properties in relation to grading, drainage, access and
circulation, and privacy;
e)
Any loading and storage facilities that are provided are buffered
so as to minimize disruption and the enjoyment of neighbouring
residential properties;
f)
Improvements to the streetscape, such as soft landscaping,
lighting fixtures, benches and public art, are part of the overall
project design;
g)
New buildings are designed to present their principal building
facades with an appropriate building design that faces the public
road;
h)
Barrier free access for persons using walking or mobility aids
are provided in all public and publicly accessible buildings and
facilities and along major pedestrian routes;
i)
All lighting will be internally oriented so as not to cause glare on
adjacent properties or public roads;
j)
Site and building services and utilities such as waste storage
facilities, loading, air handling equipment, hydro and telephone
transformers and switching gears and metering equipment, are
located and/or screened from public roads and adjacent
residential areas or other sensitive land uses, in order to buffer
their visual and operational effects; and,
k)
Waste storage areas are integrated into the principal building on
the lot and where waste storage areas are external to the
principal building, they are enclosed and not face a public road.
All development is subject to Site Plan Control in accordance with
Section F4 of this Plan.
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C5.7 Landscaping On Madawaska Boulevard
a)
The Town will require that landscaping be an integral
component of all new development on vacant lots and the
redevelopment of existing uses to enhance the aesthetics of
Madawaska Boulevard wherever possible. On this basis, the
Town may require a landscape plan when considering
development and redevelopment applications. Such a
landscape plan shall consider the following:
iii)
Existing mature trees and established vegetation should be
retained and enhanced where possible to enhance the visual
appearance of the site and to minimize the impacts of the
development on adjacent uses; and,
iv)
Continuous, highly visible, well-articulated and landscaped
connections between building(s) that are set back from public
roads and the public roads should be provided to establish
appropriate pedestrian linkages between the sidewalk and
building entrances, and generally improve access for public
transit users.
b)
It is recognized that the provision of additional landscaping may
not be feasible when lots are redeveloped and/or when existing
uses are expanded, particularly if the landscaping potentially
limits the amount of development that could occur and/or is not
feasible given building and parking area location. In these
cases, the focus of the Town will be on the enhancement of the
streetscape by the addition of landscaping between the building
and the public road and the parking areas adjacent to the public
road.
C5.8 Site Or Area Specific Policies
C5.8.1 White Lake Road
a) The consideration of an application to re-zone the lands that
are the subject of this Section on Schedule A to this Plan to
implement the Official Plan can only be considered once it has
been determined how the lands or any other nearby lands will
be serviced with municipal water and sewer services.
b) An amendment to the implementing Zoning By-law shall be
required to implement the policies of this Section. In addition to
all other required studies, a Market Impact Study shall also be
required.
c) The purpose of the Market Impact Study shall be to determine
whether a proposal can proceed on the basis of market
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demand without having a negative impact on the planned
function of the commercial designations contained in this Plan.
It would not be the intent of the study to assess the impacts of
any proposal on the market share of an individual business or
interfere with normal market competition.
C5.8.2 640 White Lake Road
The lands that are the subject of this Section on Schedule A to this Plan
shall be subject to a Holding symbol in the implementing Zoning By-law.
The Holding symbol shall not be removed until the following conditions
are met for the entire parcel and approved to Council's satisfaction:
a)
A Site Plan for the entire property has been submitted with all
required studies, including those noted below, and approved by
the Town;
b)
The applicable Site Plan Agreement is entered into and
registered on title;
c)
The servicing studies and plans for sanitary sewer, storm sewer
and water service have been submitted and approved;
d)
The traffic impact/analysis study indicating phased/overall
impact of development on the road system has been submitted
and approved;
e)
The storm drainage report has been submitted and approved;
and,
f)
The site grading and drainage plan has been submitted and
approved.
C5.8.3 Madawaska Boulevard (Between McNab
Street/Jack Crescent and Rail-Line)
Existing industrial and warehouse uses with outdoor storage and/or
processing on the lands that are the subject of this Section on Schedule
A to this Plan are recognized as legal conforming uses by this Plan.
C5.8.4 Madawaska Boulevard (Between McNab
Street/Jack Crescent and Vicinity of Bridge Street)
In addition to the other uses permitted in the Mixed Use
Commercial/Employment Area designation, medium and high density
residential uses up to 6 storeys and long term care facilities and
retirement homes up to 6 storeys may be permitted subject to the
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consideration of a zoning by-law amendment. One of the factors to
consider when such an application is submitted is the compatibility of the
proposed use with existing land uses.
In recognition of the prime location of this area, food stores and other
retail stores that have a floor area that does not generally exceed 2,500
square metres are permitted, subject to the preparation of a market
impact study in accordance with Section C4.6 of this Plan.
While new drive-through facilities are discouraged in this area, they may
be permitted subject to the provisions in the implementing zoning by-law.
C6 Employment Area
C6.1 Location
The Employment Area designation applies to the traditional industrial
areas in the Town.
C6.2 Objectives
On lands designated Employment Area, it is the intent of the Town to:
a)
Provide for an appropriate mix and range of employment uses to
meet long-term needs;
b)
Provide opportunities for a diversified economic base, including
maintaining a range and choice of suitable sites for employment
uses which support a wide range of economic activities and
ancillary uses, and take into account the needs of existing and
future businesses;
c)
Recognize that there are many types of employment in the
Town and that each has different locational requirements that
are necessary to support their continued viability;
d)
Plan for, protect and preserve employment areas for current and
future uses and ensure that the necessary infrastructure is
provided to support current and projected needs;
e)
Protect employment areas in proximity to major goods
movement facilities and corridors such as Highway 417 for
employment uses that require those locations and which can be
serviced by full municipal sewer and water services within the
planning period; and,
f)
Encourage a high standard of urban design for development
and redevelopment.
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C6.3 Permitted Uses
Permitted uses on lands designated Employment Area include:
a) Manufacturing, assembly, processing and/or fabrication;
b) Office uses;
c) Storage, warehousing and distribution uses;
d) Research and development;
e) Education and training;
f) Data processing;
g) Repair activities;
h) Contractor establishments;
i) Outdoor storage;
j) Transportation depots or terminals; and,
k) Wholesaling establishments.
Accessory retail stores, selling products produced on the premises, are
also permitted provided they occupy only a limited amount of the gross
floor area and are clearly accessory and incidental to the main/primary
use. The production and warehousing of medical marijuana is considered
to be a permitted use subject to all Federal and Provincial regulatory
requirements and the provisions of the implementing Zoning By-law.
C6.4 Development Policies
It is not the intent of this Plan to affect the normal business practices of
existing employment uses. However, when lands are proposed to be
developed or redeveloped, the Town must be satisfied that:
a)
Adequate on-site parking facilities are provided for the
development with such parking being provided in locations that
are compatible with surrounding land uses;
b)
The development will have minimal impacts on adjacent
properties in relation to grading, drainage, access and
circulation, and privacy;
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c)
Any loading and storage facilities that are provided are buffered
so as to minimize disruption and the enjoyment of neighbouring
residential properties, if located nearby;
d)
Vehicular access points to multiple uses on the lot are
coordinated and consolidated;
e)
The lot has sufficient lot frontage, depth and area for the siting
of proposed development;
f)
New buildings are designed to present their principal building
facades with an appropriate building design that faces the public
road;
g)
Roof top mechanical units are organized and screened with
complementary materials, colours and finishes as necessary to
provide a skyline with desirable visual attributes;
h)
Display areas are designed to make a positive contribution to
the streetscape and the overall site development;
i)
All lighting will be internally oriented so as not to cause glare on
adjacent properties or public roads;
j)
Site and building services and utilities such as waste storage
facilities, loading, air handling equipment, hydro and telephone
transformers and switching gears and metering equipment, are
located and/or screened from public roads and adjacent
residential areas or other sensitive land uses, in order to buffer
their visual and operational effects; and,
k)
Waste storage areas are integrated into the principal building on
the lot and where waste storage areas are external to the
principal building, they are enclosed and not face a public road.
All development is subject to Site Plan Control in accordance with
Section F4 of this Plan.
C6.5 Site Or Area Specific Policies
C6.5.1 490 Didak Drive (Arnprior and District Humane
Society)
The shelter and care of animals shall be an additional permitted use on
the lands that are the subject of this Section on Schedule 'A' to this Plan.
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C7 Airport Area
C7.1 Location
The Airport Area designation applies to the airport and adjacent lands
that could be subject to aircraft noise nuisance or to development
limitations in accordance with Transport Canada "Aviation: Land Use in
the Vicinity of Airports" TP 1247E as amended from time to time.
C7.2 Objectives
On lands designated Airport Area, it is the intent of the Town to:
a) Support the continued operation of the airport;
b) Encourage the efficient use of airport lands;
c) Provide opportunities for development and redevelopment,
including potentially residential uses, on excess lands not
required for airport operations;
d) Ensure that all future development and redevelopment is on
municipal water services and municipal sewer services;
e) Prevent the drilling of new private wells for any purpose;
f) Prevent incompatible development from locating on and
adjacent to the municipal airport, unless the impacts can be
appropriately mitigated; and,
g) Require that the preparation of a Comprehensive Development
Plan be prepared to implement the above objectives.
C7.3 Airport Study Area
On lands identified as being within the Airport Study Area on Schedule A
to this Plan, no development or redevelopment that requires the approval
of the Town of Arnprior i.e., on lands not subject to federal jurisdiction
over aviation, can occur until a satisfactory Comprehensive Development
Plan has been prepared in accordance with Section B11 of this Plan,
save and except for the following:
a) i)
The addition of approximately 10
private hangar lots in the area identified as
"Aircraft Hangar Lots (4)" in the Arnprior
Airport Master Plan dated March 4, 2009,
prepared by Novatech Engineering
Consultants Ltd., being east of the terminal,
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and south of the lots fronting on Johnston
Road; and
b) ii)
The expansion of existing uses directly
related to and dependant on the Airport, that
may or may not require Planning Act
approval, subject to meeting all municipal
requirements, as applicable.
For development that does not require Planning Act approval by the
Town, such as the leasing of land by the Arnprior Airport to third parties
and the construction of hangars on lands owned by the Arnprior Airport,
the requirement to prepare a Comprehensive Development does not
apply.
The responsibility for preparing the required Comprehensive
Development Plan shall rest with the Town of Arnprior and it shall be
initiated within five years of the adoption of this Plan by Council. If the
Comprehensive Development Plan is not initiated within five years, the
Comprehensive Development Plan requirement will not apply to lands
that are under Arnprior Airport's jurisdiction.
Notwithstanding the above, if there is a desire for municipal water and
sewer services to be extended to lands that are under Arnprior Airport's
jurisdiction, the extension of such services shall be dependent on the
preparation of a Comprehensive Development Plan.
C7.4 Restriction On Drilling Of New Wells
The drilling of new wells for any purpose is not permitted on lands
identified as being within the Airport Study Area on Schedule A to this
Plan in accordance with Town By-law 6658-17.
C8 Parks And Open Space Area
C8.1 Location
The lands designated Parks and Open Space Area are a part of the Town's
open space network. Less significant sites may be included in other
designations under this Plan and the policies of this Section may be used to
provide guidance to the use of those other parklands.
C8.2 Objectives
On lands designated Parks and Open Space Area, it is the intent of the
Town to:
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a)
Ensure that all major parks and open space lands are used in a
manner that reflects their capacity for public use;
b)
Ensure that the impacts of the use of major parks and open
space lands on adjacent land uses and the character of the
surrounding neighbourhood are minimized; and,
c)
Ensure that the residents of the Town have access to a properly
planned and accessible public open space network.
C8.3 Permitted Uses
Permitted uses on lands designated Parks and Open Space Area include
passive and active recreational use areas and community centres.
C8.4 Development Policies
Each parcel of land designated Parks and Open Space Area shall be
planned to both accommodate public use and minimize the impacts of
that public use on the environment and adjacent residential areas. The
development of additional parking areas, community facilities and other
infrastructure should be carried out in a manner that protects and
enhances any adjacent natural heritage features and functions.
C8.5 Bell Park
Bell Park is a 'jewel' in the Town of Arnprior. Bell Park is located at the
east point of the confluence of the Madawaska and Ottawa Rivers and is
designated Parks and Open Space Area on Schedule A by this Plan.
The Town will undertake a study to assess the current and best future
use of the property. Such a study should include a visioning session to
bring together the community (including the 'youth of Arnprior'),
representatives of the Bell family, and agencies and stakeholders in an
effort to determine the long-term future of these lands.
C8.6 The Grove
Council intends that a significant and sustainable portion of the lands
known as "The Grove" will remain as a natural area for the foreseeable
future. The only uses permitted will be passive recreation and limited
forest management needed to conserve this environment.
C8.7 Recreational Trail
The County has purchased the former Canadian Pacific rail-line through
Town (now called the Ottawa Valley Recreation Trail) and portions of it
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have been included within the Parks and Open Space Area designation
on Schedule A. The Town intends to work with the County on developing
a recreational trail system on these lands. Portions of the former
Canadian National rail-line have the potential to be used for trail purposes
as well. Trail connections or other types of connections between the two
former rail-lines are encouraged by this Plan.
In cases where a former rail-line abuts lands that are proposed to be
developed or redeveloped in consultation with the County of Renfrew (if
applicable), consideration can be given to incorporating the recreational
trail in the proposed development.
Development and redevelopment adjacent to the Ottawa Valley
Recreation Trail shall generally be set back a minimum of 7.5 metres
from the edge of the corridor. An amendment to this Plan will not be
required to reduce this setback.
Regard shall be had to the May 2016 County of Renfrew Trails Strategy
when making decisions on development and public works in the vicinity of
the trails identified in the Trails Strategy.
No Amendment to this Plan will be required to establish a new trail, move
an existing trail or close a trail, unless an Amendment is required to
change the land use designation on Schedule A.
C8.8 Waterfront Development Study Area
Lands along the Ottawa and Madawaska Rivers are identified as the
Waterfront Development Study Area on Schedule 'A'. Some of the lands
within the study area are currently designated Parks and Open Space
Area.
C8.8.1 Objectives of the Town
Any development along the waterfront should enhance and protect the
qualities that contribute to the character and attraction of this unique
resource. Any development or redevelopment of the waterfront should
be based on the following objectives:
a)
Clean - The waterfront should be clean and free of
contaminants that impair beneficial uses by people and by other
living things.
b)
Green - The diversity and productivity of the river ecosystems
should be protected and restored through remedial measures to
restore healthy natural habitats and maintain natural ecological
processes.
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c)
Useable - The waterfront should support a mix of public and
private uses in appropriate locations that minimize conflicts with
adjacent uses, enhance shoreline residential areas, and permits
appropriate commercial uses.
d)
Diverse - Waterfront uses and its environments should provide
diverse experiences for visitors and residents. A mix of open
spaces and facilities should be provided which balance both the
public's demands and the environmental limits for these uses.
e)
Open - The density and design of waterfront development
should not create a visual barrier or be an intrusion on the
shoreline area. The shoreline should be, wherever possible,
clearly identified as open to public access.
f)
Accessible - The waterfront should be easily accessible, where
possible, and should be safe and accessible to the disabled as
well as other sectors of the community.
g)
Connected - The waterfront should be linked, where possible,
by continuous trails and by green corridors connecting the
waterfront to the valley systems and major public open spaces.
However, this linkage should not conflict with private and/or
established uses.
h)
Affordable - Waterfront parks and facilities should be available
to all groups and shoreline residential developments should
include, where possible, affordable housing.
i)
Attractive - Waterfront design should protect vistas and views
off the lake, emphasize sensitive design and massing of
buildings, incorporate attractive and useable links, and create
distinctive and memorable places along the waterfront.
C8.8.2 Waterfront Master Plan
In order to implement the objectives set out in Section C8.8.1, the Town
shall prepare a Waterfront Master Plan. The Waterfront Master Plan
should be the product of consultation with the community and be based
on precedents of good waterfront planning and design, and consideration
of the unique characteristics and history of the two waterfronts. The
Waterfront Master Plan should contain the following components:
a)
A Land Use Framework Plan that illustrates the primary
organizing elements of the waterfront area in the form of
different districts or neighbourhoods and which takes into
account the location of hazardous lands;
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b)
An Economic Feasibility Plan that supports the uses that are
to be permitted and promoted by the Master Plan;
c)
A Public Realm Framework Plan that establishes the active
and passive open space system on both public and private
lands and provides guidance on the desired character and
quality of these areas and their function;
d)
A Built Form Framework Plan that sets out the rules on
building height, location and placement to ensure that vibrant
pedestrian oriented areas are established;
e)
Building Design Guidelines that provide additional details on
architectural style; and,
f)
A Demonstration Plan that illustrates how the various
components come together to provide an appropriate context for
the vision that is being established.
C8.8.3 Private Applications
In the absence of a completed Waterfront Master Plan, the Town may
consider applications to develop private lands within the Waterfront
Development Study Area. In considering such an application, it shall be
demonstrated that:
a)
The proposed use is consistent with the objectives of this Plan
and supports the principles set out in Section C8.8.1;
b)
Appropriate research has been conducted that demonstrates
that the project is economically viable;
c)
Natural heritage features have been appropriately identified and
protected; and,
d)
All development constraints have been factored into the
analysis and can be appropriately mitigated.
C9 Environmental Protection Area
C9.1 Location
The lands designated Environmental Protection Area are lands that have
been identified as having some environmental sensitivity to development
and include Provincially Significant Wetlands.
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C9.2 Objectives
On lands designated Environmental Protection Area, it is the intent of the
Town to protect these features for the long term, in accordance with the
policies of Section D1 of this Plan.
C9.3
Permitted Uses
a) Development and site alteration is not permitted in Provincially
significant wetlands.
b) Development and site alteration is not permitted in other
natural heritage features and areas identified in Section D1 of
this Plan unless it has been demonstrated that there will be no
negative impacts on the natural features or their ecological
functions.
c) Permitted uses in the Environmental Protection Area
designation are limited to uses connected with the conservation
of water, soil, wildlife and other natural resources.
C9.4
Policies
Other policies affecting the Environmental Protection Area designation
and other natural heritage features and areas are found in Section D1 of
this Plan.
D Resource Areas, Hazards And Other Constraint
Areas
D1 Natural Heritage Resources
D1.1 Objectives For Natural Heritage Resources
It is the objective of this Plan that the diversity and connectivity of natural
features in an area, and the long-term ecological function and
biodiversity of natural heritage systems, be maintained, restored or,
where possible, improved, recognizing linkages between and among
natural heritage features and areas, surface water features and
groundwater features.
It is also the objective of this Plan to:
i) Raise the public's awareness that natural heritage features
are important to the Town of Arnprior and should be
protected for future generations;
ii) Provide the tools to properly assess development
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applications located in close proximity to natural heritage
features; and,
iii) Provide opportunities, where appropriate, for passive
outdoor recreational activities.
D1.2 Development And Site Alteration
a) Development and site alteration shall not be permitted in significant
wetlands.
b) Development and site alteration shall not be permitted in the following
features unless it has been demonstrated that there will be no negative
impacts on the natural features or their ecological functions:
i) Significant woodlands;
ii) Significant valleylands;
iii) Significant wildlife habitat; and,
iv) Significant Areas of Natural and Scientific Interest.
c) Development and site alteration shall not be permitted in fish habitat
except in accordance with provincial and federal requirements.
d) Development and site alteration shall not be permitted in habitat of
endangered species and threatened species, except in accordance with
provincial and federal requirements.
e) Development and site alteration shall not be permitted on adjacent
lands to the natural heritage features and areas identified in Sections
D1.2 (a), (b) and (c) of this Plan, unless the ecological function of the
adjacent lands has been evaluated and it has been demonstrated that
there will be no negative impacts on the natural features or on their
ecological functions. Additional polices on adjacent lands are
contained in Section D1.10.1 of this Plan.
D1.3 Significant Wetlands
A significant wetland is an area of land that is seasonally or
permanently covered by shallow water, as well as lands where the water
table is close to or at the surface that has been identified as Provincially
significant by the Ministry of Natural Resources and Forestry (MNRF)
using evaluation procedures established by the Province, as amended
from time to time. Significant wetlands are included within the
Environmental Protection Area - Wetlands Area designation on Schedule
A and are also shown on Schedule C to this Plan.
Wetlands can be identified and evaluated by an Ontario Wetland
Evaluation System (OEWS) certified individual and that evaluations and
boundaries must be approved by MNRF.
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If development or site alteration is proposed in or within 120 metres of
an unevaluated wetland that has characteristics or contains components
that are typical of a significant wetland, as determined through an
environmental impact study, an evaluation shall be prepared by a
qualified person and submitted to the Ministry of Natural Resources and
Forestry for consideration to determine if the wetland is significant.
D1.4 Habitat of Endangered Species and Threatened Species
The Ministry of Natural Resources and Forestry (MNRF) administers the
Endangered Species Act, 2007 (ESA) to protect and conserve species at
risk and their habitats. Under the ESA, the MNRF is responsible for
identifying species as endangered or threatened and approving the
delineation of general and regulated habitat, as well as giving technical
advice on species at risk and their habitats. The MNRF is also
responsible for issuing permits for development in delineated habitat as
required.
Environmental Impact Studies or other planning reports may help with
identifying the extent of the habitat of endangered species and
threatened species. Where the potential for habitat of endangered
species or threatened species is identified, the MNRF be contacted for
technical advice and to approve any delineated habitat.
The Town recognizes that information regarding the locations of
endangered species and threatened species and their habitat is
incomplete. The Town will accept information regarding endangered
species and threatened species habitat from the MNRF as it becomes
available and will use this information, in confidence, to screen all
planning applications for potential development constraints.
In order to determine the presence of habitat of endangered species
and threatened species and to assess the impacts that proposed
activities may have on the habitat of endangered species and
threatened species, a site assessment by a qualified professional is
required to be completed at the appropriate time of year, if it has been
determined through pre-consultation or the circulation of an application
that endangered species or threatened species are potentially
affected. The assessment must identify whether any endangered
species or threatened species are present and whether the proposed
activities will have any impact on endangered species or threatened
species or their habitat. MNRF can be contacted for further direction
regarding site-specific proposals.
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D1.5 Significant Wildlife Habitat
Significant wildlife habitat may include seasonal concentrations of
animals (e.g. Deer wintering areas, heronries), specialized habitats and
rare vegetation communities and habitats of species of special concern.
Significant wildlife habitat areas have been identified on Schedule C.
Proponents of development and site alteration in areas that are
potentially the site of significant wildlife habitat should consult with the
Ministry of Natural Resources and Forestry's Significant Wildlife Habitat
Technical Guide and the Ecoregion Criterion Schedules for the
Identification of significant wildlife habitat, to help identify significant
wildlife habitat.
D1.6 Significant Woodlands
A significant woodland is a treed area which is ecologically important in
terms of features such as species composition, age of trees and stand
history; functionally important due to its contribution to the broader
landscape because of its location, size or due to the amount of forest
cover in the planning area; or economically important due to site quality,
species composition, or past management history.
One significant woodland (The Grove) has been identified on Schedule
C.
Additional significant woodlands are to be identified using criteria
established by the Ministry of Natural Resources and Forestry.
D1.7 Significant Valleylands
A significant valleyland is a natural area that occurs in a valley or other
landform depression that has water flowing through or standing for some
period of the year and which is considered ecologically important in terms
of features, functions, representation or amount, and contributing to the
quality and diversity of an identifiable geographic area or natural heritage
system.
Significant valleyland areas have not been identified on Schedule C.
However, and for the purposes of this policy, significant valleylands are
associated with the Jedd Creek, the Madawaska River and the Ottawa
River.
D1.8 Significant Areas of Natural and Scientific Interest
A significant Area of Natural and Scientific Interest is an area of land
and water containing natural landscapes or features that have been
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identified as having life science or earth science values related to
protection, scientific study or education which has been identified as
Provincially significant by the Ministry of Natural Resources and
Forestry using evaluation procedures established by the Province, as
amended from time to time.
Significant areas of natural and scientific interest have not been identified
on Schedule C.
D1.9 Fish habitat
a) Fish habitat means spawning grounds and any other areas
including nursery, rearing, food supply, and migration areas on
which fish depend directly or indirectly in order to carry out their
life processes;
b) All rivers, drains, and watercourses have the potential to be fish
habitat;
c) Spawning areas at the mouth of the Madawaska River where it
meets the Ottawa river have been identified in Schedule C;
d) Certain development activities within fish habitat may require a
permit from the Ministry of Environment and Climate Change,
Ministry of Natural Resources and Forestry or Department of
Fisheries and Oceans. Development proponents are encouraged
to direct pre-consult with the MOECC, MNRF and DFO early in
the process if development is proposed within fish habitat.
D1.10 Components of the Natural Heritage System
The Town of Arnprior is committed to maintaining and promoting a
healthy natural environment and protecting its unique and special natural
heritage features and areas for the present generation and all
successive generations. On this basis, and in recognition that the
entirety of the Town of Arnprior is a settlement area, the Town's natural
heritage system is made up of the following components:
a) Significant wetlands as shown on Schedules A and C.
b) Significant and Regional Areas of Natural and Scientific
Interest (not present in the Town on the effective date of this
Plan);
c) Habitat of endangered species and threatened species (as
determined in accordance with Section D1.4 of this Plan);
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d) Significant wildlife habitat areas and other wildlife habitat areas
(not present in the Town on the effective date of this Plan);
e) Significant woodlands as shown on Schedule C;
f) Other wooded areas as shown on Schedule C;
g) Significant valleylands and other valleylands (not present in the
Town on the effective date of this Plan);
h) Fish habitat;
i) Non-Provincially significant wetlands (not identified in the Town
on the effective date of this Plan);
j) Watercourses and other areas that support hydrologic
functions;
k) Working landscapes that enable ecological functions to
continue; and,
l) Lands that have been restored or have the potential to be restored
to a natural state.
D1.11 General Policies
D1.11.1 Adjacent Lands
a) Adjacent lands are the lands contiguous to a natural heritage feature
and area where it is likely that development or site alteration would
have a negative impact on the feature or area. For the purposes of this
Plan, adjacent lands are defined as all lands within the specified
distance of the boundary of natural heritage features and areas as set
out in Table D.
TABLE D - ADJACENT LANDS
Natural Heritage Features
Adjacent
Lands
(Meters)
Significant Wetlands
120
Significant Woodlands
120
Significant Wildlife Habitat
120
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Natural Heritage Features
Adjacent
Lands
(Meters)
Significant and Regional Areas of
Natural and Scientific Interest -
Earth Science
50
Significant and Regional Areas of
Natural and Scientific Interest - Life
Science
120
Significant Valleylands
120
Fish Habitat
120
Non-significant Wetlands
120
b) No development or site alteration shall be permitted on these adjacent
lands unless the ecological function of the adjacent lands has been
evaluated and it has been demonstrated, through an Environmental
Impact Study (EIS), that there will be no negative impact on the natural
features or their ecological functions.
c) The approval authority may scope the requirements of an EIS within the
adjacent lands set out in Table D if, in the opinion of the approval
authority, the proposed development or site alteration is minor and is
not anticipated to have a negative impact on the natural heritage feature
or its ecological functions.
D1.11.2 Environmental Impact Studies
Where the policies of this Plan require that an Environmental Impact
Study ('EIS') be prepared, such an EIS shall be prepared in accordance
with the requirements of this section.
D1.11.2.1 Purpose of an Environmental Impact Study
The purpose of an EIS is to:
a) Collect and evaluate the appropriate information in order to
have a complete understanding of the boundaries, attributes
and functions of natural heritage features and associated
ecological and hydrological functions that exist;
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b) Determine whether there are any additional natural heritage
features on the lands and adjacent lands; and,
c) Make an informed decision as to whether or not the proposed
development and/or site alteration will have a negative
impact on the natural heritage features and their ecological
functions.
D1.11.2.2 Requirement for Approval
Before development and site alteration is approved in the area subject
to the EIS, the EIS shall demonstrate that the relevant policies of this
Plan are met. The EIS should also demonstrate that proposed
development and site alteration will not have a negative impact on
significant natural heritage features and related ecological functions.
The following is intended to provide an initial guideline on the potential
scope of an Environmental Impact Study:
A description (including a map) of the study area and
landscape context (including natural features and areas, and
ecological functions);
A description of the development proposal;
Date of field visits
Identification of the natural features
Species lists of flora and fauna recorded for the site;
Assessment of the potential impacts of the prosed
development on natural features or areas and on their
ecological functions for which they have been identified;
Identification of alternatives and avoidance measures
implemented to reduce impacts;
Identification of mitigation, monitoring and contingency
requirements;
Quantification of residual impacts (those that cannot be
mitigated) if any;
Recommendations on how to implement mitigation measures;
and,
Conclusion(s) on the environmental impact(s).
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The Environmental Impact Study must be undertaken by a qualified
professional to the satisfaction of the appropriate agency / approval
authority.
D1.12 Agricultural Uses
Nothing in this Plan is intended to limit the ability of agricultural uses to
continue in and adjacent to natural heritage features and areas.
D1.13 Watercourses And Surface Water Features
a) It is the intent of this Plan to recognize the importance of the
ecological function of all watercourses and surface water
features, and their associated floodplains, valleys and stream
corridors, which can serve as key components and linkages in the
Town's natural heritage system. Watercourses and surface
water features are generally shown on the schedules to this Plan.
b) The Town encourages the regeneration of natural areas near
watercourses and surface water features and the protection of
headwater areas for maintaining natural hydrological processes
within a watershed.
c) For new lot creation, development, including the septic system tile
bed, must be set back a minimum of 30 metres from the high
water mark of a watercourse with non-disturbance of the native
soils and very limited removal of shoreline vegetation.
d) The high water mark incudes the riparian area associated with the
watercourse and is defined as a point where the action of water
has been so common and usual that it has created conditions
where the vegetation or soil on one side of the mark and the
character of the vegetation or soil on the other side of the mark is
different. The high water mark is often above and beyond
(depending on topography of the site) the water's edge.
e) For existing lots of record, new development should be set back
30 metres if possible, otherwise as far back as the lot permits with
non-disturbance of the native soils and very limited removal of the
shoreline vegetation.
D2 Water Resources
D2.1 Requirements For Planning Authorities
The Town shall protect, improve or restore the quality and quantity of
water by:
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a) Using the watershed as the ecologically meaningful scale for integrated
and long-term planning, which can be a foundation for considering
cumulative impacts of development;
b) Minimizing potential negative impacts, including cross-jurisdictional and
cross-watershed impacts;
c) Identifying water resource systems consisting of ground water features,
hydrologic functions, natural heritage features and areas, and
surface water features including shoreline areas, which are necessary
for the ecological and hydrological integrity of the watershed;
d) Maintaining linkages and related functions among ground water features,
hydrologic functions, natural heritage features and areas, and surface
water features including shoreline areas;
e) Implementing necessary restrictions on development and site
alteration to:
f) Protect all municipal drinking water supplies and designated
vulnerable areas; and,
g) Protect, improve or restore vulnerable surface and ground water,
sensitive surface water features and sensitive ground water
features, and their hydrologic functions;
e) Planning for efficient and sustainable use of water resources, through
practices for water conservation and sustaining water quality;
f) Ensuring consideration of environmental lake capacity, where applicable;
and,
g) Ensuring stormwater management practices minimize stormwater
volumes and contaminant loads, and maintain or increase the extent of
vegetative and pervious surfaces.
D2.2 Restriction on Development and Site Alteration
a) Development and site alteration shall be restricted in or near
sensitive surface water features and sensitive ground water
features such that these features and their related hydrologic
functions will be protected, improved or restored.
b) Mitigative measures and/or alternative development approaches
may be required in order to protect, improve or restore sensitive
surface water features, sensitive ground water features, and
their hydrologic functions.
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D2.3 Stormwater Management
Planning for stormwater management shall:
a)
Minimize, or, where possible, prevent increases in contaminant
loads;
b)
Minimize changes in water balance and erosion;
c)
Not increase risks to human health and safety and property
damage;
d)
Maximize the extent and function of vegetative and pervious
surfaces; and,
e)
Promote stormwater management best practices, including
stormwater attenuation and re-use, and low impact
development.
D3 Cultural Heritage Resources
D3.1 Objectives For Cultural Heritage Resources
It is the objective of this Plan that the Town participate in the conservation
of cultural heritage resources by:
a) Conserving heritage buildings, cultural heritage landscapes and
archaeological resources that are under municipal ownership
and/or stewardship;
b) Conserving and mitigating impacts to all significant cultural
heritage resources, when undertaking public works;
c) Respecting the cultural heritage resources recognized or
designated by federal and provincial agencies; and,
d) Identifying, protecting and conserving cultural heritage resources
through listing, designation, and other heritage conservation
efforts.
D3.2 Types of Cultural Heritage Resources
The cultural heritage resources of the Town generally include:
a) Built heritage resources;
b) Cultural heritage landscapes;
c) Archaeological resources; and,
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d) Marine archaeological resources.
D3.3 Significant Built Heritage Resources And Cultural Heritage
Landscapes
a) Significant built heritage resources and significant cultural heritage
landscapes shall be conserved.
b) Pursuant to the Ontario Heritage Act, and in consultation with the
Municipal Heritage Committee, Council may, by by-law:
a. Designate properties to be of cultural heritage value or
interest;
b. Define the municipality, or any area or areas within the
municipality as an area to be examined for designation as a
heritage conservation district; and
c. Designate the municipality, or any area or areas within the
municipality, as a heritage conservation district.
c) Pursuant to Section 28 of the Ontario Heritage Act, the Town may
establish a Municipal Heritage Committee (MHC) to advise and
assist local council on matters related to Parts IV and V of the Act.
Council may expand the role of the municipal heritage committee
to advise and assist Council on other matters of cultural heritage
conservation.
d) Council shall ensure that it has accurate and adequate
architectural, structural and economic information to determine the
feasibility of rehabilitation and reuse versus demolition when
considering demolition applications of designated heritage
properties.
e) In attaining its goal for establishing a barrier-free environment,
municipalities shall endeavour to provide access solutions tin a
manner that respects the cultural heritage value or interest of a
protected property. Council recognizes that standardized designs
may not always suffice and that each heritage property will require
unique accessibility plans to ensure that alterations do not
adversely affect the heritage attributes. Council encourages this
practice for privately-owned heritage buildings that are open to and
used by the public.
f) Once a property has been designated by by-law in accordance
with the Ontario Heritage Act, it is then considered to be a
protected heritage property as defined by this Plan.
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g) The Town shall maintain a registry of significant heritage
resources within the Town in consultation with heritage experts,
the Heritage Committee, and other levels of government.
h) The Town will require a heritage impact assessment to be
conducted by a qualified professional whenever a development
has the potential to affect a cultural heritage resource, whether it is
located on the same property or on adjacent lands.
i) A heritage impact assessment should outline the context of the
proposal, any potential impacts the proposal may have on the
heritage resource, and any mitigative measures required to avoid
or lessen negative impact on the heritage resource.
j) The Town shall not permit development and site alteration on
adjacent lands to protected heritage property except where the
proposed development and site alteration has been evaluated
and it has been demonstrated that the heritage attributes of the
protected heritage property will be conserved.
D3.4 Archaeological Resources
a) Development and site alteration shall not be permitted on lands
containing archaeological resources or areas of archaeological
potential unless significant archaeological resources have been
conserved. Lands located within 300 metres of a navigable water
body are considered to be areas of archaeological potential.
b) The Town shall require archaeological assessments and the
conservation or excavation of significant archaeological resources
in accordance with Provincial requirements. Archaeological
assessment reports by licensed archaeologists are to be in
compliance with guidelines set out by the Ministry of Tourism,
Culture, and Sport, as well as licensing requirements referenced
under the Ontario Heritage Act.
c) The appropriate First Nations shall be provided notification with
regard to the identification of burial sites and significant
archaeological resources relating to the activities of their
ancestors.
d) Prior to approval of development or site alteration on lands
containing significant archaeological resources, an archaeological
assessment shall be prepared and submitted. Prior to approval of
development involving major earth works/excavation in areas of
potentially significant archaeological resources, an archaeological
assessment shall be prepared and submitted. If significant
archaeological resources are discovered, a plan for the protection
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and/or management of these resources will be developed in
accordance with Provincial legislation and guidelines. If the
archaeological resources pertain to First Nations heritage, the
protection and/or management plan will be developed in
consultation with the appropriate First Nations community.
D3.5 Marine Archaeological Resources
a) The Town recognizes that, within its boundaries, there may be
marine archaeological resources from the pre-historic period
through the modern era up to the last 50 years.
b) The approval authority shall, prior to approving a development
proposal where there is high archaeological potential for marine
archaeological resources, require a marine archaeological
survey to be conducted by a licensed marine archaeologist to the
satisfaction of the approval authority and Ministry of Tourism,
Culture and Sport, pursuant to the Ontario Heritage Act.
c) Any marine archaeological resource that is identified must be
reported to the Ministry of Tourism, Culture and Sport immediately.
The Ministry shall determine whether the resource shall be left in
situ or may be removed, through excavation, by licensed marine
archaeologists under the direction of the Ministry of Tourism,
Culture and Sports.
d) In considering applications for waterfront development, the
approval authority shall ensure that cultural heritage resources
both on shore and in the water are not adversely affected. When
necessary, the approval authority will require satisfactory
measures to mitigate any negative impacts on significant
cultural heritage resources.
D3.6 Municipal Public Works
a) The Town shall make every effort to conserve and protect known
cultural heritage resources and areas of archaeological potential
when undertaking public works, such as roads, bridges and other
infrastructure projects, carried out under the Municipal Class
Environmental Assessment (EA) process.
b) The Town encourages utility companies to place equipment and
devices in locations that do not detract from the visual character of
cultural heritage resources and do not have a negative impact on
the architectural integrity of those resources.
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D3.7 Accessibility and Heritage Conservation
a) In attaining its goal for establishing a barrier-free environment to
Town owned property, the Town shall endeavor to provide access
solutions in a manner that respects the cultural heritage value or
interest of a protected heritage property.
b) The Town recognizes that standardized designs may not always
suffice and that each protected heritage property will require
unique accessibility plans to ensure that alterations do not
adversely affect the heritage attributes.
D4 Wayside Pits And Quarries
Wayside pits and quarries, portable asphalt plants and portable
concrete plants used on public authority contracts shall be permitted,
without the need for an Official Plan Amendment, zoning or development
permit under the Planning Act in all areas, except those areas of existing
development or particular environmental sensitivity which have been
determined to be incompatible with extraction and associated activities.
D5 Natural Hazards
D5.1 Where Development Shall Generally Be Directed
Development shall generally be directed to areas outside of hazardous
lands adjacent to river, stream and small inland lake systems which are
impacted by flooding hazards and/or erosion hazards; and, hazardous
sites.
D5.2 Description Of Hazardous Lands
a)
Hazardous lands are lands that could be unsafe for
development due to naturally occurring processes. Along river,
stream and small inland lake systems, this means the land,
including that covered by water, to the furthest landward limit of
the flooding hazard or erosion hazard limits.
b)
The Ministry of Natural Resources and Forestry has completed
a Slope Stability Classification for the lands along the
Madawaska River within the Town of Arnprior. The
Classification indicates a factor of safety and should be referred
to when reviewing development applications along the River to
determine if more detailed studies are required. Slopes in other
areas of the Town have been studied in more detail with various
building setbacks from top-of-bank recommended. The setbacks
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recommended in these studies should be reflected in the
implementing zoning by-law.
c)
The exact location of the floodplain associated with the Ottawa
and Madawaska Rivers has not been determined. If
development is proposed adjacent to the flood plain of the
Ottawa River or the Madawaska River, site-specific engineering
studies will need to be conducted to determine the exact
location of the floodplain. Ontario Power Generation should also
be consulted.
d)
Certain lands adjacent to Jedd Creek are also considered to be
a flooding hazard and this shall be considered through any
development application review process.
D5.3 Description Of Hazardous Sites
A hazardous site is property or lands that could be unsafe for
development and site alteration due to naturally occurring hazards.
These may include unstable soils (sensitive marine clays [leda], organic
soils) or unstable bedrock (karst topography).
D5.4 Development And Site Alteration
Development and site alteration shall not be permitted within:
a) Areas that would be rendered inaccessible to people and
vehicles during times of flooding hazards and/or erosion
hazards unless it has been demonstrated that the site has safe
access appropriate for the nature of the development and the
natural hazard; and,
b) A floodway regardless of whether the area of inundation
contains high points of land not subject to flooding.
D5.5 Exception To Section D5.4
Notwithstanding Section D5.4 of this Plan, development and site
alteration may be permitted in certain areas associated with the
flooding hazard along river, stream and small inland lake systems:
a) In those exceptional situations where a Special Policy Area has
been approved. The designation of a Special Policy Area, and
any change or modification to the official plan policies, land use
designations or boundaries applying to Special Policy Area
lands, must be approved by the Ministers of Municipal Affairs
and Housing and Natural Resources and Forestry prior to the
approval authority approving such changes or modifications; or,
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b) Where the development is limited to uses that by their nature
must locate within the floodway, including flood and/or erosion
control works or minor additions or passive non-structural uses
that do not affect flood flows.
D5.6 Use Prohibitions
Development shall not be permitted to locate in hazardous lands and
hazardous sites where the use is:
a) An institutional use including hospitals, long-term care
homes, retirement homes, pre-schools, school nurseries, day
cares and schools;
b) An essential emergency service such as that provided by
fire, police and ambulance stations and electrical substations;
or
c) Uses associated with the disposal, manufacture, treatment or
storage of hazardous substances.
D6 Human-Made Hazards
D6.1 General Policy
a) Development on, abutting or adjacent to lands affected by
mine hazards; oil, gas and salt hazards, propane transfer
facilities; or former mineral mining operations, mineral
aggregate operations or petroleum resource operations may be
permitted only if rehabilitation or other measures to address
and mitigate known or suspected hazards are under way or
have been completed.
b) The Town shall consult with the Ministry of Northern
Development and Mines for development applications within
one kilometre of former mineral mining operations, and with the
Ministry of Natural Resources and Forestry for development
applications within 75 metres of any identified former petroleum
resource operations, including abandoned wells.
c) The Town shall utilize information made available by the
Province and other sources to determine if human-made
hazards are present on or adjacent to development
applications.
d) As new information becomes available, updated mapping
provided by the Ministry of Northern Development and Mines
and/or from the Ministry of Natural Resources and Forestry will
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be relied upon to assist in determining the locations of human-
made hazards.
e) Known locations of propane transfer facilities are identified on
Schedule C to this plan. Schedule C may be updated to add
new propane transfer facilities without amendment to this plan.
Propane transfer facilities include retail facilities pen to the
public, transfer facilities that are accessory to an industrial use
that utilizes propane (including welding and construction
companies), and bulk propane storage which is considered an
industrial use. The following policies should be applied when
considering the development of a new propane transfer facility
or development adjacent to an existing facility:
a. Propane facilities will be located in
well-ventilated open areas that are
adequately protected from potential
vehicle collision, and shall be at least
15 metres from any property line
abutting a residential land use;
b. Propane facilities shall be located in a
manner that minimizes any impacts on
surrounding land uses, including visual
intrusion, noise, odour and traffic
related to such facilities through site
plan approval and other agreements;
c. Prior to municipal approval for the
development of a propane transfer
facilities, the applicant of the facility
shall demonstrate to the satisfaction of
the approval authority, that the facility
conforms with Provincial legislation
and all regulations; and
d. Where a site specific hazard distance
has been identified as part of a
propane operator's Risk and Safety
Management Plan (RSMP), proposals
for new development within the
specified distance will be circulated to
Technical Standards and Safety
Authority (TSSA). Schedule 'C' may be
updated to illustrate hazard distances
without amendments to the plan.
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D6.2 Contaminants In Land Or Water
Sites with contaminants in land or water shall be assessed and
remediated as necessary prior to any activity on the site associated with
the proposed use such that there will be no adverse effects.
D6.3 Development Adjacent To Existing AND CLOSED Landfill
Sites
a) The Town, and relevant stakeholders (including Provincial
ministries as necessary) shall work collaboratively in identifying an
inventory of closed landfill sites (if they exist) in the Town.
b) The development of new uses or new or enlarged buildings or
structures within 500 metres to existing and known closed landfill
sites may be permitted, provided an assessment is completed to
determine:
c) Whether the proposed use will be adversely affected by noise,
odour, dust or other nuisance factors from the adjacent land use;
and,
d) Whether the proposed use will be adversely affected by ground
and surface water contamination.
e) The assessment required in sub-section b) is intended to address
these matters and other items outlined in the Province's Guideline
D-4, April 1994, or its successor as required to ensure that the
proposed land uses are compatible in nature and do not adversely
impact upon each other.
f) No use shall be made of land or land covered by water that has
been used for the disposal of waste within a period of twenty-five
years from the year that such land ceased to be used for such
purposes unless the approval of the Ministry of the Environment
and Climate Change has been granted.
D6.4 Contaminated Lands (Brownfields)
a) The development or redevelopment of potentially contaminated
sites shall be assessed and remediated in a manner consistent
with the Environmental Protection Act and relevant regulations,
and the relevant MOECC guidelines and procedures.
b) Sites known or suspected to have soils contaminated with
residues of current or previous industrial or commercial land uses
must have the environmental condition of the site assessed. When
managing development on potentially contaminated sites, A
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Record of Site Condition (RSC) either prior to the development
approval, at the time of release of conditions of approval, or at the
time of issuance of building permits, as required or stipulated by
the municipality must be received.
c) When considering applications for development which include
sites suspected or known to be contaminated, the municipality will
require at its discretion a Phase I Environmental Site Assessment
(ESA) be undertaken by the applicant in accordance with Ontario
Regulation 153/04 as amended. If recommended by a Phase I
ESA or mandated under Regulation 153/04, a Phase II ESA must
be undertaken by the applicant in accordance with Ontario
Regulation 153/04. This would require sampling and analysis of
the site to confirm and delineate the presence or absence of
contamination suspected by the Phase I ESA report.
d) As a condition of approval, the Town will require that remediation,
where required, is undertaken to appropriate standards of the
MOECC, as specified in Ontario Regulation 153/04 and in the
guideline Soil, Ground Water and Sediment Standards for Use
Under Part XV.1 of the Environmental Protection Act, or other
regulatory requirements of the MOECC, as amended from time to
time.
e) Mandatory filing of a Record of Site Condition in the Registry, by a
qualified person, as defined in O. Reg. 153/04, as amended, is
required for a change in use of a property from industrial or
commercial to residential or parkland, as defined in the regulation,
and will be acknowledged by the MOECC. A site clean-up plan
may be required and the site may need to be cleaned-up in
accordance with the O. Reg. 153/04, as amended and with
MOECC guideline "Records of Site Condition - A Guide on Site
Assessment, the Clean-up of Brownfield Sites and the Filing of
Records of Site Condition" dated October 2004 or associated
guidelines.
f) A Record of Site Condition may, at the Town's discretion, be a
required condition of approval under this Plan. In addition to
changes of use prescribed by the Environmental Protection Act as
uses for which a Record of Site Condition is mandatory (a change
of use to a more sensitive land use), the municipality may require
a RSC to be filed where the application does not involve a change
of use to a more sensitive land use as defined in the
Environmental Protection Act. This requirement is to ensure that
any remediation, or risk assessment and risk management,
necessary to permit the intended use is to the satisfaction of the
MOECC.
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D6.5 Special Policy On Karst Topography
a) Karst topography generally forms on limestone and dolostone
plains and is marked by sink or karst holes, interspersed with
abrupt ridges and irregular protuberant bedrock that is commonly
underlain by caverns and solution-enhanced joints and bedding
plans that influence the flow of surface and ground waters.
b) Due to the nature of its formation, karst terrains are ephemeral and
are controlled by past and present climatic and local weather
conditions. Due to its geological nature, karst topography presents
a potential hazard to human safety that must be mitigated through
development controls and approvals.
c) Areas shown on the Schedule C to this Plan as being karst
topography are considered to be potential development constraint
areas. It is recognized that the mapping is approximate and
identifies areas of potential environmental constraint to
development that must be addressed prior to development
occurring.
d) Development should generally be directed to areas outside of
karst topography unless the effects and risk to public safety are
minor so as to be managed or mitigated.
e) In areas suspected to have karst topography, an assessment of
the presence of karst topography and the measures required to
mitigate against any potential hazard may be required when
development is proposed.
f) The Ministry of Natural Resources and Forestry should be
consulted to determine whether a geotechnical and/or
hydrogeological assessment are required.
D7 Lands Owned By The Provincial And Federal
Governments
This Plan does not apply to land owned by the Federal or Provincial
governments.
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E General Development Policies
E1 Subdivision Of Land
E1.1 Purpose Of This Section Of Official Plan
This section contains policies that are to be considered with every
application to develop land in the Town through the subdivision,
condominium and consent to sever processes. Regard shall also be
given to the specific policies dealing with lot creation in each land use
designation in addition to other policies in the Plan.
E1.2 Conditions Of Approval And Agreements
a) The approval authority shall require that the applicant(s) enter into
appropriate agreements with the County and/or Town which may
be registered against the title of the subject lands and which shall
include such matters as services, financial requirements, road
facilities, dedication of land for public uses, exclusive of parks and
other requirements to implement the provisions of this Plan.
b) The approval authority may impose such conditions to the
approval of a plan of subdivision as in the opinion of the approval
authority are reasonable, having regard to the nature of the
development proposed for the subdivision, with these conditions
requiring that:
c) Land be dedicated or other requirements met for park or other
public recreational purposes in accordance with the Official Plan;
d) Such highways, including pedestrian pathways, bicycle pathways
and public transit rights of way, be dedicated as the approval
authority considers necessary;
e) Such land be dedicated for commuter parking lots and related
infrastructure for the use of the general public using highways, as
the approval authority considers necessary;
f) When the proposed subdivision abuts on an existing highway, that
sufficient land, other than land occupied by buildings or structures,
be dedicated to provide for the widening of the highway in
accordance with this Plan; and,
g) The owner of the land proposed to be subdivided enter into one or
more agreements with a municipality, dealing with such matters as
the approval authority may consider necessary, including the
provision of municipal or other services.
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h) The Town and/or County may enter into agreements imposed as a
condition to the approval of a plan of subdivision and the
agreements may be registered against the land to which it applies
and the municipality or the approval authority, as the case may be,
is entitled to enforce the provisions of it against the owner and,
subject to the Registry Act and the Land Titles Act, any and all
subsequent owners of the land.
E1.3 When A Plan Of Subdivision Is Required
Lot creation by Plan of Subdivision is generally required if:
a) The extension of an existing public road or the development of a
new public road is required to access the proposed lots; or,
b) The extension of municipal water and/or sewer services is
required to service the lands; or,
c) A Plan of Subdivision is required to ensure that the entire land
holding or area is developed in an orderly and efficient manner;
or,
d) More than five lots including the retained lands are being created
and/or the owner is retaining sufficient lands for the development
of additional lots in accordance with the land use designation in
the local Official Plan.
E1.4 Subdivision Review Considerations
In considering a draft plan of subdivision, regard shall be had, among
other matters, to the health, safety, convenience, accessibility for persons
with disabilities and welfare of the present and future inhabitants of the
municipality and to,
a) The effect of development of the proposed subdivision on
matters of provincial interest as referred to in Section 2 of the
Planning Act;
b) Whether the proposed subdivision is premature or in the public
interest;
c) Whether the plan conforms to the County and Town Official Plans
and adjacent plans of subdivision, if any;
d) The suitability of the land for the purposes for which it is to be
subdivided;
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e) The number, width, location and proposed grades and elevations
of highways, and the adequacy of them, and the highways linking
the highways in the proposed subdivision with the established
highway system in the vicinity and the adequacy of them;
f) The dimensions and shapes of the proposed lots;
g) The restrictions or proposed restrictions, if any, on the land
proposed to be subdivided or the buildings and structures
proposed to be erected on it and the restrictions, if any, on
adjoining land;
h) Conservation of natural resources and flood control;
i) The adequacy of utilities and municipal services;
j) The adequacy of school sites;
k) The area of land, if any, within the proposed subdivision that,
exclusive of highways, is to be conveyed or dedicated for public
purposes;
l) The extent to which the plan's design optimizes the available
supply, means of supplying, efficient use and conservation of
energy; and
m) Long-term financial feasibility;
n) The interrelationship between the design of the proposed plan of
subdivision and site plan control matters relating to any
development on the land, if the land is also located within a site
plan control area designated in accordance with Section 41 of the
Planning Act.
o) How the proposed development addresses climate change
mitigation and adaptation considerations including but not limited
to:
i.
The reduction of greenhouse emissions;
ii.
The improvement of air quality;
iii.
Promotion of compact development form;
iv.
The promotion of green infrastructure; and,
v.
The promotion of design and orientation that
maximizes energy efficiency and conservation, and
considers the mitigating effects of vegetation and
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maximizes opportunities for the use of renewable
energy systems and alternative energy systems.
E1.5 New Lots By Consent
The approval of consents to sever land in the Town of Arnprior shall be in
conformity with the relevant policies contained in this Plan, policies
contained in the County Official Plan, and the provisions of the Planning
Act.
E1.5.1 General Criteria
Where this Plan permits the consideration of an application for consent,
Provisional Consent may be granted subject to appropriate conditions of
approval for the severed and/or retained lot. Prior to issuing Provisional
Consent for a new lot for any purpose, the approval authority shall be
satisfied that the lot to be retained and the lot to be severed:
a)
Conforms with the County Official Plan, conforms with this
Official Plan, and is consistent with the Provincial Policy
Statement; and,
b)
Will conform to Section 51 (24) of the Planning Act, as
amended.
E2 Transportation
E2.1 Objectives
It is the objective of this Plan to:
a) Facilitate the safe and efficient movement of people and goods
within the Town and to and from adjacent municipalities;
b) Ensure that the arterial roads in the Town continue to be effective
corridors for the movement of people and goods in and throughout
the Town, the County and the Province of Ontario;
c) Protect transportation corridors to facilitate the development of a
transportation system that is compatible with and supportive of
existing and future land uses;
d) Ensure that appropriate right-of-way widths for all existing and
proposed roads are provided in accordance with the Planning Act;
e) Ensure that entrances onto the road system comply with
standards established by the Town;
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f) Establish an integrated transportation system that safely and
efficiently accommodates various modes of transportation
including trains, automobiles, trucks, air, public transit and active
transportation;
g) Promote public transit, active transportation as energy efficient,
affordable and accessible forms of travel; and,
h) Support the protection of existing rail lines, promote and protect
local rail heritage, and encourage the protection of abandoned
railway rights-of-way for public uses such as trails and cycling
paths.
E2.2 Road Network
E2.2.1 Road Classification System
For the purposes of this Plan, all roads in the Town are classified as
follows:
a) Provincial Freeway;
b) Arterial Road;
c) Collector Road; and,
d) Local Road.
Provincial Freeways, arterial, collector and local roads are shown on
Schedule B to this Plan.
E2.2.2 Function of Roads
a)
Provincial Freeways - Provincial Freeways generally carry
large volumes of traffic between major generators of traffic at
high speed and under free flowing conditions with access
restricted to grade-separated interchanges. Highway 417 is
such a controlled access freeway.
b)
Arterial Roads - Arterial roads are intended to carry large
volumes of all types of traffic moving at medium speeds. Of
these roads, Daniel Street, Madawaska Street, Madawaska
Boulevard, White Lake Road, Elgin Street West, Division
Street and Baskin Drive West are County Roads.
c)
Arterial roads serve the major traffic flows between the
principal areas of traffic generation and also connect collector
roads. Arterial roads perform a secondary function of
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servicing adjacent properties. However, this function should
not interfere with the primary function of moving through
traffic. Access should be more restrictive for urban arterials
than for rural arterials.
d)
Rights-of-way for arterial roads shall generally be a minimum
of 30.5 metres, however, if the arterial road is a County
Road, the minimum right-of-way width is 26 metres.
e)
Collector Roads - It is intended that subdivision and other
development plans shall make provision for traffic movement
by making provision for collector roads to move local traffic to
arterial roads or for the distribution of traffic to local roads, as
well as provide access to abutting properties. The minimum
right-of-way width shall be 20 metres.
f)
Local Roads - Local roads shall primarily provide for land
access to abutting properties and shall be designed to
discourage the movement of through traffic. Right-of-way
widths shall be 20 metres.
E2.2.3 Right-Of-Way Widths And Road Widenings
a) The right-of-way width for any road may allow for the
placement of travel lanes, turning lanes, utilities,
infrastructure, high occupancy vehicle lanes, sidewalks,
paths, bicycle lanes, medians, streetscaping and landscaped
boulevards, where appropriate.
b) The Town may, without the need for an amendment to the
Official Plan, require the dedication of lands to be used for
daylight triangles, intersection improvements and road
widenings to provide sufficient sight distances and turning
lanes to provide safe and appropriate access where major
traffic generators intersect.
c) Where additional land is required for intersection
improvements, daylight triangles and road widenings such land
shall be dedicated wherever possible, in the course of
approving plans of subdivision or condominium, consents or
site plan agreements, without Amendment to this Plan.
d) As a condition of a development approval, land for daylight
triangles, intersection improvements and road widenings shall
be conveyed at no expense to the Town in accordance with the
provisions of the Planning Act. As a general principle, required
road widenings will be taken equally from both sides of the
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right-of-way. Unequal road widenings may be considered
where:
i.
Development occurs only on one side of the
road and/or,
ii.
The area is the site of a topographic feature
which is difficult to overcome or costly to develop
for road purposes; and/or,
iii.
The location of an identified cultural heritage
resource limits design options; and/or,
iv.
The presence of a significant natural heritage
feature limits design options.
e)
Notwithstanding the policies set out in this Plan, the Town
recognizes that the reconstruction of certain roads to
approved minimum standards may not be appropriate
from a right-of-way acquisition or community design
perspective, or economically or physically feasible. Any
attempt to reconstruct such roads to minimize deficiencies
shall only be undertaken after a study to determine a right-
of-way which will result in a streetscape which minimizes
impacts on abutting properties and is appropriate to the
character of the area, while serving anticipated traffic
volumes. No amendment to the Plan shall be required to
implement such a modification to the right-of-way
E2.2.4 Provincial Highways
a) In addition to all the applicable municipal requirements, all
proposed development located adjacent to and in the vicinity of
a Provincial highway within Ministry of Transportation's (MTO)
permit control area under the Public Transportation and
Highway Improvement Act (PTHIA) will be subject to MTO
approval.
b) Early consultation with MTO is encouraged to ensure the
integration of municipal planning initiatives with Provincial
transportation planning.
c) For access connections along municipal crossroads in the
vicinity of a Provincial highway intersection or interchange
ramp terminal, any proposed municipal road must meet MTO's
access management practices and principles. MTO approval
will be required in these instances.
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d) New development within 250 metres of Provincial highways
may be required to be supported by an appropriate noise and
vibration study and traffic impact assessment.
E2.2.5 County Roads
a) In addition to all the applicable municipal requirements, all
proposed development located adjacent to and in the vicinity to
a County road may require County of Renfrew approval;
b) Early consultation with the County is encouraged to ensure the
integration of municipal planning initiatives with County corridor
planning;
c) For access connections, a County permit is required;
d) New development adjacent to a County Road may be required
to be supported by an appropriate noise study, traffic study,
and stormwater management / grading and drainage plan.
E2.2.6 Development In Planned Corridors
a) Planning authorities shall not permit development in planned
corridors that could preclude or negatively affect the use of
the corridor for the purpose(s) for which it was identified. No
such corridor has been identified as of the effective date of this
Plan.
b) New development proposed on adjacent lands to existing or
planned corridors and transportation facilities should be
compatible with, and supportive of, the long-term purposes of
the corridor and should be designed to avoid, mitigate or
minimize negative impacts on and from the corridor and
transportation facilities.
E2.2.7
Active Transportation
It is the intent of this Plan that interconnected systems of active
transportation routes providing access to major activity and
employment areas and to future public transit be established over time.
In order to plan for and encourage active transportation, the Town:
a) May consider the provision of safe and convenient cycling and
walking routes in the review of all development applications;
b) May consider requiring public access to shoreline areas in
appropriate locations taking into account the nature of
surrounding development;
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c) Shall require the provision of sidewalks on both sides of Arterial
and Collector Roads as shown on Schedule B to this Plan,
where this can be made a condition of development of
approval;
d) Shall require the provision of sidewalks on one side of local
roads in new development areas where necessary to link
components of development areas and/or provide linkages
and connections to schools, parks and retail uses;
e) Will investigate and provide for bicycle multi-use lanes
wherever feasible and necessary in the construction or
reconstruction of roads and bridges; and,
f) Will ensure that all pedestrian and cycling routes are designed
to be safe.
E3 Land Use Compatibility
E3.1 Noise And Vibration
a)
It is a policy of this Plan to minimize any adverse noise and
vibration impacts from highways and arterial roads on
sensitive land uses. To this end, a Noise Impact Study in
accordance with Ministry of Environment guidelines shall be
undertaken for proposed development involving sensitive
land uses that are adjacent to or in proximity to a highway,
arterial road, industrial uses, railways or other stationary point
sources of noise to the satisfaction of the approval authority.
b)
The approval of development applications shall be based on
the implementations of the required study, such as the
restriction of new residential and other sensitive land uses
and the provision of appropriate safety and mitigating
measures and notices on title.
c)
Noise and vibration studies shall be prepared to the
satisfaction of the approval authority.
d)
The approval of development applications shall be based on
the implementation of the recommendations of the required
studies, such as the restriction of new residential and other
sensitive land uses and the provision of appropriate safety
measures, such as setbacks, berms and security fencing,
mitigating measures, and notices on title.
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E3.2 Sensitive Land Uses
a)
Major facilities and sensitive land uses should be planned to
ensure they are appropriately designed, buffered and/or
separated from each other to prevent or mitigate adverse
effects from odour, noise and other contaminants, minimize risk
to public health and safety, and to ensure the long-term viability
of major facilities.
b)
In order to protect the function of lands within the Employment
Area designation and the viability of the principal uses which
these areas are intended to accommodate, it is the intent of this
Plan that new sensitive land uses which may have an impact
on existing and future industrial uses be carefully planned to
minimize their impacts.
c)
A sensitive land use is any land use that through its routine
and normal operation could restrict or prevent the routine and
normal operation of a nearby permitted industrial or warehouse
use on lands within the Employment Area designation.
Examples of sensitive land uses include, but are not limited to:
day care centres, private schools, places of worship, funeral
homes, offices that are not associated with a manufacturing or
warehousing use, restaurants (particularly those with outdoor
patios), hotels and convention centres, banquet facilities, banks
and other financial institutions and commercial fitness centres.
d)
In a circumstance where a sensitive land use is proposed to be
added as a permitted use through a Planning Act approval, an
assessment of the compatibility of the proposal shall be
required. In this regard, the proponent of the sensitive land use
is responsible for evaluating the implications of the uses that
exist or are planned on nearby lands on the sensitive land use.
In addition, the proponent is responsible for reviewing the
impact of the proposed sensitive land use on the uses that
exist or are proposed in the area from a land use compatibility
perspective.
E4 Uses On Hydro Corridor Lands
Secondary uses, such as active and passive recreation, agriculture,
community gardens, other utilities and uses such as parking lots and
outdoor storage that are accessory to adjacent land uses, are
encouraged on hydro corridor lands, where compatible with surrounding
land uses. However, a proponent should be aware of the primacy of the
electricity transmission and distribution facilities and that secondary uses
require technical approval from Hydro One Networks Inc.
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E5 Promoting Sustainable Development
a) It is the intent of the Town to continuously require that
development and redevelopment be carried out in a manner that
furthers the goals and objectives of this Plan, and particularly
those that deal with sustainable development and healthy
communities. On this basis, the Town will apply the policies of this
section to development and redevelopment applications in the
Town.
b) In addition to the above, the Town will also consider developing
and implementing a range of appropriate mechanisms and tools to
promote and facilitate new development and redevelopment that
addresses the sustainability objectives and policies of this Plan.
E5.1 Performance Checklists
a)
The Town will consider the adoption of a set of performance
measures to guide and monitor development in accordance with
this Plan.
b)
To assist in the implementation of these performance measures,
the adoption and use of performance checklists should be
considered based on a series of theme areas which may
include, but are not limited to, energy use, land use, natural
heritage, transportation, built form, air quality, green
infrastructure, community building, cultural resources,
materials and waste, and public spaces.
c)
Such performance checklists are intended to:
i)
Connect day-to-day decision making with achievement of
the Town's vision;
ii)
Provide detail on key criteria intended to promote best
practice solutions;
iii)
Challenge stakeholders to provide new and better
solutions;
iv) Create consistency by ensuring that each development
application is assessed using the same evaluation tool;
v)
Elevate standards through continuous assessment and
improvement; and,
vi) Present a consistent, transparent and clear assessment of
how proposals are evaluated, modified and approved.
d)
Performance checklists may be used when reviewing planning
applications, including applications for plan of subdivision,
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Official Plan and zoning by-law Amendment, and site plan
control, to determine how each development proposal will assist
in achieving the sustainability objectives and policies of this
Plan.
E5.2 Green Development Standards
Green development standards are intended to recognize the importance
of and support sustainable site and building design in both the public and
private realms. It is a policy of this Plan to:
a)
Encourage the development of green development standards, in
consultation with the development industry, to ensure the
sustainability goals and policies of this Plan are addressed
through development applications;
b)
Encourage all new municipal buildings and projects to meet the
minimum standards necessary to satisfy the applicable required
elements outlined in the green development standards;
c)
Ensure that green development standards include, but are not
limited to, the following:
i.
Minimum standards for energy efficient building
design to achieve reduced energy consumption and
demand;
ii.
Minimum standards for water conservation in all
buildings, and landscaping and maintenance;
iii.
Green building material requirements to promote
durability and reduce the heat island effect;
iv.
Requirements for Dark Sky compliant practices for
exterior lighting;
v.
Requirements for waste reduction, reuse and
recycling in the construction process;
vi.
Requirements for the application of stormwater
management at the site level to maximize infiltration
and reduce phosphorus loading; and,
vii.
Recommendations and standards for the installation
of on-site renewable energy generation and energy
recovery, where practicable.
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E6 Public Parkland
E6.1 Recreation Master Plan
The Recreation Master Plan (RMP) adopted by Council on November 23,
2015 serves as the basis for the policies in this section of the Plan. The
RMP is intended to serve as a guide for the development of parks and
recreation facilities and services. The policies of this Plan are intended to
complement the RMP. The RMP shall be updated, as required, to
respond to changing needs and circumstances.
E6.2 Overall Public Parkland Standard
Council shall encourage the provision of public parkland to achieve a
minimum ratio of 1.2 hectares of parkland per 1,000 residents and 4.0
hectares of parkland per 1,000 residents overall.
E6.3 Parkland Hierarchy
A parkland hierarchy has been established by the Town as part of the
RMP that is characteristic of the distribution and demand needs of the
Town, which includes Neighbourhood Parks, Community Parks,
Parkettes and Open Space.
E6.4 Trail Connections
In accordance with the RMP, all new subdivisions, commercial areas and
public uses should be connected via trails and/or sidewalks to adjacent
sidewalks and trail access points.
E6.5 Other Sources Of Parkland And Facilities
Where appropriate, the Town may:
a)
Encourage other agencies to provide open space and amenity
areas for public use;
b)
Enter into joint use/management agreements respecting the
development of specific recreational facilities that are available
to the general public; and,
c)
Provide linkages between municipal open space areas and the
facilities provided by other agencies or private organizations.
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E6.6 Dedication Of Parkland
The Town will require parkland dedication from development and
redevelopment and on plans of subdivision in accordance with the
following:
a)
Five percent of the land within a residential plan of subdivision.
b)
Two percent of the land within industrial/commercial
development shall be dedicated as parkland.
c)
In lieu of the above requirements, Council may require cash-in-
lieu of parkland instead, in accordance with Section E6.7 of this
Plan.
d)
Lands designated Environmental Protection Area and hazard
lands such as floodplains or required for stormwater
management facilities shall not be considered as any part of the
required parkland calculation. To the extent possible,
stormwater facilities will be incorporated into developments
adjacent to parkland and designed in a manner to enhance the
aesthetic appeal of the overall development.
e)
Where applicable, lands to be reserved for future public open
space and trail linkages will be identified as part of a
development proposal.
f)
All lands dedicated to the Town shall be conveyed in a physical
condition satisfactory to the Town.
E6.7 BASIS FOR ACCEPTING CASH-IN-LIEU OF PARKLAND
Cash-in-lieu of parkland may be considered by the Town where:
a) The application of the rate of parkland dedication would render the
remaining portion of the site unsuitable or impractical for
development; or
b) The lands that may be available for parkland dedication do not
add to the network of parks in an area; or
c) More suitable parcels of land are available for municipal park
purposes in other nearby locations; or
d) The Town has achieved the overall parkland standard of 4.0
hectares of parkland per 1,000 residents overall; or
e) Existing municipal parkland is available in sufficient quantity and
quality to accommodate further development in a particular area.
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E6.8 Use Of Monies Received Through The Cash In Lieu
Process
All monies received under the provisions of Section E6.7 shall be used
for the sole purpose of developing and acquiring public parkland and/or
developing recreational facilities in accordance with the Planning Act.
These monies may be used by Council for the:
a) Acquisition of additional land to expand existing parks where
appropriate;
b) Acquisition of vacant infill sites to create new small parks;
c) Acquisition of redundant properties owned by public agencies;
and/or,
d) Improvement of park design and development within existing
parks.
E6.9 Parkland Development Policies
All public parkland shall:
a)
Have as much street frontage as possible and be open to
view on as many sides as possible to maximize visibility from
adjacent streets and promote safety;
b)
Maximize public safety through park block size, visibility,
configuration and location of park fixtures and facilities;
c)
Have direct and safe pedestrian access from adjacent
residential areas or adjacent environmental areas where
appropriate;
d)
Be designed to minimize any potential negative impacts on
adjacent residential areas through the use of such measures
as planting, fencing and the provision of appropriate access,
parking and buffers to active recreational facilities;
e)
Incorporate natural heritage features wherever possible into
the design of the parkland;
f)
Be integrated into the fabric of the adjacent neighbourhood
by promoting open space or walkway linkages to adjacent
facilities, neighbourhoods and natural features; and,
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g)
Be connected, wherever possible, to trail systems, cycling
routes, walkways, natural heritage corridors, utility corridors
and drainage systems.
E7 Urban Design
E7.1 Principles
Urban design embodies approaches to conserve and further express
community character through the design of sites, buildings and related
facilities, and the spaces in between. In recognition of the Town's unique
and valuable cultural and natural landscapes, the relationship between
the built and natural environment is vital for the long-term viability and
enjoyment of living, working, and thriving in the Town.
E7.2 Objectives
To achieve and sustain a well-designed and harmonious built form within
the Town, it is the intent of the Town to:
a)
Establish the Town as a leader in design excellence, and as
a destination for the latest approaches and standards for
community character enhancement, linkages to the natural
environment, and sustainable design and construction;
b)
Provide the guidance needed to ensure that appropriate
property standards are established and maintained
throughout the Town;
c)
Continually improve the visual appeal, form and function of
the Town's built form through the formulation and application
of design, building and property standards that reflect the
goals and policies of this Plan;
d)
Celebrate and enhance the unique built, cultural and natural
character of the Town in the planning and building of
development within existing and future development areas;
e)
Address and achieve a high degree of compatibility and
integration between new and existing development;
f)
Identify and apply, where possible, the best available
approaches and standards for the design and construction of
sites and buildings including incorporation of sustainable and
energy efficient materials;
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g)
Prioritize a human scale within the public realm, including
street rights-of-way, and in how buildings are massed and
address the street;
h)
Ensure that the design of the public and private realm is safe
and barrier-free for persons with disabilities consistent with
the Ontarians with Disabilities Act; and,
i)
Utilize a full range of statutory tools available under the
Provincial Planning Act, and other best practices and
partnership opportunities, for the achievement of design
excellence through the planning and development approval
process.
E7.3 Policies
All policies of this section shall apply to the review of, and decisions on,
applications made under the Provincial Planning Act.
E7.3.1 Public Realm
E7.3.1.1 Government Buildings And Facilities
a)
Town buildings, including ancillary facilities such as
outbuildings and parking areas, will incorporate a high
standard of design and construction with an emphasis on
enhancing community character and sustainability.
b)
Buildings and facilities by other levels of government and
related agencies, located within the Town, are encouraged to
incorporate a high standard of design and building integrity in
consultation with the Town.
c)
Significant new construction of public buildings or facilities
will include a public art component, to improve visual appeal
and to provide amenity to the public.
d)
All new buildings and facilities will be made barrier-free to
persons with disabilities, through the incorporation of such
elements as, but not limited to, level surfaces, ramps, and
elevators, and audio and tactile directional aids.
E7.3.1.2 Streets And Streetscaping
a)
Road surfaces, including the width and design of travel lanes,
will respect the predominant character and function of the
surrounding area.
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b)
"Soft" or "green" landscaping treatments, including the
planting of native tree and plant specifies, will be maximized
to the extent possible within rights-of-way.
c)
Street signage, wayfinding, street furniture and transit
shelters will be provided within rights-of-way in a manner that
addresses and enhances the local context, and that meets
the needs of persons with disabilities.
d)
Gateway features, such as public art or distinct light
standards and other facilities, will be established at strategic
locations to mark entry points into important parts of the
community including heritage and main street areas.
E7.3.1.3 Lighting
a)
Exterior lighting of sites and buildings will be directed towards
the ground and/or shielded, to the extent possible, to
minimize light pollution in order to preserve a dark night sky.
b)
Illumination of street rights-of-way will be in a manner that
minimizes light pollution and energy consumption, while
providing a safe level of illumination onto the roadway and
sidewalks.
c)
Human-scaled lighting will be provided in strategic areas with
high levels of pedestrian activity such as sidewalks along
main streets, transit stops and stations, schools and other
public buildings, and parks.
d)
Exterior lighting should not directly illuminate, or cast
significant shadows on, adjacent buildings and especially
window openings.
E7.3.1.4 Services And Utilities
a)
Utilities are encouraged to be located underground in a
common trench, to enhance the visual appeal of the public
realm, especially in heritage areas and main streets.
b)
The aesthetics of overhead transmission wires and related
housing will be enhanced to the extent possible, up to and
including the incorporation of public art into poles and boxes.
c)
Heating, cooling and ventilation housings and outlets,
including gas meters and central air conditioners, will be sited
and adequately screened where possible to enhance
aesthetic appeal.
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E7.3.2 Private Realm
E7.3.2.1 Residential Site And Building Design
a)
Lots backing onto public roads (reverse frontages) are
prohibited for new low-density residential development,
including detached and semi-detached and townhouse
dwellings.
b)
Sites will provide for the safe and convenient access of
pedestrians and vehicles, directly from the street right-of-way
including sidewalks where present.
c)
The massing and exterior design of new and renovated
dwellings should relate to, and enhance, the character of
adjacent properties and the larger community.
d)
Exterior building materials should incorporate the
predominant colour pallets and textures of adjacent
properties, and be especially sensitive to heritage buildings
and sites.
e)
The extent of the projection of garages beyond the front face
of dwellings should be minimized.
E7.3.2.2 Non-Residential Site And Building Design
a)
Buildings will be oriented to the street so that the main
building entrance faces the public street, to enhance the
physical and functional relationship to the public realm.
b)
Sites will provide for the safe and convenient access of
pedestrians and vehicles, directly from the street right-of-way
including sidewalks where present.
c)
Retail and service commercial uses within mixed-use
buildings shall be oriented to the lower floors and to the street
to maximize exposure and access.
d)
Significant new building construction or site alteration may
require the incorporation of public art.
e)
Buildings proposed for sites that provide terminating vistas
will be subject to special treatment to maximize visual appeal,
up to and including site-specific considerations for massing,
exterior materials, and landscaping.
f)
Signage, as permitted under the Town's Sign's By-law, shall
be sized and designed in a manner that does not dominate
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the overall character of the site or building, and that is
respectful and complementary to community character.
g)
Outdoor storage, where permitted, should be screened from
public view through architectural elements, planting strips,
berms or a combination thereof.
E7.3.2.3 Parking
a)
Surface parking between the front of the building and public
street shall be minimized to the extent possible, and well
landscaped.
b)
Parking facilities should include clearly marked, illuminated
and, if possible, separated pedestrian walkways to and from
the associated building or site.
c)
Surface parking lots should include sufficient landscaped
areas or islands to interrupt paved surfaces to provide
aesthetic appeal and to mitigate water runoff and heat island
effects.
d)
Underground or decked parking is encouraged, especially on
smaller sites where multiple dwellings and/or commercial
units are permitted.
E7.4 Implementation
a)
Any Council-approved Design Guidelines that are established
for specific areas of the Town will inform planning and
development approvals, in addition to the design policies of this
Plan.
b)
More specific design guidelines, based on the policies of this
Plan, may be required to support the review of large scale
applications, or applications in strategic areas such as the
Downtown Area.
c)
A range of tools available under the Planning Act, up to and
including Community Improvement under Section 28 and
Conditional Zoning under Section 34, will be utilized by Council
to fully implement the design policies of this Plan.
d)
A formalized design review process, up to and including the
establishment of a Design Review Panel or equivalent body,
may be used by Council to assist in the application of the design
policies of this Plan.
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e)
The Town may also consider the utilization of architectural
control for new developments.
F Implementation And Administration
F1 Introduction
The implementation section contains policies pertaining to the
administration and implementation of the Official Plan. The Planning Act
contains a number of tools that are intended to be used by municipalities
to administer and implement an Official Plan. This section of the Plan
contains the policies that set out how these tools are to be utilized by the
Town to meet the goals and objectives of this Plan.
F2 Official Plan Administration
a) It is the intent of this Plan to serve as the basis for managing
change in the Town until 2036.
b) Any Amendment to this Plan shall conform to the overall intent of
the Official Plan as set out in the community vision, principles and
policies of this Plan.
c) The Plan may be altered to correct errors in the text or schedules
without an Amendment to this Plan provided the alterations do not
change the effect of the policies of the Plan.
d) Any changes to road alignments do not require an Amendment to
the Plan.
e) Any changes to the road network do not require an Amendment to
this Plan.
f) Town Council, following the adoption of this Plan, shall determine
the need to revise the Official Plan in whole or in part in
consultation with prescribed public bodies and hold a special
meeting of Council that is open to the public, at intervals of not
more than every ten years, following which the interval shall be
five years. In considering the need for revisions, the Town shall
also consider Section 26 of the Planning Act that requires that
Official Plans to be revised as necessary to ensure that it:
i.
Conforms with Provincial plans or does not conflict with
them, as the case may be;
ii.
Has regard to the matters of provincial interest listed in
section 2 of the Planning Act;
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iii.
Is consistent with policy statements issued under
subsection 3 (1) of the Planning Act; and,
iv.
Contains policies dealing with areas of employment,
including, without limitation, the designation of areas of
employment in the Official Plan and policies dealing with
the removal of land from areas of employment, to
ensure that those policies are confirmed or amended.
F3 Zoning By-Law
a) When this Plan or any part thereof takes effect, the Zoning By-law
shall be amended to conform with this Plan pursuant to Section
27(1) of the Planning Act.
b) Notwithstanding the above, this Plan is not intended to prevent the
continuation, expansion, or enlargement of uses that do not
conform to the designations and provisions of this Plan.
F4 Site Plan Control
a) Pursuant to Section 41 of the Planning Act, the Town designates
all of the land within the Town as a Site Plan Control Area.
Through a Site Plan Control By-law passed under Section 41 of
the Planning Act, Council will identify specific types of
development subject to and exempt from Site Plan Control.
b) Uses specifically excluded from the Site Plan Control Area are
single and semi detached dwellings and residential buildings
containing three dwelling units or less. Notwithstanding the above,
new single detached, semi detached and other residential
buildings with three or less dwelling units that are proposed on lots
that have been created by consent after the effective date of this
Plan are subject to Site Plan Control.
c) The intent of a Site Plan Agreement is to ensure that any proposed
development is designed to be compatible with adjacent
development, appropriately serviced and accessed and otherwise
in conformity with the intent of this Plan. Any required site plan
agreement shall deal with the following, as appropriate:
i. Road widenings;
ii. Location of vehicular access points;
iii. Loading, parking and driveway locations;
iv. The surfacing of loading, parking and driveway
areas;
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v. The location and design of walkways and walkway
ramps,
vi. The location, massing and conceptual design of any
buildings and structures;
vii. The location and type of lighting and landscaping;
viii. The location and type of garbage storage;
ix. The location and nature of easements;
x. The grade and elevation of the land;
xi. The type and location of storm, surface and
wastewater disposal facilities;
xii. The location and type of snow removal facilities; and,
xiii. The location of any natural heritage features and
hazardous lands.
d) In accordance with the Planning Act, the owner of land may, as a
condition of approval of plans, be required to enter into a Site Plan
agreement and provide to the satisfaction and at no expense to
the Town any or all of the matters listed in Section 41(7) of the
Planning Act.
e) Plans and drawing submitted for approval shall include all
information and requirements as stated in Section 41(1) of the
Planning Act.
f) The Town may establish a Committee of Council to review and
provide advice to Council with respect to site plan applications.
Details relating to the Committee's role, purpose and authority will
be established through the passing of a municipal by-law. Council
may also delegate its approval authority, in whole or in part, to a
member of staff.
F5 Community Improvement Plans
F5.1 Objectives
The Town will identify Community Improvement Project Areas in
consideration of the following objectives:
a) To encourage the efficient provision and maintenance of
physical infrastructure, public service facilities to serve
present and future needs on a local and regional scale;
b) To promote opportunities for economic development and
community investment-readiness and job creation;
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c) To provide opportunities for sustainable and diversified tourism,
including leveraging historical, cultural, and natural assets;
d) To assist in the provision of an appropriate range and mix of
housing types and densities required to meet projected
requirements of current and future residents of the regional
market area;
e) To retain and provide for the expansion of existing businesses;
f) To ensure the maintenance and renewal of older housing
stock;
g) To foster redevelopment, reuse and/or maintenance of
existing brownfield sites and/or current industrial sites;
h) To maintain and, where possible, enhance the vitality and
viability of downtowns and mainstreets;
i) To encourage a sense of place, by promoting well-designed
built form and cultural planning, and by conserving features
that help define character, including built heritage resources
and cultural heritage landscapes; and,
j) To promote energy efficiency and sound environmental design.
F5.2 Implementation
a) Town Council under the Planning Act may choose to designate
Community Improvement Project Areas. Identifying a
Community Improvement Project Area shall be carried out
through a by-law designating the whole, or any part of the local
municipality as a Community Improvement Project Area.
Background studies shall first be completed and made
available to the public outlining the need for the Community
Improvement Project Area.
b) Community Improvement Plans shall be submitted to the
Ministry of Municipal Affairs and Housing for review and
comment.
F6 Phasing Of Development
a) It is the intent of this Plan to encourage the timely provision of
infrastructure as urban development occurs. On this basis,
the identification of infrastructure upgrades and service
delivery requirements should be carried out as early in the
planning process in new development areas.
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b) This long range planning should take the full build out of the
Town into account and attempt to rationalize how long it will
take for the area to be developed. External factors should also
be considered, most notably the capacity of arterial roads
located within, adjacent to and in the vicinity of the
development area. In addition, population and employment
forecasts should also be considered.
c) Within individual Plans of Subdivision, the phasing of
development will be considered to ensure that all necessary
public service facilities are provided in a timely manner. In this
regard, it is the expectation of the Town that some or all of the
required parkland be provided prior to when 25% of the lots in
the Plan of Subdivision have been developed.
F7 Asset Management
a) Asset management planning is the process of making the best
possible decisions regarding the building, operating,
maintaining, renewing, replacing and disposing of
infrastructure assets. The objective is to maximize benefits,
manage risk, and provide satisfactory levels of service to the
public in a sustainable manner.
b) Asset management requires a thorough understanding of the
characteristics and condition of infrastructure assets, as well
as the service levels expected from them. It also involves
setting strategic priorities to optimize decision-making about
when and how to proceed with investments. Finally, it requires
the development of a financial plan, which is the most critical
step in putting the plan into action.
c) The Town of Arnprior shall continue to complete Asset
Management Plans in accordance with this section of the Plan.
F8 Infrastructure And Public Service Facilities
a) Before consideration is given to developing new infrastructure
and public service facilities:
b) The use of existing infrastructure and public service
facilities should be optimized; and,
c) Opportunities for adaptive re-use should be considered,
wherever feasible.
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d) Infrastructure and public service facilities should be
strategically located to support the effective and efficient
delivery of emergency management services.
e) Where new infrastructure is proposed to be dedicated to the
town; the town may require a financial feasibility report. The
report should demonstrate the maintenance and replacement
cost of the infrastructure over the lifetime of the infrastructure
and may be used by the Town for asset management
purposes.
F9 Waste Management
a) Waste management systems need to be provided that are of
an appropriate size and type to accommodate present and
future requirements, and facilitate, encourage and promote
reduction, reuse and recycling objectives. The Town shall
consider the implications of development and land use patterns
on waste generation, management and diversion.
b) Waste management systems shall be located and designed
in accordance with provincial legislation and standards.
F10 Public Participation And Consultation
a) It is a policy of this Plan that public participation be an integral
component of any land use planning process. The Town shall
be satisfied that:
b) Adequate public notice in accordance with the Planning Act
has been given;
c) Enough information to enable a person to reasonably
understand the nature of the proposal and its impacts is
available prior to any public meeting;
d) All public and agency comments have been assessed and
analyzed by staff; and,
e) Their decision will appropriately balance the overall public
interest against the private interest expressed in the
application.
f) Proponents shall be encouraged to pre-consult with
neighbouring landowners to obtain their views before a formal
application is submitted.
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g) The Town will consult with First Nations on applications that will
have the potential to affect on aboriginal treaty rights and
aboriginal interests.
h) For the purposes of implementing Section 16(1)(b) of the
Planning Act, the minimum requirements set out in the
Planning Act and the related regulations are the measures and
procedures to be relied upon by the Town for proposed
amendments to the Official Plan or proposed revisions to the
Official Plan, for proposed zoning by-laws and for proposed
consents.
F11 Complete Applications
F11.1 Overview
a) To ensure that the approval authority can make an informed
decision on any Planning Act applications and in order to
ensure that the public understands the implications of the
application, technical studies are required.
b) The Planning Act permits municipalities to set out what their
requirements are in the form of technical studies and plans to
support an application to amend the Official Plan and zoning
by-law. Once this required information has been submitted, the
application is then deemed to be "complete" in accordance with
the Planning Act, with this date being the date on which the
processing time frame in the Planning Act begins. In addition,
applicants cannot appeal a non-decision on their application
once the application is complete until the processing time
frames set out in the Planning Act have elapsed.
c) This section of the Official Plan is specifically intended to
implement Sections 22(5) and 34(10.2) of the Planning Act.
These Planning Act sections provide the basis for the inclusion
of policies on complete applications in Official Plans.
F11.2 Minimum Submissions Requirements
The following are the minimum submissions requirements for Official Plan
Amendment and zoning by-law amendment applications:
a) The minimum submission requirements for an Official Plan
Amendment in accordance with Section 22(4) of the Planning
Act are articulated in Schedule 1 of Ontario Regulation 543/06;
and,
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b) The minimum submission requirements for a zoning application
as set out in Section 34(10.1) of the Planning Act are
articulated in Schedule 1 of Ontario Regulation 545/06.
F11.3 Supplemental Submission Requirements
a) This section lists the studies, plans or items required to support
an application for Official Plan Amendment and re-zoning. The
determination of which studies, plans or items are required
shall be made at the pre-consultation phase, as set out in
Section F11.4 of this Plan. Regard should also be had to
Section F11.5 of this Plan, which provides some flexibility to
the approval authority in the consideration of the types of
studies, plans or items required to support an application.
b) The following may be required to support a complete
application for an Official Plan Amendment or an application for
re-zoning:
i. Land Use Planning Report;
ii. Market Impact Study;
iii. Urban Design Report;
iv. Landscape Plan;
v. Environmental Impact Study;
vi. Environmental Site Assessment;
vii. Master Servicing Plan;
viii. Stormwater Management Report including a
grading and drainage plan;
ix. Servicing Study;
x. Noise/Vibration Study;
xi. Hydrogeological Assessment;
xii. Traffic Impact Assessment;
xiii. Archaeological Assessment;
xiv. Conservation Plan;
xv. Heritage Impact Assessment;
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xvi. Land Use Compatibility Assessment;
xvii. Sub Watershed Study;
xviii. Financial Impact Assessment;
xix. Water Resource Management Report;
xx. Geotechnical and Slope Stability Study;
xxi. Notice from the Risk Management Official
pursuant to the Clean Water Act;
xxii. Site Evaluation Report;
xxiii. Public consultation strategy; and,
xxiv. Any other studies required by the approval
authority that are not reflected in the above list.
F11.4 Pre-Consultation
a) Prior to the submission of an application for Official Plan
Amendment, Zoning By-Law Amendment or Plan of
Subdivision/Condominium, applicants are required to meet with
the approval authority and relevant agencies to determine what
studies, plans and items are required to support an application
in accordance with this Section of the Official Plan.
b) The details of the pre-consultation process are spelled out in a
by-law passed pursuant to Sections 22(3.1) and 34(10.0.1) of
the Planning Act. The intent of the pre-consultation process is
to determine the scale and scope of any required study, plan or
item with this scale and scope being dependent on the size of
the proposal, its relationship to adjacent land uses and the
type(s) of planning approval(s) required.
F11.5 Flexibility
While it is the intent of this Plan to require the studies, plans and items
listed above in support of the applications listed above, this section
should not be interpreted as being all-inclusive. On this basis, the specific
requirements for a particular application may be modified depending on
the scale of the proposal, its location, its location in relation to other land
uses and whether the proposal implements other planning approvals that
may have been obtained prior to the consideration of the specific
application.
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F11.6 Quality of Supporting Studies, Plans or Items
Qualified professionals retained by and at the expense of the proponent
shall carry out all studies required by the approval authority in
accordance with this section. The approval authority may require peer
reviews of the studies by an appropriate public agency or by a
professional consultant retained by the approval authority at the
proponent's expense. Alternatively, a qualified professional retained by
the approval authority at the expense of the proponent may carry out
studies.
F12 Monitoring
a) The purpose of monitoring is to evaluate the effectiveness and
relevance of the Plan in meeting the vision, principles and
policies of this Plan. Monitoring involves recording and
appraising the significance of events, trends and decisions in
relation to the policies of the Official Plan.
b) As required, the Town may also prepare quarterly and annual
briefings or status reports. To assist with monitoring and plan
review, the Town will maintain an information system to allow
for appropriate analysis of the changes in the social, economic,
environmental and technological conditions in the Town.
F13 Interpretation
F13.1 General
This Plan is a statement of policy. It is intended as a guide to Council,
however, some flexibility in interpretation may be permitted provided that
the general intent is maintained.
In accordance with the Planning Act, in the event of a conflict between
the County Official Plan and the Town Official Plan, the County Official
Plan prevails to the extent of the conflict.
F13.2 Interpretation of Land Use Designation Boundaries
a)
It is recognized that the boundaries of the Environmental
Protection Area designation may be imprecise and subject to
change, without the need for an Amendment to this Plan.
b)
The boundaries of all other land use designations generally
follow parcel boundaries. Minor changes to the boundaries in
this case may be considered provided the overall intent of
this Plan is maintained.
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F13.3 Legislation
Where this Plan makes reference to a Provincial Act, an Ontario
Regulation, or the Provincial Policy Statement such reference shall
include any subsequent amendments or replacements.
F13.4 Accessory Uses
Whenever a use is permitted in a land use designation, it is intended that
uses, buildings or structures normally incidental, and accessory to that
use are also permitted.
F13.5 Permitted Uses
The implementing zoning by-law is not required to permit all of the uses
permitted by the Official Plan, unless doing so would conflict with a policy
in the Provincial Policy Statement.
F13.6 Minimum Standards
The policies of this Plan represent minimum standards. This Plan does
not prevent the Town from going beyond the minimum standards
established by the Plan when considering development applications or
the preparation of area specific studies, unless doing so would conflict
with a policy in the Plan.
F13.7 Definitions
A number of terms in this Plan are defined if they are shown in bold.
All of these terms are found in the Provincial Policy Statement (only ones
that are relevant to the Town have been included) and they are
reproduced in this section.
Access standards: means methods or procedures to ensure safe
vehicular and pedestrian movement, and access for the maintenance and
repair of protection works, during times of flooding hazards, erosion
hazards and/or other water-related hazards.
Active transportation: means human-powered travel, including but not
limited to, walking, cycling, inline skating and travel with the use of
mobility aids, including motorized wheelchairs and other power-assisted
devices moving at a comparable speed.
Adjacent lands: means
a)
For the purposes of Section E.2.2.5b) of this Plan, those
lands contiguous to existing or planned corridors and
transportation facilities where development would have a
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negative impact on the corridor or facility. The extent of the
adjacent lands may be recommended in guidelines
developed by the Province or based on municipal
approaches that achieve the same objectives;
b)
For the purposes of Section D1.10.1 of this Plan, those lands
contiguous to a specific natural heritage feature or area
where it is likely that development or site alteration would
have a negative impact on the feature or area. The extent of
the adjacent lands may be recommended by the Province or
based on municipal approaches which achieve the same
objectives;
c)
For the purposes of Section D3.3 b) of this Plan, those lands
contiguous to a protected heritage property or as otherwise
defined in the municipal Official Plan.
Adverse effects: as defined in the Environmental Protection Act, means
one or more of:
a)
Impairment of the quality of the natural environment for any
use that can be made of it;
b)
Injury or damage to property or plant or animal life;
c)
Harm or material discomfort to any person;
d)
An adverse effect on the health of any person;
e)
Impairment of the safety of any person;
f)
Rendering any property or plant or animal life unfit for human
use;
g)
Loss of enjoyment of normal use of property; and,
h)
Interference with normal conduct of business.
Affordable: means
a)
In the case of ownership housing, the least expensive of:
1. Housing for which the purchase price results in annual
accommodation costs which do not exceed 30 percent of
gross annual household income for low and moderate
income households; or
2. Housing for which the purchase price is at least 10 percent
below the average purchase price of a resale unit in the
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regional market area;
b)
In the case of rental housing, the least expensive of:
1. A unit for which the rent does not exceed 30 percent of
gross annual household income for low and moderate
income households; or
2. A unit for which the rent is at or below the average market
rent of a unit in the regional market area.
Airports: means all Ontario airports, including designated lands for
future airports, with Noise Exposure Forecast (NEF)/Noise Exposure
Projection (NEP) mapping.
Alternative energy system: means a system that uses sources of
energy or energy conversion processes to produce power, heat and/or
cooling that significantly reduces the amount of harmful emissions to the
environment (air, earth and water) when compared to conventional
energy systems.
Archaeological resources: includes artifacts, archaeological sites,
marine archaeological sites, as defined under the Ontario Heritage Act.
The identification and evaluation of such resources are based upon
archaeological fieldwork undertaken in accordance with the Ontario
Heritage Act.
Areas of archaeological potential: means areas with the likelihood to
contain archaeological resources. Methods to identify archaeological
potential are established by the Province, but municipal approaches
which achieve the same objectives may also be used. The Ontario
Heritage Act requires archaeological potential to be confirmed through
archaeological fieldwork.
Areas of natural and scientific interest (ANSI): means areas of land
and water containing natural landscapes or features that have been
identified as having life science or earth science values related to
protection, scientific study or education.
Brownfield sites: means undeveloped or previously developed
properties that may be contaminated. They are usually, but not
exclusively, former industrial or commercial properties that may be
underutilized, derelict or vacant.
Built heritage resource: means a building, structure, monument,
installation or any manufactured remnant that contributes to a property's
cultural heritage value or interest as identified by a community, including
an Aboriginal community. Built heritage resources are generally located
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on property that has been designated under Parts IV or V of the Ontario
Heritage Act, or included on local, provincial and/or federal registers.
Conserved: means the identification, protection, management and use of
built heritage resources, cultural heritage landscapes and
archaeological resources in a manner that ensures their cultural
heritage value or interest is retained under the Ontario Heritage Act. This
may be achieved by the implementation of recommendations set out in a
conservation plan, archaeological assessment, and/or heritage impact
assessment. Mitigative measures and/or alternative development
approaches can be included in these plans and assessments.
Cultural heritage landscape: means a defined geographical area that
may have been modified by human activity and is identified as having
cultural heritage value or interest by a community, including an Aboriginal
community. The area may involve features such as structures, spaces,
archaeological sites or natural elements that are valued together for their
interrelationship, meaning or association. Examples may include, but are
not limited to, heritage conservation districts designated under the
Ontario Heritage Act; villages, parks, gardens, battlefields, mainstreets
and neighbourhoods, cemeteries, trailways, viewsheds, natural areas and
industrial complexes of heritage significance; and areas recognized by
federal or international designation authorities (e.g. A National Historic
Site or District designation, or a UNESCO World Heritage Site).
Designated and available: means lands designated in the Official Plan
for urban residential use. For municipalities where more detailed Official
Plan policies (e.g. Secondary plans) are required before development
applications can be considered for approval, only lands that have
commenced the more detailed planning process are considered to be
designated and available for the purposes of this definition.
Designated growth areas: means lands within settlement areas
designated in an official plan for growth over the long-term planning
horizon provided in Section B13 of this Plan but which have not yet been
fully developed. Designated growth areas include lands which are
designated and available for residential growth in accordance with
Section B9.1 a) of this Plan, as well as lands required for employment
and other uses.
Designated vulnerable area: means areas defined as vulnerable, in
accordance with provincial standards, by virtue of their importance as a
drinking water source.
Development: means the creation of a new lot, a change in land use, or
the construction of buildings and structures requiring approval under the
Planning Act, but does not include:
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a) Activities that create or maintain infrastructure authorized
under an environmental assessment process; or
b) Works subject to the Drainage Act.
Dynamic beach hazard: means areas of inherently unstable
accumulations of shoreline sediments along the Great Lakes - St.
Lawrence River System and large inland lakes, as identified by
provincial standards, as amended from time to time. The dynamic beach
hazard limit consists of the flooding hazard limit plus a dynamic beach
allowance.
Ecological function: means the natural processes, products or services
that living and non-living environments provide or perform within or
between species, ecosystems and landscapes. These may include
biological, physical and socio-economic interactions.
Employment area: means those areas designated in an Official Plan for
clusters of business and economic activities including, but not limited to,
manufacturing, warehousing, offices, and associated retail and ancillary
facilities.
Endangered species: means a species that is listed or categorized as
an "Endangered Species" on the Ontario Ministry of Natural Resources'
official Species at Risk list, as updated and amended from time to time.
Erosion hazard: means the loss of land, due to human or natural
processes, that poses a threat to life and property. The erosion hazard
limit is determined using considerations that include the 100 year erosion
rate (the average annual rate of recession extended over a one hundred
year time span), an allowance for slope stability, and an erosion/erosion
access allowance.
Essential emergency service: means services which would be impaired
during an emergency as a result of flooding, the failure of floodproofing
measures and/or protection works, and/or erosion.
Fish: means fish, which as defined in the Fisheries Act, includes fish,
shellfish, crustaceans, and marine animals, at all stages of their life
cycles.
Fish habitat: as defined in the Fisheries Act, means spawning grounds
and any other areas, including nursery, rearing, food supply, and
migration areas on which fish depend directly or indirectly in order to
carry out their life processes.
Flood fringe: for river, stream and small inland lake systems, means
the outer portion of the flood plain between the floodway and the
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flooding hazard limit. Depths and velocities of flooding are generally less
severe in the flood fringe than those experienced in the floodway.
Flood plain: for river, stream and small inland lake systems, means
the area, usually low lands adjoining a watercourse, which has been or
may be subject to flooding hazards.
Flooding hazard: means the inundation, under the conditions specified
below, of areas adjacent to a shoreline or a river or stream system and
not ordinarily covered by water. Along river, stream and small inland lake
systems, the flooding hazard limit is the greater of:
a) The flood resulting from the rainfall actually experienced during
a major storm such as the Hurricane Hazel storm (1954) or the
Timmins storm (1961), transposed over a specific watershed
and combined with the local conditions, where evidence
suggests that the storm event could have potentially occurred
over watersheds in the general area;
b) The one hundred year flood; and,
c) A flood which is greater than 1. Or 2. Which was actually
experienced in a particular watershed or portion thereof as a
result of ice jams and which has been approved as the
standard for that specific area by the Minister of Natural
Resources; except where the use of the one hundred year
flood or the actually experienced event has been approved by
the Minister of Natural Resources as the standard for a specific
watershed (where the past history of flooding supports the
lowering of the standard).
Floodproofing standard: means the combination of measures
incorporated into the basic design and/or construction of buildings,
structures, or properties to reduce or eliminate flooding hazards, wave
uprush and other water-related hazards along the shorelines of the
Great Lakes - St. Lawrence River System and large inland lakes, and
flooding hazards along river, stream and small inland lake systems.
Floodway: for river, stream and small inland lake systems, means the
portion of the flood plain where development and site alteration would
cause a danger to public health and safety or property damage.
Where the one zone concept is applied, the floodway is the entire
contiguous flood plain.
Where the two zone concept is applied, the floodway is the contiguous
inner portion of the flood plain, representing that area required for the
safe passage of flood flow and/or that area where flood depths and/or
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velocities are considered to be such that they pose a potential threat to
life and/or property damage. Where the two zone concept applies, the
outer portion of the flood plain is called the flood fringe.
Freight-supportive: in regard to land use patterns, means
transportation systems and facilities that facilitate the movement of
goods. This includes policies or programs intended to support efficient
freight movement through the planning, design and operation of land use
and transportation systems. Approaches may be recommended in
guidelines developed by the Province or based on municipal approaches
that achieve the same objective.
Green infrastructure: means natural and human-made elements that
provide ecological and hydrological functions and processes. Green
infrastructure can include components such as natural heritage
features and systems, parklands, stormwater management systems,
street trees, urban forests, natural channels, permeable surfaces, and
green roofs.
Ground water feature: means water-related features in the earth's
subsurface, including recharge/discharge areas, water tables, aquifers
and unsaturated zones that can be defined by surface and subsurface
hydrogeologic investigations.
Habitat of endangered species and threatened species: means
a) With respect to a species listed on the Species at Risk in
Ontario List as an endangered or threatened species for
which a regulation made under clause 55(1)(a) of the
Endangered Species Act, 2007 is in force, the area prescribed
by that regulation as the habitat of the species; or
b) With respect to any other species listed on the Species at Risk
in Ontario List as an endangered or threatened species, an
area on which the species depends, directly or indirectly, to
carry on its life processes, including life processes such as
reproduction, rearing, hibernation, migration or feeding, as
approved by the Ontario Ministry of Natural Resources; and,
c) Places in the areas described in clause (a) or (b), whichever is
applicable, that are used by members of the species as dens,
nests, hibernacula or other residences.
Hazardous forest types: means forest types assessed as being
associated with the risk of high to extreme wildland fire using risk
assessment tools established by the Ontario Ministry of Natural
Resources, as amended from time to time.
135
Hazardous lands: means property or lands that could be unsafe for
development due to naturally occurring processes. Along the shorelines
of large inland lakes, this means the land, including that covered by
water, between a defined offshore distance or depth and the furthest
landward limit of the flooding hazard, erosion hazard or dynamic
beach hazard limits. Along river, stream and small inland lake
systems, this means the land, including that covered by water, to the
furthest landward limit of the flooding hazard or erosion hazard limits.
Hazardous sites: means property or lands that could be unsafe for
development and site alteration due to naturally occurring hazards.
These may include unstable soils (sensitive marine clays [leda], organic
soils) or unstable bedrock (karst topography).
Hazardous substances: means substances which, individually, or in
combination with other substances, are normally considered to pose a
danger to public health, safety and the environment. These substances
generally include a wide array of materials that are toxic, ignitable,
corrosive, reactive, radioactive or pathological.
Heritage attributes: means the principal features or elements that
contribute to a protected heritage property's cultural heritage value or
interest, and may include the property's built or manufactured elements,
as well as natural landforms, vegetation, water features, and its visual
setting (including significant views or vistas to or from a protected
heritage property).
Hydrologic function: means the functions of the hydrological cycle that
include the occurrence, circulation, distribution and chemical and physical
properties of water on the surface of the land, in the soil and underlying
rocks, and in the atmosphere, and water's interaction with the
environment including its relation to living things.
Individual on-site sewage services: means sewage systems, as
defined in O. Reg. 332/12 under the Building Code Act, 1992, that are
owned, operated and managed by the owner of the property upon which
the system is located.
Individual on-site water services: means individual, autonomous water
supply systems that are owned, operated and managed by the owner of
the property upon which the system is located.
Infrastructure: means physical structures (facilities and corridors) that
form the foundation for development. Infrastructure includes: sewage
and water systems, septage treatment systems, stormwater management
systems, waste management systems, electricity generation facilities,
electricity transmission and distribution systems,
136
communications/telecommunications, transit and transportation corridors
and facilities, oil and gas pipelines and associated facilities.
Institutional use: for the purposes of Section D5.6a) of this Plan, means
land uses where there is a threat to the safe evacuation of vulnerable
populations such as older persons, persons with disabilities, and those
who are sick or young, during an emergency as a result of flooding,
failure of floodproofing measures or protection works, or erosion.
Intensification: means the development of a property, site or area at a
higher density than currently exists through:
a) Redevelopment, including the reuse of brownfield sites;
b) The development of vacant and/or underutilized lots within
previously developed areas;
c) Infill development; and,
d) The expansion or conversion of existing buildings.
Low and moderate income households: means a) in the case of
ownership housing, households with incomes in the lowest 60 percent of
the income distribution for the regional market area; or b) in the case of
rental housing, households with incomes in the lowest 60 percent of the
income distribution for renter households for the regional market area.
Major facilities: means facilities which may require separation from
sensitive land uses, including but not limited to airports, transportation
infrastructure and corridors, rail facilities, marine facilities, sewage
treatment facilities, waste management systems, oil and gas pipelines,
industries, energy generation facilities and transmission systems, and
resource extraction activities.
Major goods movement facilities and corridors: means transportation
facilities and corridors associated with the inter- and intra-provincial
movement of goods. Examples include: inter-modal facilities, ports,
airports, rail facilities, truck terminals, freight corridors, freight facilities,
and haul routes and primary transportation corridors used for the
movement of goods. Approaches that are freight-supportive may be
recommended in guidelines developed by the Province or based on
municipal approaches that achieve the same objectives.
Marine facilities: means ferries, harbours, ports, ferry terminals, canals
and associated uses, including designated lands for future marine
facilities.
137
Mine hazard: means any feature of a mine as defined under the Mining
Act, or any related disturbance of the ground that has not been
rehabilitated.
Minerals: means metallic minerals and non-metallic minerals as herein
defined, but does not include mineral aggregate resources or petroleum
resources.
Metallic minerals means those minerals from which metals (e.g.
Copper, nickel, gold) are derived.
Non-metallic minerals means those minerals that are of value for
intrinsic properties of the minerals themselves and not as a source of
metal. They are generally synonymous with industrial minerals (e.g.
Asbestos, graphite, kyanite, mica, nepheline syenite, salt, talc, and
wollastonite).
Mineral aggregate resource conservation: means
a) The recovery and recycling of manufactured materials derived
from mineral aggregates (e.g. Glass, porcelain, brick, concrete,
asphalt, slag, etc.), for re-use in construction, manufacturing,
industrial or maintenance projects as a substitute for new
mineral aggregates; and,
b) The wise use of mineral aggregates including utilization or
extraction of on-site mineral aggregate resources prior to
development occurring.
Mineral mining operation: means mining operations and associated
facilities, or, past producing mines with remaining mineral development
potential that have not been permanently rehabilitated to another use.
Municipal sewage services: means a sewage works within the meaning
of section 1 of the Ontario Water Resources Act that is owned or
operated by a municipality.
Municipal water services: means a municipal drinking-water system
within the meaning of section 2 of the Safe Drinking Water Act, 2002.
Natural heritage features and areas: means features and areas,
including significant wetlands, significant coastal wetlands, other coastal
wetlands, fish habitat, significant woodlands and significant valleylands,
habitat of endangered species and threatened species, significant wildlife
habitat, and significant areas of natural and scientific interest, which are
important for their environmental and social values as a legacy of the
natural landscapes of an area.
138
Natural heritage system: means a system made up of natural heritage
features and areas, and linkages intended to provide connectivity (at the
regional or site level) and support natural processes which are necessary
to maintain biological and geological diversity, natural functions, viable
populations of indigenous species, and ecosystems. These systems can
include natural heritage features and areas, federal and provincial
parks and conservation reserves, other natural heritage features, lands
that have been restored or have the potential to be restored to a natural
state, areas that support hydrologic functions, and working landscapes
that enable ecological functions to continue. The Province has a
recommended approach for identifying natural heritage systems, but
municipal approaches that achieve or exceed the same objective may
also be used.
Negative impacts: means
a)
In regard to Section D2.1 b) of this Plan, degradation to the
quality and quantity of water, sensitive surface water
features and sensitive ground water features, and their
related hydrologic functions, due to single, multiple or
successive development or site alteration activities;
b)
In regard to fish habitat, any permanent alteration to, or
destruction of fish habitat, except where, in conjunction with
the appropriate authorities, it has been authorized under the
Fisheries Act; and,
c)
In regard to other natural heritage features and areas,
degradation that threatens the health and integrity of the
natural features or ecological functions for which an area is
identified due to single, multiple or successive development
or site alteration activities.
Oil, gas and salt hazards: means any feature of a well or work as
defined under the Oil, Gas and Salt Resources Act, or any related
disturbance of the ground that has not been rehabilitated.
One hundred year flood: for river, stream and small inland lake
systems, means that flood, based on an analysis of precipitation, snow
melt, or a combination thereof, having a return period of 100 years on
average, or having a 1% chance of occurring or being exceeded in any
given year.
One hundred year flood level: means for large inland lakes, lake
levels and wind setups that have a 1% chance of being equalled or
exceeded in any given year, except that, where sufficient water level
records do not exist, the one hundred year flood level is based on the
highest known water level and wind setups.
139
Other water-related hazards: means water-associated phenomena
other than flooding hazards and wave uprush which act on shorelines.
This includes, but is not limited to ship-generated waves, ice piling and
ice jamming.
Partial services: means
a)
Municipal sewage services or private communal sewage
services and individual on-site water services; or
b)
Municipal water services or private communal water services
and individual on-site sewage services.
Petroleum resource operations: means oil, gas and salt wells and
associated facilities and other drilling operations, oil field fluid disposal
wells and associated facilities, and wells and facilities for the
underground storage of natural gas and other hydrocarbons.
Petroleum resources: means oil, gas, and salt (extracted by solution
mining method) and formation water resources which have been
identified through exploration and verified by preliminary drilling or other
forms of investigation. This may include sites of former operations where
resources are still present or former sites that may be converted to
underground storage for natural gas or other hydrocarbons.
Planned corridors: means corridors or future corridors which are
required to meet projected needs, and are identified through provincial
plans, preferred alignment(s) determined through the Environmental
Assessment Act process, or identified through planning studies where the
Ontario Ministry of Transportation is actively pursuing the identification of
a corridor. Approaches for the protection of planned corridors may be
recommended in guidelines developed by the Province.
Portable asphalt plant: means a facility
a)
With equipment designed to heat and dry aggregate and to
mix aggregate with bituminous asphalt to produce asphalt
paving material, and includes stockpiling and storage of bulk
materials used in the process; and,
b)
Which is not of permanent construction, but which is to be
dismantled at the completion of the construction project.
Portable concrete plant: means a building or structure
a)
With equipment designed to mix cementing materials,
aggregate, water and admixtures to produce concrete, and
includes stockpiling and storage of bulk materials used in the
process; and,
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b)
Which is not of permanent construction, but which is
designed to be dismantled at the completion of the
construction project.
Private communal sewage services: means a sewage works within the
meaning of section 1 of the Ontario Water Resources Act that serves six
or more lots or private residences and is not owned by a municipality.
Private communal water services: means a non-municipal drinking-
water system within the meaning of section 2 of the Safe Drinking Water
Act, 2002 that serves six or more lots or private residences.
Protected heritage property: means property designated under Parts
IV, V or VI of the Ontario Heritage Act; property subject to a heritage
conservation easement under Parts II or IV of the Ontario Heritage Act;
property identified by the Province and prescribed public bodies as
provincial heritage property under the Standards and Guidelines for
Conservation of Provincial Heritage Properties; property protected under
federal legislation, and UNESCO World Heritage Sites.
Protection works standards: means the combination of non-structural
or structural works and allowances for slope stability and flooding/erosion
to reduce the damage caused by flooding hazards, erosion hazards
and other water-related hazards, and to allow access for their
maintenance and repair.
Provincial and federal requirements: means
a)
In regard to Policy 1.6.11.2 of the PPS (2014), legislation,
regulations, policies and standards administered by the
federal or provincial governments for the purpose of
protecting the environment from potential impacts associated
with energy systems and ensuring that the necessary
approvals are obtained;
b)
In regard to Section D1.2 c) of this Plan, legislation and
policies administered by the federal or provincial
governments for the purpose of fisheries protection (including
fish and fish habitat), and related, scientifically established
standards such as water quality criteria for protecting lake
trout populations; and,
c)
In regard to Section D1.2 d) of this Plan, legislation and
policies administered by the provincial government or federal
government, where applicable, for the purpose of protecting
species at risk and their habitat.
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Provincial plan: means a provincial plan within the meaning of section
1 of the Planning Act.
Public service facilities: means land, buildings and structures for the
provision of programs and services provided or subsidized by a
government or other body, such as social assistance, recreation, police
and fire protection, health and educational programs, and cultural
services. Public service facilities do not include infrastructure.
Quality and quantity of water: is measured by indicators associated
with hydrologic function such as minimum base flow, depth to water
table, aquifer pressure, oxygen levels, suspended solids, temperature,
bacteria, nutrients and hazardous contaminants, and hydrologic regime.
Rail facilities: means rail corridors, rail sidings, train stations, inter-modal
facilities, rail yards and associated uses, including designated lands for
future rail facilities.
Recreation: means leisure time activity undertaken in built or natural
settings for purposes of physical activity, health benefits, sport
participation and skill development, personal enjoyment, positive social
interaction and the achievement of human potential.
Redevelopment: means the creation of new units, uses or lots on
previously developed land in existing communities, including brownfield
sites.
Regional market area: refers to an area that has a high degree of social
and economic interaction. The upper or single-tier municipality, or
planning area, will normally serve as the regional market area.
However, where a regional market area extends significantly beyond
these boundaries, then the regional market area may be based on the
larger market area. Where regional market areas are very large and
sparsely populated, a smaller area, if defined in an Official Plan, may be
utilized.
Renewable energy source: means an energy source that is renewed by
natural processes and includes wind, water, biomass, biogas, biofuel,
solar energy, geothermal energy and tidal forces.
Renewable energy system: means a system that generates electricity,
heat and/or cooling from a renewable energy source.
Reserve sewage system capacity: means design or planned capacity
in a centralized waste water treatment facility which is not yet committed
to existing or approved development.
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Reserve water system capacity: means design or planned capacity in a
centralized water treatment facility which is not yet committed to existing
or approved development.
Residence surplus to a farming operation: means an existing
habitable farm residence that is rendered surplus as a result of farm
consolidation (the acquisition of additional farm parcels to be operated as
one farm operation).
Residential intensification: means intensification of a property, site or
area which results in a net increase in residential units or accommodation
and includes:
a)
Redevelopment, including the redevelopment of brownfield
sites;
b)
The development of vacant or underutilized lots within
previously developed areas;
c)
Infill development;
d)
The conversion or expansion of existing industrial,
commercial and institutional buildings for residential use; and,
e)
The conversion or expansion of existing residential buildings
to create new residential units or accommodation, including
accessory apartments, second units and rooming houses.
River, stream and small inland lake systems: means all watercourses,
rivers, streams, and small inland lakes or waterbodies that have a
measurable or predictable response to a single runoff event.
Sensitive: in regard to surface water features and ground water
features, means areas that are particularly susceptible to impacts from
activities or events including, but not limited to, water withdrawals, and
additions of pollutants.
Sensitive land uses: means buildings, amenity areas, or outdoor spaces
where routine or normal activities occurring at reasonably expected times
would experience one or more adverse effects from contaminant
discharges generated by a nearby major facility. Sensitive land uses
may be a part of the natural or built environment. Examples may include,
but are not limited to: residences, day care centres, and educational and
health facilities.
Settlement areas: means urban areas and rural settlement areas within
municipalities (such as cities, towns, villages and hamlets) that are:
143
a)
Built up areas where development is concentrated and which
have a mix of land uses; and,
b)
Lands which have been designated in an Official Plan for
development over the long-term planning horizon provided
for in Section B13 of this Plan.
Sewage and water services: includes municipal sewage services and
municipal water services, private communal sewage services and private
communal water services, individual on-site sewage services and
individual on-site water services, and partial services.
Significant: means
a)
In regard to wetlands, significant wetlands and areas of
natural and scientific interest, an area identified as
provincially significant by the Ontario Ministry of Natural
Resources using evaluation procedures established by the
Province, as amended from time to time;
b)
In regard to woodlands, an area which is ecologically
important in terms of features such as species composition,
age of trees and stand history; functionally important due to
its contribution to the broader landscape because of its
location, size or due to the amount of forest cover in the
planning area; or economically important due to site quality,
species composition, or past management history. These are
to be identified using criteria established by the Ontario
Ministry of Natural Resources;
c)
In regard to other features and areas in Section D1.2b) of this
Plan, ecologically important in terms of features, functions,
representation or amount, and contributing to the quality and
diversity of an identifiable geographic area or natural
heritage system;
d)
In regard to mineral potential, an area identified as
provincially significant through evaluation procedures
developed by the Province, as amended from time to time,
such as the Provincially Significant Mineral Potential Index;
and,
e)
In regard to cultural heritage and archaeology, resources that
have been determined to have cultural heritage value or
interest for the important contribution they make to our
understanding of the history of a place, an event, or a people.
Criteria for determining significance for the resources identified in
144
sections (c)-(e) are recommended by the Province, but municipal
approaches that achieve or exceed the same objective may also be used.
While some significant resources may already be identified and
inventoried by official sources, the significance of others can only be
determined after evaluation.
Site alteration: means activities, such as grading, excavation and the
placement of fill that would change the landform and natural vegetative
characteristics of a site.
Special needs: means any housing, including dedicated facilities, in
whole or in part, that is used by people who have specific needs beyond
economic needs, including but not limited to, needs such as mobility
requirements or support functions required for daily living. Examples of
special needs housing may include, but are not limited to, housing for
persons with disabilities such as physical, sensory or mental health
disabilities, and housing for older persons.
Special Policy Area: means an area within a community that has
historically existed in the flood plain and where site-specific policies,
approved by both the Ministers of Natural Resources and Municipal
Affairs and Housing, are intended to provide for the continued viability of
existing uses (which are generally on a small scale) and address the
significant social and economic hardships to the community that would
result from strict adherence to provincial policies concerning
development. The criteria and procedures for approval are established
by the Province.
A Special Policy Area is not intended to allow for new or intensified
development and site alteration, if a community has feasible
opportunities for development outside the flood plain.
Surface water feature: means water-related features on the earth's
surface, including headwaters, rivers, stream channels, inland lakes,
seepage areas, recharge/discharge areas, springs, wetlands, and
associated riparian lands that can be defined by their soil moisture, soil
type, vegetation or topographic characteristics.
Threatened species: means a species that is listed or categorized as a
"Threatened Species" on the Ontario Ministry of Natural Resources'
official Species at Risk list, as updated and amended from time to time.
Transit-supportive: in regard to land use patterns, means development
that makes transit viable and improves the quality of the experience of
using transit. It often refers to compact, mixed-use development that has
a high level of employment and residential densities. Approaches may be
145
recommended in guidelines developed by the Province or based on
municipal approaches that achieve the same objectives.
Transportation demand management: means a set of strategies that
result in more efficient use of the transportation system by influencing
travel behaviour by mode, time of day, frequency, trip length, regulation,
route, or cost.
Transportation system: means a system consisting of facilities,
corridors and rights-of-way for the movement of people and goods, and
associated transportation facilities including transit stops and stations,
sidewalks, cycle lanes, bus lanes, high occupancy vehicle lanes, rail
facilities, parking facilities, park'n'ride lots, service centres, rest stops,
vehicle inspection stations, inter-modal facilities, harbours, airports,
marine facilities, ferries, canals and associated facilities such as storage
and maintenance.
Two zone concept: means an approach to flood plain management
where the flood plain is differentiated in two parts: the floodway and the
flood fringe.
Valleylands: means a natural area that occurs in a valley or other
landform depression that has water flowing through or standing for some
period of the year.
Vulnerable: means surface and/or ground water that can be easily
changed or impacted.
Waste management system: means sites and facilities to accommodate
solid waste from one or more municipalities and includes recycling
facilities, transfer stations, processing sites and disposal sites.
Watershed: means an area that is drained by a river and its tributaries.
Wave uprush: means the rush of water up onto a shoreline or structure
following the breaking of a wave; the limit of wave uprush is the point of
furthest landward rush of water onto the shoreline.
Wayside pits and quarries: means a temporary pit or quarry opened
and used by or for a public authority solely for the purpose of a particular
project or contract of road construction and not located on the road right-
of-way.
Wetlands: means lands that are seasonally or permanently covered by
shallow water, as well as lands where the water table is close to or at the
surface. In either case the presence of abundant water has caused the
formation of hydric soils and has favoured the dominance of either
146
hydrophytic plants or water tolerant plants. The four major types of
wetlands are swamps, marshes, bogs and fens.
Periodically soaked or wet lands being used for agricultural purposes
which no longer exhibit wetland characteristics are not considered to be
wetlands for the purposes of this definition.
Wildlife habitat: means areas where plants, animals and other
organisms live, and find adequate amounts of food, water, shelter and
space needed to sustain their populations. Specific wildlife habitats of
concern may include areas where species concentrate at a vulnerable
point in their annual or life cycle; and areas which are important to
migratory or non-migratory species.
Woodlands: means treed areas that provide environmental and
economic benefits to both the private landowner and the general public,
such as erosion prevention, hydrological and nutrient cycling, provision of
clean air and the long-term storage of carbon, provision of wildlife
habitat, outdoor recreational opportunities, and the sustainable harvest
of a wide range of woodland products. Woodlands include treed areas,
woodlots or forested areas and vary in their level of significance at the
local, regional and provincial levels. Woodlands may be delineated
according to the Forestry Act definition or the Province's Ecological Land
Classification system definition for "forest."
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APPENDIX 1 List of Natural Heritage Areas
1 - Bell Park Rare plants grow at Bell Park at the mouth of the
Madawaska River. These plants likely also once existed at other
locations along the now-developed Ottawa River shore. There are very
few sites in the province where these exist.
2 - Natural Area and Natural Corridor Wetland and woodland that are
extensions of Bell Park habitat and create a natural corridor leading
towards the Nopiming Game Preserve.
3 - Madawaska River Shoreline and Natural Corridor This linear area
is actually several units that, when combined , create a natural corridor
from the Ottawa River to "Lake Madawaska" (The Arnprior head pond).
This is a valuable stretch of habitat that also has great scenic value. A
section includes the wooded bluff that links the cemetery and Robert
Simpson Park.
4 - Natural Area Wet woodland adjacent to Madawaska shoreline.
5 - Natural Area Mature woodland adjacent to Arnprior Generating
Station and dam.
6 - Natural Area and Natural Corridor Wet woodland that reaches into
proposed industrial and residential land. Provides habitat for turtles, frogs
and other wetland species. Corridor links habitat with Madawaska River.
The natural springs of the area may be the only cold water springs left in
the town.
7 - Shoreline Natural Corridor Mature wooded area along the Ottawa
River, creates a link between Robert Simpson Park and the Grove.
Undeveloped shoreline a rare feature along the river.
8 - Natural Area Wet creek habitat provides valuable extension and
diversity to Grove habitats.
9 - Natural Corridors Creek valleys that wind through neighbourhoods
are already protected to some extent, but need recognition as valuable
habitat corridors and linear natural areas.
10 - Nopiming Game Preserve - Natural Area Environmental protection
zoning already protects a large segment of the Nopiming. However, the
wetland and significant natural habitat extends beyond that zoned area.
11 - Gillies Grove The Grove is recognized for its ecological value.
O T T A W A R I V E R
Madawa
ska Riv
er
Lake Madawaska
Subject to Section C2.7.1
Subject to Section C2.7.2
Subject to Section C1.6.2
Subject to Section C3.10.1
Subject to Section C2.7.3
Subject to Section C2.7.3
Subject to Section C4.11.1
Subject to Section C1.6.1
MUNICIPALITY OF MISSISSIPPI MILLS
MUNICIPALITY OF MISSISSIPPI MILLS
TOWNSHIP OF MCNAB/BRAESIDE
TOWNSHIP OF MCNAB/BRAESIDE
Subject to Section C6.5.1
Subject to Section C5.8.1
OPA 3
Subject to Section C2.7.7
Subject to Section C2.7.4
Subject to Section C2.7.5
Subject to Section C4.11.2
Subject to Section C4.11.2
Subject to Section C4.11.3
Subject to Section C5.8.4
Subject to Section C5.8.3
Subject to Section C4.11.2
OPA 1
OPA 2
(Subject
to
Section
C2.7.7)
OPA 5
OPA 7
Subject to C9.5.1
OPA 8
CITY OF OTTAWA
CITY OF OTTAWA
TOWNSHIP OF MCNAB/BRAESIDE
TOWNSHIP OF MCNAB/BRAESIDE
HIGHWAY 17
WHITE LAKE RD
BASKIN DR E
JOHN ST N
MCLEAN AVE
MADAWASKA BLVD
ELGIN ST W
DECOSTA ST
VAN DUSEN DR
WILLIAM ST W
HERRICK DR
BASKIN DR W
DANIEL ST S
IDA ST S
MCNAB ST
DIVISION ST
EDEY ST
ARTHUR ST
EDWARD ST S
FIFTH AVE
DIDAK DR
ALLAN DR
CAMPBELL DR
OTTAWA ST
VICTORIA ST
RUSSETT DR
BELL ST
CHARLES ST
ALICIA ST
DANIEL ST N
ALBERT ST
HARRIET ST
CARUSO ST
THIRD AVE
RICHARDS LN
HARTNEY ST
JOHN ST S
RIVERVIEW DR
SEVENTH AVE
FRIEDAY ST
FOURTH AVE
SECOND AVE
MCCARTNEY ST
HARRINGTON ST
SHORT RD
VANJUMAR DR
RUSSELL ST N
MCGONIGAL ST W
JACK CRES
LAIRD ST
LANDRIGAN ST
JAMES ST
MACDONALD ST S
MARY ST
JOHNSTON RD
HUGH ST S
FIRST AVE
BRIDGE ST
MADAWASKA ST
STAYE COURT DR
MCLACHLIN ST S
CRAIG ST
WABALAC DR
TIERNEY ST S
NORMA ST S
HAVEY ST
LAKE ST
DAN ST
WINNERS CIR
MARINA WAY
MAPLE DR
MILL LN
ASHBURY ST
CRANSTON ST
LEO LAVOIE RD
MEEHAN ST
VANCOURTLAND ST S
THOMAS ST N
SMOLKIN ST
ELGIN ST E
IDA ST N
SHEFFIELD ST
THOMAS ST S
WILFRED CRES
GILLIES GROVE RD
CLAUDE ST
CHARLOTTE ST S
MCLACHLIN ST N
HUGH ST N
MCGONIGAL ST E
STONEHAVEN WAY
MELVILLE RD
MICHAEL ST
GARY CRES
CARSS ST
ATKINSON ST
WILLIAM ST E
ISABELLA ST
FAIRVIEW CRES
HUYCK DR
CONNIFER LN
WOLFF CRES
NORMA ST N
RUSSELL ST S
CHATS CRES
GARDNER ST
ELIZABETH ST
EDWARD ST N
ROCK LN W
SULLIVAN CRES
KINSMEN CRES
EWEN ST
VANCOURTLAND ST N
LENA ST
RICHMAN LN
ROCK LN E
CHURCH ST
GALVIN ST
MACDONALD ST N
FAIRBROOKE CRT
BURWASH ST
MIMA ST
ADDIE ST
RIVER RIDGE CRES
DIAMOND SPRINGS ST
MULVIHILL CRES
TIERNEY ST N
BELLWOOD DR
LAURENTIAN PL
CHARLOTTE ST N
DIVISION ST
BEV SHAW PARKWAY
S c h e d u l e " A "
S c h e d u l e " A "
To w n o f A r n p r i o r O f f i c i a l P l a n
To w n o f A r n p r i o r O f f i c i a l P l a n
L a n d U s e
L a n d U s e
Prod uc e d by:
Ste ve Ald re d
Me rid ian Planning Cons ultants
Sourc e s :
Bas e Data: OMNR & County of Re nfre w
Proje c tion: UTM NAD83 Zone 18
This m ap is illus trative only. Do not re ly on it as be ing a
pre c is e ind ic ator of route s , loc ations of fe ature s , nor as
a guid e to navigation. The County of Re nfre w s hall not
be liable in any way for the us e of, or re lianc e upon, this
m ap or any inform ation on this m ap.
June 19, 2017
© 2017, Q ue e n's Printe r for Ontario
Consolidation Date
±
200
0
200
400
100
Me tre s
1:8,000
OPA 1 - Nove m be r 12, 2020
OPA 2 - Se pte m be r 28, 2020
OPA 3 - De c e m be r 13, 2021
OPA 5 - April 11, 2022
OPA 7 - Nove m be r 14, 2023
OPA 8 - January 5, 2024
EMPLOYMENT AREA
ENVIRONMENTAL PROTECTION AREA - W ETLANDS
ENVIRONMENTAL PROTECTION AREA
PARKS AND OPEN SPACE AREA
MIXED USE COMMERCIAL / EMPLOYMENT AREA
MIXED USE RESIDENTIAL / COMMERCIAL AREA
DOW NTOW N AREA
ESTABLISHED RESIDENTIAL AREA
LOW / MEDIUM DENSITY RESIDENTIAL AREA
AIRPORT AREA
RAILW AY
Highway 417
MUNICIPAL BOUNDARY
W ATERFRONT DEVELOPMENT STUDY AREA
AIRPORT STUDY AREA