Town of Fort Frances Official Plan — Section 4.15 "Short-term Rental Accommodations"
Fort Frances, Ontario
· adopted 2025-01-13
· summary & facts
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Town of Fort Frances
Official Plan
Council Adopted: January 13, 2025
Town of Fort Frances
Official Plan
Council Adopted: January 13, 2025
Prepared for:
Town of Fort Frances
Planning Department
320 Portage Avenue, P9A 3P9
Fort Frances, ON
Phone: (807) 274-5323 ext. 1216
Prepared by:
WSP
2611 Queensview Drive, Suite 300
Ottawa, ON K2B 8K2
T: (613) 829-2800
Front and Inner Cover Photos: WSP, 2023
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Town of Fort Frances Official Plan
Council Adopted: January 13, 2025
Table of Contents
1.1
Purpose of the Official Plan ...................................................................................................... 1
1.2
Community Context ................................................................................................................... 1
1.3
Planning Context for the Official Plan ..................................................................................... 2
1.3.1 Conformity with the Provincial Planning Statement, 2024 ............................................... 2
1.3.2 Conformity with the Growth Plan for Northern Ontario, 2011 .......................................... 2
1.4
How to Use this Official Plan .................................................................................................... 3
1.5
Plan Organization ....................................................................................................................... 4
2.1
Vision Statement ........................................................................................................................ 6
2.2
Guiding Principles ...................................................................................................................... 6
3.1
Objectives ................................................................................................................................... 9
3.2
Settlement Area ......................................................................................................................... 9
3.3
Rural Area ................................................................................................................................. 10
4.1
Accessory Uses ........................................................................................................................ 11
4.2
Archaeology, Built and Cultural Heritage Resources ......................................................... 11
4.2.1 Objectives .............................................................................................................................. 11
4.2.2 Built and Cultural Heritage Resources .............................................................................. 11
4.2.3 Archaeological Resources................................................................................................... 13
4.2.4 Arts and Culture .................................................................................................................... 15
4.3
Brownfield Development ......................................................................................................... 15
4.3.1 Policies ................................................................................................................................... 16
4.4
Development in the Vicinity of Fort Frances Municipal Airport ......................................... 16
4.5
Food Trucks .............................................................................................................................. 17
4.6
Home Industries ....................................................................................................................... 17
4.7
Home Occupations .................................................................................................................. 18
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4.8
Housing...................................................................................................................................... 18
4.8.1 Residential Density Targets ................................................................................................. 18
4.8.2 Additional Residential Units ................................................................................................. 19
4.8.3 Affordable Housing ............................................................................................................... 19
4.8.4 Group Homes ........................................................................................................................ 20
4.8.5 Live / Work Opportunities .................................................................................................... 20
4.9
Intensification ............................................................................................................................ 20
4.9.1 Intensification Targets .......................................................................................................... 21
4.10 Land-locked Parcels ................................................................................................................ 21
4.11 Land Use Compatibility ........................................................................................................... 22
4.11.1 Policies ................................................................................................................................... 22
4.12 Parking ....................................................................................................................................... 23
4.13 Public Uses ............................................................................................................................... 23
4.14 Shipping Containers ................................................................................................................ 24
4.14.1 Objectives .............................................................................................................................. 24
4.14.2 Policies ................................................................................................................................... 24
4.15 Short-term Rental Accommodations ..................................................................................... 24
4.16 Wayside Pits and Quarries, Portable Concrete and Asphalt Plants ................................. 24
4.17 Urban Design Principles.......................................................................................................... 25
5.1
Neighbourhoods ....................................................................................................................... 27
5.1.1 Objectives .............................................................................................................................. 27
5.1.2 Permitted Uses ...................................................................................................................... 27
5.1.3 Residential Development ..................................................................................................... 28
5.1.4 Small-Scale Commercial Uses ........................................................................................... 28
5.1.5 Institutional Uses ................................................................................................................... 29
5.1.6 Neighbourhood Parks .......................................................................................................... 29
5.1.7 Design Policies for Existing Neighbourhoods ................................................................... 30
5.2
Mixed Use ................................................................................................................................. 30
5.2.1 Objectives .............................................................................................................................. 30
5.2.2 Permitted Uses ...................................................................................................................... 30
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5.2.3 Policies ................................................................................................................................... 31
5.3
Highway Commercial .............................................................................................................. 31
5.3.1 Objectives .............................................................................................................................. 31
5.3.2 Permitted Uses ...................................................................................................................... 32
5.3.3 Policies ................................................................................................................................... 32
5.4
Industrial Employment ............................................................................................................. 32
5.4.1 Objectives .............................................................................................................................. 33
5.4.2 Permitted Uses ...................................................................................................................... 33
5.4.3 Policies ................................................................................................................................... 34
5.5
Parks and Open Space ........................................................................................................... 36
5.5.1 Objectives .............................................................................................................................. 36
5.5.2 Permitted Uses ...................................................................................................................... 37
5.5.3 Policies ................................................................................................................................... 37
5.6
Resource Development ........................................................................................................... 37
5.6.1 Objectives .............................................................................................................................. 37
5.6.2 Permitted Uses ...................................................................................................................... 37
5.6.3 Policies ................................................................................................................................... 38
5.7
Future Development ................................................................................................................ 38
5.7.1 Objectives .............................................................................................................................. 39
5.7.2 Permitted Uses ...................................................................................................................... 39
5.7.3 Policies ................................................................................................................................... 39
6.1
Economic Gateway Area ......................................................................................................... 41
6.1.1 Policies ................................................................................................................................... 41
6.1.2 Urban Design Policies .......................................................................................................... 42
6.2
Natural Environment Overlay ................................................................................................. 42
6.2.1 Policies ................................................................................................................................... 43
6.3
Rainy Lake Islands ................................................................................................................... 44
6.4
Shoreline Buffer ....................................................................................................................... 44
6.4.1 Objectives .............................................................................................................................. 45
6.4.2 Policies ................................................................................................................................... 45
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6.5
Special Study Areas ................................................................................................................ 47
6.5.1 Special Study Area 1: Downtown Area ............................................................................. 47
6.5.2 Special Study Area 2: Former Shevlin Woodyard ........................................................... 47
6.5.3 Special Study Area 4: Point Park ....................................................................................... 48
6.5.4 Special Study Area 5: Armstrong Quarry (Part of River Range Lots 45 to 48 being
parcels 9970, 6913, 13635, 12591, 16957, 17826, 11227 and Part of 7915) ......................... 48
7.1.1 Objectives .............................................................................................................................. 49
7.1.2 Policies ................................................................................................................................... 49
7.2
Accessibility .............................................................................................................................. 51
7.2.1 Objectives .............................................................................................................................. 51
7.2.2 Policies ................................................................................................................................... 51
7.3
Cycling ....................................................................................................................................... 52
7.3.1 Objectives .............................................................................................................................. 52
7.3.2 Policies ................................................................................................................................... 52
7.4
Power, Telecommunications and Other Cabled Services ................................................. 52
7.4.1 Policies ................................................................................................................................... 52
7.5
Railways ..................................................................................................................................... 53
7.5.1 Policies ................................................................................................................................... 53
7.6
Roads ......................................................................................................................................... 55
7.6.1 Road Classifications ............................................................................................................. 55
7.6.2 Policies ................................................................................................................................... 55
7.6.3 Provincial Highways ............................................................................................................. 57
7.7
Sidewalks and Trails ................................................................................................................ 58
7.7.1 Objectives .............................................................................................................................. 58
7.7.2 Policies ................................................................................................................................... 58
7.8
Stormwater ............................................................................................................................... 59
7.8.1 Policies ................................................................................................................................... 59
7.9
Transportation .......................................................................................................................... 60
7.10 Water and Sanitary Sewage ................................................................................................... 60
7.10.1 Policies ................................................................................................................................... 60
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8.1
Adjacent Lands ......................................................................................................................... 62
8.2
Air Quality and Climate Change ............................................................................................ 63
8.2.1 Policies ................................................................................................................................... 63
8.3
Areas of Natural and Scientific Interest ................................................................................ 63
8.4
Endangered and Threatened Species .................................................................................. 64
8.5
Fish Habitat and Spawning Area ............................................................................................ 66
8.6
Hazards ...................................................................................................................................... 67
8.6.1 Hazardous Sites .................................................................................................................... 67
8.6.2 Human-Made Hazards ......................................................................................................... 67
8.6.3 Wildland Fire Hazard Areas................................................................................................. 68
8.7
Mineral Aggregate Resources ................................................................................................ 69
8.8
Mineral Resources ................................................................................................................... 69
8.9
Watercourses and Waterbodies ............................................................................................. 71
8.10 Water Quality and Water Quantity ......................................................................................... 71
8.10.1 Drinking Water / Watersource Protection ......................................................................... 73
8.11 Wetlands .................................................................................................................................... 74
8.11.1 Provincially Significant Wetlands ........................................................................................ 74
8.12 Wildlife Habitat .......................................................................................................................... 75
9.1
General ...................................................................................................................................... 76
9.2
Capital Budgets ........................................................................................................................ 76
9.3
Community Improvement ....................................................................................................... 76
9.3.1 Community Improvement Plan ........................................................................................... 76
9.3.2 New Community Improvement Plan Areas ....................................................................... 77
9.4
Community Planning Permit System ..................................................................................... 78
9.5
Engagement .............................................................................................................................. 78
9.5.1 Objectives .............................................................................................................................. 78
9.5.2 Policies ................................................................................................................................... 79
9.5.3 Indigenous Engagement ...................................................................................................... 79
9.6
Interim Control By-law ............................................................................................................. 80
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9.7
Land Division ............................................................................................................................ 80
9.7.1 Consents ................................................................................................................................ 81
9.7.2 Plans of Subdivision and Plans of Condominium ............................................................. 82
9.8
Official Plan Amendments ...................................................................................................... 84
9.9
Parkland Dedication ................................................................................................................. 84
9.10 Planning Applications - Required Information and Studies ............................................... 85
9.10.1 Required Studies .................................................................................................................. 86
9.10.2 Stormwater Management Plan ........................................................................................... 87
9.10.3 Environmental Impact Study ............................................................................................... 87
9.10.4 Transportation Impact Study or Brief ................................................................................ 88
9.10.5 Geotechnical Subsurface Investigation ............................................................................. 89
9.10.6 Archaeological Assessment ................................................................................................ 89
9.10.7 Wetland Evaluation Study .................................................................................................... 89
9.10.8 Record of Site Condition ..................................................................................................... 89
9.10.9 Noise and/or Vibration Study .............................................................................................. 89
9.10.10
Planning Justification Report ...................................................................................... 89
9.10.11
Other Studies ................................................................................................................ 90
9.11 Planning Studies ...................................................................................................................... 90
9.12 Secondary Plans ...................................................................................................................... 90
9.12.1 Policies ................................................................................................................................... 91
9.13 Site Plan Control ...................................................................................................................... 91
9.14 Temporary Use By-law ............................................................................................................ 94
9.15 Review of Official Plan ............................................................................................................. 94
9.16 Zoning By-law ........................................................................................................................... 94
9.16.1 Holding Provisions ................................................................................................................ 95
10.1 Land Use Boundaries .............................................................................................................. 97
10.2 Road Location ........................................................................................................................... 98
10.3 Plan Intent ................................................................................................................................. 98
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Tables
Table 5-1
Potential Influence Area of Industrial Uses (MECP D-Series Guidelines........34
Table 5-2
Minimum Required Separation Distances for Sensitive Land Uses (MECP
D-Series Guidelines...........................................................................34
Table 8-1
Natural Heritage Features and Adjacent Lands.......................................62
Schedules
Schedule A-1
Land Use - Rural Area
Schedule A-2
Land Use - Settlement Area
Schedule B
Special Policy Overlays
Schedule C
Natural Heritage and Development Constraints
Schedule D
Wildland Fire Hazard Areas
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Territorial Acknowledgment
We respect and truly acknowledge that we are on treaty three territory, the traditional land of the
Anishinaabe and the Métis Nation. We give gratitude and honour to the Ancestors, Elders and all
Anishinaabe and Métis People for sharing their resources and knowledge.
Section 1.0 Introduction
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Council Adopted: January 13, 2025
1.0 Introduction
1.1 Purpose of the Official Plan
The Town of Fort Frances Official Plan establishes a vision, guiding principles, and policies to
guide future growth and development and land use decisions in the Town for the next 25 years,
to the year 2046. It is the intent that the Official Plan helps the community achieve its long-term
vision by implementing a range of local and provincial policies, plans, and strategies, as well as
guide physical and economic growth while protecting social, cultural, and natural heritage
resources. The Official Plan sets out community-related goals, encourage private-sector
investment, to enable the Town to access funding from various levels of government and to help
guide decision-making for long-range capital investments.
While this Official Plan provides a 25-year vision for the Town, it is intended that it be a living
document and will be reviewed on an ongoing basis in accordance with the requirements of the
Planning Act. The Plan may be amended to reflect legislative changes, changing local
circumstances, and new priorities as they emerge. The policies of the Official Plan are
implemented in the Town's Zoning By-law, which will be updated in accordance with the
requirements of the Planning Act to ensure that it is in conformity with the policies of this Plan.
1.2 Community Context
The Town of Fort Frances is located in the Rainy River District in Northwestern Ontario, between
the Ontario-Manitoba border and Thunder Bay. Situated on the northern shoreline of the Rainy
River, the Town is connected to the City of International Falls, Minnesota, USA by the Fort
Frances-International Falls International Bridge, marking it as the main gateway to Northwestern
Ontario from the United States. Ontario Highways 11 and 71 run through the Town and provide
connections to Devlin, Emo, Rainy River, Atikokan, and Thunder Bay, as well as nearby
Indigenous communities including Couchiching First Nation and Mitaanjigamiing First Nation.
The population centre of Fort Frances has a land area of approximately 7.29 km2 (729 hectares)
and is the fourth largest municipality in the region after Thunder Bay, Kenora, and Dryden (2021
Census). Fort Frances and the Rainy River District are characterized by a beautiful natural
environment, in particular Rainy River, Rainy Lake and the Rainy Lake Islands, which are
comprised of approximately 2,200 islands; about 2,000 of which are located on the Canadian
side of the border.
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Town of Fort Frances Official Plan
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The Town has largely developed along the northern shoreline of Rainy River and east of
Oakwood Road. Land use in Fort Frances is primarily residential, with existing commercial,
recreational, and institutional uses located throughout the Town. There are also existing and
former industrial and light industrial lands dispersed throughout the built-up area, including the
former Fort Frances Paper and Pulp Mill (previously operated by Resolute Forest Products),
former Shevlin Woodyard, and the Canadian National Railway Company Train Yard.
With the closure of the Mill in recent years, the Town is poised to attract new development and
industry, as a significant contributor to the future growth of the municipality. As the Town of Fort
Frances continues to develop, leveraging the Town's natural and recreational assets will be
pivotal to progress economic vitality and community development.
1.3 Planning Context for the Official Plan
Under the Planning Act, the Town of Fort Frances is required to have an Official Plan, which is to
be reviewed and updated ten (10) years after initial adoption and not less than every five (5)
years thereafter, pursuant to Section 26 of the Planning Act. The Official Plan is intended to be a
living document and may be amended by the Town to reflect changing circumstances or
priorities. An Official Plan is adopted by Town Council under the provisions of the Planning Act
and must be approved by the Ministry of Municipal Affairs and Housing (MMAH). As such, the
Fort Frances Official Plan must be consistent with matters of Provincial interest. The key
provincial documents which provide guidance include the Provincial Planning Statement, 2024,
and the Growth Plan for Northern Ontario.
1.3.1 Conformity with the Provincial Planning Statement, 2024
The Provincial Planning Statement is issued under the authority of Section 3 of the Planning Act.
It provides direction on matters of provincial interest related to land use planning and
development, and promotes the provincial policy-led planning system.
All municipal official plans and planning decisions must be consistent with the Provincial
Planning Statement. The Fort Frances Official Plan has been prepared to meet the requirements
of, and is considered to be consistent with, the Provincial Planning Statement, 2024.
1.3.2 Conformity with the Growth Plan for Northern Ontario, 2011
The Growth Plan for Northern Ontario, 2011 provides a broad 25-year land use vision for the
communities in Ontario's North to the year 2036. The Plan's vision is based on positioning the
northern economy to meet the challenges of the 21st century which will provide diverse
opportunities to work, live and participate in the new economy of the north. Delivering the vision
Section 1.0 Introduction
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Council Adopted: January 13, 2025
will involve the combined efforts of government and diverse partners across Northern Ontario.
The guiding principles for the Growth Plan are as follows:
1.
Creating a highly productive region, with a diverse, globally competitive economy that
offers a range of career opportunities for all residents.
2.
Developing a highly educated and skilled workforce to support an evolving knowledge-
based economy and excellence in the trades.
3.
Partnering with Indigenous peoples and communities to increase educational and
employment opportunities.
4.
Delivering a complete network of transportation, energy, communications, social and
learning infrastructure, to support strong, vibrant communities.
5.
Demonstrating leadership in sustainable growth and environmental management.
6.
Establishing innovative partnerships to maximize resources and ensure the Growth Plan
achieves its ambitious vision and is fiscally sustainable.
The Official Plan policies for the Fort Frances Official Plan conform with the general vision
provided in the Growth Plan.
1.4 How to Use this Official Plan
The Provincial Planning Statement, 2024 includes definitions of numerous significant terms used
in its policies. These definitions will apply when reading this Plan where the same terms are
used, for instance in reference to "development", "adjacent lands", or "sensitive land uses",
among others. Where this Plan employs a different meaning for a term defined in the Provincial
Planning Statement, this will be specifically identified in the text of the Plan.
The Official Plan and its Schedules must be read as a whole, as more than one section or
Schedule may apply to a particular area or matter.
The text of this Official Plan is set out in paragraphs of explanation and numbered and lettered
policies. The paragraphs of explanation are to provide further information that establish context
for and will assist in the interpretation of the policies, and help clarify the general intent of the
Plan. The paragraphs of explanation are followed by the Town's goals as they relate to a
particular policy issue, followed by a series of policies that represents commitments to specific
actions. The policies also provide for protection of the Town's resources by establishing
planning requirements, programs, standards, and criteria for reviewing development proposals.
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Town of Fort Frances Official Plan
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The use of "shall" in the policies indicates that a statement is binding or that there is a
mandatory requirement. The use of "may", "should" or "would" in the policies indicates that a
statement is advisory, not binding, and that details will need to be resolved through the
development review process. The use of "should" in policies indicates a Council commitment
that the Town is obligated to carry out. The policies are to be implemented through a variety of
mechanisms, including the Comprehensive Zoning By-law.
Schedules A-1 and A-2 of this Plan illustrates the land use designations for all lands within the
municipal boundary of the Town, including the Settlement Area and Rural Areas, which are
subject to the policies in the Land Use Designations Section of this Plan.
In certain circumstances, Special Policy Overlays are also established in order to provide further
policy direction to address site-specific planning issues which affect the designated areas.
These Special Policy Overlays are illustrated in Schedule B of this Plan.
Schedules C and D contain designations and information with respect to the specific location of
areas and features as they relate to the policies in other Sections of this Plan.
1.5 Plan Organization
The policies of this Plan (Section 2.0 through 12.0) provide guidance and direction for the
development and growth of the Town to the year 2046, and should be considered in their
entirety when making decisions. The Official Plan is structured as follows:
a) Section 1 - Introduction, describes the purpose and effect, the context under which the
Plan was prepared, and the duration and structure of the Plan.
b) Section 2 - Vision and Guiding Principles, establishes the vision, guiding principles,
and basis for which the land use policies and Schedules of this Plan have been
prepared.
c) Section 3 - Growth Management, identifies the Town's Settlement Area boundary, as
well as land supply and population, housing, and employment projections to the year
2046.
d) Section 4 - General Land Use Policies, sets out the general functional policies to guide
and direct growth and development of the municipality, which apply to all land use
designations unless otherwise indicated in this Plan.
e) Section 5 - Land Use Designations, establishes the land use designations and
applicable policies in this Plan, and which together constitute the general land use plan
for the Town of Fort Frances as shown on Schedules A-1 and A-2.
Section 1.0 Introduction
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f) Section 6 - Special Policy Overlays, sets out policies for specific areas of the Town
that require unique planning approaches as shown on Schedule B of this Plan.
g) Section 7 - Infrastructure, includes policies related to public and private infrastructure,
including roads, utilities, water and sanitary servicing, and transportation, including public
and active transportation.
h) Section 8 - The Environment, includes policies related to the natural environment,
recognizing Fort Frances' location on Rainy River and Rainy Lake and surrounding
woodlands as shown on Schedules C and D.
i) Section 9 - Implementation, describes the approaches, tools, and mechanisms which
the Town of Fort Frances will use to direct, manage, and control development on a day-
to-day basis. It provides further details on the powers which the municipality will exercise
over growth, development and change to help it achieve its vision.
j) Section 10 - Interpretation, explains how to interpret the land use designation
boundaries.
k) Section 11 - Definitions, explains the planning terminology used in the Official Plan to
ensure harmony with planning terminology used in the Planning Act, Provincial Planning
Statement, 2024, and Growth Plan for Northern Ontario, 2011.
l) Section 12 - Schedules, form part of the Official Plan. The Schedules should be
interpreted with the applicable policies in this Plan.
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Town of Fort Frances Official Plan
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2.0 Vision & Guiding Principles
This Section of the Plan establishes the vision and guiding principles that will guide the Town of
Fort Frances over the course of the planning horizon to 2046.
2.1 Vision Statement
Fort Frances will be a complete, sustainable, and accessible Northern community that is
home to a range of housing options, services, and opportunities for residents of all ages.
As the hub of Rainy River District, Fort Frances will grow and evolve as a welcoming,
family-oriented town, providing a promising place to live and work. The Town will continue
to celebrate its scenic location along the Rainy River and Rainy Lake and will maintain and
enhance its natural areas and recreational resources.
2.2 Guiding Principles
Complete communities meet their residents' daily needs by providing access to a diverse mix of
employment opportunities and services, a range of housing options including affordable
housing, functional infrastructure, and parks and open space. Convenient access to public
transportation and options for safe, multi-modal travel, including active transportation, is also an
important component of a complete community. The Town of Fort Frances aspires to be a
complete, sustainable, and accessible community and shall:
a) Promote a logical, orderly, attractive and cost-effective development and land use
pattern in the Town.
b) Facilitate social inclusion, improved access to housing, employment and commerce, job
opportunities and social services.
c) Provide a policy framework for creating healthy, safe, vibrant, mixed-use
neighbourhoods in the Town.
d) Encourage an adequate supply and diverse range of different housing types, as well as
options for affordable and supportive housing that meet the housing needs for all
residents.
e) Recognize the importance of retaining and attracting youth and young professionals,
supporting families, and building a community which allows people to age-in-place.
f) Seek out and promote partnerships with institutions, Indigenous communities, and
agencies, which engage citizens of all ages in strengthening community foundations in
the Town.
g) Enhance and create a culture of health and wellness in the community by encouraging
sport and public recreation opportunities.
Section 2.0 Vision & Guiding Principles
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h) Encourage arts and culture events and activities for all ages, with emphasis placed on
supporting youth-driven arts and culture.
i) Attract and maintain a full range of medical and wellness services, and maintain and
enhance facilities, services, and programs which support residents of all ages and
abilities.
j) Make efficient use of infrastructure by encouraging compact, mixed use, walkable, and
connected neighbourhoods.
k) Encourage planning and design which contributes to an accessible, barrier-free, and safe
environment.
l) Promote a vibrant downtown and maintain and develop welcoming and attractive public
places that foster community building and interaction.
m) Encourage the development of places of employment, including facilitating the expansion
of existing businesses, such as home occupations and home businesses, as well as
attracting new businesses and industry to the Town.
n) Provide opportunities for the remediation and adaptive re-use of brownfield sites
(properties that may be contaminated) and greyfield sites (previously developed
properties that are underutilized, derelict or vacant but not contaminated).
o) Promote a transportation system which is accessible to all residents, including but not
limited to, youth, young families, and senior citizens.
p) Encourage opportunities for active transportation (AT) such as cycling, walking, jogging,
in-line skating, skateboarding, or cross-country skiing, throughout the community.
q) Celebrate and encourage the protection of the cultural and built heritage values and
resources within the Town.
r) Protect and enhance the natural environment by implementing a planning policy
framework which maintains and protects natural heritage features, areas, and corridors.
s) Support the consideration and implementation of new programs and technologies which
contribute to maintaining and improving air, land and water quality.
t) Promote and implement programs which maintain and improve the quality of water,
(properties that may be contaminated) and promotion of water resource conservation,
specifically Rainy Lake and Rainy River, both of which are sources of the Town's drinking
water.
u) Consider the potential impacts of climate change and encourage residents, businesses,
and organizations to take measures to adapt to climate change.
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Town of Fort Frances Official Plan
Council Adopted: January 13, 2025
v) Direct the development of land away from areas of known or potential natural hazards,
such as floodplains, unstable slopes, and wildland fire hazard areas, unless appropriate
mitigation measures can be implemented.
w) Continue to invest in infrastructure and services that ensure that natural hazards to
public safety are appropriately addressed.
x) Promote emergency preparedness among residents, businesses, and organizations.
Section 3.0 Growth Management
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Council Adopted: January 13, 2025
3.0 Growth Management
Growth in Fort Frances shall be managed by directing future development to the Town's
Settlement Area, in order to optimize the use of existing infrastructure, creating a compact
community, and protecting the natural environment.
By 2046, the Town is projected to reach a population of 8,213 persons, 3,795 households, and
an employment base of 4,171 jobs, which represent increases of 359 persons, 157 households,
and 54 jobs in employment areas from 2021.The Town's Settlement Area include a sufficient
supply of vacant designated lands to meet the projections for residential and employment
growth to the year 2046.
3.1 Objectives
The Town's growth management objectives are as follows:
a) Foster the creation of complete, healthy, and vibrant communities and enhance the
quality of life for all residents by directing the majority of growth and development to the
settlement areas to conserve and protect the Town's diverse natural environment.
b) Promote development patterns in the Settlement Area that efficiently uses land,
resources, infrastructure, and public services and facilities, through compact urban
forms, a mix of land uses and appropriate densities.
c) Identify and encourage opportunities for intensification, infill and redevelopment in
appropriate locations and of a scale and character of development that is compatible
with the community.
d) Encourage economic development opportunities through the identification and
protection of employment areas, through providing an appropriate range and mix of uses
to meet long-term needs, and through attracting new businesses to Fort Frances.
e) Encourage the provision of a broad range of housing types and affordability to meet the
needs of the existing and future residents of the Town.
f) Provide a settlement structure for directing and managing growth and development in
the Town over a 25-year planning horizon.
3.2 Settlement Area
Within the planning horizon of this Plan, most urban growth shall take place within the
Settlement Area boundary as shown on Schedule A-1 and A-2 of this Plan. Most of the lands
within the Town of Fort Frances comprises the Settlement Area and represents where the
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Town of Fort Frances Official Plan
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highest level of public services and utilities are presently available and where urban
development shall occur.
a) All development within the Settlement Area shall be connected to a municipal sewage
and water system where such services are available, and connection to those services
does not necessitate a pre-mature or uneconomical expansion of services.
b) All development in the Settlement Area shall also be located on a year-round maintained
public road.
c) The expansion of the Settlement Area may only occur if it is justified through a
comprehensive review as outlined in the Provincial Planning Statement, 2024. However,
adjustment of the settlement area boundary may be considered outside of a
comprehensive review where there would be no net increase in land within the
boundary, in accordance with the Provincial Planning Statement, 2024.
3.3 Rural Area
Lands beyond the Settlement Area as identified on Schedules A-1 and A-2 comprise the rural
part of the Town. Rural areas of the Town will be serviced by means of private individual water
and sewage systems.
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Council Adopted: January 13, 2025
4.0 General Land Use Policies
This Section of the Official Plan addresses general land use policies applicable across Fort
Frances, and must be read along with policies that apply to the specific land use designations in
Section 5.0 Land Use Designations of this Plan, as well as the other policies of this Plan.
4.1 Accessory Uses
a) Wherever a use is permitted in a land use designation, it is intended that uses, buildings
or structures incidental, accessory, and essential to that use shall also be permitted.
4.2 Archaeology, Built and Cultural Heritage Resources
4.2.1 Objectives
a) The Town of Fort Frances shall encourage the conservation, protection and
enhancement of the Town's cultural heritage resources, including lands, archaeological
sites, important views and vistas, and buildings and structures of historic, cultural and
architectural value.
b) The Town shall encourage growth and development which promotes the protection and
sympathetic treatment and use of heritage resources.
c) The Town shall also encourage the protection and awareness of the rich heritage of the
Town's Downtown, as well as the various ethnic cultures and neighbourhoods.
d) The Town recognizes the social and economic benefits of supporting arts and cultural
initiatives.
4.2.2 Built and Cultural Heritage Resources
a) All new development permitted by the land use policies and designations of this Plan
shall have regard for cultural heritage resources and shall, wherever possible,
incorporate these resources into any new development plans. In addition, all new
development will be planned in a manner that preserves and enhances the context in
which cultural heritage resources are situated. Cultural heritage resources include, but
are not limited to, archaeological sites, cemeteries and burials, buildings and structural
remains of historical and architectural value, and human-made rural, village, and districts
or cultural landscapes.
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b) The Ontario Heritage Act and its provisions will be utilized to conserve, protect and
enhance the heritage of the Town through a designation by by-law of individual
properties, conservation districts and/or landscapes, and archaeological sites.
c) The Town shall have regard for the conservation of all significant cultural heritage
resources during the undertaking of municipal public works or environmental
assessment projects. When necessary, satisfactory measures and/or heritage impact
assessments will be required to mitigate any adverse impact to significant resources as
outlined by the heritage conservation policies contained within this Plan. Council shall
have regard for cultural heritage resources in the undertaking of municipal public works.
When necessary, Council will require satisfactory measures to mitigate any negative
impacts on significant heritage resources.
d) Council shall encourage local utility companies to place equipment and devices in
locations which do not detract from the visual character of cultural heritage resources
and which do not have a negative impact on the architectural integrity of those
resources. Council shall seek the acquisition of easements on properties with heritage
significance in order to assure the preservation of these properties in perpetuity.
e) Council shall ensure that each municipally-owned heritage resource which is sold,
leased or transferred to another owner or lessee is subject to a heritage easement
agreement which will guarantee its preservation, maintenance and use in a manner
which respects its heritage significance and when appropriate, is subject to a heritage
restoration agreement, which shall require that certain restoration works be carried out
by the new owner or lessee to a standard acceptable to the Municipal Heritage
Committee or other accepted heritage property standard. Council shall ensure that
secondary planning studies identify cultural heritage resources, which may exist in the
area under study and propose means to protect and enhance any significant heritage
resources.
f) The Town shall maintain a municipal register of properties, districts, and landscapes, and
other resources of cultural heritage interest or value, including any properties designated
under Parts IV and V of the Ontario Heritage Act. Non-designated properties that Council
believes to be of cultural heritage value or interest may also be included on the municipal
heritage register.
g) Where development or site alteration is proposed that may impact a significant cultural
heritage resource, or on a property adjacent to or fronting a protected heritage property,
the Town shall require an applicant to undertake a Heritage Impact Assessment. The
Heritage Impact Assessment shall be conducted by a qualified professional with
expertise in the conservation of cultural heritage resources to:
i.
Identify the positive and adverse impacts on the cultural heritage resource that
may be expected to occur as a result of the proposed development;
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ii.
Describe alternative development approaches, mitigation measures, and
conservation methods that may be required to prevent, minimize or mitigate the
adverse impacts; and
iii.
Where a property has not previously been evaluated, a Cultural Heritage
Evaluation Report may need to be completed prior to a Heritage Impact
Assessment.
h) Where a property has not previously been evaluated, a Cultural Heritage Evaluation
Report may need to be completed prior to a Heritage Impact Assessment.
i) Council shall conserve cultural heritage resources when considering the establishment
of new areas for mineral aggregate extraction or new operations. When necessary,
Council shall require the mitigation of any negative impacts on cultural heritage interest
or value through the use of Cultural Heritage Evaluation Reports, Heritage Impact
Assessments and/or Archaeological Assessments.
j) The Town may engage with Indigenous communities when dealing with relevant
activities that may be of interest and consider their interests when identifying, protecting
and managing cultural heritage resources.
4.2.3 Archaeological Resources
The Town of Fort Frances recognizes its location in close proximity to a number of Indigenous
community lands and along Rainy River and Rainy Lake. As such, there may be significant
potential for archaeological resources in the area.
Areas of archaeological potential are determined through the use of provincial screening
criteria, or potential mapping. Provincial screening criteria include the consideration of factors
such as proximity to known archaeological sites, burial sites or cemeteries, present or past
water sources, well-drained sandy soil, elevated topography, distinctive landforms, resource
extraction areas and historic transportation routes or other places of past human settlement.
Records of known archaeological sites are maintained by the Ministry of Citizenship and
Multiculturalism (MCM).
a) Where a development proposal or site alteration is proposed on lands containing
archaeological resources or is within an area considered to have archaeological
potential, the Town shall require an applicant to undertake an archaeological assessment
to determine the nature and extent of any archaeological resources on the site. The
Archaeological Assessment shall be conducted by an archaeologist licensed under the
Ontario Heritage Act, and will be in compliance with guidelines set out by the MCM as
well as licensing requirements developed under the Ontario Heritage Act. The
Archaeological Assessment will be submitted to the Town and the MCM for approval and
registration.
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b) Alterations to known archaeological sites shall only be performed by licensed
archaeologists, as per provisions under Section 48 the Ontario Heritage Act, as
amended. Any significant archaeological resource or site identified may be preserved on
site, to ensure that the integrity of the resource is maintained, and/or may it be
systematically removed through excavation by a licensed archaeologist. The Town may
require a Marine Archaeological Assessment to be conducted by a licensed marine
archaeologist pursuant to the Ontario Heritage Act if partially or fully submerged marine
features such as ships, boats, vessels, artifacts from the contents of boats, old piers,
docks, wharfs, fords, fishing traps, dwellings, aircraft and other items of cultural heritage
value may be impacted by shoreline and waterfront developments. The assessment must
be consistent with the guidelines set out by the MCM, as well as licensing requirements
developed under the Ontario Heritage Act.
c) Council recognizes that archaeological potential will be determined for individual
development applications and building permits through the use of the screening criteria
established by the MCM for identifying archaeological potential, or qualified mapping
developed based on the known archaeological record within the Town. Archaeological
potential criteria include: proximity to waterbodies or watercourses, current or ancient
shorelines, rolling topography, unusual landforms, and any locally known significant
heritage areas such as portage routes or other places of past human settlement.
d) Council shall enter into a municipal/provincial data sharing agreement in order to obtain
data and maps of registered/known archaeological sites located within the Town. In
addition, data and maps of any designated or locally significant heritage buildings or
structures, mapped areas of archaeological potential and/or cultural landscapes located
within the Town shall be maintained as it becomes available for use planning review.
e) Council will regularly update municipal archaeological resource mapping under the
provisions of a municipal/provincial data sharing agreement, as new archaeological sites
are identified from land development and on the Provincial archaeological sites
database.
f) Council, with the advice of the MCM, may undertake the preparation of an
Archaeological Management Plan. The Archaeological Management Plan will identify and
map known archaeological sites registered with the Provincial Archaeological Sites
Database, as well as areas within the Town identified as having archaeological potential.
The Archaeological Management Plan may also outline policies, programs and strategies
to protect archaeological sites.
g) The Town shall ensure adequate archaeological assessment and consult appropriate
government agencies, including the MCM and the Ministry of Public and Business
Service Delivery and Procurement (MPBSDP), when an identified historic human
cemetery, marked or unmarked human burial is affected by land use development. The
provisions under the Ontario Heritage Act and the Funeral, Burial and Cremation
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Services Act shall apply. Development shall be guided by this legislation and
corresponding direction from the MPBSDP.
h) If human remains are encountered, all activities must cease immediately and the local
police as well as the Registrar of the Funeral, Burial Services and Cremations Act must
be notified. In situations where human remains are associated with archaeological
resources, MCM should also be notified to ensure that the site is not subject to
unlicensed alterations which would be a contravention of the Ontario Heritage Act.
i) When development has the potential to impact a known or suspected cemetery or burial
site, Council shall require an Archaeological Assessment by a licensed consultant
archaeologist. Provisions under both the Ontario Heritage Act and the Funeral, Burial
and Cremation Services Act shall apply. Development shall be guided by this legislation
and corresponding direction from the MPBSDP.
j) The Town shall engage with Indigenous communities and consider each community's
interest when identifying, protecting and managing archaeological resources.
k) It is the policy of the Town to generally keep confidential the existence and location of
archaeological sites and resources to protect against vandalism, disturbance, and the
inappropriate removal of artifacts or cultural heritage resources.
4.2.4 Arts and Culture
a) The Town will support initiatives which enhance, expand and support existing and new
arts and cultural activities in Fort Frances.
b) The Town encourages and supports the display of art in public places as a means of
enhancing the public realm, enriching the visual experience of residents and visitors, and
promoting Fort Frances' culture.
c) The rehabilitation of heritage buildings and the retrofitting of existing building stock
should be encouraged.
4.3 Brownfield Development
Brownfield sites are defined in the Provincial Planning Statement, 2024 as 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. The Town supports brownfield redevelopment and has identified several potential sites
throughout the Town.
a) The objectives of this Plan support the redevelopment of brownfields, which represents
an economic development opportunity to rehabilitate and redevelop underutilized
serviced land. Left in a derelict state, brownfields may adversely impact the
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attractiveness of the surrounding area for investment and degrade the areas in which
they are located.
b) Encourage the remediation and redevelopment of brownfield sites, particularly in
proximity to La Verendrye Parkway.
4.3.1 Policies
a) Council shall explore a variety of incentive programs designed to overcome the
impediments to brownfield redevelopment, which may be implemented through a
Community Improvement Plan.
b) The Town shall provide municipal leadership and work with developers and
entrepreneurs to find new opportunities and partnerships in addressing the
redevelopment of brownfields.
c) The Town shall monitor and maintain an inventory of brownfield sites and shall identify
priorities for redevelopment. Efforts will be focused on revitalizing priority sites listed in
the inventory.
4.4 Development in the Vicinity of Fort Frances Municipal Airport
The Fort Frances Municipal Airport is licensed by the Federal Government and as such the
essential operations for the functioning of an airport are permitted in accordance with Federal
regulation. Federal zoning as set out in the Fort Frances Airport Zoning Regulations (SOR/96-
133) applies to the airport, imposing height limitations on buildings and structures in the
surrounding areas.
Airports must be appropriately designed, buffered and/or separated to prevent adverse effects
from noise.
It is the policy of this Plan that:
a) The Fort Frances Municipal Airport is federally licensed and therefore any development
on the airport lands that is an airport-related use will not require an amendment to this
Plan. Airport-related uses include airport-related commercial and industrial (e.g., aircraft
sales and service manufacturing, maintenance, shipping, and storage), research
establishments, commercial flight schools including associated temporary
accommodation, business offices, and small-scale accessory uses.
b) All activities at the site of the Fort Frances Municipal Airport which are not essential
operations for the functioning of an airport must comply with the applicable policies of
this Official Plan and the provisions of the Town's Zoning By-law.
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c) All proposals for new buildings and structures within the federally-regulated area, shall
be regulated by the Fort Frances Airport Zoning Regulations SOR/96-133, as amended.
d) New residential development and other sensitive land uses will not be permitted in areas
subject to Noise Exposure Forecast (NEF) / Noise Protection Forecast (NEP) levels
above 30 NEF/NEP.
e) Redevelopment of existing residential uses and other sensitive land uses may be
considered above 30 NEF/NEP, if it has been demonstrated that there will be no negative
impacts on the long-term function of the airport.
f) New development in areas below 30 NEF/NEP, but in close proximity to airports may be
required to address noise and vibration and/or land use compatibility as established in
this Plan.
g) New development permitted within the airport lands and other areas above the 30
NEF/NEP may be subject to a noise analysis to identify noise reduction features and
other mitigation measures in accordance with the policies and guidelines of Transport
Canada Aviation.
4.5 Food Trucks
Mobile food trucks are generally permitted to operate throughout the Town, and their operation
may be regulated through the Town's Zoning By-law and Business Licensing By-law. These
regulations will have regard for appropriate parking areas, safe access for pedestrians, the
mitigation of conflicts between pedestrians and customers and vehicles, and areas where food
trucks may be prohibited.
4.6 Home Industries
Home industries include the conduct of occupations or trades such as a carpentry shop, craft
shop, metal working shop, plumbing shop, electrical shop, or a welding shop undertaken in
whole or in part of a building permitted as an accessory to a residential use.
a) Home industries shall be permitted within a detached building accessory to a residential
use provided that they are not offensive or create a nuisance as a result of noise, hours
of operation, odour, traffic generation or other means.
b) The Zoning By-law shall specify performance standards to regulate the use and size of
development. The outside storage of goods related to a home industry shall be
prohibited.
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4.7 Home Occupations
Home occupations, also referred to as home professions and home-based businesses, may be
permitted in all areas where residential uses are permitted, provided that:
a) The use is accessory to the principal residential use and occurs entirely within the
confines of the dwelling unit or in a structure or building accessory to the principal
residential use;
b) The use is compatible with surrounding uses;
c) Home-occupations of an industrial nature, or home industries are only permitted in a
building or structure accessory to a single-detached dwelling, and where it conforms
with other relevant regulations; and
d) The use conforms with regulations and provisions in the Zoning By-law.
4.8 Housing
This Plan supports the development and provision of a range and mix of housing sizes, types
and tenures to accommodate market and non-market needs. This includes but is not limited to
single-detached dwellings, semi-detached dwellings, townhouses, duplexes, triplexes,
fourplexes, additional residential units, multi-unit dwellings, dwelling units with large and small
floor areas, and dwellings developed for rental tenure, private ownership, land-lease
communities, co-operative housing, and other socialized housing.
The Town will maintain an adequate land supply to accommodate residential growth for a
minimum of 15 years through residential intensification and redevelopment. This land supply
must include land with servicing capacity to provide at least a three-year supply of residential
lands ready for development.
4.8.1 Residential Density Targets
a) A variety of housing types shall be encouraged in Fort Frances to meet the demands of
the present and future residents of the Town. The mix of housing in the Town shall be
targeted as follows:
Dwelling Type
Percent
Density Units/Net ha
Low Density
65 %
12 - 16 units/ha
Medium Density
20 %
17 - 39 units/ha
High Density
15 %
40 or more units/ha
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4.8.2 Additional Residential Units
a) An additional residential unit is a self-contained dwelling unit in addition to the principal
dwelling unit on a lot, and are also commonly known as 'secondary units', 'basement
apartments', or 'accessory units'. e In accordance with the Planning Act, up to two (2)
additional residential units may be permitted on a lot, in addition to the principal dwelling
unit of single-detached dwellings, semi-detached dwellings and townhouse rowhouse
dwellings, on properties serviced by municipal water and wastewater services, provided
the following criteria are met: A maximum of two (2) additional residential units are
permitted on a lot containing a single-detached, semi-detached or townhouse dwelling,
for a maximum of three (3) residential units on a lot; in accordance with the following:
i.
Two (2) additional residential units (in addition to the primary dwelling unit) are
permitted within a dwelling provided no buildings or structures ancillary to the
primary building contain additional residential units; and
ii.
Only one (1) additional residential unit may be permitted in an ancillary building;
b) The floor area of an additional residential unit is equal to, or less than, the gross floor
area of the principal unit with minimal modification to the building's bulk or massing.
c) One (1) off-street parking space is provided exclusively for each additional dwelling unit.
The parking space(s) must be located on the same lot as the additional residential unit.
d) The outdoor private amenity area is adequate for the amenity and leisure needs of all
occupants of the principal unit and additional residential unit(s).
e) The buildings and structures on the lot meet the requirements and provisions of the
Town's Zoning By-law, the Building Code, and Fire Code.
f) A lot may have both one additional residential unit and a Garden Suite, provided the
additional residential unit is not within an ancillary building.
g) The lot must have adequate water and sewer capacity to accommodate the additional
residential units.
h) A garden suite could be considered an additional residential unit, and would also be
regulated by the Town's Temporary Use By-law and the policies contained in this section
of the Plan.
4.8.3 Affordable Housing
a) The Town shall seek to work and collaborate with the appropriate housing agencies and
service providers such as the District of Rainy River Services Board (RRDSSAB) to
establish affordable housing targets for ensure that a sufficient supply of housing is
provided which is affordable to low and moderate income households.
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b) The Town supports the provision and development of purpose-built rental housing, as
well as non-market housing such as community housing, co-operative housing, land-
lease communities, and community land trusts.
c) The Town shall consider alternative requirements for residential lot standards and
required floor space in the Zoning By-law which would support the provision of
affordable housing.
d) To ensure adequate supply of affordable and supportive housing, and the provision of a
range and mix of housing sizes, types and tenures, the Town may consider creating a
Housing Strategy to identify a local definition of affordable housing and an affordable
housing target for the Town. A Housing Strategy should include directions for creating
and maintaining an inventory of built and proposed housing units in the Town, which may
consider the following:
i.
Number of additional residential units;
ii.
Number of dwellings according to size and number of bedrooms;
iii.
Number of dwellings according to tenure, such as freehold ownership,
condominium ownership, purpose-built rental, co-operative ownership, or other
socialized housing;
iv.
The type of housing, such as single-detached, semi-detached, townhouse,
duplex, triplex, multiplex, or multi-residential; and
v.
The cost, value, rent, or affordability of the dwellings.
4.8.4 Group Homes
Group homes administered by the Ministry of Health (MOH) under Provincial legislation shall be
permitted on any lands where residential uses are permitted. The Zoning By-law shall set out
parking requirements for group homes.
4.8.5 Live / Work Opportunities
Medium-density and high-density residential units designed for live/work may be permitted
subject to Site Plan Approval and provision of sufficient parking. Live/work development is
encouraged to locate on collector and arterial roads and/or in an area planned for intensification.
4.9 Intensification
Intensification refers to the development of a property, site, or area at a higher density than
currently exists through redevelopment, development of vacant and/or underutilized lots within
previously developed areas, infill development, and the expansion or conversion of existing
buildings. Intensification is encouraged throughout the Town's existing built up areas to make
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efficient use of existing land, infrastructure, public service utilities, and to support a denser
urban form. Intensification in residential areas should address (notwithstanding the requirements
for a severance, site plan or plan of subdivision):
a) Land use and neighbourhood character compatibility;
b) Lot pattern and configuration;
c) Accessibility;
d) Parking requirements;
e) The potential for additional traffic and traffic maneuverability;
f) Natural and built heritage conservation/protection, including natural hazards;
g) The available capacity of municipal infrastructure; and
h) Residential intensification targets identified in this Plan.
4.9.1 Intensification Targets
Intensification means the development of a property, site, or area at a higher density than what
currently exists. This can be achieved through redevelopment (including the reuse of brownfield
and greyfield sites), development of vacant and/or underutilized lots within previously developed
areas, infill development, and the expansion, conversion and/or adaptive re-use of existing
buildings.
It is expected that intensification will play an important role in accommodating future growth in
the Town, more notably with the redevelopment potential of the former Fort Frances Mill lands
and the Shevlin Woodyard.
a) It is anticipated that a minimum of 15% of all new lots/units created shall be through
residential intensification in the Town's Settlement Area.
b) Notwithstanding Policy a) above, the Town shall support achieving a higher rate of
intensification in order to maximize the efficient use of existing infrastructure and
services.
4.10 Land-locked Parcels
a) The creation of new parcels that do not have access to public roads and/or public right
of way is not permitted.
b) Existing lots of record that do not have access to an existing public road are encouraged
to be assembled with adjacent parcels that have access to a public road.
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c) Limited development of land-locked parcels may be permitted provided that an access
easement is secured to a public road.
d) Parcels that have direct access only to an unbuilt public road Right of Way shall require
the road to be constructed and adequate municipal services before development can
commence.
4.11 Land Use Compatibility
Major facilities and sensitive land uses shall be planned and developed to avoid, or if avoidance
is not possible, minimize and mitigate any potential adverse effects from odour, noise, and other
contaminants, minimize risk to public health and safety, and to ensure the long-term operational
and economic viability of major facilities in accordance with provincial guidelines, standards and
procedures.
For the purposes of this Plan, a sensitive land use is generally considered to be a residence,
school, daycare, hospital, senior citizens home or other land uses, such as outdoor recreational
activities, where humans or the natural environment may be adversely affected by emissions
from industrial facilities. A major facility may include airports, manufacturing uses, transportation
infrastructure and corridors, rail facilities, sewage treatment facilities, waste management
systems, oil and gas pipelines, industries, energy generation facilities and transmission systems,
and resource extraction activities.
4.11.1 Policies
a) Land use conflicts shall be avoided, or if avoidance is not possible, minimized. Potential
adverse effects from odour, noise, and other contaminants, shall be mitigated in
accordance with provincial guidelines, standards and procedures.
b) The location of residential or other sensitive land uses and major facilities in proximity to
one another will be avoided. If avoidance is not possible, sensitive land uses are only
permitted if:
i.
There is an identified need for the proposed use;
ii.
Alternative locations for the proposed use have been evaluated and there are no
reasonable alternative locations;
iii.
Adverse effects to the proposed sensitive land use are minimized and mitigated;
and
iv.
Potential impacts to industrial, manufacturing or other uses are minimized and
mitigated.
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c) To ensure the compatibility of adjacent land uses, minimum separation distances, and
required screening and/or attenuation measures may be established in the Zoning By-
law in accordance with provincial guidelines, standards and procedures.
d) Employment uses with low adverse impacts such as office uses, retail, or light
manufacturing shall be encouraged to be located between heavy industrial uses and
sensitive land uses in order to mitigate potential land use conflicts.
e) New development adjacent to the Fort Frances Municipal Airport shall be undertaken in
accordance with the policies in Section 4.4 Development in the Vicinity of Fort
Frances Municipal Airport of this Plan.
4.12 Parking
a) New development should ensure there is adequate off-street parking and loading
facilities to support the use.
b) Where land uses have different peak times for required parking, such uses may be
permitted to share parking. For instance, a medical office use that is open during the day
may share parking with a restaurant use open in the evenings and/or a facility that is
predominantly used on weekends. The Zoning By-law may set out provisions for shared
parking for certain uses.
c) The Zoning By-law shall set requirements for bicycle parking for new developments.
4.13 Public Uses
a) Notwithstanding any other policy in this Plan, public utilities, including electricity
generation facilities and transmission and distribution systems, shall be permitted in all
land use designations.
b) Where a public utility is proposed on lands containing a natural heritage feature as
identified on Schedule C to this Plan, an Environmental Impact Study may be required.
c) Secondary uses, such as active and passive recreation, agriculture, community gardens,
and other utilities and uses such as parking lots and outdoor storage that are accessory
to adjacent land uses, may be developed on hydro corridor lands, where compatible with
surrounding land uses and in consultation with the relevant agency or authority.
However, a proponent should be aware of the primacy of the electricity transmission and
distribution facilities and that secondary uses require technical approval from the Fort
Frances Power Corporation.
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4.14 Shipping Containers
Shipping containers, also known as seacans or storage containers, are large mobile containers
used in the transportation of goods that may be repurposed as a building material, for instance
as a shed, permanent storage structure, or dwelling. The policies in this Plan regulating shipping
containers apply only to their use as a semi-permanent or permanent building or structure and
not to shipping containers that are actively used for the transportation of goods.
4.14.1 Objectives
a) To encourage the safe use of shipping containers in appropriate contexts;
b) To support innovative building techniques to support businesses, and to help provide a
range and mix of housing; and
c) To support the use of shipping containers that enhances, rather than detracts, from the
character and visual identity of the Town.
4.14.2 Policies
a) The Town's Zoning By-law shall regulate where shipping containers may be placed;
b) A shipping container may be adapted for residential uses provided that it complies with
the Zoning By-law, as well as the requirements of the Ontario Building Code and Fire
Code;
c) A building permit is required for the construction and installation of a shipping container
in accordance with the requirements of the Ontario Building Code.
4.15 Short-term Rental Accommodations
The Town may consider creating a framework for regulating and licensing short-term rental
accommodations for the purposes of supporting high-quality accommodations, enforcing the
Town's By-laws, and maintaining an adequate supply of dwellings for permanent residents.
Provisions may be included in the Zoning By-law identifying appropriate locations for short-term
rental accommodations.
4.16 Wayside Pits and Quarries, Portable Concrete and Asphalt Plants
A wayside pit and quarry 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.
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A portable concrete plant means a small portable facility with equipment designed to produce
concrete, and includes stockpiling and storage of bulk materials used in the process.
A portable asphalt plant means a small portable facility with equipment designed to produce
asphalt paving material, and includes stockpiling and storage of bulk materials used in the
process.
Portable asphalt plants and portable concrete plants are not of permanent construction, but are
designed to be dismantled and moved to another location as required.
a) 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, rezoning 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.
Compatibility will be determined based on provincial guidelines, standards and
procedures.
b) The Town of Fort Frances requests to be given adequate notice and an opportunity to
provide comments regarding the opening of the plant.
c) Wayside pits and quarries, portable asphalt plants and portable concrete plants shall be
removed from the site upon completion of the road project.
d) Wayside pits and quarries, portable asphalt plants and portable concrete plants shall be
rehabilitated to their former use and condition at the end of a project and/or contract.
4.17 Urban Design Principles
Safe and attractive neighbourhoods and high-quality built form and community design are
essential for creating a physical environment where people have the appropriate places to
interact, live, work, recreate and learn. The Town shall promote community design within the
Settlement Area that contributes to inclusive and healthy communities through the review of
new development applications, including plans of subdivision, infill development proposals, site
plans and through community improvement.
The following urban design principles should be considered in the preparation and review of
development proposals in the Neighbourhoods, Mixed Use, and Highway Commercial
designations.
a) The Town shall seek to maintain and improve the built form characteristics of the
Neighbourhoods, Mixed Use, and Highway Commercial designations in the context of
existing and new development by ensuring excellence in architecture, urban design and
built form that are contextually appropriate with its surrounding land uses and built
forms. The Town may prepare urban design guidelines to assist in illustrating
"excellence in architecture, urban design, and built form".
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b) The Town, through the review of development applications will:
i.
ensure that the design of new development is in keeping with the traditional
character of the area in a manner that both preserves the traditional community
image and enhances their sense of place within Fort Frances;
ii.
promote efficient and cost-effective development patterns that minimize land
consumption;
iii.
promote the improvement of the physical character, appearance and safety of
streetscapes, civic spaces, and parks;
iv.
encourage tree retention or tree replacement; and
v.
encourage design that considers, and wherever possible continues, existing and
traditional street patterns and neighbourhood structure.
c) Measures shall be taken to ensure that the permitted uses address compatibility with
adjacent land uses. Adequate separation buffering or screening shall be provided
between any uses where land use conflicts might be expected, such as the provision of
grass strips and appropriate planting of trees and shrubs, berms or fence screening, and
other means as appropriate. Modifications to building orientation may also represent
appropriate buffering measures.
d) Streetscaping that reflects the intended character of the community shall be
encouraged. In particular, contextually appropriate streetscaping and public realm
features shall be required in the Mixed Use designation.
e) A high quality of park and open space design shall be strongly encouraged. The land for
parkland dedication shall be carefully selected to facilitate its use as a central focal point
for new or existing neighbourhoods.
f) Public art in the Town shall generally be encouraged to incorporate themes supporting
and promoting local history, civic pride, businesses and technology.
g) The Town shall promote the integration and accessibility of community uses including
schools, municipal facilities, institutional uses, parks and open spaces and recreational
uses through pedestrian, cycling and trail linkages. The Town shall require the provision
of certain pedestrian, cycling and trail linkages through the development approvals
process, in accordance with the policies of this Plan.
h) The Town shall encourage development design that considers the principles of Crime
Prevention Through Environmental Design (CPTED). Specifically, proponents of new
development are encouraged to situate buildings on lots to maximize natural surveillance
and to use appropriate lighting to deter crime.
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5.0 Land Use Designations
This Section of the Plan establishes policies for the land use designations shown on Schedules
A-1 and A-2 of this Official Plan. These policies identify where different types of land uses can
locate in the Town, and policy considerations that will be applied when new development is
proposed.
In addition to the land use designations, Section 6.0 of this Plan establishes Special Policy
Overlays, which set out area-specific policies for certain geographic areas of the Town.
Permitted uses and detailed development standards in the land use designations will be
regulated through the Town's Zoning By-law.
5.1 Neighbourhoods
5.1.1 Objectives
a) Lands designated as Neighbourhoods are intended to provide for residential uses and
local commercial, institutional, and recreational uses which are normally associated with
everyday activities within residential areas.
b) The policies of this Plan are intended to provide for stable residential areas, which shall
encourage continuous improvement in property standards and housing conditions, as
well as pedestrian access.
c) The Town shall promote opportunities for residential intensification and redevelopment
on lands located within the serviced area of the Town.
d) The Town shall promote pedestrian-friendly neighbourhoods and encourage the
application of sustainable design criteria for new buildings and neighbourhoods.
5.1.2 Permitted Uses
The uses permitted in the Neighbourhoods designation shall include:
a) All types of residential uses, including group homes, home businesses, and garden
suites;
b) Small-scale commercial uses, including but not limited to, convenience stores, cafes,
small grocery stores, places of recreation such as gyms, studios, and curling clubs;
c) Institutional uses including but not limited to schools (e.g., elementary, secondary,
learning centres), colleges, health care services, places of worship, and cemeteries; and
d) Smaller, neighbourhood parks.
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5.1.3 Residential Development
a) Residential development may occur by plan of subdivision, consent to sever, or as
intensification within the existing developed areas. Where more than three lots are being
created and significant extensions or new municipal roadways or major sewer, water or
other municipal services are being provided or improved to service the development, a
plan of subdivision will generally be required. The islands within the Town limits may be
developed subject to the approval of private individual sewage disposal facilities by the
Northwestern Health Unit.
b) Wherever possible, roads and services should follow grid systems, which are similar to
the original lot configuration in the Town in order to provide a variety of routes for
pedestrian and vehicular traffic.
c) New housing developments should reflect a range of lot and housing sizes, including
smaller, affordable housing units, which would be suitable for seniors and smaller
families. Where the development of new housing occurs adjacent to existing housing on
larger lots, the new development should be designed and landscaped to be compatible
with the character of the surrounding neighbourhoods.
d) New residential and sensitive uses shall be designed to consider pre-existing uses such
that those existing uses can continue to function without ongoing conflicts between the
new and prior existing uses.
e) The Zoning By-law shall identify appropriate setbacks between proposed sensitive uses
and existing non-compatible uses. Mitigation measures such as setbacks, fences,
screening, and landscaping, may be required to minimize impacts.
f) Prior to approving an amendment to the Neighbourhoods designation, Council shall be
satisfied that the development can be adequately serviced with sanitary sewers,
municipal water, fire protection and utilities. Provisions for stormwater management shall
be provided on-site to ensure that the predevelopment run-off rates are maintained or
improved. Council shall also be satisfied that there is safe access to the development for
existing and future traffic.
g) The implementing Zoning By-law will establish separate zones for low density, medium
density and high density residential.
5.1.4 Small-Scale Commercial Uses
a) Commercial uses that serve the needs of the immediate neighbourhood shall be
permitted throughout the Neighbourhoods designation in accordance with Section 5.1.2.
These uses include, but are not limited to, small retail stores such as convenience stores,
restaurants and cafes, small office, personal services, such as salons and laundromats,
and small-scale places of recreation such as gyms and yoga studios.
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b) The size of local commercial uses shall be limited in the Town's Zoning By-law to ensure
that these uses are compatible with the built form of the surrounding residential uses.
The Town may use Site Plan Control to ensure that there is sufficient landscaping, and
that fencing, parking and signs do not detract from the character of the adjacent
residential uses.
5.1.5 Institutional Uses
a) Places of worship, medical clinics and offices, and elementary schools are examples of
small-scale institutional uses which serve the day-to-day needs of the community. These
uses are permitted in the Neighbourhoods designation and are encouraged to locate
where residents can walk from their homes to use these services.
b) Large-scale institutional uses include high schools, colleges, and hospitals, which may
serve the local residents and greater Rainy River District.
c) A cemetery shall also be considered a permitted institutional use.
d) Development proposals for new institutional uses may be subject to Site Plan Control to
address site and building design, parking, landscaping, lighting, and signs pursuant of
maintaining the neighbourhood character.
e) The Zoning By-law shall establish specific Zones and standards for small and large-scale
institutional uses.
f) Elementary schools should be located adjacent to public parks and open spaces, where
possible. Generally, the school should be centrally located in regard to the area being
served. The location should be selected and designed in consultation with the School
Boards. The location should also be selected and designed to minimize traffic conflicts
with pedestrians. Sidewalks are considered to be an integral design aspect and will be
required to link all school sites to adjacent neighbourhoods; bicycle lanes will be
incorporated wherever feasible.
g) Where possible, places of worship should be located on municipal roads. Places of
worship should provide on-site parking located at the rear or side of the building.
Proposals for developing new places of worship may require the applicant to submit a
traffic impact study, lighting study, parking study and other studies deemed appropriate
by the Town.
5.1.6 Neighbourhood Parks
a) Within the Neighbourhoods designation, neighbourhood parks should be provided within
1,000 metres of all residential uses. Pedestrian and bicycle access to and between these
parks should be developed wherever possible.
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b) Neighbourhood parks should be up to two (2) hectares in size and should provide for a
range of active and passive uses, such as walking paths, outdoor furniture, gathering
areas, community gardens, and recreational fields or facilities.,
5.1.7 Design Policies for Existing Neighbourhoods
a) New development in existing neighbourhoods (redevelopment or intensification) shall
reinforce and improve upon the character defined by the existing built form and
landscaping. The Town will maintain and improve existing neighbourhoods through tools
such as By-laws (e.g., property standards, tree cutting), civic beautification, heritage
conservation initiatives, and urban design guidelines.
5.2 Mixed Use
The Mixed Use designation is intended to reflect the lands that have historically been the focal
point of activity in the Town, with a mix of businesses, public spaces, employment, institutions,
retail stores, and residential uses.
5.2.1 Objectives
a) To support a vibrant downtown with welcoming public spaces and high-quality urban
design.
b) To foster the business function of the Town's Downtown by promoting all types of
commercial uses.
c) To serve as a gateway to northwestern Ontario for travellers from the United States.
d) Provide a complete community where residents can access work, services, amenities,
and places to live.
e) To provide the focus for future intensification and redevelopment within the Town.
f) Recognize the potential of redevelopment sites and their transition to mixed use with
integration to the greater community.
5.2.2 Permitted Uses
a) All types of small- and medium-scale commercial and retail uses, including but not
limited to restaurants and grocers.
b) Service uses, including but not limited to offices.
c) Medium- and high-density residential uses, and residential uses as a secondary use.
d) Institutional uses including but not limited to schools, municipal offices, places of
worship, and social services.
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e) Industrial uses, large-scale commercial, and automotive service uses are generally not
permitted.
5.2.3 Policies
a) Some of the lands designated as Mixed Use shall be also subject to Special Study Area
1: Downtown Area and related policies in Section 6.5.1 Downtown Area of this Plan. A
Secondary Plan shall be prepared to address the Downtown's special issues, as well as
provide for a specific set of design guidelines.
b) Adequate off-street vehicle and bicycle parking and loading facilities shall be provided in
accordance with the Zoning By-law. The parking required in the Mixed Use designation
may be provided at a reduced level compared to other designations, in accordance with
the Zoning By-law. Shared parking spaces are encouraged, and parking in lots in
proximity to the use may satisfy parking requirements.
c) More than one use may be permitted in a building on a lot.
d) Sidewalks in the Mixed Use designation should be designed to be fully accessible.
e) Commercial uses should be located so as to minimize the setback from the public right
of way on the ground level.
f) Building design, signage and landscaping details used in the Mixed Use designation
should reflect the historical character of the Town's Downtown Area.
g) Residential uses shall be encouraged to locate on the upper floors or in the rear of
mixed-use buildings provided that adequate access and parking can be provided.
h) The Town shall consider incentives to encourage the continued viability of lands
designated as Mixed Use.
5.3 Highway Commercial
The Highway Commercial designation applies to commercial areas located along the main
highway entries into the Town that provide a wide range of service and large-scale commercial
opportunities. It is recognized that lands designated as Highway Commercial may benefit from
higher visibility from the road.
5.3.1 Objectives
a) To provide a wide range of service and large-scale commercial opportunities accessible
from the highways.
b) To create an attractive gateway to the Town.
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5.3.2 Permitted Uses
a) Commercial uses, including but not limited to large-format commercial uses and
restaurants.
b) Businesses and uses related to automotive services.
5.3.3 Policies
a) Highway Commercial areas shall generally provide buffering from sensitive land uses,
such as residential and institutional uses. Buffering may be in the form of landscaping or
fencing.
b) Commercial developments shall be encouraged to meet the needs of the residents of the
District of Rainy River and its tourists, as well as support the industrial uses within the
District.
c) Commercial developments at the easterly and westerly ends of the Town should be
focused on serving the needs of tourists and the travelling public. These uses shall be
encouraged to provide access and parking areas to accommodate larger recreational
vehicles and trailers and shall be designed to incorporate attractive entrance features to
the Town. The Economic Gateway Area Special Policy Overlay applies to these lands,
and is associated with additional development and design policies in Section 6.1
Economic Gateway Area for uses locating at the easterly, westerly and southern
approaches to the Town.
5.4 Industrial Employment
The Industrial Employment designation is intended to reflect lands where people presently work
and lands where employment opportunities will be provided in the future. The lands that form
part of the Industrial Employment designation are generally located in the northwest of the
Settlement Area, adjacent to the CN Railyard, and on the western approach to the Town.
The Town recognizes its deep-rooted history in the employment industries and is committed to
protecting its Industrial Employment lands and will require extensive justification for any
proposed conversion to non-employment uses. In planning for new Industrial Employment lands,
the Town will consider location and connectivity to existing and planned transportation corridors,
and will emphasize the benefits of Fort Frances' location, transportation connections, and quality
of life when promoting the build-out of existing Industrial Employment lands.
The Town will attempt to minimize adverse impacts associated with industrial uses by ensuring
that industrial uses occur on designated lands and that issues related to impacts of air, noise,
vibration and odour are addressed in a manner, which is consistent with Town and Provincial
standards. Separation distances shall be required between industrial facilities and sensitive land
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uses, such as residential uses, schools, and hospitals. Site Plan Control agreements shall be
required to regulate industrial development.
The Town will plan and promote an Economic Gateway Area at the entrances into the Town
which generates unique and ongoing economic development benefits. The Gateway
Employment Area will be a Special Policy Overlay designation on Schedule B with site-specific
design policies as outlined in Section 6.1 Economic Gateway Area policies of this Plan.
5.4.1 Objectives
a) Provide opportunities to develop a diverse range of industrial and industrial service
employment opportunities for existing and future residents of Fort Frances.
b) Ensure that there are sufficient lands designated for industrial employment development
opportunities in the Town.
c) Ensure that there is sufficient flexibility to adapt to changing industries; and
d) Provide for attractive development opportunities that will encourage investment in Fort
Frances.
5.4.2 Permitted Uses
a) The principal uses permitted in the Industrial Employment designation are all types of
industries and industrial services whose operations may include manufacturing,
assembly, packaging, warehousing, construction, storage, repair, wholesaling, recycling
and transportation. Residential uses are prohibited.
i.
Heavy industrial uses include processing, manufacturing, assembly, fabrication,
research and development, laboratories, workshops, training facilities,
warehousing, shipping/receiving, major offices and other similar uses. Outdoor
storage for heavy industrial uses is permitted.
ii.
Light industrial uses are those industrial uses which are entirely contained within
a building, except for accessory vehicle parking and limited outdoor storage and
do not emit noticeable or noxious noise, dust or air emissions.
iii.
Permitted light industrial uses include: light-manufacturing, light-assembly,
research and development, warehouses and wholesaling, indoor storage, offices
related to industrial uses, as well as some commercial uses such as heavy
equipment sales and services, repair shops and services and lumber yards.
b) Accessory uses may be permitted in the Industrial Employment designation without an
amendment to the Zoning By-law provided they are incidental and related to the
industrial operations.
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5.4.3 Policies
a) Heavy industrial uses are encouraged to locate in the north westerly portion of the Town
where existing industrial uses are located. These uses shall be located and landscaped
to minimize the visual impact of open storage areas from adjacent lands designated as
Neighbourhoods and major traffic routes.
b) In determining potential impacts, studies may be required in accordance with Ministry of
the Environment, Conservation and Parks' (MECP) D-Series Guidelines and supporting
studies may be required to demonstrate the level of impact on the sensitive land uses, or
vice versa, in addition to identifying appropriate mitigation measures.
c) Prior to approving new industrial uses in Town that have a potential influence area that
overlaps with sensitive land uses, as identified below, Council shall receive a detailed
report on the use, potential emissions of noise, dust or odour, traffic implications and a
Site Plan showing the proposed development.
d) The potential influence areas (i.e., areas within which adverse effects may be
experienced) for industrial facilities which would trigger a study in accordance with the
MECP D-Series Guidelines are shown in Table 5-1:
Table 5-1: Potential Influence Area of Industrial Uses (MECP D-Series Guidelines)
Industrial Class
Potential Influence Area
Class I (Small-scale)
70 m
Class II (Medium-scale)
300 m
Class III (Large-scale)
1,000 m
e) The minimum separation distances between industrial facilities and sensitive land uses
are shown in Table 5-2.
Table 5-2: Minimum Required Separation Distances for Sensitive Land (MECP D-Series Guidelines)
Industrial Class
Required Separation Distance
Class I (Small-scale)
20 m
Class II (Medium-scale)
70 m
Class III (Large-scale)
300 m
In determining what constitutes a Class I, II, or III industrial facility, reference should be
made to the MECP D-Series Guidelines.
Under no circumstance can a separation distance be less than the listed separation
distances for a Class I, II, or III industrial use.
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f) The following policies apply to heavy industrial uses:
i.
The use of quality exterior building materials and provision of landscaping shall
be encouraged. Heavy industrial uses located near sensitive land uses shall
incorporate buffering, massing and screening, as well as controls for noise,
vibration, odour, dust/debris and light emissions, which minimize impacts on the
nearby sensitive uses.
ii.
Outdoor storage shall be screened, using fencing and/or plantings, so that the
storage area or goods are not visible from abutting lands or the street.
iii.
The site design of new heavy industrial uses shall include considerations for
walkability, barrier-free design, and accessibility, where possible. Small surface
parking areas may be provided in the front yard, however larger parking areas
should be located to the side or rear of the building incorporating appropriate
landscaping and/or screening.
g) The following policies apply to light industrial uses:
i.
These uses may be situated in close proximity to commercial uses and residential
uses provided that the appropriate buffering measure are undertaken to minimize
traffic and visual impacts.
ii.
Outdoor storage is not permitted, except where finished goods or materials are
the primary product of a business (such as lumber in the case of a lumber yard).
The Zoning By-law shall set out requirements regulating outdoor storage for light
industrial uses.
iii.
Light industrial development in the Industrial Employment designation is
encouraged to have high-quality exterior building materials and landscaping.
Development at the perimeter of lands developed with light industrial uses shall
have edge landscaping and urban design treatments, where appropriate, to
strengthen the area's visual appeal.
iv.
The design of light industrial subdivisions or individual sites should incorporate
pedestrian-friendly, barrier-free and accessible design.
v.
Parking areas shall be screened from any adjacent sensitive land uses and large
parking areas shall incorporate internal landscaping and be located at the rear or
side of the building.
h) All industrial uses shall be developed on the basis of full municipal services. Private
services may be permitted where there is no industrial waste water and sewage facilities
are less than 4,500 litres per day on an interim basis in areas where the Town has
completed environmental studies regarding extending services to the site and servicing
is likely to occur in the near future. Where these situations occur, the developer shall
enter into an agreement with the Town to ensure that the site is pre-serviced and to
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provide a financial guarantee relating to the extension of the connection to full municipal
services.
i) New industrial developments shall meet or exceed Provincial standards for noise,
emissions, and setbacks from adjacent uses.
j) Industrial traffic should be directed away from, and not through, residential areas.
Generally, the number of access points from employment areas to arterial and collector
roads should be limited to minimize potential disruptions to traffic flow.
k) An accessory residential use, such as a caretaker's residence, which is incidental to the
employment use, may be permitted subject to any appropriate mitigative measures
required to conform with Provincial standards.
l) Outside of a comprehensive review, lands designated Industrial Employment may be
converted to a designation that permits non-employment uses provided the area has not
been identified as provincially significant through a provincial plan exercise or as
regionally significant by a regional economic development corporation working together
with the Town of Fort Frances, where it has been demonstrated that:
i.
There is an identified need for the conversion and the land is not required for
employment purpose over the long term;
ii.
The conversion will not adversely affect the overall viability of the Town's
Industrial Employment lands and the achievement of other policies of this Plan;
iii.
There is existing or planned infrastructure in place to accommodate the proposed
uses; and
iv.
The lands are not required over the long-term for employment purposes for
which they are designated.
5.5 Parks and Open Space
5.5.1 Objectives
a) Recognize lands designated as Parks and Open Space as valuable resources that define
the identity and image of Fort Frances and contribute to the quality of life for Town
residents.
b) Provide areas, including an inter-connected park, open space, and trail system for
residents and visitors of the Town to enjoy a variety of leisure and recreational activities
and access to the urban natural heritage system.
c) To ensure that sufficient lands and facilities are available to provide for flexibility and
variety in recreational opportunities for residents and visitors of the Town.
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d) Enhance access to parks and open space features, including shoreline and waterfront
areas.
5.5.2 Permitted Uses
a) The uses permitted in the Parks and Open Space designation include: Town and public
recreation facilities such as arenas, playing fields, larger community parks, walking and
bicycle paths, snowmobile trails and related facilities, municipal marina facilities, and
public uses.
5.5.3 Policies
a) Council will encourage the development of a continuous and well-connected parks, open
space and trail network throughout the Town. The Town will acquire lands for this system
through the land division and Site Plan Control processes. In addition, the Town will
actively seek partnerships with other government agencies and private sector parties to
develop the parks, open space, and trail system.
b) Where the trail system is situated within a municipal road allowance, Council shall seek
to improve the pedestrian and bicycle routes within the road allowance to provide wider
sidewalks, dedicated bicycle lanes and increased landscaping.
c) Parks and open spaces, and their facilities shall be designed to be compatible with
adjacent land uses. Consideration to the impacts of noise, lighting, parking, and
landscaping shall be given when new recreational uses are developed.
5.6 Resource Development
5.6.1 Objectives
a) To provide areas for the development of uses which are incompatible with those uses
found in the Neighbourhoods designation.
b) To preserve lands for future development that requires large land areas and is centered
on the natural environment.
c) To ensure that land uses within the undeveloped portions of the Town do not limit the
long-term use of the lands for the logical extension of urban services and development.
d) To recognize areas which may have limited development potential due to environmental
constraints such as flooding or high water table.
5.6.2 Permitted Uses
a) The uses permitted in the Resource Development designation include:
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i.
Recreational trails and related buildings;
ii.
Resource-related uses, and uses related to the management of resources, such
as, but not limited to aggregate and peat extraction, log storage and
transportation facilities;
iii.
Agricultural uses, agriculture-related uses, and on-farm diversified uses;
iv.
waste disposal and recycling facilities;
v.
Limited residential development, including as an accessory use to an agricultural
use; and
vi.
Home occupations and home industries of an industrial or agricultural nature.
5.6.3 Policies
a) Land use compatibility will be a primary factor in determining whether new uses shall be
permitted. Prior to considering an application to amend the Zoning By-law, Council shall
be satisfied that the development is designed to minimize off-site impacts including
storm water, traffic, noise and emissions.
b) Residential development shall only be permitted in areas presently serviced with a
municipal road maintained year-round. These uses may develop on the basis of private
services subject to the approval of the Northwestern Health Unit.
c) Extractive uses, including peat extraction, may require a Zoning By-law Amendment. The
Town may pass a by-law pursuant to the Municipal Act to require extractive operations to
enter into a Development Agreement between the developer and the Town.
d) Prior to any development in the Resource Development designation, Council shall be
satisfied that the lands are physically suitable for the use proposed. In areas exhibiting a
highwater table or peat deposits, an engineering report supporting the proposal will be
required.
e) No development shall be permitted below an elevation of 339.5 metres (1,113.6 feet)
C.G.D. adjacent to any resource development lands adjacent to Rainy River.
f) No habitable building shall be constructed within 10 metres of the flood elevation of the
Rainy River or any stream channel.
5.7 Future Development
There are significant blocks of land within the Town's existing Settlement Area that pose an
opportunity for future urban development, most notably the former Mill Lands and Shevlin
Woodyard. The potential for future development of the Mill Lands and Shevlin Woodyard lands
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have been identified and feasibility and conceptual planning processes have undertaken by the
respective landowner groups in partnership with the Town.
Lands designated as Future Development on Schedules A-1 and A-2 represent land within
urban areas that may represent an opportunity for future urban development, but either cannot
be readily serviced and/or they require future studies to determine the planned function of these
areas.
5.7.1 Objectives
a) The Town recognizes the importance of Future Development lands and shall strive to
ensure they are planned cohesively with surrounding neighbourhoods within the
Settlement Area with adequate servicing.
5.7.2 Permitted Uses
a) New uses shall not be permitted that would preclude the future, orderly development of
Future Development lands.
b) Existing uses and uses accessory thereto are permitted to continue.
5.7.3 Policies
a) New development shall require an amendment to this Official Plan to redesignate Future
Development lands to the appropriate land use designation, and shall be supported by
studies deemed as required by the Town. The following studies may be requested by the
Town, in addition to the requirements set out in Section 9.10 Planning Applications -
Required Information:
i.
Record of Site Condition;
ii.
Environmental Impact Statement (EIS);
iii.
Urban Design Guidelines;
iv.
Transportation Impact Assessment; and
v.
Stage 1 Archaeological Assessment.
b) The completion of a Record of Site Condition may be required, as determined by the
Town, and may be submitted to the Town prior to Council's approval of an Official Plan
Amendment for lands within the Future Development designation.
c) Lands to be developed within the Future Development designation shall have access to,
and frontage on a Municipal Road maintained year-round by the Town.
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d) Development shall not be permitted in the Future Development designation susceptible
to flooding or any other hazards in accordance with the policies in Section 6.2 Natural
Environment Overlay and Section 6.4 Shoreline Buffer of this Plan.
e) The proposed use shall be required to meet criteria established by the Province related
to separation distances from incompatible land uses established in this Plan.
f) Lands designated as Future Development shall be zoned accordingly in the Zoning By-
law.
Section 6.0 Special Policy Overlays
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6.0 Special Policy Overlays
This Section of the Official Plan establishes several Special Policy Overlays that apply to certain
geographic areas in the Town that are recognized as requiring unique planning approaches and
area-specific policies. Lands subject to the Specific Policy Overlays have been identified by the
Town as being areas of local importance, such as a gateway corridor to Fort Frances, may hold
significant natural or economic significance to the Town, or may be an area of transition for
future development.
Special Policy Overlays are identified on Schedule B of this Plan. The policies contained in this
Section should also be considered when new development is proposed within areas subject to
Special Policy Overlays.
6.1 Economic Gateway Area
There are three (3) main corridors that lead to Fort Frances. The first of these is Ontario
Highway 11, which provides an east-west connection through the Town; the second is Mill Road,
which connects Highway 11 to the built-up area of the Town and is an important truck route.
Finally, the Town can be accessed from the south via the International Bridge linking the City of
International Falls, USA and Fort Frances. The International Bridge route connects with Church
Street, Central Avenue, and with Highway 11.
This Plan identifies an Economic Gateway Area Overlay at the three (3) main entrance corridors
to Fort Frances. It is recognized that these gateway corridors are of local economic significance
as they serve the Town, Rainy River District, and greater Ontario. As such, these corridors
should provide a welcoming entrance into Fort Frances, which encourages residents and
visitors alike to spend time in the Town.
6.1.1 Policies
a) Economic Gateway Areas are planned to be a specialized employment area for
businesses and uses related to commercial, transportation and logistics due to its
location along Highway 11.
b) Permitted uses shall include commercial uses such as offices, restaurants, grocery
stores, accommodation including hotels, motels, and housing for workers, and light
industrial uses.
c) Minor retail, personal and professional services, and commercial uses, which are scaled
to meet the needs of the employees within the immediate area are also permitted.
d) Educational institutions that are complementary to the aforementioned uses are
permitted.
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e) Outside storage of raw goods, materials or waste materials on lands subject to the
Economic Gateway Area Overlay shall be encouraged to be located in rear or side yards.
6.1.2 Urban Design Policies
a) New development in the Economic Gateway Area Overlay shall be encouraged to:
i.
Have high-quality exteriors and landscaping;
ii.
Accommodate streetscaping features, such as landscaped boulevards, street
trees, and street lighting. The design of Gateway Economic Area uses should be
pedestrian-friendly, barrier-free and accessible.
b) For new development located at important intersections in Economic Gateway Areas,
high-quality, unobtrusive signage and architectural detailing shall be encouraged for the
principal building on site, as well as considerations for landscaping.
c) Where large areas for vehicular parking are required for a proposed use, considerations
will be made for the location of these parking areas to minimize their impact on the
public realm. Parking areas shall be encouraged to be screened from adjacent sensitive
land uses and incorporate internal and perimeter landscaping.
d) Loading areas shall only be permitted in the rear yard.
e) Illumination which enhances the aesthetics of the Gateway Economic Area's buildings
and sites shall be encouraged, but illumination must not cause undue light pollution.
6.2 Natural Environment Overlay
The Town's rivers, streams, wetlands, shoreline, woodlots, forests, natural areas and habitat
areas are to be protected and promoted for long term sustainability. The purpose of the Natural
Environment Overlay is to protect for the long-term preservation of a diverse and connected
system of natural features, areas, biological and ecological functions. Natural areas, features and
functions should be maintained, restored and where possible improved, recognizing links and
corridors between them.
Lands part of the Natural Environment Overlay on Schedules B and C of this Plan indicate the
general location of known natural areas, features and hazard lands, and may include
environmental features such as wetlands, woodlands, floodplains, valleylands, shorelines,
significant wildlife or fish habitats, among others.
This mapping should not be construed as representing the precise boundaries or all of known
natural areas, features and hazard lands. The Natural Environment Overlay, features and hazard
areas may be defined more precisely through Watershed, Environmental Planning Studies,
Environmental Impact Studies (EIS), Ministry of Natural Resources (MNR) or other government
or regulatory authority and mapping.
Section 6.0 Special Policy Overlays
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Council Adopted: January 13, 2025
A significant modification to the Natural Environmental Overlay shall require an amendment to
this Plan. Minor boundary adjustments shall not require an Official Plan Amendment.
Schedules B and C of this Plan may be updated as additional natural areas and features are
identified, or where more accurate mapping is available.
6.2.1 Policies
a) Where planning applications to establish a new use, or expand a permitted use, are not
subject to the Environment Assessment Act, an approved Environmental Impact Study
(EIS) shall be required, subject to the policies of this Plan, for any development,
redevelopment or site alteration within or adjacent to natural areas and features.
Protection or mitigating measures may be implemented.
b) Lands within the Natural Environment Overlay where shall be zoned to prohibit the
erection, location or use of any buildings or structures other than those which legally
exist on the date that this Plan came into full force and effect.
c) Subject to other policies of this Plan, expansion of an existing use located within or
adjacent to a natural area or feature may be permitted if an approved EIS is submitted
that demonstrates that the proposed development will have no negative impact on the
natural feature or its ecological functions to the satisfaction of the Town.
d) Where development or site alteration is proposed adjacent to lands part of the Natural
Environment Overlay:
i.
Newly created lots shall not extend into the lands to be retained in a natural state
or any required or recommended buffers, as identified through an EIS.
ii.
The lands to be retained in a natural state and the adjacent buffer zone shall be
maintained as a single block and zoned to protect their natural features and
ecological functions.
e) The Town will, where deemed appropriate, pursue the acquisition of natural areas or
features by way of land dedication or other means, and which will be adequately sized to
support the protection of natural features, function, access and maintenance. It should
not be assumed that these lands will be accepted as parkland dedication, and lands
having inherent environmental constraints will generally not be accepted as parkland
dedication pursuant to the Planning Act.
f) The Town encourages lands part of the Natural Environment Overlay, whether in private
or public ownership, to be maintained as accessible to the public at the discretion of the
owner, where appropriate.
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g) The Town shall encourage and provide assistance, where possible, to private
landowners and interest groups in developing and maintaining stewardship programs to
support retention and enhancement of natural areas and features.
It is acknowledged that there are existing significant wildlife habitat areas in the Town that has
been identified by the MNR. Due to the confidential nature of this information, wildlife habitat
areas are not mapped on the Schedules of this Plan.
Other environmental features in and around the Town, such as Fish Spawning and Nursery
Areas are illustrated on Schedule C to this Plan.
6.3 Rainy Lake Islands
a) The Rainy Lake Islands may be developed subject to the approval of adequate sewage
disposal facilities by the Northwestern Health Unit.
b) Development on the Rainy Lake Islands shall be linked to tourist commercial,
recreational and seasonal uses.
c) No municipal services shall be provided to the Islands.
d) Prior to approving development on the Islands, the Town shall be satisfied that adequate
mainland parking has been secured.
6.4 Shoreline Buffer
The Shoreline Buffer Overlay consists of lands which are susceptible to flooding or erosion,
unstable soils, poor drainage, or exhibit some other physical condition which could pose a risk
to human life and/or property if the lands were developed. These include lands adjacent to the
Rainy River and Rainy Lake, and lands within 45 metre of the top-of-bank of any watercourse or
water body.
At the time of preparing this Official Plan, up-to-date floodplain information and mapping was not
available, however the Town is obligated to show the best available mapping (originating from
the previous Official Plan) in order to provide protection from the negative impacts of potential
flood events. Accordingly, the Shoreline Buffer Overlay shall be as shown on Schedules B and
C until such time as more accurate information can be provided by provincial authorities, the
municipality or by development proponents. When such information is provided, Schedules B
and C of the Official Plan may be revised without the need for an Official Plan Amendment.
Where lands are subject to the Shoreline Buffer Overlay, the policies of this Section, as well as
the underlying land use designation, apply. The following policies shall apply to lands part of the
Shoreline Buffer Overlay:
Section 6.0 Special Policy Overlays
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Council Adopted: January 13, 2025
6.4.1 Objectives
a) To protect and enhance the physical, environmental, social, and recreational
characteristics of the Town's shoreline;
b) To enhance the appearance of shoreline development;
c) To protect and enhance water quality and drinking water resources;
d) To ensure the ecological integrity of the natural system and to protect the shorelines and
islands from overdevelopment.
6.4.2 Policies
a) Uses permitted in the Shoreline Buffer Overlay shall include conservation, forestry,
agriculture, parks and trails, golf courses or other outdoor recreation uses, and other
uses compatible with flooding.
b) No new buildings or structures shall be permitted on areas subject to the Shoreline
Buffer Overlay, except where such buildings or structures are:
i.
intended for flood or erosion control or are normally associated with watercourse
protection or bank stabilization;
ii.
for essential public services, except:
1. where there is threat to the safe evacuation of residents during an
emergency as a result of flooding, failure of flood proofing measures or
protection works, or erosion; and
2. those essential emergency services which would be impaired during an
emergency as a result of flooding, failure of flood proofing measures or
protection works, or erosion.
iii.
for other uses normally associated with shorelines such as docks.
c) All buildings and structures existing at the date of adoption of this Plan shall be
recognized.
d) In accordance with the Public Lands Act, houseboats are not permitted to be used for
overnight accommodation on the Rainy River or Rainy Lake.
e) It shall be the policy of Council to discourage expansion of any non-conforming building,
structure, or use within areas subject to the Shoreline Buffer Overlay; however,
reconstruction and/or minor alterations to existing buildings and structures, and additions
or extensions which are not likely to incur significant flood damage, and will not result in
impediments to flow or floodwater storage, may be considered by the Town.
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f) The Shoreline Buffer Overlay shown on Schedules B and C is general in nature and may
be subject to minor technical adjustments without an amendment to this Plan provided
the intent of the Plan is met. Where such adjustments occur, the underlying land use
designation shall continue to apply and the Zoning By-law shall be amended accordingly.
g) Development and site alteration shall not be permitted within areas that would be
rendered inaccessible to people and vehicles during times of flooding 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. Where development is proposed
within or partly within such areas, a technical study may be required by the Town that
demonstrates the following:
i.
The flooding and/or erosion hazard can be safely addressed, and the
development and site alteration is carried out in accordance with established
standards and procedures;
ii.
No new hazards are created and existing hazards are not negatively impacted;
iii.
No adverse environmental impacts will result due to such development and site
alteration;
iv.
Safe access for vehicles and persons can be granted during times of flooding,
erosion, and other emergencies;
v.
The proposed development does not include institutional uses or the disposal,
treatment, or storage of hazardous substances.
h) Roads for the purpose of mineral exploration and development will be permitted,
provided the applicable Ministries have provided consent.
i) The Town may consider creating and implementing shoreline development design
guidelines to assist in evaluating development applications;
j) Where new large-scale development or redevelopment is proposed along the shoreline,
access to the shoreline is encouraged through connected recreational trails, parks, and
other open spaces.
k) Development proposed abutting shoreline shall require site plan approval.
l) Preservation and enhancement of natural vegetated shorelines and buffers is
encouraged, with support for the use of native plant varieties.
m) Development should result in minimal environmental impact.
n) A permit may be required under the Public Lands Act, 1990 and/or authorization under
the Lakes and Rivers Improvement Act, 1900 for any work proposed within shorelands or
waterbodies.
Section 6.0 Special Policy Overlays
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Council Adopted: January 13, 2025
6.5 Special Study Areas
Schedule B to this Plan illustrates Special Study Areas. A Special Study Area is not a land use
designation; rather, these Areas are identified to acknowledge and address specific planning
and land use concerns such as servicing deficiencies, or shifting land use trends which
necessitate a reassessment of permitted land uses.
Special Study Areas usually require more detailed study of the area and issues to be addressed.
Permitted uses in Special Study Areas are those of the applicable land use designations as
shown on Schedules A-1 and A-2 subject to any restrictions contained in this Section of the
Plan. Legal non-conforming uses in these Areas may continue to operate. Development
proposals not permitted within the applicable land use designation will require an amendment to
this Plan.
A description of each Special Study Area is provided in this Section.
6.5.1 Special Study Area 1: Downtown Area
The Downtown Area is comprised of an area bounded by Second Street to the north, the Rainy
River to the south, Central Avenue to the west, and Armit Avenue to the east. The Downtown
Area requires a new direction and further study is required to address:
a) New permitted land uses;
b) Designation of a Business Improvement Area;
c) Traffic circulation;
d) Parking;
e) Design Guidelines;
f) Streetscape improvements; and
g) Public open space.
6.5.2 Special Study Area 2: Former Shevlin Woodyard
The lands at Shevlin Woodyard formerly served as the main wood storage facility for the Fort
Frances Mill. The former Woodyard is located east of Downtown Fort Frances, fronting on Rainy
River. The woodyard is bounded on three (3) sides by residential uses and overlooks the Rainy
River to the south. It is a legal non-conforming use and is designated as Future Development in
this Official Plan.
Further technical studies may be required to determine the appropriate use of the site and could
build upon the Land Use and Economic Development Feasibility Study for the Redevelopment of
the Shevlin Woodyard and Gateway to Fort Frances completed in 2021. At the time of
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preparation of this Plan, environmental assessment work was being undertaken by the Town for
these lands. Previous studies have identified a variety of potential uses ranging from hotels,
restaurants, commercial, tourism generating uses, and residential condo development.
6.5.3 Special Study Area 4: Point Park
Point Park is located in the east end of the Town fronting on Rainy Lake. The Park has been
developed as a recreational park with swimming, and camping facilities. The park has great
potential as a major tourist destination facility with a mixed use component. Planning and
development of the lands at the Point Park is not expected to be determined until existing land
tenure issues are resolved between the Town and Agency 1 First Nations.
6.5.4 Special Study Area 5: Armstrong Quarry (Part of River Range Lots 45 to 48
being parcels 9970, 6913, 13635, 12591, 16957, 17826, 11227 and Part of
7915)
The Armstrong Quarry is located in the west end of Town, north of Sunset Drive and east of
Oakwood Road with frontages on Emo Road, Pit Road 2, and Ontario Highway 11. The
approximately 4.86 hectare (12-acre) gravel pit has been abandoned for the most part and is
slowly filling with water. The pit is surrounded by residential development and could represent a
hazard to the adjacent residential uses in regards to the health, safety and welfare of the
residents due to bank stability and water safety issues.
The Town will work with the owners to ensure that the proper rehabilitation of the site takes
place. Any adaptive reuse proposals for the development of these lands by the private sector
will require detailed studies including geotechnical and hydrogeological assessments prior to an
amendment to this Plan.
Section 7.0 Transportation, Infrastructure and Utilities
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Council Adopted: January 13, 2025
7.0 Transportation, Infrastructure and Utilities
7.1.1 Objectives
a) The Town shall ensure there is a sufficient amount of land to accommodate
infrastructure and utilities.
b) The Town shall aim to ensure issues related to land use compatibility are addressed.
c) The Town shall aim to develop a diverse transportation system which supports a variety
of transportation modes, including road, rail, transit, cycling and pedestrian.
d) The Town may work with appropriate providers to ensure the safe and efficient provision
of power, cable and telecommunications in an environmentally acceptable manner.
e) The Town shall be responsible for providing a supply of municipal sanitary sewer and
water services within the Town. The Town shall work closely with the Province to ensure
there is sufficient supply of sanitary and water services to meet long-term growth
projections outlined in this Plan.
f) The Town shall ensure all new development within the Town occurs on lands with access
to full municipal services and necessary utilities. For lands outside of the Settlement Area
boundary, the Town shall ensure that development, where necessary, complies with the
standards of, and are subject to, the approval of all applicable authorities/agencies.
g) The Town shall aim to improve water quality and reduce stormwater run-off by promoting
innovative techniques for stormwater management.
h) In the provision of infrastructure and utilities, the Town may encourage the use of
innovative techniques and new technology.
7.1.2 Policies
a) The Town shall plan for the efficient and effective use of land to accommodate utilities
and infrastructure.
b) Infrastructure and utility uses include: public and/or privately-owned facilities, including
water and sanitary sewage facilities, stormwater management facilities, pumping stations,
hydro corridors, communications/telecommunications infrastructure, and facilities and
transmission towers. These facilities are permitted in all land use designations, subject to
the policies of this Plan.
c) Where possible, the built form of new infrastructure and utility facilities will be in keeping
with the character of the surrounding area and considerations for landscaping shall be
incorporated in the site design, especially where a site has frontage on a public street.
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d) The Town will encourage and support alternative and renewable-source energy
generation facilities which are developed in accordance with this Plan and Provincial and
Federal legislation, policies, and regulations. Proposed developments will be encouraged
to locate in areas where their adverse impacts on adjacent lands and natural features are
minimized and mitigated to the greatest extent possible. Where feasible and practical,
power generation facilities which are primarily buildings (e.g., cogeneration plant) may
be encouraged to develop on brownfield sites. When evaluating proposals for alternative
energy generation facilities the Town will consider the following:
i.
Location of facility;
ii.
Size and scale of proposed facility;
iii.
Potential for land use compatibility issues with adjacent land uses and potential
for adverse impacts related to air, noise, odour, vibration, etc.;
iv.
Potential for perceived risks to human health and safety; and
v.
Any additional considerations.
e) The Town of Fort Frances shall encourage and support energy conservation, district
heating and combined heat and power, and the on-site use of alternative and renewable
energy sources developed in accordance with Provincial and Federal legislation,
policies, and regulations, and where all potential negative impacts to adjacent lands are
mitigated.
f) The Town shall encourage the application of energy conservation measures in the
infrastructure and utility servicing of new buildings and in the rehabilitation and
upgrading of existing neighbourhoods, buildings, and structures.
g) Water conservation methods (such as efficient landscape irrigation, low water
consumption fixtures, etc.) shall be encouraged and supported in the development of
new sites and buildings, and in the rehabilitation and upgrading of existing sites and
buildings.
h) The Town may establish energy conservation design guidelines to encourage, or require,
future development to implement energy conservation measures.
i) The development of new infrastructure and utilities for new private development,
including plans of subdivision and plans of condominium may be subject to Site Plan
Control.
Section 7.0 Transportation, Infrastructure and Utilities
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Council Adopted: January 13, 2025
7.2 Accessibility
7.2.1 Objectives
a) To improve the mobility of all persons by making conditions safe for walking, wheelchair
movement, and specialized transit.
7.2.2 Policies
b) The Town will prioritize the mobility of those with the most needs, such as persons with
disabilities (including but not limited to people with walkers, canes, wheelchairs, vision
impairment, cognitive disabilities, and mobility scooters), children, seniors, and persons
who are neurodivergent. Generally, addressing the needs of those with the highest
needs provides a benefit to everyone. All new public, commercial, residential,
recreational, and institutional buildings and facilities will incorporate accessible design,
including, but not limited to, elevators where appropriate, automatic door openers, and
ramps at building entrances.
c) In the review of development applications, the Town will address accessibility needs by:
i.
Ensuring that the requirements of the Ontario Building Code and Accessibility for
Ontarians with Disabilities Act (AODA) are met;
ii.
The maximum running slope of the exterior path must be no more than 1:20, but
where the exterior path is a sidewalk, it can have a slope of greater than 1:20, but
it cannot be steeper than the slope of the adjacent roadway;
iii.
Requiring sidewalk curb cuts at all intersections;
iv.
Requiring that paving changes (e.g., interlocking brick, tactile strips, etc.) be
incorporated at grade changes and intersections;
v.
Requiring barrier-free parking spaces, as specified in the Zoning By-law; and
vi.
Encouraging any other features appropriate to ensure that barrier-free design is
provided.
d) The Town may prepare specific design guidelines for accessibility and/or ensure that
accessible design is addressed when preparing design guidelines for neighbourhoods.
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7.3 Cycling
7.3.1 Objectives
a) To provide safe cycling infrastructure which enables access to all parts of the Town. This
means space that is fully separated from cars and other vehicular traffic by physical
barrier, wide visual barrier, or an off-road pathway or multi-use pathway.
7.3.2 Policies
a) The Town shall implement, in a staged program, the development of a continuous and
safe system of on-street and off-street cycling trails in accordance with the Town's Active
Transportation Plan. Cycling infrastructure should be designed and constructed in
accordance with the best practices identified in the Ontario Traffic Manual Book 18:
Cycling Facilities. Where there is disagreement between the Active Transportation Plan
and the Ontario Traffic Manual Book 18, the direction in the Ontario Traffic Manual Book
18 is to be followed.
b) On-street bicycle lanes that consist of paint do not constitute safe cycling infrastructure.
c) The design of new, and reconstruction of existing, roads in the Town shall be
encouraged to consider bicycle movements by ensuring that such projects incorporate
cycling facilities. New on-street cycling routes on arterial or collector roads may be
designed to buffer the effect of high traffic volumes through wide cycling lane widths,
paving materials, special demarcation, etc.
d) Development applications shall be reviewed to ensure that cycling linkages are
considered into the design of the development in a safe and efficient manner, wherever
warranted. In all new development and redevelopment, consideration shall be given to
safe and secure bicycle movements and bicycle parking facilities.
e) The Zoning By-law may require development in certain zones to provide a minimum
number of bicycle parking facilities and may specify whether these facilities are required
to be weather-protected.
7.4 Power, Telecommunications and Other Cabled Services
7.4.1 Policies
a) New development will have local service power lines, communications/ tele-
communications infrastructure and other cabled services located underground in road
rights-of-way, where feasible.
b) The Town will encourage utility installations for telecommunications towers to be located
outside of residential areas, where feasible. In instances where the facilities are of a scale
Section 7.0 Transportation, Infrastructure and Utilities
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Council Adopted: January 13, 2025
and function which is perceived to present significant issues related to land use
compatibility, infrastructure which must be located within residential areas or within close
proximity to residential areas shall be designed to be compatible with the adjacent and
surrounding land uses.
c) Where feasible, the Town will seek to have local service power lines,
communications/telecommunications infrastructure and other cabled services located
underground. Above ground shall be sited to reduce their visual impact on the
streetscape and/or screened using street furniture and landscaping. The Town
encourages utility providers to consider innovative methods of containing utility services
within streetscape features such as gateways, lamp posts, transit shelters, etc., when
determining appropriate locations for large utility equipment and utility cluster sites.
d) The Town will ensure that appropriate locations for large utility equipment and cluster
site have been determined and that consideration be given to locational requirements for
larger infrastructure within public rights-of-way, as well as easements on private
property.
e) Utility infrastructure shall be permitted in all land use designations, subject of the policies
of this Plan.
f) The Town will ensure that adequate utility networks, are or will be, established to serve
the anticipated development through discussions with public and/or private utility
providers.
g) The Town encourages all utilities to be planned for and installed in a coordinated and
integrated basis in order to be more efficient, cost effective and minimize disruptions.
h) Local zoning by-laws cannot prevent a telecommunication tower from being constructed,
since the Federal Government has the approval authority under the
Radiocommunications Act. Innovation, Science, and Economic Development Canada
recognizes the importance of considering the potential impact of communication towers
on the adjacent surroundings and the community. A proponent seeking to establish a
communications tower shall work with the Town, seek input from the community, and
meet the requirements as set out in the Radiocommunications Act.
7.5 Railways
7.5.1 Policies
a) The Town shall support the location of rail service to meet the needs of industrial uses
within the Town. It will further encourage multi-modal connections to rail as a means of
supporting economic development.
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b) The Town, together with the railway authority, shall identify potential reuse of railway
lands which becomes surplus to the railway's needs. Where appropriate, the Town will
consider the use of surplus railway lands for new trails and open space uses, or industrial
development depending on the location of such lands.
c) The Town, together with the railway authority and other agencies, shall identify where
conflicts exist between rail, vehicles, cyclists, pedestrians and adjacent land uses and will
implement appropriate measures to mitigate the conflict, wherever possible.
d) The Town shall identify those level crossings requiring grade separations and seek
appropriate government assistance for such construction. At the same time, the Town
will identify those level crossings which are hazardous to public safety and will seek
appropriate measures to improve and/or close such crossings.
e) Sensitive land uses shall be discouraged adjacent to or in proximity to rail facilities.
f) All proposed development of residential or other sensitive land uses within 100 metres of
a railway right-of-way may be required to undertake noise studies to the satisfaction of
the Town in consultation with the appropriate railway, and shall undertake appropriate
measures to mitigate any adverse effects from noise that are identified. All available
options, including alternative site layouts, and/or attenuation measures, shall be
thoroughly investigated and implemented, if practicable, to ensure appropriate sound
levels are achieved, particularly with respect to the 55 dBA outdoor living area criterion.
g) All proposed development of residential or other sensitive land uses within 75 metres of
a railway right-of-way may be required to undertake vibration studies to, to the
satisfaction of the Town in consultation with the appropriate railway, and shall undertake
appropriate measures to mitigate any adverse effects from vibration that are identified.
h) All proposed development adjacent to railways shall ensure that appropriate safety
measures, such as setbacks, berms, and security fencing are provided, to the
satisfaction of the Town in consultation with the appropriate railway. Where applicable,
the Town shall ensure that sightline requirements of Transport Canada and the railways
are addressed.
i) Implementation and maintenance of any required rail noise, vibration, and safety impact
mitigation measures, along with any required notices of title such as warning clauses
and/or environmental easements, shall be secured through appropriate legal
mechanisms, to the satisfaction of the Town and the appropriate railway.
Section 7.0 Transportation, Infrastructure and Utilities
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Council Adopted: January 13, 2025
7.6 Roads
7.6.1 Road Classifications
There are two classifications of Road within the Town: Provincial Highways and Municipal Roads.
Provincial Highways include Highways 11 and 71 are under provincial jurisdiction. All other
roads are considered Municipal Roads. The Town of Fort Frances maintains the Provincial
Highways and Municipal Roads within Town limits.
7.6.2 Policies
a) No new development or redevelopment will be permitted which does not front on a
public road of an acceptable standard of construction. As a condition of development
approval, the Town may require that sufficient lands be conveyed to provide for a future
road right-of-way widening.
b) Unless otherwise specified in this Plan, a dedication of land to widen a roadway will be
taken equally from both sides of the road allowance measured from the centerline of the
roadway. In certain circumstances, where factors such as topography and existing
development dictate, it may be necessary to require more than half of the widening on
one side of the road allowance.
c) Notwithstanding the above, road improvements can have a significant impact on the
character of the neighbourhood. Therefore, the Town shall undertake road
improvements when:
i.
The need is demonstrated through an analysis and public consultation regarding
the safety, efficiency, affordability, diversity, land use impact, and integration of
the transportation system;
ii.
The resulting road improvements through the design process shall improve the
livability of affected residential areas by:
1. Reducing the use of local streets in residential areas by vehicular cut-
through traffic,
2. Reducing vehicle speeds in residential and downtown areas,
3. Improving active transportation facilities,
4. The addition of street trees,
5. Minimizing conflicts between local and through vehicular traffic, and
6. Minimizing any adverse impacts on the social and natural environment of
adjacent lands.
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d) To improve the designated functions of the roadway system, the following general
principles shall be used:
i.
All modes of transportation are to be considered in the safe and efficient
movement of traffic on roadways. In addition to vehicular traffic, this includes
modes of active transportation, which includes pedestrians, cyclists, and
scooters.
ii.
Where feasible, direct vehicular access from individual properties on arterial
roads will be restricted to enhance the flow of vehicular traffic and minimize the
negative impacts on abutting properties and pedestrian movement;
iii.
The spacing of intersections between arterial and collector roads will be
appropriate to accommodate traffic control devices;
iv.
The spacing and possible reduction of driveways on arterial roads through the
use of controlled joint access and common off-street parking facilities;
v.
Discouraging the intersection of local roads with arterial roads;
vi.
Controlling the number and design of driveways for multi-residential and
commercial uses on collector and arterial roads;
vii.
Encouraging service roads for low density residential uses abutting arterial roads,
and where appropriate, collector roads; and
viii.
Consideration of various vehicular traffic calming and management measures to
reduce vehicular through-traffic and vehicular speeds on local streets and to
promote safer streets.
e) Where appropriate, the design of roads shall include provisions for:
i.
Pedestrians, the use of mobility devices, and strollers, by way of sidewalks to
promote safety and reduce pedestrian-vehicle conflicts;
ii.
Consideration of bicycles and other non-motorized vehicle traffic, by way of
separated bicycle lanes, pre-paved boulevards, etc.;
iii.
Aesthetic and noise reducing applications, by way of tree planting, landscaping,
street furniture, berms, etc., where necessary;
iv.
Universal access and ease of movement with minimal physical and psychological
obstacles, by way of sloped curbs, raised road crossings, reducing obstructions
of the sidewalk, reduced vehicular turning radii level entranceways, minimal
grade changes, etc.
f) Truck traffic shall be directed towards authorized truck routes.
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7.6.3 Provincial Highways
a) The Town of Fort Frances maintains Provincial Highways within Town limits and is
responsible for approving entrances and development along these corridors. In addition
to all the applicable municipal requirements, all proposed development located adjacent
to, and in the vicinity of, a provincial highway within the Ministry of Transportation's
(MTO) permit control area under the Public Transportation and Highway Improvement
Act (PTHIA), will also be subject to MTO approval. Early consultation with the MTO is
encouraged to ensure the integration of municipal planning initiatives with provincial
transportation planning. Any new areas in the municipality identified for future
development that are located adjacent to, or in the vicinity of, a provincial highway or
interchange/intersection within MTO's permit control areas will be subject to MTO's
policies, standards and requirements, as required.
b) Provincial Highways in the Municipality include Highway 11 and 71, and are shown in
Schedules A-1 and A-2. New access onto provincial highways will require approval from
the MTO.
c) Direct access onto a provincial highway will be discouraged and often prohibited.
Development shall be encouraged to utilize municipal roads and service roads wherever
possible. Where access is a possibility, it will only be considered to those properties that
meet the requirements of MTO's access management practices and principles.
d) A transportation study, prepared by a professional and certified engineer may be
required by a proponent to address both the impact of any new development upon the
provincial highway system, as well as any associated highway improvements that are
required prior to the approval of the development.
e) Any new proposed access connection (i.e., public road or signalized intersection into a
provincial highway shall meet the MTO's access management practices and principles.
f) Any proposal for snowmobiles or trail crossing of provincial highway will require the prior
approval of the MTO. Trails located along the right-of-way of a provincial highway are not
permitted.
g) Outdoor storage and loading areas shall be visually screened or appropriately located so
as to not be visible to the travelling public.
h) Access to new developments adjacent to provincial highways is subject to the policies
and regulations of the MTO.
i) Where necessary, the construction of service roads parallel to any of the provincial
highways in the Town may be required in order to make more effective use of the local
land resource.
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j) Small scale industries and commercial uses adjacent to Provincial Highways shall be
designed in accordance with the following.
i.
Open storage areas shall be prohibited unless it can be demonstrated that
appropriate landscaping and screening to shield open storage areas will not
detract from the intended character of the area;
ii.
Loading areas will generally be restricted to those areas not facing the highway;
iii.
All industrial/commercial activities will be encouraged to locate within enclosed
buildings unless it is essential for an activity to locate outdoors, in which case the
industrial/commercial use will be suitably screened and buffered from the
highway.
7.7 Sidewalks and Trails
7.7.1 Objectives
a) The Town shall strive to develop and maintain a continuous and connected sidewalk and
trail system providing accessible, safe, convenient and enjoyable walking for users of all
ages and abilities.
7.7.2 Policies
a) Transportation facilities, including the construction of new roads and reconstruction of
roads, shall consider pedestrian needs and may include design features such as
sidewalks, corner ramps, pedestrian signals and appropriate lighting.
b) The development of pedestrian-scale streets and streetscapes which are safe,
convenient and attractive shall consider the inclusion of AODA-compliant sidewalks,
street furniture, canopies on buildings, landscaping, locating retail and personal service
uses at street level, and supporting building design which provides shelter and other
amenities.
c) The Town will require that new subdivisions provide sidewalks and walkways, as per the
Town's municipal standards manual, as deemed appropriate. Pedestrian crossing signals
will be required at all signalized intersections.
d) There should be a smooth transition between sidewalks and pedestrian walkways, with
appropriate signage provided for pedestrian walkways.
e) Sidewalks, walkways and trails shall be designed in a manner to reduce the walking
distances between residential development and recreational/community facilities,
schools and commercial facilities. This requirement shall be evaluated at a variety of
scales.
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f) As a condition of approval, a sidewalk shall be required beyond the limits of a proposed
subdivision to complete connection to the following:
i.
An existing sidewalk;
ii.
Isolated sections of sidewalk created by development; and
iii.
An intersection, walkway or logical ending point where the length of the sidewalk
is reasonable.
g) Where feasible, the Town will undertake a program of sidewalk reconstruction to
upgrade existing walkways and to provide new walkways in established areas. Upgrades
to existing walkways and the construction of new walkways shall be safe, accessible,
well-lighted and have a relative degree of visibility. Priority will be given to those areas
adjacent to schools, community centres and commercial areas.
7.8 Stormwater
7.8.1 Policies
a) A Stormwater Water Management Plan and Sediment Erosion Control Plan, prepared
and signed by a qualified engineer, may be required depending on the scale, location
and other site-specific issues related to a proposed development.
b) The Town encourages the use of innovative techniques to reduce the need for large
stormwater management facilities, thereby reducing run-off and improving water quality.
Innovative techniques include, but are not limited to, rainwater harvesting systems (rain
barrels and cisterns), green roofs, landscape systems and vegetated swales, downspout
disconnection and permeable surfaces.
c) Stormwater Management Facilities should generally be located at the edge of
Neighbourhoods; at the interface with natural areas; and/or within large public open
spaces, including community parks. Stormwater Management Facilities should not be
located within the Natural Area.
d) Where appropriate, Stormwater Management Facilities shall be naturalized, making use
of native plants and species.
e) Stormwater Management Facilities shall be designed to have a high level of public
exposure and should be integrated in, and contribute to, the enhancement of the
Neighbourhood's public realm.
f) The design and layout of Stormwater Management Facilities shall address issues related
to safety and shall be designed with gentle slopes in areas with direct access. Areas with
steeper slopes shall not have direct access and shall be designed to include overhangs,
railings and dense plantings.
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7.9 Transportation
a) The Town shall encourage and plan for an integrated transportation system which allows
for cost-effective and efficient movement of people and goods in a manner compatible
with existing and future land uses.
b) The Town shall encourage a transportation system in Fort Frances which supports
economic development and social inclusion, with minimum social and environmental
disruption.
c) The Town shall encourage other municipalities, agencies, and stakeholders in the
transportation system to coordinate and cooperate towards optimizing the transportation
system.
d) The Town shall anticipate, designate and protect transportation rights-of-way and areas
required for future transportation facilities in cooperation with the Province and
neighbouring municipalities.
e) The Town shall plan its transportation network as a safe and accessible system.
Additionally, the Town will ensure that its transportation network also provides fast and
efficient routes for emergency response purposes.
f) The Town shall implement an Active Transportation (AT) System. An Active
Transportation System is a sustainable form of transportation and is defined as any
human-powered mode of transportation such as cycling, walking, jogging, inline skating,
skateboarding or cross-country skiing.
g) The Town shall regularly review and update its Active Transportation Plan as required.
7.10 Water and Sanitary Sewage
7.10.1 Policies
a) In planning for water and sanitary sewage services, the Town shall:
i.
Promote the efficient use of existing municipal services and existing private
communal services;
ii.
Ensure that water and sanitary sewage systems are provided in a manner that
can be sustained by the water resources upon which such services rely, prepares
for the impacts of a changing climate, is feasible and financially viable over their
lifecycle, and protects human health and safety, and the natural environment;
iii.
Promote water conservation and water use efficiency; and
iv.
Integrate servicing and land use consideration at all stages of the planning
process;
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b) The Town will ensure there is a sufficient supply of water capacity within the water
treatment plant and sufficient reserve capacity within the sanitary treatment plant to
serve Fort Frances and accommodate the long-term growth projections for the planning
horizon.
c) All new development within the Settlement Area boundary shall be required to be
connected to municipal water and sanitary sewage services as a condition of
development.
d) In areas outside of the Settlement Area boundary and where municipal services are not
available, planned or feasible, private communal water and sewage are the preferred
form of servicing for multi-unit/lot development.
e) In areas outside of the Settlement Area boundary, individual on-site water and sanitary
sewage services may be permitted provided that site conditions are suitable for the long-
term provision of such services with no negative impact, and provided that private
communal water and sanitary sewage services are not available, planned or feasible.
f) Partial services shall only be permitted where they are necessary to address failed
individual on-site sewage services and individual on-site water services in existing
development, or within the settlement area boundary, to allow for infilling and minor
rounding out of existing development on partial services provided that site conditions are
suitable for the long-term provision of such services with no negative impacts.
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8.0 The Environment
In making decisions concerning planning, development, and conservation, the Town of Fort
Frances will employ an ecosystem approach addressing:
a) The interrelationships among air, land, water, plant and animal life, and human activities;
b) The health and integrity of the broader landscape, including impacts on the natural
environment in neighbouring jurisdictions; and
c) The long-term and cumulative impacts on the ecosystem.
The policies contained in this Section are intended to be used in conjunction with the other
policies of this Plan.
8.1 Adjacent Lands
The Provincial Planning Statement, 2024 defines adjacent lands as 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 adjacent lands may be
recommended by the Province or based on municipal approaches which achieve the same
objectives. For the purposes of this Plan, adjacent lands are determined to include all lands
within the specific distance of the boundary of natural heritage features and areas as set out in
Table 8-1.
Table 8-1: Natural Heritage Features and Adjacent Lands
Natural Heritage Area or Feature
Extent of Adjacent Lands
Provincially Significant Wetland
120 metres
Significant Wildlife Habitat
120 metres
Fish Habitat
120 metres
Provincially Significant Areas of Natural and Scientific
Interest (ANSI) - Life Science
120 metres
Provincially Significant Areas of Natural and Scientific
Interest (ANSI) - Earth Science
50 metres
a) No development or site alteration shall be permitted on adjacent lands unless the
ecological function of the adjacent lands has been evaluated and it has been
demonstrated, through an Environmental Impact Statement (EIS) prepared in
accordance with the applicable policies of this Plan, that there will be no negative impact
on the natural features or their ecological functions.
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8.2 Air Quality and Climate Change
8.2.1 Policies
a) The Town of Fort Frances shall encourage and support energy conservation, district
heating and combined heat and power, and alternative and renewable energy sources
developed in accordance with Provincial and Federal legislation, policies and regulations.
The Town will also encourage the application of energy conservation measures in the
design and construction of new buildings and in the rehabilitation and upgrading of
existing buildings and structures.
b) Increased flexibility in zoning and site planning may be considered in order to
accommodate variances in building orientation, landscaping designs, lot coverage and
other site or building characteristics to provide for increased energy efficiency.
c) Recognizing that activities such as the dumping or placing of fill, grading of land and
removal of topsoil can result in flooding and erosion, property damage, poor water
quality, degradation of farmland and adverse impacts on natural areas, the Town may
enact a Site Alteration By-law regulating such activities. As a condition of development
approval, the Town may require measures to conserve topsoil and reduce or mitigate
soil erosion.
d) In supporting ecological restoration by the Town of Fort Frances and other groups,
priority shall be given to those projects which will maintain or enhance the features of the
natural heritage system and water resources.
8.3 Areas of Natural and Scientific Interest
The Provincial Planning Statement defines Areas of Natural and Scientific Interest (ANSI) as
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.
Life Science ANSIs represent significant segments of specific types of forests, valleys, prairies,
savannahs, alvars and wetlands found in Ontario, and their native plants and animals and
supporting environments. They also contain relatively undisturbed vegetation and landforms,
and their associated species and communities. Earth Science ANSIs represent significant
examples of bedrock, fossils and landforms found in Ontario, including ongoing geological
processes.
According to the MNR, there are no 'Areas of Natural and Scientific Interest (ANSI) in Fort
Frances. In addition, since the Town is situated on the Canadian Shield, the provincial policies
for significant woodlands east and south of the Canadian Shield do not apply. The Town
recognizes that ANSIs may be identified in the future, where the following policies shall apply.
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a) The identification of ANSIs and candidate ANSIs shall be determined in consultation with
the Province's Natural Heritage Information Centre (NHIC) or Land Information Ontario
(LIO), as well with the MNR.
b) Development and site alteration may be permitted within ANSIs or on adjacent lands
provided it does not negatively impact on the natural features or ecological functions for
which the area has been identified.
c) Where development or site alteration is proposed within 50 metres of an Earth Science
ANSI or within 120 metres of the boundary of a Life Science ANSI, the proponent shall
prepare an Environmental Impact Statement (EIS) that demonstrates, to the satisfaction
of the Town, that there will be no negative impacts on the ANSI or on its ecological
function. Where warranted by species and site-specific factors, development or alteration
that is proposed further 120 metres from significant portions of the ANSI may also
require an EIS.
8.4 Endangered and Threatened Species
The Endangered Species Act, 2007 (ESA) prohibits the killing, harming, harassment, capture, or
taking of a species at risk, and the damaging or destroying of their habitat. The habitat of
endangered species and threatened species is not illustrated on the Schedules of this Plan, as
habitat is dynamic and species and habitat information is limited or not published. The species
that occupy the habitat of endangered species and threatened species are listed or categorized
on the Province's official Species at Risk in Ontario list, as updated and amended from time to
time. The Province administers the ESA to protect and conserve Species at Risk and their
habitat. Under the ESA, the Province is responsible for identifying and approving general and
regulated habitat, as well as giving technical advice on Species at Risk and their habitat. The
Ministry of Environment, Conservation, and Parks (MECP) is the lead agency responsible for
approving the delineation of habitat of endangered species and threatened species and
administering the provisions for the ESA.
A list of Species at Risk (SAR) known to have observations and occurrences in the area is
available through the MECP. If at any time, SAR as listed under the ESA is encountered, work
must stop immediately and the MECP must be contacted.
a) The presence of Species at Risk (extirpated, endangered, threatened, or special concern
species species) on a site shall be identified through the use of the Natural Heritage
Information Centre (NHIC) provincial database, and through consultation with MECP
district staff.
b) It is the responsibility of the proponent to ensure that any development or activity does
not contravene the ESA. All development and site alteration must be planned and
considered in accordance with the provisions of the ESA. A preliminary Ecological Site
Assessment may be required to be carried out during the planning of a proposed
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development and site alteration to determine whether a listed species or its habitat may
be present before carrying out and activity that may contravene the ESA. In accordance
with the MNR's 2010 Natural Heritage Reference Manual, an Ecological Site Assessment
can include review of one or more of the following:
i.
Information about known occurrences within the recommended screening
distance of at least 1 kilometre;
ii.
Information provided by the MECP to municipalities (e.g., screening information,
species lists, range maps);
iii.
In the absence of or in addition to such MECP information, guidance from the
local MECP district office;
iv.
Official Plan mapping;
v.
Existing local knowledge (e.g., that of municipal staff) of the area and the species
likely to occur, given their ranges and habitat needs; and
vi.
Preliminary field investigations (if needed to confirm the presence of species).
If the results of the preliminary Ecological Site Assessment determine that the significant
habitat of an endangered or threatened species is not present on the proposed
development site, no action is required. Proponents should submit the information to the
Town.
If the results of the preliminary Ecological Site Assessment determine that the significant
habitat of an endangered or threatened species may be present on the proposed
development site, proponents shall prepare an Environmental Impact Statement (EIS), in
accordance with Section 9.10.3 Environmental Impact Statement of this Plan, which
demonstrates that there will be no negative impacts on the habitat of endangered and
threatened species or its ecological function. The EIS must be completed by a qualified
professional to address potential impacts on the habitat of endangered and threatened
species. To accommodate endangered and threatened species and their habitats, and to
minimize any adverse effects on these species, some activities may need to be modified.
c) Current best management practices may help to mitigate an activity's impacts. On a
case-by-case basis, additional actions may be required to address specific impacts on a
species at a particular site or location. In all cases, the EIS must be accepted by the
MECP.
d) If impacts to an endangered species or threatened species cannot be avoided, a permit
or agreement under the ESA should be obtained before the activity proceeds. The
proponent should work directly with MECP district staff to develop agreements or
permits when required.
e) Where development and/or site alternation is proposed within 120 metres of the
boundary of the habitat of a species at risk, the proponent shall provide the Municipality
with an Environmental Impact Statement (EIS) that demonstrates that there will be no
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negative impacts on the significant habitat or on its ecological function. Where warranted
by site and species-specific factors, development proposals further than 120 metres
from significant portions of the habitat of endangered and threatened species may also
require an Environmental Impact Statement.
f) Proposals that impact on a natural feature will be referred to the appropriate ministry
through the Ministry of Municipal Affairs and Housing (MMAH) One Window Review
Process if the MMAH is the approval authority (i.e., Official Plan Amendments). If the
Town is the approval authority then the proposal will be referred to the appropriate
ministry through the Municipal Plan Review process (i.e., Consents, Zoning By-law
Amendments, etc.).
8.5 Fish Habitat and Spawning Area
Under the Fisheries Act, fish habitat is defined as spawning grounds and nursery, rearing, food
supply, and migration areas on which fish depend directly or indirectly in order to carry out their
life processes. The Department of Fisheries and Oceans Canada (DFO) has a mandate to
protect and preserve fish habitat on Crown and private lands under the Fisheries Act, and the
MNR has a lead role in supporting planning authorities in carrying out their responsibilities.
The Town supports the management of fisheries, with important economic, social and
environmental benefits.
a) Important habitat and natural values are constantly changing and currently values
mapping is likely incomplete. As these habitats and values, including the habitats of
endangered and threatened species, change to the Schedules of this Plan will be
updated. As these changes are usually minor in nature, formal amendments will not be
required.
b) Development and site alteration shall not be permitted on or within 120 metres of lands
identified as a fish habitat or spawning area, as shown on Schedule C, unless an EIS,
prepared by a qualified professional in accordance with the Environmental Impact
Assessment policies, Section 9.13.3 of this Plan, demonstrates that there will be no
negative impact on the Fish Spawning and Nursery Area or its ecological function. This
shall identify the features of the fish habitat, the nature of the proposed development, the
potential impacts that the development may have on the fish habitat, and mitigation
measures required to prevent adverse impacts on fish habitat.
c) Where required by the Town, proponents shall be required to submit a Fisheries
Assessment as part of a development application. The Fisheries Assessment shall be
evaluated by the MNR as part of the development review process.
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8.6 Hazards
8.6.1 Hazardous Sites
a) On hazardous sites, development and site alteration will not be permitted unless a
Geotechnical Study, prepared and signed by a qualified engineer, has demonstrated, to
the satisfaction of the MNR that applicable policies can be met. On hazardous sites, the
following uses shall not be permitted:
i.
Institutional uses associated with hospitals, nursing homes, pre-school, school
nurseries, day care or schools;
ii.
Essential emergency services such as those provided by fire, police and
ambulance stations and electrical substations; and
iii.
Uses associated with the disposal, manufacture, treatment or storage of
hazardous substances.
b) Where, under this Plan, development and site alteration may be permitted on portions of
hazardous lands or sites, then the MNR must be satisfied that the effects and risk to
public safety are minor and can be managed or mitigated so that:
i.
Development and site alteration will be in accordance with provincial
floodproofing standards, protection works standards and access standards;
ii.
Vehicles and people have a way of safely entering and exiting the area during
times of flooding, erosion and other emergencies;
iii.
New on-site or off-site hazards will not be created, or existing ones aggravated;
and
iv.
No adverse environmental impacts will result.
8.6.2 Human-Made Hazards
As defined in the Provincial Planning Statement, 2024, mine hazards include any feature of a
mine as defined under the Mining Act, or any related disturbance of the ground that has not
been rehabilitated. Mine hazards may pose a threat of injury and potential loss of life if they are
not mitigated or rehabilitated. The Ministry of Mines (MINES) maintains the Abandoned Mines
Inventory System (AMIS) which contains information relating to known and recorded mine sites.
To date, no known or recorded AMIS sites have been identified within the Town. If AMIS sites
are identified in the future, these sites will be considered to be hazardous areas.
a) The Town shall require that applicants for any proposed development on or within 1
kilometre of an abandoned mine hazard to consult with the MINES regarding the nature
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of the hazard, and to undertake any remediation measures as legislated under the
Mining Act.
b) Where an abandoned mine hazard exists, the Township shall require applicants with
proposed development on, abutting or adjacent to the lands affected by mine hazards to
be supported by a study that:
i.
Identifies potential safety threats;
ii.
Demonstrates that the site can be rehabilitated to mitigate the known or
suspected hazard; and
iii.
Establishes measures to address and mitigate known or suspected hazards.
iv.
Development on, abutting or adjacent to lands affected by mine hazards or
former mineral mining operations shall be permitted only if measures to address
and mitigate known or suspected hazards are underway or have been completed,
to the satisfaction of the Town and the Province.
v.
Where rehabilitation requirements are known and are feasible, known mine
hazards and adjacent lands may be zoned with a Holding Zone. In these
instances, rehabilitation of the site in accordance with the requirements of the
Mining Act shall be required prior to the removal of the holding symbol. In the
interim, uses permitted on such properties shall be restricted to existing land
uses.
8.6.3 Wildland Fire Hazard Areas
Hazardous forest types for wildland fire are forest types assessed as being associated with a
high or extreme risk of wildland fire, as illustrated on Schedule D. These areas are generally
composed of forest fuel types including natural conifer forests and unmanaged conifer
plantations.
Schedule D is provided for information purposes and is intended to assist in screening to
identify areas at risk for wildland fire. Where updated and/or more detailed assessments are
undertaken, Schedule D may be revised without requiring an amendment to this Plan. The
following policies shall apply to areas near wildland fire hazards:
a) Development shall generally be directed to areas outside of lands that are unsafe for
development due to the presence of hazardous forest types for wildland fire.
b) Development may be permitted in lands with hazardous forest types for wildland fire
where the risk is mitigated in accordance with wildland fire assessment and mitigation
standards, as identified by the MNR.
c) In the absence of detailed municipal assessments, proponents submitting a planning
application shall undertake a site review to assess for the presence of areas of high to
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extreme risk for wildland fire on the subject lands and adjacent lands, to the extent
possible. If development is proceeding where high to extreme risk for wildland fire is
present, measures should be identified by proponents to outline how the risk will be
mitigated.
d) Wildland fire mitigation measures which would result in development or site alteration
shall not be permitted in significant wildlife habitat, unless it has been demonstrated that
there will be no negative impacts on the natural features or their ecological functions, in
accordance with the policies of the Wildlife Habitat Section of this Plan.
8.7 Mineral Aggregate Resources
The Provincial Planning Statement, 2024 directs that mineral aggregate resources shall be
protected for long-term use. Mineral aggregate resources means gravel, sand, clay, earth, shale,
stone, limestone, dolostone, sandstone, marble, granite, rock or other material prescribed under
the Aggregate Resources Act suitable for construction, industrial, manufacturing and
maintenance purposes but does not include metallic ores, asbestos, graphite, kyanite, mica,
nepheline syenite, salt, talc, wollastonite, mine tailings or other material prescribed under the
Mining Act.
The Town of Fort Frances is not designated under the Aggregate Resources Act. As such,
aggregate operations on private land are not subject to the Act. Aggregate operations on Crown
land are subject to the Act and there are no exemptions to wayside pits and quarries used for an
individual project.
8.8 Mineral Resources
The Provincial Planning Statement, 2024 directs that mineral resources shall be protected for
long-term use. Mineral resources may include metallic minerals, industrial minerals not
regulated under the Aggregate Resources Act, mined salt, and diamonds.
There are currently no active or abandoned mines within the Town nor areas of high material
potential, however the majority of the policies of this Section shall apply in conjunction with
other policies of this Plan.
a) In areas having high mineral potential, or on adjacent lands, as identified by the MNR,
development which would preclude or hinder the establishment of new operations or
access to the resources shall only be permitted if:
i.
Resource use would not be feasible; or
ii.
The proposed land uses or development serves a greater long-term public
interest; and
iii.
Issues of public health, public safety, and environmental impact are addressed.
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b) Notwithstanding Policy a) of this Section, development in areas having high mineral
potential, or on adjacent lands, which are located within the Settlement Area boundary
and which would preclude or hinder the establishment of new operations or access to
the resources shall be permitted.
c) Rehabilitation to accommodate subsequent land uses shall be required after extraction
and other related activities have ceased in order to accommodate new land uses, to
promote land use compatibility, to recognize the interim nature of extraction, and to
mitigate negative impacts to the extent possible in accordance with the Mining Act. Final
rehabilitation shall take surrounding land use and approved land use designations into
consideration, as well as the opportunity to accommodate parks and open space uses.
An Official Plan Amendment to the new land use designation may be required to
implement the subsequent land use. Progressive rehabilitation should be undertaken
wherever feasible.
d) Development of areas with existing mineral mining operations for purposes other than
resource extraction shall not be permitted in accordance with Policy a) of this Section. If
such development is permitted, the underlying designation will apply.
e) Development of sensitive uses in or adjacent to a mining operation shall be located and
buffered sufficiently to ensure that the extraction is not limited and that the development
is not affected by the noise, dust or other health and public safety issues that are related
to the extractive activity.
f) Where planning approvals are required to allow for either new or expanded pits,
quarries, mineral or other resource extraction operations, and/or new or expanded
residential or other sensitive land uses (i.e., educational and health facilities and day care
centres), proponents may be required to provide supporting technical studies, prepared
in accordance with provincial guidelines, standards and procedures to address and
minimize potential impacts on surrounding land uses, and identify appropriate mitigation
measures. Where potential impacts cannot be appropriately minimized and mitigated,
planning approvals shall not be supported.
g) A separation distance of less than 300 metres between the extraction/excavation area
and any zone permitting residential or other sensitive land uses shall not be supported.
h) Council shall conserve cultural heritage resources when considering the establishment
of new areas for mineral mining, or when considering the establishment of new
operations or expansions to existing operations. When necessary, Council will require
the mitigation of any negative impacts on cultural heritage interest or value through the
use of Cultural Heritage Evaluation Reports, Heritage Impact Assessments and/or
Archaeological Assessments.
i) Federal, Provincial or joint Environmental Assessments may be required in order to
develop mineral resources, followed by Federal and Provincial approvals.
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8.9 Watercourses and Waterbodies
The Town recognizes the importance of watercourses (i.e., streams, creeks and rivers) and
waterbodies (including lakes and ponds) as part of the overall natural heritage system in the
Town and protecting watercourses from incompatible development to minimize the impacts of
such development on their hydrological and ecological function.
a) Natural creeks, streams and lakes in the Town shall be preserved in their natural state
wherever feasible and watercourse corridors should be utilized as natural green spaces
in the urban design of an area.
b) For newly created lots, all development including private septic systems shall be set
back a minimum of 30 metres from the high water mark of a watercourse or waterbody.
This setback shall not apply to permitted docks, boathouses, or other marine facilities.
c) For existing lots of record, established prior to this Plan's date of approval, new
development should generally be setback 30 metres if possible/feasible, otherwise as far
back as the lot permits, with minimum disturbance of the native soils and very limited
removal of the shoreline vegetation beyond that required for development. This setback
shall not apply to permitted docks, boathouses, or other marine facilities.
d) A natural vegetative buffer of 30 metres in width where possible, shall be maintained
along all shorelines and watercourses.
e) The Town may refer to the Lakeshore Capacity Model found in the Ontario Lakeshore
Capacity Assessment Handbook to assess the development capacity of the lakes located
within the Township, especially those lakes with increasing pressures related to seasonal
and/or permanent residential development and recreation.
f) Interference with a watercourse or waterbody may require a permit from the MNR, and
restrictions could apply.
8.10 Water Quality and Water Quantity
The Town recognizes the importance of watercourses (i.e., streams, creeks and rivers) and
waterbodies (including lakes and ponds) as part of the overall natural heritage system in the Fort
Frances and protecting watercourses from incompatible development to minimize the impacts of
such development on their hydrological and ecological function.
a) It is the policy of this Plan to ensure sustainable surface and groundwater resources
through the protection, conservation, and careful management of the quality and quantity
of drinking water resources.
b) Development and site alteration shall only be permitted if they will not have negative
impacts on:
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i.
The quantity and quality of surface and ground water;
ii.
The functions of ground water recharge and discharge areas, aquifers and
headwaters;
iii.
The natural hydrologic characteristics of watercourses such as base flow;
iv.
Surface or ground water resources adversely impacting on natural features or
ecological functions of the Natural Area or its components;
v.
Natural drainage systems, stream forms and shorelines; and
vi.
Flooding or erosion.
c) Development and site alteration shall be restricted in the vicinity of vulnerable surface
and ground water features of importance to municipal water supplies so that the safety
and quality of municipal drinking water will be protected or improved.
d) The Fort Frances Water Treatment Plant is located on shoreline of Rainy River in
between Fifth Street East and Elizabeth Street East on Agamiing Drive. The Town of Fort
Frances has identified the Drinking Water / Watersource Protection area covering the
areas to the northeast of the Treatment Plant. The Drinking Water / Watersource
Protection area is located on Schedule C to this Plan. Development and site alteration
within the Drinking Water / Watersource Protection area will be subject to a study which
identifies that there will be no impact on the water quality and quantity as a result of the
proposed development and/or site alteration.
e) Efficient and sustainable use of water resources shall be promoted, including practices to
conserve water and protect, or enhance, water quality.
f) Combined Sewer Overflows have significant environmental impacts on water quality.
Elimination of overflows shall be a priority of the Town.
g) A Stormwater Management Plan and a Sediment and Erosion Control Plan prepared and
signed by a qualified engineer, may be required with a development Application
depending on:
i.
The scale and nature of the proposal; and
ii.
Site-specific environmental conditions.
h) A Stormwater Management Plan may be required with an Application for development or
site alteration in lands designated as Resource Development. Stormwater Management
Plans shall be prepared in accordance with the MECP Stormwater Management
Planning and Design Manual, 2003, or its successor, and with watershed and/or
environmental planning studies for the area.
i) A Stormwater Management Plan shall demonstrate that the proposal will minimizes
vegetation removal, grading and soil compaction, erosion and sedimentation, and
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impervious services. Generally, Stormwater Management Facilities shall not be
constructed in lands designated as Environmental Protection, fish habitat, and spawning
areas, or key hydrologic features.
j) Prior to any planning approvals, new development applications requiring a Provincial
Permit to Take Water shall satisfy the Town of Fort Frances that the water taking will not
have negative impacts on natural ecosystems or the quality and quantity of water to meet
existing and planned uses.
k) Development and site alteration shall not have significant adverse impacts on ground
water quality or quantity. In areas where development and site alteration could
significantly affect ground water quality or quantity, the Town shall require that an
assessment of potential groundwater impacts be submitted with the development
application.
8.10.1 Drinking Water / Watersource Protection
Water quality and quantity are essential to the safe and adequate provision of drinking water.
Council recognizes the importance of ensuring that the Town's drinking water source, Rainy
Lake, is protected. Drinking Water / Watersource Protection, shown on Schedule C has been
identified surrounding Rainy Lake and will serve to discourage development. Within areas
identified as Drinking Water / Watersource Protection, permitted uses shall be restricted to those
which are compatible with protection of the Town's drinking water source.
a) Council may initiate the preparation of a Watershed-Based Source Protection Plan for
Rainy Lake and its watershed. The Source Protection Plan would include identification of
potential threats to drinking water quality and quantity, and recommendations of
appropriate protection measures. These measures may include development restrictions
and be implemented through the Town's Zoning By-law.
b) Recognizing that much of the lands surrounding Rainy Lake are Crown Lands under the
jurisdiction of MNR, Council will work with MNR to encourage the use of these lands for
activities that would not pose a threat to the Town's drinking water source.
c) Where development is proposed in proximity to Drinking Water / Watersource Protection
on Schedule C, a Water Impact Assessment shall be required to ensure that there is no
negative impact to the water quality.
d) The Town's Zoning By-law shall set out additional regulations and standards for
development within and adjacent to Drinking Water / Watersource Protection.
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8.11 Wetlands
Wetlands are essential components of ecosystems that contribute to the high quality of the
environment. Wetlands assist in flood control by controlling and storing surface water, trap
sediment to improve water quality, provide habitat for a variety of plant and animal species, and
function as recharge areas for groundwater resources. The Ministry of Natural Resources (MNR)
evaluates the biological, social, hydrological and special features of wetlands to determine their
relative significance in Ontario and designates certain areas as Provincially Significant Wetlands.
It is recognized that at the time of preparing this Official Plan, the Town of Fort Frances does not
currently contain any designated provincially significant wetlands or evaluated wetlands. The
following policies apply to wetlands, including unevaluated wetlands:
a) All wetlands are important natural heritage features and areas and will generally be
protected from incompatible development and site alteration.
b) A wetland evaluation must be performed before any planning approvals are processed
for wetlands that have characteristics or components of a significant wetland, including
significant species or functions. Guidance for wetland evaluations can be found in the
MNR Ontario Wetland Evaluation System - Northern Manual (2013).
c) Any evaluated wetland that is deemed to be significant will be granted the protections
afforded in this Plan, without the need for an amendment to this Plan.
d) Any proposed development and site alteration on or adjacent to a wetland shall require
the preparation of an Environmental Impact Statement prepared by a qualified
environmental professional and in accordance with the Environmental Impact Statement
Section of this Plan, to demonstrate that there will be no negative impact on the natural
feature and its ecological function.
8.11.1 Provincially Significant Wetlands
The Town of Fort Frances recognizes that Provincially Significant Wetlands (PSWs) must be
protected and conserved. While no PSWs have been identified in the Town, the Town
recognizes the potential for unevaluated wetlands to be identified as PSW in the future.
a) Development and site alteration shall not be permitted within a PSW unless it is
demonstrated, through the preparation of an Environmental Impact Statement (EIS) by a
qualified professional and in accordance with the Environmental Impact Statement
Section of this Plan, that there will be no negative impact on the natural feature or its
ecological function.
b) Where development or site alteration is proposed within 120 metres adjacent to the
boundaries of a PSW, the proponent shall provide the Town with an EIS, prepared by a
qualified professional and in accordance with the Environmental Impact Statement
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section of this Plan, which demonstrates that there will be no negative impact on the
natural feature or its ecological function. Where warranted by site and species-specific
factors, development or site alteration proposals further than 120 metres from significant
portions of a PSW may also require the preparation of an EIS.
c) Any change or interference within or adjacent to a PSW may require a permit from the
MNR.
8.12 Wildlife Habitat
Council recognizes that all of the undeveloped land in the Town may be suitable habitat for a
variety of wildlife species. The Provincial Planning Statement, 2024 defines wildlife habitat as
area where plants, animals and other organisms live, and find adequate amounts of food, water,
shelter and space needed to sustain their populations. Significant wildlife habitat areas are not
illustrated on the Schedules of this Plan, as the exact locations of these areas must be
determined on a site-specific basis, in accordance with the criteria for determining significance
provided in the MNR's 2010 Natural Heritage Reference Manual and the Ecoregion criteria.
a) Wildlife habitats may include one or more of the following characteristics:
i.
Seasonal concentrations of animals, such as deer wintering habitat;
ii.
Rare vegetation communities and specialized habitats for wildlife;
iii.
Habitats of species of "special concern" and other wildlife habitats, such as
provincially rare plants, reptiles, amphibians, and birds, as well as nests of raptors
such as osprey; and
iv.
Animal movement corridors.
b) Lands identified as wildlife habitat are important components of natural heritage systems
in the Town of Fort Frances and must be protected from incompatible development and
site alteration.
c) A wildlife habitat evaluation must be performed by a qualified environmental professional
before any planning approvals are processed for areas that have characteristics or
components of a wildlife habitat. Proponents may be required to prepare an
Environmental Impact Statement (EIS), in accordance with the Environmental Impact
Statement section of this Plan, which demonstrates that there will be no negative impacts
on the natural feature or its ecological function.
d) Any evaluated wildlife habitat that is deemed to be significant will be granted the
protections afforded in this Section without the need for an amendment to this Plan.
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9.0 Implementation
9.1 General
Where the policies in this Section identify requirements or standards, they are intended to
express the minimum expectations for implementation of this Plan. Should specific land use
policies dictate higher standards elsewhere in this Plan, then those higher standards shall
prevail.
9.2 Capital Budgets
a) During the process of allocating capital budgets to short, medium, and long-term
initiatives, Council will have regard for the policies of this Plan. Where this Plan has
identified priorities for change or implementation, Council will be encouraged to dedicate
appropriate capital resources to these initiatives. Additionally, Council is encouraged to
seek partnership capital funding to support priorities for change or implementation of this
Plan's policies.
b) Council will ensure that sufficient capital budget is made available to support the
required five-year reviews of this Plan and any supporting special studies.
9.3 Community Improvement
The Planning Act allows municipalities to identify Community Improvement Project Areas,
prepare Community Improvement Plans for designated Community Improvement Project Areas,
and provide incentive programs which stimulate redevelopment of lands as a means to maintain
the vitality of the municipality.
The Town adopted a Community Improvement Plan in 2003, as amended. The policies in this
section apply to any future Community Improvement Plans or amendments to the existing
Community Improvement Plan.
9.3.1 Community Improvement Plan
a) The goal of community improvement in Fort France's Downtown is to reinforce the
importance of the Town's downtown areas, aid in stimulating private sector
redevelopment, and guide private sector development and redevelopment.
b) The goal of community improvement on brownfield lands is to promote the remediation,
rehabilitation, adaptive re-use, redevelopment and overall improvement of brownfield
sites.
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c) The Downtown Community Improvement Project Area includes all lands designated
Mixed Use on Schedule A-1 and A-2 to this Plan.
i.
The Downtown CIP may offer a range of programs, including, but not limited to:
Façade Restoration and Improvement Loan Program; Development Charge
Waiver/Exemption Program; Refund of Local Planning and Building Fees
Program; Residential Conversion and Intensification Loan Program; Property
Rehabilitation and Redevelopment Tax-Increment Grant Program; and Parking
Requirements Reduction Program.
d) The Downtown CIP will describe the eligibility criteria for obtaining funding through any
of the CIP's programs. The program funding will be established by Council, but shall not
place a burden on municipal finances.
e) The Brownfield Community Improvement Project Area includes the lands designated as
Industrial Employment and Highway Commercial within the Town of Fort Frances.
f) The Brownfield CIP may offer a range of programs, including assistance for
environmental site assessments and rehabilitation programs. The Brownfield CIP will
describe the eligibility criteria to obtain funding through any of the CIP's programs. The
program funding will be established by Council, but shall not place a burden on
municipal finances.
9.3.2 New Community Improvement Plan Areas
a) In considering the establishment of a new Community Improvement Project Area, the
Town may consider any of the following criteria:
i.
Conditions of existing buildings;
ii.
Encouraging and incentivizing the construction of affordable housing through
intensification, and housing forms that allow residents to age in place, and other
housing needs of local residents, and of potential investors;
iii.
Land use issues;
iv.
Aesthetic issues;
v.
Transportation or infrastructure issues;
vi.
Natural or human-made environmental issues;
vii.
Social or community issues;
viii.
Economic issues; and
ix.
Any other relevant issues which create barriers to the repair, rehabilitation or
redevelopment of underutilized or dilapidated land/buildings.
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b) New Community Improvement Plans shall contain a statement of purpose, goals,
objectives, a description of all programs and/or projects, an implementation plan, and a
technical appendix justifying the delineation of the area and the need for the programs.
The preparation and adoption of new Community Improvement Plans shall meet the
minimum requirements of the Planning Act for public consultation.
9.4 Community Planning Permit System
The Town may, at an appropriate time, choose to enact a by-law to implement the provincial
Community Planning Permit System (CPPS), related to the streamlining of Zoning By-law
amendments, minor variances, and site plan control.
a) A CPPS may be developed and adopted for the entirety of the Town, or a portion thereof
through specific designations. Where a CPPS has been enacted and approved, the
Zoning By-law and Site Plan Control By-law will not apply.
b) At the time of adopting a CPPS, an official plan amendment will be prepared that:
i.
Identifies the specific area proposed as a Community Planning Permit area;
ii.
Outlines the scope of the authority that may be delegated and any limitations on
the delegations, if Council intends to delegate any authority under the community
planning permit by-law; and
iii.
For each proposed community planning permit area identified:
1. Contains a statement of the Town's goals, objectives, and policies in
proposing a CPPS for the area;
2. Sets out the types of criteria that may be included in the community
planning permit by-law for determining whether any class of development
or any use of land may be permitted by community planning; and
3. Sets out the types of conditions that may be included in the community
planning permit by-law, in accordance with the Planning Act.
9.5 Engagement
9.5.1 Objectives
a) The Town will meet all statutory requirements for public consultation and notification in
accordance with the Planning Act.
b) The Town shall encourage development proponents to undertake public consultation as
part of the development approvals process.
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9.5.2 Policies
a) The Town shall encourage applicants of development and site alteration proposals to
pre-consult with the Town. Pre-consultation will determine what is required to be
submitted for a complete application and will provide an opportunity to discuss the
nature of the application, the need for supporting studies, and the planning approvals
process. Where appropriate, pre-consultation may also require the involvement of the
Province.
b) The Town may pass a By-law that establishes pre-consultation procedures where
applicants may consult with the municipality in advance of submission of a planning
application for the following: Official Plan Amendment; Zoning By-law Amendment; Plan
of Subdivision; Plan of Condominium; Site Plan; Minor Variance; and any other plan at
the discretion of the Town.
c) For major planning initiatives, including but not limited to, a new Official Plan or Official
Plan Review, Comprehensive Zoning By-law Review, or development of a new
Community Improvement Plan or update, the Town may consider additional means of
public engagement including open houses and/or workshops, social media and
internet-based engagement and postings, newspaper coverage, and community
surveys.
d) Where required, notice of public meetings must be given in accordance with the
Planning Act; however, the Township may consider alternate notice procedures as
provided for in the Planning Act.
e) All public meetings, open houses and/or workshops will be held at physically accessible
locations.
9.5.3 Indigenous Engagement
The Town of Fort Frances recognizes and respects the cultural values and heritage of local
Indigenous communities and is committed to conducting meaningful engagement respecting
matters of land use planning and development within the Town.
9.5.3.1 Objectives
a) Engage with Indigenous communities that may have an interest in planning matters in
the Town.
9.5.3.2 Policies
a) The Town shall pursue the preparation of a Community Engagement Strategy in
consultation with local Indigenous communities. The Community Engagement Strategy
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will outline when and how the Town, and/or development proponents, will engage with
Indigenous communities on development applications and land use projects.
b) At a minimum, the following consultation with Indigenous communities shall be required:
i.
Consultation on land use planning matters or development applications related to
the lands generally identified as Special Study Area 4: Point Park on Schedule B
of this Plan.
ii.
Consultation on cultural heritage or archaeological studies related to proposed
developments where areas of Indigenous interest or values and/or the potential
for encountering Indigenous artifacts have been identified;
iii.
Consultation prior to the approval by Council of future Official Plan amendments
or site plan approval, where an Archaeological Assessment has identified the
potential for encountering Indigenous artifacts; and
iv.
Input and possible participation in Stage 2 Archaeological Assessments required
for land use planning or development purposes, where a Stage 1 Archaeological
Assessment indicates areas of historical interest and/or the potential for
encountering Indigenous artifacts.
9.6 Interim Control By-law
Section 38 of the Planning Act provides that the Town may pass an Interim Control By-law which
prohibits the use of land, buildings or structures within the Town or within a defined area.
a) Where Council has, by By-law or Resolution, directed that a study be undertaken
regarding its land use planning policies or Zoning By-law regulations for the Town or any
defined area or areas thereof, it may pass an Interim Control By-law prohibiting the use
of land, buildings or structures within the area defined by the By-law, except for such
uses as are set out in the By-law.
b) An Interim Control By-law shall apply for a limited period of time subject to the provisions
of the Planning Act.
9.7 Land Division
It is the general intent of the Official Plan that land division shall take place by registered
plan of subdivision in conformity with the Plan. Where a plan of subdivision is not necessary
for the proper or orderly development of the Town, a Consent (severance) may be granted in
accordance with the following applicable policies. When considering an application for a plan
of subdivision or a consent, regard shall be had to the policies of this Plan, applicable
provisions of the Planning Act and policies of the Provincial Planning Statement, 2024.
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9.7.1 Consents
Consents to sever land may be permitted in the Settlement Area, provided that:
a) The consent will generally not result in the creation of more than three (3) new lots on a
lot that existed prior to the date of adoption of this Plan, unless it does not it does not
necessitate the creation of a new road, or the extension of municipal services.
b) Consent applications will be evaluated on the following minimum criteria:
i.
Consistency with the policies of this Plan;
ii.
Consistency with a Secondary Plan (where appropriate), or guidelines, as well as
compliance with the Zoning By-law;
iii.
A Plan of Subdivision is not required;
iv.
Size and shape of the proposed lots(s) is appropriate for the proposed use;
v.
Parcel fronts on and has access to an existing opened and established public
road that is maintained year-round and which is of an acceptable standard of
construction; Resulting use of the land will be in accordance with the policies of
this Plan and that no development would lead to the uneconomical expansion or
extension to Township services or infrastructure;
vi.
The impact of the consent on the ability of adjacent lots to be developed;
vii.
The impact of the consent on the natural environment; and
viii.
Adequacy of municipal services and utilities. Lots created by consent within the
Settlement Area shall be serviced by municipal sewer and water services, where
such services are available, planned or feasible. Development that would
necessitate a pre-mature or uneconomical expansion of services will not be
supported.
c) As a condition of approval, proponents may be required to satisfy certain conditions as
authorized by the Planning Act, including but not limited to:
i.
The dedication of parkland or cash-in-lieu of such dedication;
ii.
The dedication of any road widening and one foot reserves as may be required
by the Town;
iii.
Fulfillment of any financial requirements of the Town;
iv.
A servicing Agreement pertaining to any extension or upgrading of municipal
services required by the Town to accommodate the development;
v.
Submission of a registered reference plan;
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vi.
Any other Agreements which may be necessary and which may be registered on
title.
d) Notwithstanding any other policies of this Plan, consents may be granted to:
i.
Correct lot boundaries;
ii.
Convey land to an adjacent lot;
iii.
Grant easements; or
iv.
Separate buildings or structures in existence at the date of the adoption of this
Plan, provided that the requirements of the Zoning By-law are met.
9.7.2 Plans of Subdivision and Plans of Condominium
Prior to considering any Land Consent (Severance) application, the Township shall establish
that a plan of subdivision or a plan of condominium is not necessary for the proper and orderly
development of the lands. Plans of Subdivision will be required for lot creation in situations
where lot creation by consent is not appropriate. Plans of Condominium will be required for the
creation of units, common elements and exclusive use common elements through the
registration of a Plan of Condominium in accordance with the Condominium Act and the
Planning Act.
a) A plan of subdivision or plan of condominium shall conform to this Official Plan and shall
normally be required in the following instances:
i.
Where three (3) or more new lots are to be created on a land holding;
ii.
Where a new road or an extension to an existing road is required;
iii.
where an extension to trunk mains for municipal sewage and/or water services is
required; and
iv.
where it is necessary to ensure that surrounding lands are developed in a proper
and orderly fashion.
b) Applications will be evaluated on the following minimum criteria:
i.
Consistency with the Official Plan, Secondary Plan, etc.;
ii.
Availability of servicing without undue financial commitment by the Town;
iii.
Suitable provision of municipal services including but not limited to, public
streets, water, storm and sanitary sewers, waste collection and disposal, public
and/or private utilities, fire and police protection, parks, schools, and other
community facilities;
iv.
Exposure to noise and mitigation of adverse noise impacts;
v.
Integration with surrounding land uses;
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vi.
Integration with the transportation network;
vii.
Impacts to, and mitigation of, negative impacts on the natural environment;
viii.
Optimization of the supply, means of supplying, efficient use and conservation of
energy;
ix.
The provision of appropriate urban design and landscaping for the proposed
development; and
x.
Consideration of applicable Town guidelines.
c) Lots created by subdivision or condominium within the Settlement Area shall be serviced
by municipal water and sewage services.
d) As a condition of draft plan of subdivision approval, the Town may require proponents to
satisfy certain conditions prior to final approval and registration of the plan. The applicant
shall be required to meet the conditions within three years, which, if not met, may cause
the approval to lapse. To ensure that conditions are bound to the owner and the land, the
Town shall require the proponent to enter into a Subdivision Agreement which will be
registered on title.
e) Council may by by-law, deem all or part of a plan of subdivision not to be a registered
plan of subdivision in accordance with Section 50 of the Planning Act.
f) In considering a request for an extension to draft plan of subdivision approval, the Town
will work with Provincial agencies to ensure that current conditions, based on new or
updated policies, guidelines and community standards, are applied.
g) Where a draft plan of subdivision is proposed adjacent to a provincial highway, the layout
of the subdivision should be designed so that the lots back onto the provincial highway,
and front onto a Municipal Road.
h) A plan of condominium will be developed with a minimum number of units to ensure
adequate, reasonable, and independent operation of the condominium corporation.
i) Common elements in condominium corporations will be permitted unless the Town
requires public ownership of the lands for purposes of:
i.
Pedestrian or vehicular access, including any part of a public road allowance;
ii.
The construction, maintenance and repair of public facilities and services;
iii.
Safeguarding significant natural features;
iv.
Planned trail systems; or
v.
The proposal is not otherwise in the public interest.
j) The Town shall encourage the preservation of existing mature trees and/or the planting
of new native trees as part of any proposed plans of subdivision or condominium.
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9.8 Official Plan Amendments
a) From time to time, an amendment to the Official Plan may be necessary to provide for a
proposed development. In considering the suitability of a proposed amendment, Council
will consider the following criteria:
i.
Provincial policies and plans;
ii.
The vision, strategic directions and goals of this Plan;
iii.
Whether the amendment creates an inappropriate precedent; and
iv.
The Town, neighbourhood, and immediate area impacts of the proposed land use
change.
b) Where a comprehensive review has identified that changes to the Plan's policies are
necessary to maintain the currency of the Plan, then Council may adopt an amendment
to this Plan.
c) Where changes to or new Provincial policies and plans come into effect that require
updates to this Plan, then Council may adopt an amendment to this Plan.
d) Where a planning study has been undertaken to address the needs of a specific area or
recent trend, then Council may adopt an amendment to this Plan to implement the
recommendations of the study.
9.9 Parkland Dedication
As a condition of a plan of subdivision or condominium, consent, or site plan approval, the Town
is entitled to a dedication of land for park purposes, in accordance with the provisions of the
Planning Act.
a) Parkland dedication will normally amount to 5% of the land proposed for residential
purposes and 2% of the land proposed for commercial or industrial purposes; or
alternatively, be consistent with provisions for park and public recreation purposes as
specified in Section 51 of the Planning Act.
b) To ensure that parkland dedications are of an acceptable quality, parkland sites should
follow these guidelines:
i.
Be relatively level and not be required for drainage purposes, nor contain lands
susceptible to flooding, having steep slopes or other physical features which are
unsuitable for open space or park development;
ii.
Be located within a neighbourhood or community context to provide convenient
pedestrian and/or vehicular access;
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iii.
Provide a reasonable park configuration to accommodate the dimensions and
shape of large playing fields (i.e., soccer fields, baseball fields, etc.) as
appropriate;
iv.
Have adequate access within the development; and
v.
Be provided with basic service requirements;
c) Cash-in-lieu of parkland dedication may be required, at a rate not to exceed the
maximums as set out in the Planning Act. Cash-in-lieu of parkland may be requested by
the Town for any division of land situated in an area where there is an existing public
park which is capable of providing adequate facilities for both the existing population and
the projected population expected. Cash-in-lieu may also be requested where the
amount of land involved is small, such as when individual lots are created by consent,
and, therefore, unsuited to park development.
d) Cash-in-lieu payments shall not be construed as obligating the Town in any way to
provide future works or capital improvements for the particular lands involved in the
development (e.g., severance or subdivision) causing the payment to be made.
e) The Town shall not consider accepting any required stormwater facility or area as
parkland dedication.
9.10 Planning Applications - Required Information and Studies
The Municipal Planner or designate shall be responsible for determining whether a submitted
planning application (e.g., Official Plan Amendment, Zoning By-law Amendment, Site Plan
Control, Consent, Minor Variance, Subdivision, and Condominium applications) is complete
pursuant to the Planning Act. If an application is submitted without adequate supporting
information and/or reports, and any planning fees required by the Town, the application may be
deemed incomplete.
In addition to the information and materials required under the Planning Act and any other
legislation or regulation, additional information in the form of studies or assessments may be
required to consider a planning application complete.
The additional information will be required as part of a complete application under the Planning
Act in order to ensure that all the relevant and required information pertaining to a development
application is available at the time of submission to enable the Town to make informed decisions
within the prescribed time periods. It also ensures that the public and other stakeholders or
interested parties have access to all relevant information early in the planning process.
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9.10.1 Required Studies
Support studies may be required as part of planning studies or development proposals. The
support studies, and when they are needed, are generally described below; however, the Town
may refine the scope or requires that a support study be undertaken based on its discretion, the
context of the proposed development, or input from the appropriate agencies.
a) The additional information or material that may be required by the Town to support a
complete planning application includes, but is not limited to the following:
i.
Air Quality Report;
ii.
Archaeological Assessment, including a Marine Archaeological Assessment;
iii.
Building Elevations;
iv.
Cultural Heritage Impact Assessment or Cultural Heritage Evaluation Report;
v.
Energy Assessment Report;
vi.
Environmental Impact Statement/Study;
vii.
Environmental Site Assessment;
viii.
Financial Impact Study;
ix.
Grading and Drainage Plan;
x.
Green Space Assessment;
xi.
Flooding Hazard Analysis;
xii.
Hydrology, Soils and/or Geotechnical Study;
xiii.
Lakeshore Capacity Assessment
xiv.
Land Use Needs Assessment
xv.
Landscape Plan;
xvi.
Market Impact Analysis;
xvii.
Natural Features Restoration Plan;
xviii.
Noise/Vibration Study;
xix.
Parking Demand Analysis;
xx.
Pedestrian Circulation Plan;
xxi.
Planning Justification Report;
xxii.
Public Consultation Strategy;
xxiii.
Servicing Study;
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xxiv.
Site Plan and/or Concept Plan;
xxv.
Slope Stability Study;
xxvi.
Soil, Environmental Audit, Record of Site Condition;
xxvii.
Stormwater Management Study;
xxviii.
Streetscape Design Study;
xxix.
Sub-Watershed Study;
xxx.
Urban Design Brief;
xxxi.
Traffic Impact Study or Brief;
xxxii.
Tree Inventory and Preservation Study/Plan;
xxxiii.
Wildlife Habitat Evaluation; and
xxxiv.
Wildland Fire Hazards Assessment;
b) The information and material submitted shall be prepared by a qualified professional to
the satisfaction of the Town, retained by and at the expense of the applicant.
c) The Town shall review all reports and studies and may also require a peer review by an
appropriate public agency or by a professional consultant retained by the Town at the
applicant's expense.
d) The findings and recommendations of submitted reports and studies shall be
implemented through amendments to the Official Plan and where appropriate,
Secondary Plans, Zoning By-law and other plans produced under the Planning Act (such
as a Plan of Subdivision or Site Plan).
9.10.2 Stormwater Management Plan
A Stormwater Management Plan provides for the maintenance of the stormwater functions of
watercourses based on the impacts of the site-specific or area specific development. Where a
Plan of Subdivision, Site Plan or applicable plan under the Planning Act is being undertaken, a
Stormwater Management Plan may also be required, based on terms of reference developed in
consultation with the Town.
9.10.3 Environmental Impact Study
An Environmental Impact Study (EIS) is a technical assessment of a development proposal's
environmental impacts on natural heritage features and functions.
a) An EIS shall be prepared and signed by a qualified professional. An EIS for lands within,
or adjacent to, the Environmental Protection Overlay on Schedule B shall be prepared to
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the satisfaction of the Town, in consultation with the appropriate Provincial agency. The
EIS shall include but not be limited to:
i.
A description of the existing natural environment, including natural features and
ecological functions, that may be affected by the proposed development;
ii.
A description of the potential impacts of the proposed development on the
natural features and the ecological functions for which the area is identified;
iii.
Suggested development alternatives that would avoid these impacts or, if impacts
cannot be avoided, recommended mitigation measures, including proposed
implementation methods; and
iv.
Recommended monitoring activities.
b) Where required, no planning approval will be granted until an EIS has been completed to
the satisfaction of the Municipal Planner. Where necessary, other agencies or individuals
with environmental expertise may be consulted to assist in the review of an EIS.
c) Where significant woodlands, significant wildlife habitat, significant valleylands or other
natural heritage features are not designated, development and site alterations shall not
be permitted for:
i.
Any development permitted under the policies of this Plan within the feature;
ii.
Any development permitted under the policies of this Plan within 120 metres of
the feature; unless an EIS demonstrates that there will be no negative impacts on
the natural heritage features or on its ecological functions.
d) In cases where the development constitutes a relatively minor undertaking (e.g.,
construction on a single residential lot), or where the proposed development would
result in minor encroachment of the adjacent lands zone, Town planning staff may
exercise discretion and request that the proponent prepare a scoped EIS. This typically
involves a simple checklist approach of planning issues that only addresses the key
issues identified at the initial assessment stage.
9.10.4 Transportation Impact Study or Brief
A Transportation Impact Study provides for the maintenance of the Town transportation system
given the demands in different transportation modes generated by a proposed development.
Where an Official Plan Amendment, Secondary Plan, Plan of Subdivision, Site Plan or other
plans produced under the Planning Act are being undertaken, a Transportation Impact Study or
Brief may also be required, based on terms of reference developed by the Town.
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9.10.5 Geotechnical Subsurface Investigation
A Geotechnical Subsurface Investigation provides for confirmation of the load-bearing capacity
of soils to support development. Where a Plan of Subdivision, Site Plan or other plans produced
under the Planning Act is required, based on terms of reference developed by the Town.
9.10.6 Archaeological Assessment
An Archaeological Assessment provides for the documentation, protection, and conservation of
the Town's archaeological resources. Archaeological Assessments shall be prepared in
accordance with the Archaeological Resources section of this Plan.
9.10.7 Wetland Evaluation Study
A Wetland Evaluation Study provides for the delineation of a wetland or wetlands based on field
survey of the wetland feature(s). A Wetland Evaluation Study may be required where an
Environmental Impact Study is required. A Wetland Evaluation Study will be undertaken by
qualified persons.
9.10.8 Record of Site Condition
A Record of Site Condition, prepared and filed in accordance with the Environmental Protection
Act, confirms the status of a site or lands with respect to contamination. Where any development
is proposed, a Record of Site Condition may be required.
The findings and recommendations of a Record of Site Condition shall be implemented through
a Plan of Subdivision, Site Plan or other plans produced under the Planning Act, or Building
Permit and, where required, Amendments to the Official Plan, Zoning By-law and/or other plans.
9.10.9 Noise and/or Vibration Study
A Noise and/or Vibration Study provides assurance that the proposed development meets
Ministry of the Environment, Conservation and Parks' (MECP) D-Series Guidelines and other
relevant guidelines for the protection of sensitive land uses from noise and/or vibration. Where a
Plan of Subdivision or Site plan is being undertaken, a Noise and/or Vibration Study may also be
required, based on terms of reference developed by the Town in consultation with the MECP.
9.10.10
Planning Justification Report
A Planning Justification Report shall be required to support any proposal for development or site
alteration and should demonstrate how the proposal meets the policies and objectives of this
Plan. Where appropriate, the Report should also provide a synthesis of planning and
development issues for a site or area, where the proposed development requires a number of
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the above-noted studies. The Report should synthesize and integrate the various findings and
recommendations of the supporting technical studies, and provide a final planning justification
for the proposed development.
9.10.11
Other Studies
The Town may require that any other special studies be undertaken in support of a development
proposal. Where possible, the Town will advise of the need for special studies during pre-
consultation with the proponent regarding the proposed development. Any special study may be
subject to a peer review, the cost of which will be recovered by the Town from the proponent.
9.11 Planning Studies
The Town may undertake planning studies from time-to-time, in order to monitor progress of
planning initiatives, understand new trends, ensure an appropriate response is provided for
issues which may arise, or for any other purpose deemed suitable by the Municipal Planner,
Committee, or Council. The Town shall dedicate sufficient resources, or seek partnership
funding, for planning studies so that the work can be undertaken with appropriate professional
diligence. The Town may implement the findings of a planning study with a follow-up Official
Plan Amendment, a Secondary Plan, a Zoning By-law Amendment, a By-law or any mechanism
deemed appropriate.
Should other agencies undertake planning studies which may have implications to Fort Frances,
the Town shall encourage that its interests be represented on an advisory committee, steering
committee, etc. If deemed appropriate, the Town may also contribute resources to assist with
the study.
9.12 Secondary Plans
A Secondary Plan provides detailed land use direction and guidance for the development or
redevelopment of a specific area of the municipality. Examples of situations which may warrant a
Secondary Plan process include, but are not limited to:
a) Larger areas identified as potential for new development, such as the lands that formerly
served as the Fort Frances Mill and Shevlin Woodyard;
b) Older residential, non-residential or mixed-use areas which are in transition or
experiencing land use compatibility issues;
c) Residential, non-residential or mixed uses areas which are experiencing pressure for
land use conversions or intensification; and
d) Areas containing properties or Heritage Conservation Districts which have been
designated for heritage protection under Part IV of the Ontario Heritage Act.
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9.12.1 Policies
a) The Secondary Plan process and resulting Secondary Plan will address, as appropriate:
i.
Land use;
ii.
Natural heritage and the environment;
iii.
Natural and human-made risks;
iv.
Transportation;
v.
Water and wastewater servicing;
vi.
Stormwater management, including preparation of a subwatershed or scoped
subwatershed study as deemed appropriate by the Town;
vii.
Mitigation of negative impacts;
viii.
Climate change adaptation and resilience;
ix.
Sustainable design;
x.
Urban design;
xi.
Archaeology, built, and cultural heritage;
xii.
Local context;
xiii.
Utilities;
xiv.
Phasing of development; and
xv.
Costing (i.e., Private and/or public).
b) Any future Secondary Plans will be undertaken with appropriate consultation with the
public, stakeholders, and local Indigenous communities.
c) At a minimum, a Statutory Public Open House and Statutory Public Meeting as required
by the Planning Act will be held prior to consideration of adoption of the Secondary Plan
by Council.
9.13 Site Plan Control
a) Council shall pass a by-law under the provisions of Section 41 of the Planning Act to
designate the entire area of the Town of Fort Frances as a Site Plan Control Area.
b) The site plan control process may be used to address land use matters including:
i.
Providing a high standard of landscape amenity, with consideration for
accessibility, wayfinding, and buffering of service areas, while retaining natural
features, wherever possible;
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ii.
Ensuring a safe, functional, and visually attractive environment;
iii.
Minimizing impacts on abutting uses;
iv.
Delivering universal accessibility to community facilities and services;
v.
Providing for safe and attractive access, parking and loading for vehicles and all
forms of active transportation;
vi.
Protecting existing mature trees and/or planting new native trees;
vii.
Controlling stormwater and, where applicable, securing necessary service or
utility easements, road widenings, and/or parkland or payment-in-lieu thereof;
and
viii.
Providing safe and desirable on-site lighting.
c) All types of development or redevelopment shall be subject to Site Plan Control, with the
exception of:
i.
Residential development containing ten (10) units or less, that is located:
1. More than 120 metres of wetland, lake, or river (including creeks and
streams); and
2. More than 300 metres of a railway line including active, heavy rail, but
does not include light rail or decommissioned or abandoned railway lines.
ii.
Additions or renovations thereto;
iii.
Public utilities and utility installations;
iv.
Agricultural uses; and
v.
The operation of licensed pits and quarries.
d) The following matters are not subject to site plan control:
i.
Interior design;
ii.
Exterior design, except to the extent that it is a matter relating to exterior access
to a building that will contain affordable housing units or to any part of such a
building;
iii.
The layout of interior areas, excluding interior walkways, stairs, elevators and
escalators; and
iv.
The manner of construction and standards for construction.
e) Plans showing the location of all buildings, structures, and facilities to be developed, and
drawings showing plan, elevation, and cross-section views for each building to be
erected, will be required as part of the Site Plan Approval process. In accordance with
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the Planning Act, the requirement for the submission of drawings shall also include
residential buildings containing less than twenty-five dwelling units.
f) The following will be considered in the evaluation of applications:
i.
Location, massing, and conceptual design of buildings and structures;
ii.
Location and design of vehicular and pedestrian access points;
iii.
Location and design of off-street parking and loading facilities;
iv.
Facilities for on-site pedestrian and vehicular circulation;
v.
Road widening;
vi.
Location and design of on-site exterior lighting, landscaping, buffering, fencing,
outdoor storage, and garbage disposal facilities;
vii.
Measures to minimize any loss of sunlight and privacy to adjacent properties;
viii.
Location and design of outdoor recreational areas;
ix.
Location of external facilities and works;
x.
Easements over, and grading of, lands;
xi.
Provisions for stormwater management and drainage;
xii.
Facilities designed to have regard for accessibility for persons with disabilities;
xiii.
Matters relating to exterior design including elements pertaining to character,
scale, appearance and design features of buildings and their sustainable design;
xiv.
The sustainable design elements on any adjoining roadway under the Town's
jurisdiction, including trees, shrubs, hedges, plantings or other ground cover,
permeable paving materials, street furniture, curb ramps, waste and recycling
containers and bicycle parking facilities; and
xv.
Provision for the Town to enter into one or more Agreements with applicants, to
ensure that development proceeds in accordance with the proposal and Town
requirements.
g) As a condition of Site Plan Approval, the Town may require proponents to satisfy certain
conditions. The applicant may be required to meet the conditions within a specified time
period, which, if not met, may cause the approval to lapse. To ensure that conditions are
bound to the owner and the land, the Town shall require the proponent to enter into a
Site Plan Control Agreement which will be registered on title.
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9.14 Temporary Use By-law
Provided the general intent and purpose of the Official Plan are maintained, Council may pass
By-laws to authorize the temporary use of land, buildings or structures for a purpose that is
otherwise prohibited by this Plan, for renewable periods not exceeding three (3) years, in
accordance with the Planning Act.
a) In enacting a Temporary Use By-law, Council shall have regard for the following matters:
i.
Compatibility of the proposed use with surrounding land uses;
ii.
Any requirement for temporary buildings or structures in associates with the
proposed use;
iii.
Any requirement for temporary connection to municipal services and utilities;
iv.
The potential impact of the proposed use on transportation facilities and traffic in
the immediate area;
v.
Access requirements for the proposed use;
vi.
Parking requirements for the proposed use, and the ability to provide adequate
parking on-site; and
vii.
Any potential long-term impacts associated with the proposed temporary use.
9.15 Review of Official Plan
This Official Plan is not a static document. Although it provides some degree of flexibility, the
Plan will be reviewed no later than ten (10) years after it comes into effect as a new Official Plan,
and not less than every five (5) years thereafter, pursuant to Section 26 of the Planning Act.
Review should ensure that the policies are relevant and appropriate, in light of changing
conditions, and reflect a local interpretation of provincial policy statements.
The scope of the comprehensive review will be discussed with Council and may be discussed
with stakeholders through public consultation.
The comprehensive review will include a discussion of Provincial policies and plans and identify
where updates to the Official Plan are needed to ensure conformity to provincial policies and
plans.
9.16 Zoning By-law
a) The Zoning By-law is the primary tool for implementing the Official Plan. In accordance
with the Planning Act, the Zoning By-law shall be updated so that it is in conformity with
the Official Plan, within three (3) years of the Official Plan coming into effect.
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b) The Zoning By-law shall contain regulations to control the amount and type of
development with respect to matters such as:
i.
Permitted uses;
ii.
Location of uses;
iii.
Lot areas and dimensions;
iv.
Floor areas;
v.
Siting of development relative to the lot;
vi.
The portion of the site which can be occupied by buildings or structures;
vii.
Densities of residential land uses;
viii.
Densities of non-residential land uses;
ix.
The bulk and massing character of buildings;
x.
Requirements of parking and loading areas;
xi.
Requirements for landscaping; and
xii.
Any other such regulations or requirements which may be allowed to be
controlled through a Zoning By-law as enabled by the Planning Act.
9.16.1 Holding Provisions
The holding provision is an implementation tool pursuant to the Planning Act that can be
included to an amending by-law to ensure local municipal services and infrastructure are in
place. A Holding (H) symbol will supersede the Town's Zoning By-law.
a) The Zoning By-law shall incorporate provisions for Holding Zones which may be applied
on lands where the lands are pre-zoned for a use, but presently there exist a number of
conditions which must be satisfied prior to development. Lands subject to a Holding
Zone will be identified with an "H" symbol beside the land use symbol on the Zoning
map.
b) Holding Zone provisions will be applied where there is a need for additional conditions
which cannot be applied on a pre-zoning basis or through the Site Plan Approval
process.
c) To place a holding provision on lands, conditions will be identified in a Development
Agreement and must be met before the final use of the land is permitted, which may
include the following:
i.
Adequate infrastructure is available, as required to service the proposed
development;
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ii.
Completion of transportation and infrastructure improvements;
iii.
Fulfillment of financial obligations related to open space, recreational and
community services and facilities;
iv.
Environmental remediation or mitigation measures;
v.
Natural environmental hazard management;
vi.
Protection of the natural environment including tree preservation;
vii.
Professional or technical studies to assess potential development impacts;
viii.
Phasing of development;
ix.
Draft plan subdivision and/or site plan control approval;
x.
Approval of a Secondary Plan and/or Block Plan encompassing one or more
parcels of land;
xi.
Provision of affordable and attainable housing, where appropriate;
xii.
Measures to protect cultural heritage and archaeological resources; and,
xiii.
Entering into legal agreements, including a subdivision agreement, and other
agreements pursuant to the Planning Act, to secure any of the matters required
to satisfy the conditions of removal of the holding provision.
d) The Zoning By-law may specify interim uses which may be deemed compatible and/or
permissible, even though lands are subject to a Holding Zone.
e) The Zoning By-law will be amended to remove the Holding symbol when it has been
determined that the conditions requiring the Holding have been satisfied. Such
conditions may include, but are not limited to:
i.
Completion of special studies related to the area, or site's opportunities or
constraints, or the impact of development and mitigation thereof;
ii.
The grading of the site;
iii.
The provision of road infrastructure, including, but not limited to, the road base,
streetlights, signage and traffic control signals;
iv.
The provision of water, wastewater, or stormwater servicing for the lands;
v.
Satisfying certain financial requirements of the municipality; and
vi.
Any other matter provided for by the provisions of the Planning Act.
f) Consultation related to lifting of the Holding Zone will be done in accordance with the
Planning Act.
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10.0 Interpretation
10.1 Land Use Boundaries
The boundaries between land use areas designated in Schedules A-1 and A-2 shall be
considered as general only and are not intended to define the exact limits of such areas. Except
in the case of roads, railways and other definite physical barriers, minor boundary adjustments
may be made for the purpose of any Zoning By-law without necessitating an amendment to this
Plan. Other than such minor adjustments, no areas or zones shall be created that do not
conform with this Plan in respect to land use.
When determining the boundary of any designation as shown on any Schedule forming part of
this Official Plan, the following provisions shall apply:
a) A boundary indicated as following a highway, street or lane shall be the centre line of
such highway, street or lane. In the event that a street or lane which forms the boundary
between such designations is closed, the boundary between such designations shall be
construed as the former centre line of the said closed street or lane.
b) A boundary indicated as following a right-of-way of a railway or any electoral, gas or oil
transmission line shall be the centre line of such right-of-way.
c) A boundary associated with a natural heritage feature or area can be more accurately
confirmed in the field through an Environmental Impact Study (EIS) and/or through
confirmation by the appropriate agency. Provided the general intent of the Plan is
maintained, minor adjustments to boundaries will not require an amendment to this Plan.
d) A boundary indicated as approximately following lot lines shown on a registered plan of
subdivision or lot and concession lines shall follow such lines.
e) A boundary indicated as following a closed road, land or railway shall imply that the
property formerly in the said road, land or railway shall be included within the
designation of the adjoining property on either side of the said closed road, land or
railway. In the event that the said road, land or railway was a designation between two or
more different designations, the new boundary shall be the former centre line of the said
closed road, land or railway.
f) Where a boundary is indicated as approximately parallel to a street line or other feature
indicated in policies (a) or (b) of this Subsection, and the distance from such street line
or other feature is not indicated, and policies (d) or (e) above is not applicable, such
boundary shall be construed as being parallel to such street line or other feature and the
distance there from shall be determined according to the scale shown on Schedules A-1
and A-2.
g) A boundary indicated as following the limits of the Town shall follow such limits.
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10.2 Road Location
The location of roads as indicated on the Schedules to this Plan, shall be considered as
approximate only. Amendments to this Plan, therefore, will not be required in order to make
minor adjustments or deviations to the location of roads, provided that the general intent of this
Plan is maintained.
10.3 Plan Intent
The Plan is designed to express the general intent of the Town and it may be interpreted not in a
narrow technical manner, but rather, from a long-term conceptual point of view. Interpretation of
the intent of this Plan, or any part thereof, will be made by Council after receiving the advice of
staff.
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11.0 Definitions
Access standards
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.
Adjacent lands
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.
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; An adverse effect on the health of any
person;
d) Impairment of the safety of any person;
e) Rendering any property or plant or animal life unfit for human use;
f) Loss of enjoyment of normal use of property; and
g) Interference with normal conduct of business.
Affordable
In the case of ownership housing, the least expensive of:
a) 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
b) Housing for which the purchase price is at least 10 percent below the average purchase
price of a resale unit in the regional market area.
In the case of rental housing, the least expensive of:
a) a unit for which the rent does not exceed 30 percent of gross annual household income
for low and moderate income households; or
b) a unit for which the rent is at or below the average market rent of a unit in the regional
market area.
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Agricultural uses
Means the growing of crops, including nursery and horticultural crops; raising of livestock;
raising of other animals for food, fur or fibre, including poultry and fish; aquaculture; apiaries;
agro-forestry; maple syrup production; and associated on-farm buildings and structures,
including accommodation for full-time farm labour when the size and nature of the operation
requires additional employment.
Agriculture-related uses
Farm-related commercial and farm-related industrial uses that are small scale and directly
related to the farm operation and are required in close proximity to the farm operation.
Archaeological resources
Includes artifacts, archaeological sites and marine archaeological sites. The identification and
evaluation of such resources are based upon archaeological fieldwork undertaken in
accordance with the Ontario Heritage Act.
Areas of archaeological potential
Areas with the likelihood to contain archaeological resources. Criteria for determining
archaeological potential are established by the Province. Archaeological potential is confirmed
through archaeological fieldwork undertaken in accordance with the Ontario Heritage Act.
Areas of mineral potential
Areas favourable to the discovery of mineral deposits due to geology, the presence of known
mineral deposits or other technical evidence.
Areas of Natural and Scientific Interest (ANSI)
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
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 resources
One or more significant buildings, structures, monuments, installations or remains associated
with architectural, cultural, social, political, economic or military history and identified as being
important to a community. These resources may be identified through designation or heritage
conservation easement under the Ontario Heritage Act, or listed by the Town, Province or
federal government.
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Comprehensive review
An Official Plan Review which is initiated by a planning authority, or an Official Plan Amendment
which is initiated or adopted by a planning authority, which:
a) Is based on a review of population and growth projections and which reflect projections
and allocations by upper-tier municipalities and provincial plans, considers alternative
directions for growth, and determines how best to accommodate this growth while
protecting provincial interests;
b) Utilizes opportunities to accommodate projected growth through intensification and
redevelopment;
c) Confirms that the lands to be developed do not comprise specialty crop areas;
d) Is integrated with planning for infrastructure and public service facilities; and
e) Considers cross-jurisdictional issues.
Conserved
The identification, protection, use and/or management of cultural heritage and archaeological
resources in such a way that their heritage values, attributes and integrity are retained. This may
be addressed through a conservation plan or heritage impact assessment.
Cultural heritage landscape
A defined geographical area of heritage significance which has been modified by human
activities and is valued by a community. It involves a grouping(s) of individual heritage features
such as structures, spaces, archaeological sites and natural elements, which together form a
significant type of heritage form, distinctive from that of its constituent elements or parts.
Examples may include, but are not limited to, heritage conservation districts designated under
the Ontario Heritage Act; and villages, parks, gardens, battlefields, mainstreets and
neighbourhoods, cemeteries trailways and industrial complexes of cultural heritage value.
Development
The creation of a new lot, a change in land use, or the construction of buildings and structures
including an addition or alteration, requiring approval under the Planning Act, but does not
include:
a) Activities that create or maintain infrastructure authorized under an environmental
assessment process; or,
b) Works subject to the Drainage Act.
Disability
Means any one of the following:
a) Any degree of physical disability, infirmity, malformation or disfigurement that is caused
by bodily injury, birth defect or illness and, without limiting the generality of the
Council Adopted: January 13, 2025
Town of Fort Frances Official Plan
102
Town of Fort Frances Official Plan
Council Adopted: January 13, 2025
foregoing, includes diabetes mellitus, epilepsy, a brain injury, any degree of paralysis,
amputation, lack of physical co-ordination, blindness or visual impediment, deafness or
hearing impediment, muteness or speech impediment, or physical reliance on a guide
dog or other animal or on a wheelchair or other remedial appliance or device,
b) A condition of mental impairment or a developmental disability,
c) A learning disability, or a dysfunction in one or more of the processes involved in
understanding or using symbols or spoken language,
d) A mental disorder, or
e) An injury or disability for which benefits were claimed or received under the insurance
plan established under the Workplace Safety and Insurance Act, 1997; ("handicap").
Ecological function
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 the 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
A species that is listed or categorized as an "Endangered Species" on the MNDNRF's official
Species at Risk list, as updated and amended from time to time.
Erosion hazard
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 an one hundred year time span), an
allowance for slope stability, and an erosion/erosion access allowance.
Fish
As defined in the Fisheries Act, c. F-14, as amended, includes fish, shellfish, crustaceans, and
marine animals, at all stages of their lifecycles.
Section 11.0 Definitions
Town of Fort Frances Official Plan
103
Council Adopted: January 13, 2025
Fish habitat
As defined in the Fisheries Act, c. F-14, means spawning grounds and nursery, rearing, food
supply, and migration areas on which fish depend directly or indirectly in order to carry out their
life processes.
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
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:
a) Along the shorelines of the Great Lakes-St. Lawrence River System and large inland
lakes, the flooding hazard limit is based on the 100-year flood level plus an allowance for
wave up rush and other water-related hazards;
b) Along river, stream and small inland lake systems, the flooding hazard limit is the greater
of:
i.
the flood resulting from the rainfall actually experienced during a major storm
such as 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;
ii.
the 100-year flood; and
iii.
a flood which is greater than 1.or 2.whichwasactually 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 Resource (MNR)
Except where the use of the 100-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
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.
Council Adopted: January 13, 2025
Town of Fort Frances Official Plan
104
Town of Fort Frances Official Plan
Council Adopted: January 13, 2025
Ground water feature
Refers to 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.
Hazardous lands
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
Property or lands that could be unsafe for development and site alteration due to naturally
occurring hazards. These may include unstable soils (e.g., sensitive marine clays [leda], organic
soils) or unstable bedrock (karst topography).
Hazardous substances
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
The principal features, characteristics, context and appearance that contribute to the cultural
heritage significance of a protected heritage property.
Hydrologic function
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
Individual, autonomous sewage disposal systems within the meaning of s.8.1.2, O.Reg. 403/97,
under the Building Code Act, 1992 that are owned, operated and managed by the owner of the
property upon which the system is located.
Section 11.0 Definitions
Town of Fort Frances Official Plan
105
Council Adopted: January 13, 2025
Individual on-site water services
Individual, autonomous water supply systems that are owned, operated and managed by the
owner of the property upon which the system is located.
Industrial, light (Class I)
Means a building or part of a building that produces, manufactures, assembles or stores a
product and has a low probability of fugitive emissions (e.g., noise, odour, dust and vibration).
Such industries operate primarily in the daytime with infrequent movement of products and
minimal outside storage.
Industrial, medium (Class II)
Means a building or part of a building where a product is produced, manufactured, assembled,
or stored, and that have point source emissions with minimal risk of adverse effects, and that
may have occasional outputs of fugitive emissions (e.g., noise, odour, dust, and/or vibration).
Shift operations may occur along with frequent movement of products. Outside storage of raw
material, waste and/or finished products may be a normal part of the operation.
Industrial, heavy (Class III)
Means a place of business for uses characterized as having regular emissions such as noise,
smoke, odour, fumes and/or vibrations. Such industries may operate continuously with frequent
movement of products and extensive outside storage.
Infrastructure
Physical structures (facilities and corridors) that form the foundation for development.
Infrastructure includes: sewage and water systems, septage treatment systems, waste
management systems, electric power generation and communications/telecommunications,
transit and transportation corridors and transmission, facilities, oil and gas pipelines and
associated facilities.
Intensification
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.
Mineral aggregate operation
Lands under license or permit, other than for wayside pits and quarries, issued in accordance
with the Aggregate Resources Act, or successors thereto;
Council Adopted: January 13, 2025
Town of Fort Frances Official Plan
106
Town of Fort Frances Official Plan
Council Adopted: January 13, 2025
e) For lands not designated under the Aggregate Resources Act, established pits and
quarries that are not in contravention of municipal zoning by Zoning By-laws and
including adjacent land under agreement with or owned by the operator, to permit
continuation of the operation; and
f) Associated facilities used in extraction, transport, beneficiation, processing or recycling
of mineral aggregate resources and derived products such as asphalt and concrete, or
the production of secondary related products.
Mineral aggregate resources
Gravel, sand, clay, earth, shale, stone, limestone, dolostone, sandstone, marble, granite, rock or
other material prescribed under the Aggregate Resources Act suitable for construction,
industrial, manufacturing and maintenance purposes but does not include metallic ores,
graphite, kyanite, mica, nepheline syenite, salt, talc, wollastonite, mine tailings or other material
prescribed under the Mining Act.
Municipal sewage services
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
A municipal drinking-water system within the meaning of Section 2 of the Safe Drinking Water
Act, 2002.
Natural heritage features and areas
Features and areas, including significant wetlands, significant coastal wetlands, fish habitat,
significant woodlands south and east of the Canadian Shield, significant valleylands south and
east of the Canadian Shield, significant 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.
Natural heritage system
A system made up of natural heritage features and areas, linked by natural corridors which are
necessary to maintain biological and geological diversity, natural functions, viable populations of
indigenous species and ecosystems. These systems can include lands that have been restored
and areas with the potential to be restored to a natural state.
Negative impacts
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. In regard to fish habitat, the harmful
Section 11.0 Definitions
Town of Fort Frances Official Plan
107
Council Adopted: January 13, 2025
alteration, disruption or destruction of fish habitat, except where, in conjunction with the
appropriate authorities, it has been authorized under the Fisheries Act, using the guiding
principle of no net loss of productive capacity. 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.
Portable asphalt plant
A facility 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, which is not of permanent construction, but which is to be
dismantled at the completion of the construction project.
Portable concrete plant
A building or structure 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 which is not of permanent construction, but which is designed to be
dismantled at the completion of the construction project.
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; and
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
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.
Redevelopment
The creation of new units, uses, or lots on previously developed land in existing communities,
including brownfield sites.
Residential intensification
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;
Council Adopted: January 13, 2025
Town of Fort Frances Official Plan
108
Town of Fort Frances Official Plan
Council Adopted: January 13, 2025
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, secondary suites and rooming
houses.
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
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, daycare centres,
educational institutions, and health facilities.
Shorelands
Means areas seasonally inundated by water.
Significant
In regard to wetlands, coastal wetlands and areas of natural and scientific interest, an area
identified as provincially significant by the MNR using evaluation procedures established by the
Province, as amended from time to time.
In regard to the habitat of endangered species and threatened species, means the habitat, as
approved by the MNR, that is necessary for the maintenance, survival, and/or the recovery of
naturally occurring or reintroduced populations of endangered species or threatened species,
and where those areas of occurrence are occupied or habitually occupied by the species during
all or any part(s) of its life cycle.
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.
In regard to other features, 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.
Section 11.0 Definitions
Town of Fort Frances Official Plan
109
Council Adopted: January 13, 2025
In regard to mineral potential, means an area identified as provincially significant through
comprehensive studies prepared using evaluation procedures established by the Province, as
amended from time to time, such as the Provincially Significant Mineral Potential Index.
In regard to potential for petroleum resources, means an area identified as provincially
significant through comprehensive studies prepared using evaluation procedures established by
the Province, as amended from time to time.
In regard to cultural heritage and archaeology, resources that are valued for the important
contribution they make to our understanding of the history of a place, an event, or a people.
Site alteration
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.
Surface water feature
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
A species that is listed or categorized as a "Threatened Species" on the MNR official species at
risk list, as updated and amended from time to time.
Utilities
All public and/or private utilities (including, but not exclusive of cable television, hydro,
communications/telecommunications, Canada Post etc.) or any similar works or systems
necessary to the public interest.
Valleylands
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.
Council Adopted: January 13, 2025
Town of Fort Frances Official Plan
110
Town of Fort Frances Official Plan
Council Adopted: January 13, 2025
Vulnerable
Surface and groundwater that can be easily changed or impacted by activities or events, either
by virtue of their vicinity to such activities or events or by permissive pathways between such
activities and the surface and/or groundwater.
Watershed
An area that is drained by a river and its tributaries.
Wayside pits and quarries
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
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 hydrophytic
plants or water tolerant plants. The four major types of wetlands are swamps, marshes, bogs
and fens. Periodically soaked or wetlands 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
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.
Section 12.0 Schedules
Town of Fort Frances Official Plan
111
Council Adopted: January 13, 2025
12.0 Schedules
The Schedules to this Official Plan include:
-
Schedule A-1 - Land Use - Rural Area
-
Schedule A-2 - Land Use - Settlement Area
-
Schedule B - Special Policy Overlays
-
Schedule C - Natural Heritage and Development Constraints
-
Schedule D - Wildland Fire Hazard Areas
Settlement Area
(Schedule A-2)
Agency 1
Couchiching 16A
R a
i
n
y
R i v e
r
R a i n y
L a k e
McIrvine Road
Second Street East
Nelson Street
Mill Road
A
gam
iing Dri
ve
Fifth Street East
Scott Street
Williams Avenue
Cal
d
er Drive
First Street East
Cornwall Avenue
Fr
ont S
treet
Church Street
Eighth Street West
Third Street East
Fifth Street West
Eighth Street East
Sixth Street West
Sunset Drive
Idylwild Drive
Minnie Avenue
Sixth Street East
Oakwood Road
Frog Creek Road
Balsam Street
'+
71
'+
11
'+
11
'+
11
'+
11
Legend
Town Boundary
Ongoing Land Claim*
Indigenous Lands
Settlement Area Boundary
Highway
Municipal Road
Official Plan Designations
Industrial Employment
Neighbourhoods
Resource Development
0
500
1,000
1,500
2,000
Metres´
Source: Town of Fort Frances
Schedule A-1:
Land Use - Rural Area
Schedule A-1:
Land Use - Rural Area
City of
International Falls,
USA
* It is acknowledged that there is an
ongoing land claim by the Agency One
Reserve and the Town of Fort Frances
for a portion of the lands between
Idylwild Drive and east of Highway 11.
Unincorporated Area
Council Adopted: January 13, 2025
Agency 1
Couchiching 16A
R a i
n
y
R i
v
e r
R a i n y
L a k e
Rural Area
(Schedule A-1)
McIrvine Road
Second Street East
Crowe Avenue
Nelson Street
Mill Road
A
gamiin
g Drive
Kaitlyn Drive
Frenette Avenue
Victoria Avenue
Fifth Street East
Scott Street
Williams Avenue
Flinders Avenue
C
alder Drive
Cornwall Avenue
Christie Ave North
Elizabeth St West
Shevlin Avenue
Fron
t Street
Third Street East
Church Street
Eighth Street West
Holmes Avenue
Fifth Street West
Fourth Street West
Daniel Avenue
School Road
Emo Road
Phair Avenue
P
it Road 1
Pit Road 2
Wright Avenue
Fourth Street East
Eighth Street East
Keating Avenue
Sixth Street West
Victoria Ave North
York Avenue
Riverview Dr
i
ve
Sunset Drive
River
Road We
s
t
To
wer/S
even Oak
s
First Street East
Idylwild Drive
Minnie Avenue
Sixth Street East
Third Street West
Oakwood Road
Balsa
m Street
'+
71
'+
11
'+
11
'+
11
'+
11
Legend
Town Boundary
Ongoing Land Claim*
Indigenous Lands
Settlement Area Boundary
Highway
Municipal Road
Official Plan Designations
Mixed Use
Highway Commercial
Industrial Employment
Neighbourhoods
Parks and Open Space
Resource Development
Future Development
0
250
500
750 1,000
Metres´
Source: Town of Fort Frances
Schedule A-2:
Land Use - Settlement Area
Schedule A-2:
Land Use - Settlement Area
City of
International Falls,
USA
* It is acknowledged that there is an
ongoing land claim by the Agency One
Reserve and the Town of Fort Frances
for a portion of the lands between
Idylwild Drive and east of Highway 11.
Council Adopted: January 13, 2025
Portage Avenue
McIrvine Road
Crowe Avenue
Nelson Street
Mill Road
Ag
amiing Dr
ive
Kaitlyn Drive
Victoria Avenue
Second Street East
Fifth Street East
Scott Street
Armit Avenue
Williams Avenue
Flinders Avenue
C
alder Drive
First Street East
Cornwall Avenue
Elizabeth St West
Shevlin Avenue
Front
S
treet
Third Street East
Church Street
Eighth Street West
Fifth Street West
Fourth Street West
Frenette Avenue
Reid Avenue
Emo Road
Phair Avenue
Mosher Avenue
Pit Ro
ad
1
Eighth Street East
Sixth Street West
Victoria Ave North
York Avenue
Riverview Dr
i
ve
Sunset Drive
River
Road We
s
t
To
wer/S
even Oak
s
Second Street West
Minnie Avenue
Sixth Street East
Third Street West
Oakwood Road
Balsa
m Street
'+
11
'+
11
'+
11
Legend
Town Boundary
Ongoing Land Claim*
Indigenous Lands
Settlement Area Boundary
Highway
Municipal Road
Special Policy Overlay
Shoreline Buffer (45 m)
Natural Environment Overlay
Rainy Lake Islands
Economic Gateway Area
Special Study Areas
0
250
500
750 1,000
Metres´
Source: Town of Fort Frances
Schedule B -
Special Policy Overlays
Schedule B -
Special Policy Overlays
1
Downtown Area
2
Former Shevlin Woodyard
3
4
McIrvine Road
Frog Creek Road
Balsam
S
treet
'+
11
Point Park
Armstrong Quarry
City of
International Falls,
USA
* It is acknowledged that there is an ongoing land claim by the Agency
One Reserve and the Town of Fort Frances for a portion of the lands
between Idylwild Drive and east of Highway 11.
Council Adopted: January 13, 2025
R a i n y
L a k e
R a i n y
L a k e
R a i n y
R i v e r
Agency 1
Couchiching 16A
Rainy Lake Islands
Conservation Reserve
Portage Avenue
McIrvine Road
Second Street East
Nelson Street
Mill Road
Agamiing
Drive
Victoria Avenue
Fifth Street East
Scott Street
Williams Avenue
Cal
d
er Drive
First Street East
Cornwall Avenue
Elizabeth St West
Fr
ont S
treet
Church Street
Fourth Street West
Eighth Street West
Third Street East
Fifth Street West
Pit Roa
d
1
P
it Road 2
Eighth Street East
Sixth Street West
Sunset Drive
Idylwild Drive
Minnie Avenue
Sixth Street East
Third Street West
Oakwood Road
Frog Creek Road
Balsam Street
'+
71
'+
11
'+
11
'+
11
'+
11
R a
i
n
y
R
i v e r
R a i n y
L a k e
Legend
Town Boundary
Ongoing Land Claim*
Indigenous Lands
Settlement Area Boundary
Highway
Municipal Road
Natural Gas Pipeline
Water Intake
Sanitary Pump Station
White Sucker Spawning Area
Walleye Spawning Area
Conservation Reserve
Unevaluated Wetlands
Drinking Water / Watersource
Protection
Shoreline Buffer (45 m)
Waste Management Site
Water Treatment Plant
Sanitary Treatment Plant
0
500
1,000
1,500
2,000
Metres´
Source: Town of Fort Frances
Ontario GeoHub © King's Printer for Ontario, 2022.
City of
International Falls,
USA
Schedule C -
Natural Heritage and
Development Constraints
Schedule C -
Natural Heritage and
Development Constraints
Unincorporated Area
* It is acknowledged that there is an
ongoing land claim by the Agency One
Reserve and the Town of Fort Frances
for a portion of the lands between
Idylwild Drive and east of Highway 11.
Council Adopted: January 13, 2025
Agency 1
Couchiching 16A
McIrvine Road
S
econd Street East
Crowe Avenue
Nelson Street
Mill Road
Agam
iing D
ri
ve
Frenette Avenue
Victoria Avenue
Fifth Street East
Scott Street
Williams Avenue
Cal
d
er Drive
First Street East
Cornwall Avenue
Elizabeth St West
Fro
nt Street
Church Street
Third Street East
Fourth Street West
Eighth Street West
Fifth Street West
Pit Roa
d 1
P
it Road 2
Eighth Street East
Sixth Street West
Sunset Drive
Idylwild Drive
Minnie Avenue
Sixth Street East
Third Street West
Oakwood Road
Frog Creek Road
Balsam Street
'+
71
'+
11
'+
11
'+
11
'+
11
R
a
i n y R i v
e
r
R a i n y
L a k e
Legend
Town Boundary
Settlement Area Boundary
Indigenous Lands
Highway
Municipal Road
Natural Gas Pipeline
Wildland Fire Hazard Areas
Extreme
High
Moderate
Low
Pine Needs Evalutaion
0
500
1,000
1,500
2,000
Metres´
Source: Town of Fort Frances
Ontario GeoHub © King's Printer for Ontario, 2022.
City of
International Falls,
USA
Schedule D -
Wildland Fire Hazard Areas
Schedule D -
Wildland Fire Hazard Areas
Unincorporated Area
* It is acknowledged that there is an
ongoing land claim by the Agency One
Reserve and the Town of Fort Frances
for a portion of the lands between
Idylwild Drive and east of Highway 11.
Council Adopted: January 13, 2025